HomeMy WebLinkAboutReso 18-14 The Groves SDR RESOLUTION NO. 18 - 14
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * *
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE
MAP 8164 (LOT 3) FOR 122 TOWNHOUSE/CONDOMINIUM UNITS FOR AN 8.8-ACRE
SITE (6.36 NET ACRES) KNOWN AS THE GROVES AT DUBLIN RANCH (LOT 3) LOCATED
ALONG THE NORTH SIDE OF DUBLIN BOULEVARD BETWEEN
KEEGAN STREET AND LOCKHART STREET IN THE
EASTERN DUBLIN SPECIFIC PLAN AREA
PLPA-2013-00034 (APN 985-0048-005)
WHEREAS, the Applicant, Lennar Corporation on behalf of Dublin Ranch Lot 3 Project
Owner LLC (under management of Integral Communities) submitted applications for an 8.8-
acre site (6.36 net acres) known as The Groves at Dublin Ranch (Lot 3) ("Project Site"); and
WHEREAS, the Project site is located along the north side of Dublin Boulevard, south of
Central Parkway, west side of Lockhart Street, and east of Keegan Street within the Eastern
Dublin Specific Plan and Area B of the Dublin Ranch planned community; and
WHEREAS, the applications include: 1) General Plan and Eastern Dublin Specific Plan
amendments to change the land use from its current designation of High Density Residential
(25.1 or greater units per acre) to Medium-High Density Residential (14.1 to 25 units per acre),
and 2) Stage 1 Planned Development Rezoning (PLPA 2013-00034) and new Stage 2
Development Plan; and
WHEREAS, the applications also include: a) Site Development Review (SDR); and b)
Vesting Tentative Tract 8164 (Lot 3) dated received January 22, 2014 for 122
townhouse/condominium units within the Project Site; and
WHEREAS, the applications collectively define this "Project" and are available and on file
in the Community Development Department; and
WHEREAS, the Project site is generally vacant land; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The project is within
the scope of the program analyzed in the Eastern Dublin EIR as to land use, density and
development assumptions, and also within the development assumptions of a subsequent
1997 ND; therefore, no additional environmental review is required, as documented in the
attached draft resolution; and
Page 1 of 31
WHEREAS, on January 28, 2014, the Planning Commission held a public hearing and
adopted Resolution 14-04 recommending that the City Council approve the requested
amendments to the General Plan and Eastern Dublin Specific Plan from its current designation
of High Density Residential (25.1 or greater units per acre) to Medium-High Density Residential
(14.1 to 25 units per acre); and
WHEREAS, on January 28, 2014, the Planning Commission held a public hearing and
adopted Resolution 14-06 recommending that the City Council approve the requested Stage 1
Planned Development (PD) Rezoning and Stage 2 Development Plan consistent with the
requested land use amendments; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve a
Site Development Review and Vesting Tentative Tract 8164 (Lot 3); and
WHEREAS, the City Council did hold a public hearing on said application on February
18, 2014, for this project at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the City Council did hear and use independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin
hereby makes the following findings and determinations regarding the proposed Site
Development Review for 122 townhouse/condominium units on Lot 3 of Tract 8164 located
along the north side of Dublin Boulevard between Keegan Street and Lockhart Street:
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
Medium-High Density Residential to be adopted in conjunction with the approval of
the Project; and 4) the project complies with the development standards established
in the Planned Development Plan.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to orderly, attractive, and harmonious site and structural
development compatible with the intended use, proposed subdivision for
townhouse/condominiums, and the surrounding properties; and 2) the project
complies with the development regulations set forth in the Zoning Ordinance where
applicable and as adopted for PD PLPA 2013-00034.
Page 2 of 31
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 size and mass
of the proposed units are consistent with other residential developments in the
surrounding area; 2) the project will contribute to housing opportunities and diversity
of product type as a complement to the surrounding neighborhoods; and 3) the
project will serve the current buyer profile and market segment anticipated for this
area.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project site originally was approved and graded for of more than
twice the number of units proposed currently and can accommodate the proposed
structures and uses; 2) the proposed townhouse structures to be developed on the
property meet all of the development standards established to regulate development
in the neighborhood overall as referenced in the adopted Stage 1 Planned
Development Regulations and the approved Stage 2 Development Plan; and 3) the
project will complete the three-phase multi-family residential project originally
approved as The Groves/Fairway Ranch within the Dublin Ranch planned community.
E. Impacts to existing slopes and topographic features are addressed because: 1) with
exception of sidewalks and landscaping, the perimeter infrastructure is complete; 2)
the project site will be slightly re-graded in accordance with the related Tract Map for
the proposed townhouse/condominium project, and 3) retaining walls will be
constructed as required to support grade differentials between building envelopes
and setback or right-of-way areas.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the development reflects the multi-family
character of housing in the general vicinity; 2) the townhouse structures reflect the
architectural styles and development standards for other Medium—High Density
Residential projects in the area; 3) the materials proposed will be consistent with
multi-family projects in the area; and 4) the color and materials proposed will be
coordinated among the structures on site.
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) landscaping in
common areas is coordinated through a series of paseos and footpaths; 3) common
area open space has been provided in the form of a pocket park; and 4) the project
will conform to the requirements of the Stage 2 Development Plan and the Water
Efficient Landscape Ordinance.
Page 3 of 31
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 Dublin Ranch master plan; and 2) development of this project will
conform to the major improvements already installed allowing residents the safe and
efficient use of these facilities.
BE IT FURTHER RESOLVED that the proposal by Developer to pay, on or before July 1,
2014, a fee of $1,300,000 in-lieu of constructing fifteen (15) Inclusionary Units as an alternate
method of complying with the Inclusionary Zoning Regulations is consistent with the purposes of
the Inclusionary Zoning Regulations for the reasons that follow:
1. Fees collected in lieu of the development of onsite Inclusionary Units will be used
to assist with the development of affordable units in locations that are superior
locations for affordable units because of access to transit and services.
2. The fees will be received earlier (on or before July 1, 2014) than in-lieu fees are
due under the Regulations (prior to first building permit).
3. The units in the Project are townhome units that are likely to be priced more
affordably than other units in the City of Dublin.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes
the following findings and determinations regarding Vesting Tentative Map 8164 (Lot 3):
Vesting Tentative Tract 8164 (Lot 3)
A. The proposed Vesting Tentative Map 8164 (Lot 3) is consistent with the intent of
applicable subdivision regulations and related ordinances for Dublin Ranch and the
Eastern Dublin Specific Plan area.
B. The design and improvements of the proposed Vesting Tentative Map 8164 (Lot 3) are
consistent with the General Plan and the Eastern Dublin Specific Plan, as anticipated
amendments as part of the Project , as they relate to the subject property in that it is a
subdivision for implementation consistent with adjacent residential neighborhoods
designated for this type of development.
C. The proposed Vesting Tentative Map 8164 is consistent with the Planned Development
zoning approved for Project through the Planned Development zoning adopted for this
project and therefore consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Map 8164 (Lot 3) will have
adequate access to major constructed or planned improvements as part of the Dublin
Ranch master plan.
E. Project design, architecture, and concept have been integrated with topography of the
project site created by the proposed Vesting Tentative Tract Map 8134 (Lot 3) to
incorporate water quality measures and minimize overgrading and extensive use of
retaining walls. Therefore, the proposed subdivision is physically suitable for the type
and intensity of development proposed.
Page 4 of 31
F. The Mitigation Measures and the Mitigation Monitoring program adopted with the
program EIR for the Eastern Dublin Specific Plan Area and Addendum would be
applicable as appropriate for addressing or mitigating any potential environmental
impacts identified.
G. The proposed Vesting Tentative Map 8164 (Lot 3) will not result in environmental
damage or substantially injure fish or wildlife or their habitat or cause public health
concerns subject to Mitigation Measures and Conditions of Approval.
H. The design of the subdivision will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
the Site Development Review for the proposed project of 122 townhouse/condominium units
within the 8.8-acre site (6.36 net acres) based on findings that the proposed project is
consistent with the General Plan, the Eastern Dublin Specific Plan, the Stage 1 Planned
Development Rezoning, and Stage 2 Development Plan, as they are to be amended as part of
the Project approvals, and as shown on plans prepared by MacKay and Somps, KTGY Group
Architecture + Planning, and R3 Studios Landscape Architecture dated received January 22,
2014 subject to the conditions included below.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
Vesting Tentative Map 8164 (Lot 3) for 122 townhouse/condominium units within the 8.8-acre
site (6.36 net acres) prepared by MacKay & Somps dated January 22, 2014 subject to the
conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.1 Planning, rat Building. [P01 Police.
fPW1 Public Works [P&CS1 Parks & Community Services, [ADM] Administration/City Attorney.
IFINI Finance, [F] Alameda County Fire Department, [DSRI Dublin San Ramon Services District,
ICOI Alameda County Department of Environmental Health, [Z7] Zone 7.
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
., nv
1. Approval. This Site Development Review PL Ongoing Standard
approval is for the construction of 122
townhouses for the project known as The Groves
at Dublin Ranch (Lot 3) within the Fairway Ranch
neighborhood of Dublin Ranch. This approval
shall be as generally depicted and indicated on
the •lans •re•ared b MacKa & Som•s, KTGY
Page 5 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
Architects and R3 Studios dated received January
22, 2014 and 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 PL One year from Standard
commence within one (1) year of Site approval
Development Review (SDR) approval, or the SDR
shall lapse and become null and 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. Satellite Dishes: Prior to the issuance of PL On-going DMC
Building Permits, the Developer's Architect shall 8.96.020.
prepare a plan for review and approval by the D
Director of Community Development and the
Chief Building Official that provides a consistent
and unobtrusive location for the placement of
individual satellite dishes. Individual conduit will
be run from the individual residential unit to the
location on the building to limit the amount of
exposed cable required to activate any satellite
dish. It is preferred that where chimneys exist,
that the mounting of the dish be incorporated into
the chimney. In instances where the buildings
have mechanical wells that those buildings
provide locations within the well for individual unit
connections. In instances where neither
chimneys nor mechanical wells exist, then the
plan shall show a common and consistent
location for satellite dish placement to eliminate
the over proliferation, haphazard and irregular
placement.
The Covenants Conditions and Restrictions
(CC&R's) shall contain language stating that the
individual units contain conduit and central
locations for satellite dish connections and failure
to use those conduits and locations (if the
Page 6 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
resident has or wants a satellite dish) will
constitute a violation of those CC&R's. The
penalty for that violation shall be specified.
Additionally, prior to the issuance of building
permits, the developer shall prepare a disclosure
statement to be signed by every first time home
purchaser indicating that utilizing this dedicated
conduit and central mounting location is a
requirement if a satellite dish is installed.
4. Compliance with previous approvals: Any PL On-going Standard
Conditions of Approval for Tract 7453 that remain
incomplete and that are related to development of
Lot 3 shall be satisfied.
5. Time Extension. The original approving PL One year Standard
decision-maker may, upon the Applicant's written following
request for an extension of approval prior to approval date
expiration, and upon the determination that any
Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to
be met, grant a time extension of approval for a
period not to exceed six (6) months. All time
extension requests shall be noticed and a public
hearing or public meeting shall be held as
required by the particular Permit.
6. Effective Date. This approval shall become PL Ongoing Planning
effective on the effective date of the following
entitlements:
1. Resolution amending the General Plan and
the Eastern Dublin Specific Plan for the
project; and
2. Ordinance approving a Planned
Development Rezone with a related State 1
and Stage 2 Development Plan for the
project.
If the above entitlements do not take effect, the
SDR/Tentative Map approval is null and void.
7. Revocation of permit. The permit shall be PL Ongoing Standard
revocable for cause in accordance with Chapter
8.96 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit
shall be subject to citation.
8. Required Permits. Applicant/Developer shall PL, PW Issuance of Standard
comply with the City of Dublin Zoning Ordinance Building Permits
and obtain all necessary permits required by other
Page 7 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
agencies (Alameda County Flood Control District
Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality
Control Board, State Water Quality Control Board)
and shall submit copies of the permits to the
Public Works Department.
9. Requirements and Standard Conditions. The Various Issuance of Standard
Applicant/Developer shall comply with applicable Building Permits
Alameda County Fire, Dublin Public Works
Department, Dublin Building Department, Dublin
Police Services, Alameda County Flood Control
District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and
Environmental Health, Dublin San Ramon
Services District and the California Department of
Health Services requirements and standard
conditions. Prior to issuance of building permits or
the installation of any improvements related to this
project, the Developer shall supply written
statements from each such agency or department
to the Planning Department, indicating that all
applicable conditions required have been or will
be met.
10. Modifications: The Community Development PL On-going Standard
Director may consider modifications or changes to
this Site Development Review approval if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
11. Indemnification: The Applicant/Developer shall PL, B Ongoing Standard
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,
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
Page 8 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
defense of such actions or proceedings.
12. Clean up. The Applicant/Developer shall be PL Ongoing Standard
responsible for clean-up and disposal of project
related trash and for maintaining a clean, litter-
free site.
13. Controlling Activities. The Applicant /Developer PO, PL Ongoing Standard
shall control all activities on the project site so as
not to create a nuisance to the surrounding
residences.
14. Noise/Nuisances. No loudspeakers or amplified PO, PL Ongoing Standard
music shall be permitted to project or be placed
outside of the residential buildings during
construction.
15. Accessory Structures. The use of any PL, B, Ongoing Standard
accessory structures, such as storage sheds or F
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.
16. Final building and site development plans shall PL Issuance of Project
be reviewed and approved by the Community building permit Specific
Development Department staff prior to the
issuance of a building permit. All such plans shall
insure:
a. That standard residential security
requirements as established by the Dublin
Police Department are provided.
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,
Page 9 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
etc., are painted to match the color of
adjacent surface.
g. That all materials and colors are to be as
approved by the Dublin Community
Development Department. Once constructed
or installed, all improvements are to be
maintained in accordance with the approved
plans. Any changes, which affect the exterior
character, shall be resubmitted to the Dublin
Community Development Department for
approval.
h. That all exterior architectural elements visible
from view and not detailed on the plans be
finished in a style and in materials in harmony
with the exterior of the building. All materials
shall wrap to the inside corners and terminate
at a perpendicular wall plane.
i. That all other public agencies that require
review of the project are supplied with copies
of the final building and site plans and that
compliance is obtained with at least their
minimum Code requirements.
17. Fees. The Applicant/Developer shall pay all PW Zone 7 and Standard
applicable fees in effect at the time of building Parkland In-Lieu
permit issuance including, but not limited to, Fees Due Prior
Planning fees, Building fees, Dublin San Ramon to Filing Each
Services District fees, Public Facilities fees, Final Map; Other
Dublin Unified School District School Impact fees, Fees Required
Public Works Traffic Impact fees, City of Dublin with Issuance of
Fire Services fees, Noise Mitigation fees, Building Permits
Inclusionary Housing In-Lieu fees, Alameda
County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees,
and any other fees either in effect at the time
and/or as noted in the Development Agreement.
18. Sound Attenuation. The project shall comply PL Issuance of Project
with the sound attenuation measures (mitigation Building Permits Specific
measures) recommended in the sound study
dated 25-February-2013 by Charles M. Salter
Associates.
19. Affordable Housing. The project is subject to PL On or before Project
the City's Inclusionary Zoning Regulations July 1, 2014 Specific
(Chapter 8.68 of the Municipal Code). Under the
terms of the Regulations, Developer has a 15 unit
affordable housing obligation, which obligation
Page 10 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
may be satisfied by several means. Developer
proposed an "alternate method of compliance"
under Section 8.68.040.E to satisfy its 15 unit
affordable housing obligation, which proposal is
subject to City Council approval. In particular,
Developer has proposed to pay fee of $1,300,000
in lieu of construction of the 15 affordable housing
units. The City Council has found that the
Developer's proposal meets the purposes of the
Inclusionary Zoning Regulations. Developer shall
make the payment on or before July 1, 2014. If
Developer fails to make the payment when due,
the City may withhold further approvals and
authorizations for the Project, and may elect to
revoke the approval of the alternate method of
compliance and apply the Regulation's standard
requirements.
20. Final landscape plans, irrigation system plans, PL Issuance of Standard
tree preservation techniques, and guarantees, building permit
shall be reviewed and approved by the Dublin
Planning Division prior to the issuance of the
building permit. All such submittals shall insure:
a. That plant material is utilized which will be
capable of healthy growth within the given
range of soil and climate.
b. That proposed landscape screening is of a
height and density so that it provides a
positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at
least 75% of the proposed trees on the site
are a minimum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site
are minimum of 5 gallons in size.
d. That a plan for an automatic irrigation system
be provided which assures that all plants get
adequate water. In unusual circumstances,
and if approved by Staff, a manual or quick
coupler system may be used.
e. That concrete curbing is to be used at the
edges of all planters and paving surfaces
where applicable.
f. That all cut and fill slopes conform to the
master vesting tentative map and conditions
Page 11 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
detailed in the Site Development Review
packet.
g. That all cut and fill slopes graded and not
constructed by September 1, of any given
year, are hydroseeded with perennial or
native grasses and flowers, and that stock
piles of loose soil existing on that date are
hydroseeded in a similar manner.
h. That the area under the drip line of all existing
oaks, walnuts, etc., which are to be saved are
fenced during construction and grading
operations and no activity is permitted under
them that will cause soil compaction or
damage to the tree, if applicable.
i. That a guarantee from the owners or
contractors shall be required guaranteeing all
shrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on
all landscaping will be required from the
owner insuring regular irrigation, fertilization
and weed abatement, if applicable.
21. Water Efficient Landscaping Regulations: The PL Ongoing Standard
Applicant shall meet all requirements of the City of
Dublin's Water-Efficient Landscaping Regulations,
Section 8.88 of the Dublin Municipal Code.[PN]
22. Landscape Plans. Civil Improvement Plans, PL Ongoing Standard
Joint Trench Plans, Street Lighting Plans and
Landscape Improvement Plans shall be submitted
on the same size sheet and plotted at the same
drawing scale for consistency, improved legibility
and
interdisciplinary coordination.
23. Utilities. Utilities shall be coordinated with PL Ongoing Standard
proposed tree placements to eliminate conflicts
between trees and utilities. Utilities may have to
be relocated in order to provide the required
separation between the trees and utilities.
24. Open Space Areas. The open space area shall PL Ongoing Standard
be planted and irrigated to create landscape that
is attractive, conserves water, and requires
minimal maintenance.
25. Plant Clearances. All trees planted shall meet PL Ongoing Standard
the following clearances:
Page 12 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
a. 6' from the face of building walls or roof
eaves.
b. 7' from fire hydrants, storm drains, sanitary
sewers and/or gas lines.
c. 5' from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. 15' from stop signs, street or curb sign returns.
e. 15' from either side of street lights.
26. Cut and Fill Areas. Cut and fill slopes graded PL Ongoing Standard
and not landscaped by September 1, of any given
year shall be hydroseeded with an approved
native erosion control grass seed mix and that
stockpiles of loose soil existing on that date are
hydroseeded in the same manner.
27. Irrigation System Warranty. The applicant shall PL Ongoing Standard
warranty the irrigation system and planting for a
period of one year from the date of installation.
The applicant shall submit for the Dublin
Community Development Department approval a
landscape maintenance plan for the Common
Area landscape including a reasonable estimate
of expenses for the first five years
28. Sustainable Landscape Practices: The PL Ongoing Standard
landscape design shall demonstrate compliance
with sustainable landscape practices as detailed
in the Bay-Friendly Landscape Guidelines by
earning a minimum of 60 points or more on the
Bay-Friendly scorecard and specifying that 75%
of the non-turf planting only requires occasional,
little or no shearing or summer water once
established.
29. Public Art Project: The project is required to P&CS Issuance of Project
comply with Sections 8.58.05A and 8.58.05D of building permits Specific
Chapter 8.58 (Public Art Program) of the Dublin Zoning
Municipal Code then the Applicant/Developer has Ord Chp
elected to pay an in-lieu fee in accordance with 8.58
Chapter 8.58 of the Dublin Municipal Code and
shall comply with the Public Art Compliance
Report submitted by Applicant/Developer, dated
December 19, 2013 and on file with the Planning
De artment.
30. General Public Works Conditions of Approval: PW Ongoing Standard
Developer shall comply with the City of Dublin C of A
General Public Works Conditions of Approval
unless specifically modified by these Conditions of
Approval.
Page 13 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
31. Street Lighting Maintenance Assessment PW Final Map Standard
District: The Developer shall request the area to C of A
be annexed into a subzone of the Citywide Street
Lighting Maintenance Assessment District and
shall provide any exhibits required for the
annexation. In addition Developer shall pay all
administrative costs associated with processing
the annexation.
32. Long Term Encroachment Agreement: The PW Final Map Project
Developer shall enter into an "Agreement for Long Specific
Term Encroachments" with the City to allow the
HOA to maintain the landscape and decorative
features within public Right of Way including
frontage & median landscaping, decorative
pavements and special features (i.e., walls,
portals, benches, etc.) as generally shown on Site
Development Review exhibits. The Agreement
shall identify the ownership of the special features
and maintenance responsibilities. The property
owner will be responsible for maintaining the
surface of all decorative pavements including
restoration required as the result of utility repairs.
33. Storm Drain Treatment Measures: The PW Final Map Project
developer shall install storm drain treatment Specific
measures that comply with Section C.10 of the
Municipal Regional Permit for Stormwater with
regards to trash capture. The location and type of
measures shall be approved by the City Engineer.
Measures located on-site shall be maintained by
the HOA; measures located within the public right-
of-way and that accept public street runoff will be
maintained by the City.
34. Traffic Impact Fees: The developer shall be PW Issuance of Standard
responsible for payment of the Eastern Dublin Building Permits C of A
Traffic Impact Fee (Sections 1 and 2), the Eastern
Dublin 1-580 Interchange Fee, and the Tri-Valley
Transportation Development Fee. Fees will be
payable at issuance of building permits.
35. Eastern Dublin Traffic Impact Fee Minimum PW Issuance of Standard
Payment: The developer shall be responsible for Building Permits C of A
payment of a minimum portion of the Eastern
Dublin Traffic Impact Fee in cash (11% Category
1 and 25% of Category 2), as specified in the
resolution establishing the Eastern Dublin Traffic
Impact Fee. These minimum cash payment shall
be in addition to any other payment noted in these
Page 14 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
conditions and may not be offset by fee credits.
PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
36. The Developer shall comply with the Subdivision PW Ongoing Standard
Map Act, the City of Dublin Subdivision, and C of A
Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
All public improvements constructed by Developer
and to be dedicated to the City are hereby
identified as "public works" under Labor Code
section 1771. Accordingly, Developer, in
constructing such improvements, shall comply
with the Prevailing Wage Law (Labor Code.
Sects. 1720 and following).
37. The Developer shall defend, indemnify, and hold PW Ongoing Standard
harmless the City of Dublin and its agents, C of A
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 related to this project 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.
38. In the event that there needs to be clarification to PW Ongoing Standard
these Conditions of Approval, the Director of C of A
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make minor
modifications to these conditions without going to
a public hearing in order for the Developer to fulfill
Page 15 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
needed improvements or mitigations resulting
from impacts of this project.
AGREEMENTS AND BONDS
39. The Developer shall enter into a Tract PW Final Map Standard
Improvement Agreement with the City for all C of A
public improvements including any required offsite
storm drainage or roadway improvements that are
needed to serve the Tract that have not been
bonded with another Tract Improvement
Agreement.
40. The Developer shall provide performance (100%), PW Final Map Standard
and labor & material (100%) securities to C of A
guarantee the tract improvements, approved by
the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the
Final Map. (Note: Upon acceptance of the
improvements, the performance security may be
replaced with a maintenance bond that is 25% of
the value of the performance security.)
FEES
41. The Developer shall pay all applicable fees in PW Zone 7 and Standard
effect at the time of building permit issuance Parkland In-Lieu C of A
including, but not limited to, Planning fees, Fees Due Prior
Building fees, Dublin San Ramon Services District to Filing Final
fees, Public Facilities fees, Dublin Unified School Map; Other
District School Impact fees, Public Works Traffic Fees Required
Impact fees, Alameda County Fire Services fees; with Issuance of
Noise Mitigation fees, Inclusionary Housing In- Building Permits
Lieu fees; Alameda County Flood and Water
Conservation District (Zone 7) Drainage and
Water Connection fees; and any other fees either
in effect at the time and/or as noted in the
Development Agreement.
42. The Developer shall dedicate parkland or pay in- PW Final Map Standard
lieu fees in the amounts and at the times set forth C of A
in City of Dublin Resolution No. 214-02, or in any
resolution revising these amounts and as
implemented by the Administrative Guidelines
_ adopted by Resolution 195-99.
PERMITS
43. Developer shall obtain an Encroachment Permit PW Start of Work Standard
from the Public Works Department for all C of A
construction activity within the public right-of-way
of any street where the City has accepted the
improvements. The encroachment permit may
require surety for slurry seal and restriping. At the
Page 16 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
discretion of the City Engineer an encroachment
for work specifically included in an Improvement
Agreement may not be required.
44. Developer shall obtain a Grading / Sitework PW Start of Work Standard
Permit from the Public Works Department for all C of A
grading and private site improvements that serves
more than one lot or residential condominium unit.
45. Developer shall obtain all permits required by PW Start of Work Standard
other agencies including, but not limited to C of A
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 provide copies of the permits to the
Public Works Department.
SUBMITTALS
46. All submittals of plans and Final Maps shall PW Approval of Standard
comply with the requirements of the "City of improvement C of A
Dublin Public Works Department Improvement plans or Final
Plan Submittal Requirements", and the "City of Map
Dublin Improvement Plan Review Check List".
47. The Developer will be responsible for submittals PW Approval of Standard
and reviews to obtain the approvals of all improvement C of A
participating non-City agencies. The Alameda plans or Final
County Fire Department and the Dublin San Map
Ramon Services District shall approve and sign
the Improvement Plans.
48. Developer shall submit a Geotechnical Report, PW Approval of Standard
which includes street pavement sections and improvement C of A
grading recommendations. plans, grading
plans, or final
map
49. Developer shall provide the Public Works PW Acceptance of Standard
Department a digital vectorized file of the "master" improvements C of A
files for the project when the Final Map has been and release of
approved. Digital raster copies are not bonds
acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. Drawing
units shall be decimal with the precision of the
Final Map. All objects and entities in layers shall
be colored by layer and named in English. All
submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
EASEMENTS
Page 17 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
50. The Developer shall obtain abandonment from all PW Approval of Standard
applicable public agencies of existing easements improvement C of A
and right of ways within the development that will plans or final
no longer be used. map
51. The Developer shall acquire easements, and/or PW Approval of Standard
obtain rights-of-entry from the adjacent property improvement C of A
owners for any improvements on their property. plans or final
The easements and/or rights-of-entry shall be in map
writing and copies furnished to the City Engineer.
GRADING
52. The Grading Plan shall be in conformance with PW Approval of Standard
the recommendations of the Geotechnical Report, grading plans or C of A
the approved Tentative Map and/or Site issuance of
Development Review, and the City design grading permits,
standards & ordinances. In case of conflict and ongoing
between the soil engineer's recommendations
and City ordinances, the City Engineer shall
determine which shall apply.
53. A detailed Erosion Control Plan shall be included PW Approval of Standard
with the Grading Plan approval. The plan shall grading plans or C of A
include detailed design, location, and issuance of
grading permits,
maintenance criteria of all erosion and and ongoing
sedimentation control measures.
54. Tiebacks or structural fabric for retaining walls PW Approval of Standard
shall not cross property lines, or shall be located a grading plans or C of A
minimum of 2' below the finished grade of the issuance of
grading permits,
upper lot. and ongoing
55. Bank slopes along public streets shall be no PW Approval of Standard
steeper than 3:1 unless shown otherwise on the grading plans or C of A
Tentative Map Grading Plan exhibits. The toe of issuance of
any slope along public streets shall be one foot grading permits,
back of walkway. The top of any slope along and ongoing
public streets shall be three feet back of walkway.
Minor exception may be made in the above slope
design criteria to meet unforeseen design
constraints subject to the approval of the City
Engineer.
IMPROVEMENTS
56. The public improvements shall be constructed PW Approval of Standard
generally as shown on the Tentative Map and/or improvement C of A
Site Development Review. However, the approval plans or start of
of the Tentative Map and/or Site Development construction,
Review is not an approval of the specific design of and ongoing
the drainage, sanitary sewer, water, and street
improvements.
Page 18 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
57. All public improvements shall conform to the City PW Approval of Standard
of Dublin Standard Plans and design improvement C of A
requirements and as approved by the City plans or start of
Engineer. construction,
and ongoing
58. Streets shall be at a minimum 1% slope with PW Approval of Standard
minimum gutter flow of 0.7% around bumpouts. improvement C of A
plans or start of
construction,
and ongoing
59. Curb Returns on arterial and collector streets shall PW Approval of Standard
be 40-foot radius, all internal public streets curb improvement C of A
returns shall be 30-foot radius (36-foot with bump plans or start of
construction,
outs) and private streets/alleys shall be a and ongoing
minimum 20-foot radius, or as approved by the
City Engineer. Curb ramp locations and design
shall conform to the most current Title 24 and
Americans with Disabilities Act requirements and
as approved by the City Traffic Engineer.
60. The Developer shall install all traffic signs and PW Occupancy of Standard
pavement marking as required by the City units or C of A
Engineer. acceptance of
improvements
61. Street light standards and luminaries shall be PW Occupancy of Standard
designed and installed per approval of the City Units or C of A
Engineer. The maximum voltage drop for Acceptance of
streetlights is 5%. Improvements
62. All new traffic signals shall be interconnected with PW Occupancy of Standard
other new signals within the development and to Units or C of A
the existing City traffic signal system by hard wire. Acceptance of
Improvements
63. The Developer shall construct bus stops and PW Occupancy of Standard
shelters at the locations designated and approved Units or C of A
by the LAVTA and the City Engineer. The Acceptance of
Developer shall pay the cost of procuring and Improvements
installing these improvements, if applicable.
64. Developer shall construct all potable and recycled PW Occupancy of Standard
water and sanitary sewer facilities required to Units or C of A
serve the project in accordance with DSRSD Acceptance of
master plans, standards, specifications and Improvements
requirements.
65. Fire hydrant locations shall be approved by the PW Occupancy of Standard
Alameda County Fire Department. A raised Units or C of A
reflector blue traffic marker shall be installed in Acceptance of
the street opposite each hydrant. Improvements
66. The Developer shall furnish and install street PW Occupancy of Standard
name signs for the project to the satisfaction of Units or C of A
Page 19 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
the City Engineer. Acceptance of
Improvements
67. Developer shall construct gas, electric, cable TV PW Occupancy of Standard
and communication improvements within the Units or C of A
fronting streets and as necessary to serve the Acceptance of
project and the future adjacent parcels as Improvements
approved by the City Engineer and the various
Public Utility agencies.
68. All electrical, gas, telephone, and Cable TV PW Occupancy of Standard
utilities, shall be underground in accordance with Units or C of A
the City policies and ordinances. All utilities shall Acceptance of
be located and provided within public utility Improvements
easements and sized to meet utility company
standards.
69. All utility vaults, boxes and structures, unless PW Occupancy of Standard
specifically approved otherwise by the City units or C of A
Engineer, shall be underground and placed in acceptance of
landscape areas and screened from public view. improvements
Prior to Joint Trench Plan approval, landscape
drawings shall be submitted to the City showing
the location of all utility vaults, boxes and
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be signed
by the City Engineer prior to construction of the
joint trench improvements.
CONSTRUCTION
70. The Erosion Control Plan shall be implemented PW Ongoing as Standard
between October 15th and April 15th unless needed C of A
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 City's acceptance of the
subdivision improvements.
71. If archaeological materials are encountered during PW Ongoing as 1993
construction, construction within 30 feet of these needed EDEIR
materials shall be halted until a professional MM
Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
72. Construction activities, including the maintenance PW Ongoing as Standard
and warming of equipment, shall be limited to needed C of A
Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City
Page 20 of 31
r
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
Engineer. Extended hours or Saturday work will
be considered by the City Engineer on a case-by-
case basis.
73. Developer shall prepare a construction noise PW Start of Standard
management plan that identifies measures to be construction C of A
taken to minimize construction noise on implementation
surrounding developed properties. The plan shall ongoing as
include hours of construction operation, use of needed
mufflers on construction equipment, speed limit
for construction traffic, haul routes and identify a
noise monitor. Specific noise management
measures shall be provided prior to project
construction.
74. Developer shall prepare a plan for construction PW Start of Standard
traffic interface with public traffic on any existing construction; C of A
public street. Construction traffic and parking may implementation
be subject to specific requirements by the City ongoing as
Engineer. needed
75. The Developer shall be responsible for controlling PW Ongoing Standard
any rodent, mosquito, or other pest problem due C of A
to construction activities.
76. The Developer shall be responsible for watering PW Start of Standard
or other dust-palliative measures to control dust construction; C of A
as conditions warrant or as directed by the City implementation
Engineer. Ongoing as
needed
77. The Developer shall provide the Public Works PW Issuance of Standard
Department with a letter from a registered civil Building Permits C of A
engineer or surveyor stating that the building pads or Acceptance
have been graded to within 0.1 feet of the grades of
shown on the approved Grading Plans, and that Improvements
the top & toe of banks and retaining walls are at
the locations shown on the approved Grading
Plans.
NPDES
78. Prior to any clearing or grading, the Developer PW Start of Any Standard
shall provide the City evidence that a Notice of Construction C of A
Intent (NOI) has been sent to the California State Activities
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 Public Works Department and
be kept at the construction site.
79. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard
(SWPPP) shall identify the Best Management Prepared Prior C of A
Practices (BMPs) appropriate to the project to Approval of
Page 21 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
construction activities. The SWPPP shall include Improvement
the erosion control measures in accordance with Plans:
the regulations outlined in the most current Implementation
version of the ABAG Erosion and Sediment Prior to Start of
Control Handbook or State Construction Best Construction
Management Practices Handbook. The Developer and Ongoing as
is responsible for ensuring that all contractors Needed
implement all storm water pollution prevention
measures in the SWPPP.
80. The Property Owner shall enter into an agreement PW Final Map Standard
with the City of Dublin that guarantees the C of A
perpetual maintenance obligation for all storm
water treatment measures installed as part of the
project. Said agreement is required pursuant to
Provision C.3.h. of RWQCB Order R2-2009-0074
for the issuance of the Alameda Countywide
NPDES municipal storm water permit. Said
permit requires the City to provide verification and
assurance that all treatment devices will be
properly operated and maintained. This condition
shall not apply if the water quality treatment
measures are maintained by a GHAD or other
ublic enti .
Keegan Signing and Striping: In conjunction
with on-site improvement plans, developer shall
review the intersection improvements at Dublin
81. Blvd. and Keegan Street with City traffic Engineer
relative to existing signing and stripping details
and provide potential revisions necessary to
satisfaction of City Engineer.
Dublin Blvd. Temporary Sidewalk: Prior to the
occupancy of the first unit within Lot 3, if the
developer of Sub Area 3 has not begun grading
82 and construction of the southerly portion of Sub
Area 3, the developer of Lot 3 shall build a
temporary sidewalk 4 feet wide connecting the
intersection of Lockhart Street with the entrance
to Fallon Gateway.
Frontage Improvements: Any public
83 improvements along the project frontage not
currently constructed shall be constructed with
develo•ment of this site.
84. Building Codes and Ordinances: All project B Through Standard
construction shall conform to all building codes Completion
and ordinances in effect at the time of building
permit.
85. Retaining Walls: All retaining walls over 30 B Through Standard
Page 22 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
inches in height and in a walkway area shall be completion
provided with guardrails. All retaining walls
located on private property, over 24 inches, with a
surcharge, or 36 inches without a surcharge, shall
obtain permits and inspections from the Building
Division.
86. Phased Occupancy Plan: If occupancy is B Occupancy of Standard
requested to occur in phases, then all physical any affected
improvements within each phase shall be required building
to be completed prior to occupancy of any
buildings within that phase except for items
specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items,
approved by the Community Development
Department. The Phased Occupancy Plan shall
be submitted to the Directors of Community
Development and Public Works for review and
approval a minimum of 45 days prior to the
request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all
parcels in each phase, and shall substantially
conform to the intent and purpose of the
subdivision approval. No individual building shall
be occupied until the adjoining area is finished,
safe, accessible, and provided with all reasonable
expected services and amenities, and separated
from remaining additional construction activity.
Subject to approval of the Community
Development Director, the completion of
landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
improvements.
87. Building Permits: To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of building permit
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all
Conditions of Approval will or have been complied
with. Construction plans will not be accepted
without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all
participation non-City agencies prior to the
issuance of building permits.
Page 23 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
88. Construction Drawings: Construction plans B Issuance of Standard
shall be fully dimensioned (including building building permit
elevations) accurately drawn (depicting all existing
and proposed conditions on site), and prepared
and signed by a California licensed Architect or
Engineer. All structural calculations shall be
prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each
other.
89. Air Conditioning Units: Air conditioning units B Occupancy of Standard
and ventilation ducts shall be screened from unit
public view with materials compatible to the main
building and shall not be roof mounted. Units
shall be permanently installed on concrete pads
or other non-movable materials approved by the
Building Official and Community Development
Director. Air conditioning units shall be located
such that each dwelling unit has one side yard
with an unobstructed width of not less than 36
inches. Air conditioning units shall be located in
accordance with the PD text.
90. Temporary Fencing: Temporary Construction B Through Standard
fencing shall be installed along the perimeter of all completion
work under construction.
91. Addressing: B Issuance of Standard
a. Provide a site plan with the City of Dublin's building permit
address grid overlaid on the plans (1 to 30 and through
scale). Highlight all exterior door openings on completion
plans (front, rear, garage, etc.). (Prior to
release of addresses)
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. Address signage shall be provided as per the
Dublin Residential Security Code. (Occupancy
of any Unit).
d. Exterior address numbers shall be backlight
and be posted in such a way that they can be
seen from the street.
92. Engineer Observation: The Engineer of record B Scheduling the Standard
shall be retained to provide observation services final frame
Page 24 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
for all components of the lateral and vertical inspection
design of the building, including nailing, hold
downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall
be submitted to the City Inspector prior to
scheduling the final frame inspection.
93. Foundation: Geotechnical Engineer for the soils B Through Standard
report shall review and approve the foundation completion
design. A letter shall be submitted to the Building
Division on the approval.
94. Green Building: Green Building measures as B Through Standard
detailed may be adjusted prior to master plan completion
check application submittal with prior approval
from the City's Green Building Official. Provided
that the design of the project complies with the
City of Dublin's Green Building Ordinance and
State Law as applicable. In addition, all changes
shall be reflected in the Master Plans. (Through
Completion)
The Green Building checklist shall be included in
the master plans. The checklist shall detail what
Green Points are being obtained and where the
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.
95. Electronic File: The Applicant/Developer shall B Issuance of Standard
submit all building drawings and specifications for building permit
this project in an electronic format to the
Page 25 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
satisfaction of the Building Official prior to the
issuance of building permits. Additionally, all
revisions made to the building plans during the
project shall be incorporated into an "As Built"
electronic file and submitted prior to the issuance
of the final occupancy.
96. Construction trailer: Due to size and nature of B Issuance of Standard
the development, the Applicant/Developer, shall Building Permits
provide a construction trailer with all hook ups for
use by City Inspection personnel during the time
of construction as determined necessary by the
Building Official. In the event that the City has
their own construction trailer, the
applicant/developer shall provide a site with
appropriate hook ups in close proximity to the
project site to accommodate this trailer. The
Applicant/Developer shall cause the trailer to be
moved from its current location at the time
necessary as determined by the Building Official
at the Applicant/Developer's expense.
97. Copies of Approved Plans: Applicant/Developer B 30 days after Standard
shall provide City with 4 reduced (1/2 size) copies permit and each
of the approved plan. revision
issuance
98. Cool Roofs. Flat roof areas shall have their B Through Standard
roofing material coated with light colored gravel or completion
painted with light colored or reflective material
designed for Cool Roofs
99. Multi-Housing Crime Free Program. The B Ongoing Standard
property management company shall participate
in the City of Dublin Police Department's Multi-
Housin Crime Free ro ram.
100. Security During Construction. PO, B, During Standard
a. Fencing — The perimeter of the construction PW construction
site shall 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
Page 26 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
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.
101. Graffiti. The Applicant/Developer shall keep the PO, PL Ongoing Standard
site clear of graffiti on a regular and continuous
basis and at all times. Graffiti resistant materials
should be used.
102. Prior to issuance of any building permit, complete DSRSD Ongoing Standard
improvement plans shall be submitted to DSRSD
that conform to the requirements of the Dublin
San Ramon Services District 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.
103. All mains shall be sized to provide sufficient DSRSD Ongoing Standard
capacity to 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.
104. Sewers shall be designed to operate by gravity DSRSD Ongoing Standard
flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only
be allowed under extreme circumstances
following a case by case review with DSRSD staff.
Any pumping station will require specific review
and approval by DSRSD of preliminary design
reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to
require payment of present worth 20 year
maintenance costs as well as other conditions
within a separate agreement with the applicant for
any project that requires a pumping station.
Page 27 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
105. Domestic and fire protection waterline systems for DSRSD Ongoing Standard
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.
106. DSRSD policy requires public water and sewer DSRSD Ongoing Standard
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 an
off-street or private street location to provide
access for future maintenance and/or
replacement.
107. Prior to approval by the City of a grading permit or DSRSD Ongoing Standard
a site development permit, the locations and
widths of all proposed easement dedications for
water and sewer lines shall be submitted to and
approved by DSRSD.
108. All easement dedications for DSRSD facilities DSRSD Ongoing Standard
shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on the
Final Map.
109. Prior to approval by the City for Recordation, the DSRSD Ongoing Standard
Final Map shall be submitted to and approved by
DSRSD for easement locations, widths, and
restrictions.
110. Prior to issuance by the City of any Building DSRSD Ongoing Standard
Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first,
all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a
wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
111. Prior to issuance by the City of any Building DSRSD Ongoing Standard
Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first,
all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing
of improvement plans shall contain a signature
block for the District Engineer indicating approval
of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer, the
applicant shall pay all required DSRSD fees, and
Page 28 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
provide an engineer's estimate of construction
costs for the sewer and water systems, a
performance bond, a one-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.
112. No sewer line or waterline construction shall be DSRSD Ongoing Standard
permitted unless the proper utility construction
permit has been issued by DSRSD. A
construction permit will only be issued after all of
the items in Condition No. 9 have been satisfied
113. The applicant shall hold DSRSD, its Board of DSRSD Ongoing Standard
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
114. Improvement plans shall include recycled water DSRSD Ongoing Standard
improvements as required by DSRSD. Services
for landscape irrigation shall connect to recycled
water mains. Applicant must obtain a copy of the
DSRSD Recycled Water Use Guidelines and
conform to the requirements therein.
115. Above ground backflow prevention DSRSD Ongoing Standard
devices/double detector check valves shall be
installed on fire protection systems connected to
the DSRSD water main. The applicant shall
collaborate with the Fire Department and with
DSRSD to size and configure its fire system. The
applicant shall minimize the number of backflow
prevention devices/double detector check valves
installed on its fire protection system. The
applicant shall minimize the visual impact of the
backflow prevention devices/double detector
check valves through strategic placement and
landsca in .
116. Fire apparatus roadways shall have a minimum F Improvement Project
unobstructed width of 20 feet and an plans Specific
unobstructed vertical clearance of not less than
13 feet 6 inches. Roadways under 36 feet wide
shall be posted with signs or shall have red curbs
painted with labels on one side; roadways under
Page 29 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
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".
a) Fire apparatus roadways must extend to
within 150 ft. of the most remote first floor
exterior wall of any building.
b) The maximum grade for a fire apparatus
roadway is 12%.
c) Fire apparatus roadways in excess of 150
feet in length must make provisions for
approved apparatus turnarounds.
117. New Fire Sprinkler System & Monitoring F Improvement Project
Requirements. In accordance with The Dublin plans Specific
Fire Code, fire sprinklers shall be installed in the
building. The system shall be in accordance with
the current NFPA 13, CA Fire Code and CA
Building Code. Plans and specifications showing
detailed mechanical design, cut sheets, listing
sheets and hydraulic calculations shall be
submitted to the Fire Department for approval and
permit prior to installation. This may be a deferred
submittal.
118. Fire Alarm (detection) System Required. A Fire F Improvement Project
Alarm-Detection System shall be installed plans Specific
throughout the building so as to provide full
property protection, including combustible
concealed spaces, as required by 2010 NFPA 72.
The system shall be installed in accordance with
2010 NPFA 72, 2010 CA Fire, Building, Electrical,
and Mechanical Codes.
If the system is intended to serve as an
evacuation system, compliance with the
horn/strobe requirements for the entire building
must also be met. All automatic fire extinguishing
systems shall be interconnected to the fire alarm
system so as to activate an alarm if activated and
to monitor control valves.
119. Gate Approvals. F Improvement Project
Fencing and gates that cross pedestrian access plans Specific
and exit paths as well as vehicle entrance and exit
roads need to be approved for fire department
access and egress as well as exiting provisions
Page 30 of 31
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
where such is applicable. Plans need to be
submitted that clearly show the fencing and gates
and details of such. This should be clearly
incorporated as part of the site plan with details
provided as necessary.
• Automatic Gates. All electrically controlled
gates shall be provided with an emergency
gate over-ride key switch for fire
department access.
• Provide Public Safety radio repeater in
parking garage.
120. Hydrants & Fire Flows. Show the location of any F Improvement Project
on-site fire hydrants and any fire hydrants that are plans Specific
along the property frontage as well as the closest
hydrants to each side of the property that are
located along the access roads that serves this
property. Provide a letter from the water company
indicating what the available fire flow is to this
property.
121. The Applicant shall work with Staff to enhance the P Project
side elevations that face Dublin Blvd., including Specific
Dublin Blvd. and Keegan Street, and Dublin Blvd.
and Lockhart Street exposures.
PASSED, APPROVED AND ADOPTED this 18th day of February, 2014, by the following
vote:
AYES: Councilmembers Biddle, Gupta, Hart, Haubert, and Mayor Sbranti
NOES: None
ABSENT: None
ABSTAIN: None
J -
Mayor
ATT T:
City Clerk
Reso No. 18-14,Adopted 2-18-14, Item 6.2 Page 31 of 31