HomeMy WebLinkAbout8.1 Attch 3 Reso apprv'g SDR RESOLUTION NO. 14-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR A NEW 36-UNIT SINGLE-FAMILY
RESIDENTIAL NEIGHBORHOOD ON A 10.9 ACRE SITE AT 6407 TASSAJARA ROAD
PLPA-2014-00013 APN 985-0002-009-02
WHEREAS, the Applicant, Scott Roylance of William Lyon Homes, is requesting approval of
Site Development Review and an amendment to the Planned Development Zoning District Stage 2
Development Plan for the construction of 36 single-family homes on an approximately 10 acre site.
Vesting Tentative Map 7950, which established the subdivision of the site into residential lots, was
approved by the Planning Commission in 2010. The current project application is to approve the
architectural design of the neighborhood and minor modifications to the Stage 1/2 Development Plan,
which can be modified through a Conditional Use Permit; and
WHEREAS, the project site is located north of Quarry Lane School and south of Silvera Ranch
on the east side of Tassajara Road; and
WHEREAS, the project site is currently occupied by a single-family home and ranch; and
WHEREAS, in 2010, the City Council approved a General Plan and Eastern Dublin Specific
Plan Amendment to designate the property for single-family residential uses; and
WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the
subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin
Specific Plan (SCH # 91103064), certified by the City Council in 1993 via Resolution No. 51-93. The
General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of
subsequent actions related to future development in Eastern Dublin and identified some impacts from
implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than
significant. Upon approval of the Eastern Dublin project, the City adopted a statement of overriding
considerations for such impacts. The City also adopted a mitigation-monitoring program, which
included numerous measures intended to reduce impacts from the development of the Eastern Dublin
area; and
WHEREAS, a Draft Supplemental EIR (SEIR) (SCH # 2008052117) was prepared for the
Nielsen Residential Project to assess the potential for the project to cause or contribute to significant
impacts beyond those identified in the 1993 EIR. The SEIR was certified by the Dublin City Council
via Resolution 74-10 on May 18, 2010. The Nielsen Property SEIR was prepared in accordance with
the California Environmental Quality Act (CEQA) based upon previous CEQA review of the Eastern
Dublin EIR; and
WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference,
described and analyzed the Nielsen Residential Project, including the Site Development Review
application and the proposed Stage 1/2 Development Plan amendments, for the Planning
Commission; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Nielsen
Residential Project, including the Site Development Review application and the proposed Stage 1/2
ATTACHMENT 3
Development Plan amendments, on June 10, 2014, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does hereby
make the following findings and determinations regarding the proposed Nielsen Residential Project
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 the
vicinity of which the proposed project is to be located; 2) the project will provide a unique,
varied, and distinct housing opportunity; and 3) the project is consistent with the General
Plan and Eastern Dublin Specific Plan Land Use designations of Low Density Single Family
Residential.
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 subdivisions, and the surrounding properties;
2) the Project provides a high degree of design and landscaping to complement existing
and planned uses in the area; and 3) the project complies with the development regulations
set forth in the Zoning Ordinance where applicable and as adopted for Planned
Development Zoning District PA 07-057 (Nielsen Residential Project) as originally approved
and as proposed to be amended.
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
houses are consistent with other residential developments in the surrounding area; 2) the
project will contribute to housing opportunities 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 provides residential development in an area that supports residential uses; 2)
the Project is consistent with the Planned Development Zoning District in which it is
located; and 3) the project site will be fully served by a network of infrastructure of public
roadways, services, and facilities
E. Impacts to existing slopes and topographic features are addressed because: 1) the project
site will be re-graded in accordance with approved Vesting Tentative Map 7950; 2)
landscaping along main thoroughfares and throughout the project will be complete, 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 Project provides a high degree of design and landscaping to complement
existing and planned uses in the area.; 2) the structures reflect the architectural styles and
development standards for other Low Density, Single-Family residential projects in the
area; 3) the materials proposed will be consistent with residential projects in the area; and
4) the color and materials proposed will be coordinated for continuity 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 neighborhood; and 2) landscaping in common areas is coordinated
and will be commonly maintained; and 3) the project will conform to the requirements of the
Stage 2 Development Plan and the Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) all infrastructure including streets, sidewalks,
and street lighting are proposed for construction in accordance with the Eastern Dublin
Specific Plan; and 2) development of this project will conform to the improvements
standards allowing residents the safe and efficient use of these facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review permit for the Nielsen Residential Project subject to the
conditions included below and in accordance with the SDR plans, incorporated herein by reference
and attached as Exhibit A to this Resolution.
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.] Planning, [B] Building, [PO] Police, [PW] Public
Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F]
Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health, [Z7] Zone 7.
No. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY RE41D
Prior to:
PLANNING CONDITIONS
1. Approval. This Site Development Review approval is for the PL On-going Planning
Nielsen Residential Project (PLPA-2014-00013). This approval
shall be as generally depicted and indicated on the SDR
project plans, attached to this Resolution as Exhibit A,
prepared by MacKay and Somps, Bassenain Lagoni
Architects, and vanderToolan Associates Landscape
Architects dated received June 2, 2014, on file in the
Community Development Department, and other plans, text,
color and materials boards, and diagrams relating to this Site
Development Review, and as specified as the following
Conditions of Approval for this project.
2. Permit Expiration. Construction or use shall commence PL One Year DMC
within one 1 year of Permit approval or the Permit shall lapse After 8.96.020.D
and become null and void. If there is a dispute as to whether Effective
the Permit has expired, the City may hold a noticed public Date
hearing to determine the matter. Such a determination may
be processed concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the
requirements of this Ordinance.
3. Time Extension. The original approving decision-maker may, PL Prior to DMC
upon the Applicant's written request for an extension of Expiration 8.96.020.E
approval prior to expiration, upon the determination that all Date
Conditions of Approval remain adequate and all applicable
findings of approval will continue to be met, grant an extension
of the approval for a period not to exceed six (6) months. All
time extension requests shall be noticed and a public hearing
shall be held before the original hearing body.
4. Compliance. The Applicant/Property Owner shall operate this PL On-going DMC
use in compliance with the Conditions of Approval of this Site 8.96.020.F
Development Review Permit, the approved plans and the
regulations established in the Zoning Ordinance. Any violation
of the terms or conditions specified may be subject to
enforcement action.
5. Revocation of Permit. The Site Development Review PL On-going DMC
approval shall be revocable for cause in accordance with 8.96.020.1
Section 8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be
subject to citation.
6. Requirements and Standard Conditions. The Applicant/ Various Building Standard
Developer shall comply with applicable City of Dublin Fire Permit
Prevention Bureau, Dublin Public Works Department, Dublin Issuance
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.
7. Required Permits. Developer shall obtain all permits PW Building Standard
required by other agencies including, but not limited to Permit
Alameda County Flood Control and Water Conservation Issuance
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.
8. Fees. Applicant/Developer shall pay all applicable fees in Various Building Various
effect at the time of building permit issuance, including, but not Permit
limited to, Planning fees, Building fees, Traffic Impact Fees, Issuance
TVTC fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School Impact
fees, Fire Facilities Impact fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage and Water
Connection fees; or any other fee that may be adopted and
a licable.
9. Indemnification. The Developer shall defend, indemnify, and ADM On-going Administrati
hold harmless the City of Dublin and its agents, officers, and on/City
employees from any claim, action, or proceeding against the Attorney
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, a eat board, Planning Commission, City
Council, Community Development Director, Zoning
Administrator, or any other department, committee, or agency
of the City to the extent such actions are brought within the
time period required by Government Code Section 66499.37
or other applicable law; provided, however, that the
Developer's duty to so defend, indemnify, and hold harmless
shall be subject to the City's promptly notifying the Developer
of any said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or proceedings.
10. Clarification of Conditions. In the event that there needs to PW On-going Public
be clarification to the Conditions of Approval, the Director of Works
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 needed improvements or mitigations resulting from
impacts to this project.
11. Clean-up. The Applicant/Developer shall be responsible for PL On-going Planning
clean-up & disposal of project related trash to maintain a safe,
clean and litter-free site.
12. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by the 8.104.100
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.
13. Site Lighting. A detail for the street light standard shall be PL, PW Site Municipal
provided for review and approval by the Community Improvement Code
Development Director and City Engineer prior to issuance of Plans
the Site Improvement Plans.
14. Public Art. The Applicant/Developer has elected to acquire PL Prior to first Project
and install a public art project in accordance with Chapter 8.58 occupancy Specific
of the Dublin Municipal Code. The value of the public art
project is required to equal or exceed 0.5% of the building
valuation (exclusive of land) for the project. The Building
Official will determine the building valuation at the time of
Master Plan Check submittal. Potential locations for the
installation of public art are shown in the original 2010 Stage
1/2 Development Plan (Sheet PD2-7). Prior to first occupancy
the Applicant/Developer shall (a) secure completion of the
public art project in a manor deemed satisfactory to the City
Manager; and (b) execute an agreement between the City and
Applicant/Developer that sets forth the ownership,
maintenance responsibilities, and insurance coverage for the
public art project. The public art project is subject to the
approval of the City Council upon recommendation by the
Heritage and Cultural Arts Commission.
15. Satellite dishes. Prior to the issuance of Building Permits, P Issuance of
the Developer's Architect shall prepare a plan for review and Building
approval by the Director of Community Development and the Permits
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
(Neighborhoods 4 and 6) 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 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
re uirement if a satellite dish is installed.
16. Building Materials: All building materials, brick veneer, stone, P Issuance of
stucco, siding etc. shall be brought to with 6" of the adjacent Building
ground surface when the surface is dirt and 2" when the Permits
adjacent surface is concrete asphalt or another impervious
surface. Additionally, all enhanced building materials, such
as, but not limited to, brick veneer, stone, and simulated wood
siding shall turn the corner of portion of the accented elevation
and continue to the nearest change in wall plane to give the
appearance of a competed design element. This shall be
done to avoid the look of a veneer window and door opening
in wall planes where enhanced materials are used shall have
the enhanced materials returned into the opening.
17. Inclusionary Housing. The project is subject to the City's PL Recordation Project
Inclusionary Zoning Regulations (Chapter 8.68 of the of the first Specific
Municipal Code). Under the terms of the Regulations, Final Map for
Developer has a 5 unit affordable housing obligation, which the project
obligation may be satisfied by several means. Developer
proposed an "alternate method of compliance" under Section
8.68.040.E to satisfy its affordable housing obligation, which
proposal was approved by the City Council on June 3, 2014.
The approved fee payment is $109,573 per unit for a total of
$547,865 in lieu of construction of the 5 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
the recordation of the first Final Map for the project. 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.
18. Modifications to the approved plans. A minor physical P Issuance of
change to the approved SDR plans (Exhibit A) such as a Building
minor modification to the approved building design, site, or Permits
building details (such as color or materials that are equal or
superior to the approved item), can be considered by the
Community Development Director or his/her designee as a
Site Development Review Waiver. Any amendment to the
approved plans which is not considered by the Community
Development Director to be a minor physical change shall be
reviewed per Section 8.104.090 (Amendment) of the Dublin
Municipal Code, which would include full review and approval
by the decision-making body of the original application, in this
case the Planning Commission.
19. Compliance with Nielsen SEIR Mitigation Measures. The P Ongoing and
ro ect is required to comply with all mitigations measures as in
detailed in the Final Supplemental Environmental Impact accordance
Report (EIR) for the Nielsen Development Project (SCH # with the
2008052117), certified by the Dublin City Council via mitigation
Resolution 74-10 on May 18, 2010. measures
BUILDING
20. Building Codes and Ordinances. All project construction B Through
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
21. Retaining Walls. All retaining walls over 30 inches in height B Through
and in a walkway shall be provided with guardrails. All Completion
retaining walls over 24 inches with a surcharge or 36 inches
without a surcharge shall obtain permits and inspections from
the Building & Safety Division.
22. Phased Occupancy Plan. If occupancy is requested to B Occupancy of
occur in phases, then all physical improvements within each any affected
phase shall be required to be completed prior to occupancy of building
any buildings within that phase except for items specifically
excluded in an approved Phased Occupancy Plan, or minor
handwork items, approved by the Department of Community
Development. 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 Director of Community
Development, 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.
23. Building Permits. To apply for building permits, B Issuance of
Applicant/Developer shall submit five (5) sets of construction Building
plans to the Building & Safety Division for plan check. Each Permits
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.
24. Construction Drawings. Construction plans shall be fully B Issuance of
dimensioned (including building elevations) accurately drawn building
(depicting all existing and proposed conditions on site), and permits
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.
25. Air Conditioning Units. Air conditioning units and ventilation B Occupancy of
ducts shall be screened from public view with materials Unit
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 Chief Building Official
and Director of Community Development. Air conditioning
units shall be located such that each dwelling unit has one
side ya nd with an unobstructed width of not less than 36
inches. Air conditioning units shall be located in accordance
with the PD text.
26. Temporary Fencing. Temporary Construction fencing shall B Through
be installed along the perimeter of all work under construction. Completion
27. Addressing B
a) Provide a site plan with the City of Dublin's address Prior to
grid overlaid on the plans (1 to 30 scale). Highlight all release of
exterior door openings on plans (front, rear, garage, addresses
etc.). The site plan shall include a single large format
page showing the entire project and individual sheets
for each neighborhood. 3 copies on full size sheets
and 5 copies reduced sheets.
b) Provide plan for display of addresses. The Building
Official shall approve plan prior to issuance of the first Prior to
building permit. (Prior to permitting) permitting
c) Addresses will be required on the front of the
dwellings. Addresses are also required near the
garage door opening if the opening is not on the same
side of the dwelling as the front door. Prior to
d) Address signage shall be provided as per the Dublin permitting
Residential Security Code.
e) Exterior address numbers shall be backlight and be
posted in such a way that they may be seen from the Occupancy
street. of any Unit
Prior to
permit
issuance,
and through
com letion
28. Engineer Observation. The Engineer of record shall be B Scheduling
retained to provide observation services for all components of the final
the lateral and vertical design of the building, including nailing, frame
hold-downs, straps, shear, roof diaphragm and structural inspection
frame of building. A written report shall be submitted to the
City Inspector r(or to scheduling the final frame inspection.
29. Foundation. Geotechnical Engineer for the soils report shall B Permit
review and approve the foundation design. A letter shall be issuance
submitted to the Building Division on the approval.
30. Green Building B
Green Building measures as detailed in the SDR package may Through
be adjusted prior to master plan check application submittal Completion
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 Prior to first
plans. The checklist shall detail what Green Points are being permit
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 Through
checklist with appropriate verification that all Green Points Completion
required by 7.94 of the Dublin Municipal Code have been
incorporated. (Through Completion)
Homeowner Manual— if Applicant takes advantage of this Project
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. (Project) Prior to
approval of
Landscape plans shall be submitted to the Green Building the
Official for review. (Prior to approval of the landscape plans landscape
by the City of Dublin) plans by the
City of Dublin
Developer may choose self-certification or certification by a
third party as permitted by the Dublin Municipal Code. Prior to
Applicant shall inform the Green Building Official of method of approval of
certification prior to release of the first permit in each the
subdivision / neighborhood. landscape
plans by the
City of Dublin
31. Electronic File: The applicant/developer shall submit all B Issuance of
building drawings and specifications for this project in an the final
electronic format to the satisfaction of the Building Official prior occupancy
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
rior to the issuance of the final occupancy.
32. Copies of Approved Plans. Applicant shall provide City with B 30 days after
2 reduced (1/2 size) copies of the City of Dublin stamped permit and
approved plan. each revision
issuance
33. Wildfire Management. Provide in the master drawing set, a B Through
sheet detailing which lots are adjacent to open space and Completion
subject to the Wildfire Management provisions of the code.
Add a note to the plot plan that for each lot that is subject to
wildfire management.
34. Options. Selected options that affect the square footage of B Through
the dwellings shall be listed on the building permit application. Completion
Selected options that affect the footprint of the dwelling shall
be shown on the plot plan
LANDSCAPING
35. Final Landscape plans. The Final Landscape Plans and Site P Issuance of Planning
Improvement Plans shall include the completion of curb, gutter, Site
sidewalks and landscaping for the portion of Street A that Improvement
extends from Silvera Ranch Road to the project boundary (less Plans
than 100 linear feet).
36. Final landscape plans, irrigation system plans. P Issuance of Standard
Tree preservation techniques, and guarantees, shall be the building
reviewed and approved by the Dublin Planning Division prior permit
to the issuance of the building permit. All such submittals shall
insure:
a. That plant material utilized 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 a plan for an automatic irrigation system be
provided which assures that all plants get adequate
water.
d. That concrete curbing is to be used at the edges of all
planters and paving surfaces where applicable.
e. That all cut and fill slopes conform to the master
vesting tentative map and conditions detailed in the
Site Development Review packet.
f. 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
stockpiles of loose soil existing on that date are
hydroseeded in a similar manner.
g. Cut and/or fill slopes exceeding a 3:1 grade shall be
stabilized with jute netting or approved equal to control
erosion. Trees planted on slopes that exceed a 3:1
grade shall be installed with approved rock slope
protection above and below the tree pit to catch grade.
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 warranty from the owners or contractors shall
be required to warranty 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.
37. Water Efficient Landscaping Regulations. The Applicant P Issuance of Standard
shall meet all requirements of the City of Dublin's Water- the building
Efficient Landscaping Regulations, Section 8.88 of the Dublin permit
Municipal Code.
38. Plant Clearances. All trees planted shall meet the following P Issuance of Standard
clearances: any building
a. 6' from the face of building walls or roof eaves permit
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. 20' from either side of a streetlight
39. Mailboxes. Applica shall work with staff to prepare a P Issuance of Standard
nt
mailbox plan that is consistent with Dublin Municipal Code and any building
adjacent subdivisions. Mailbox locations shall be integrated permit
within the landscape and shall comply with USPS
require ents.
40. Sustainable Landscape Practices. The landscape design P Issuance of Standard
shall demonstrate compliance with sustainable landscape any building
practices as detailed in the Bay-Friendly Landscape permit
Guidelines by earning a minimum of 60 points or more on the
Bay-Friendly scorecard, meeting 9 of the 9 required practices
and specifying that 75% of the non-turf planting only requires
occasional, little or no shearing or summer water once
established. Final selection and placement of trees, shrubs
and ground cover plants shall ensure compliance with this
requirement. Herbaceous plants shall be used along walks to
reduce maintenance and the visibility of the sheared branches
of woody ground cover plants. Planters for medium sized
trees shall be a minimum of six feet wide. Small trees or
shrubs shall be selected for planting areas less than six feet
wide.
41. Copies of Approved Plans. The Applicant shall provide the P Issuance of Standard
City with one full size copy, one reduced (1/2 sized) copy and any building
one electronic copy of the approved landscape plans prior to permit
construction.
PUBLIC WORKS CONDITIONS
42. General Public Works Conditions of Approval: Developer PW Ongoing
shall comply with the City of Dublin General Public Works
Conditions of Approval, and the Conditions of Approval for
Tract 7950 contained in Resolution No. 10-21, a Resolution of
the Planning Commission approving the Vesting-Tentative- - - -
Subdivision Map 7950 for the Nielsen Property Residential
Project (approved April 27, 2010) unless specifically modified
by these Conditions of Approval.
43. Ownership and Maintenance. Ownership, dedications on PW Ongoing and
final map, and maintenance of street right-of-ways, common Final Map
area parcels, open space areas and improvements shall be by
the City of Dublin and the Homeowner's Association as shown
on the "Ownership and Maintenance" Stage II PD Exhibit,
Sheet PD2-2 prepared by MacKay & Somps, dated received
June 2 2014, except as modified by these Conditions of
Approval.
44. Landscape Features within Public Right of Way: The PW Final Map
Developer shall enter into an "Agreement for Long Term
Encroachments" with the City to allow the Homeowner's
Association to maintain the landscape and decorative features
within public Right of Way including frontage landscaping,
decorative pavements and special features (i.e., walls, portals,
benches, etc.) as generally shown in the Site Development
Review (SDR) package. The Agreement shall identify the
ownership of the special features and maintenance
responsibilities. The Homeowner's Association will be
responsible for maintaining the surface of all decorative
pavements including restoration required as the result of utility
repairs.
45. Private Street: Developer shall construct complete street PW Approval of
improvements for Street A (private) as generally shown in the Improvement
SDR package (Exhibit A to this Resolution). Developer shall Plans & Final
comply with the requirements of Fire Department and Public Map
Works Department for access and design of structural
pavement for the Private Street.
46. Stormwater Management: The Developer shall construct a PW Approval of
new on-site bioretention area in compliance with the Improvement
Municipal Regional Stormwater Permit (MRP) issued by the Plans & Final
San Francisco Bay Regional Water Quality Control Board.. In Map
addition, the project shall comply with hydromodification
standards outlined in the MRP.
47. Storm Drainage Calculations: Provide calculations PW Approval of
demonstrating that the revised Site Plan does not exceed the Improvement
development assumptions for the Nielsen property used Plans and
during the design and sizing of the storm drain system for the Final Map
Silver Ranch Project. Also demonstrate compliance with
Comments from Alameda County Public Works Agency dated
March 10, 2009. The comment requires that there should be
no augmentation in runoff quantity or duration from the Project
site that will adversely impact downstream facilities. The Storm
Drainage and Hydrology Plans will need approval/concurrence
from Zone7 Water Agency.
48. Tassajara Road Frontage Improvements: The Developer PW Approval of
shall be responsible for construction of the Tassajara Road Improvement
Improvements specified in the Conditions of Approval for Plans and
Vesting Tentative Tract Map 7950 except as noted below. It Final Map
shall be noted that the Wallis Ranch subdivision, recently
approved by Council on May 20, 2014, is conditioned to
construct two (2) southbound lanes and a forty foot (40')
landscaped median on Tassajara Road along the Nielson
project frontage. The Tassajara Road pavement
improvements specified in the Conditions of Approval for
Vesting Tentative Tract Map 7950 (34 feet of pavement width)
shall instead be designed and constructed as two-twelve foot
northbound lanes and an eight foot bike lane. If these
improvements are constructed prior to the completion of the
Wallis Ranch improvements, the Developer shall also
construct a two foot (2') wide temporary shoulder along the
western edge of pavement and stripe the more western travel
lane as a southbound travel lane. The Developer shall
coordinate the design and construction of the required
Tassajara Road improvements with the developer of the Wallis
Ranch subdivision in order to minimize duplication of work,
design conflicts and inconvenience to the traveling public and
nearby residents.
49. Tassajara Road Stormwater Treatment Measures: PW Approval of
Developer shall provide stormwater treatment for the Improvement
impervious surface added or replaced as a result of the Plans or Final
required Tassajara Road improvements in compliance with the Map
Municipal Regional Stormwater Permit(MRP) issued by the
San Francisco Bay Regional Water Quality Control Board.
50. Street "A" Median Island: There is no median proposed with PW Approval of
the revised layout as proposed in the SDR package. Improvement
Plans or Final
Map
51. Sidewalk/Driveway Design: The 4.5' wide sidewalks shall PW Approval of
include a 6" "pop-out" as shown on SDR Exhibit ----- to provide Improvement
an adequate 5' wide turnaround at every 200 feet. 5-foot Plans or Final
turnaround "pop-out" shall be graded and poured with the 4.5' Map
wide sidewalks with a 2% maximum cross slope per City of
Dublin Standards.
52. The public improvements shall be constructed as shown on PW Prior to
the Site Development Review Plans as shown in Exhibit A. Approval of
However, the approval of the Site Development Review Plans Improvement
is not an approval of the specific design of the drainage, Plans or Start
sanitary sewer, water, street improvements and all other of
improvements outlined herein. Construction.
53. The final design shall include a detailed layout of the parking
spaces on all streets to ensure access to the parking spaces
and emergency vehicle access.
54. Storm Water Treatment Measures Maintenance PW Acceptance
Agreement: Developer shall enter into an Agreement with the of
City of Dublin that guarantees the property owner's perpetual Improvement
maintenance obligation for all stormwater treatment measures s
installed as part of the project. Said Agreement is required
pursuant to Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2009-0074. Said
permit requires the City to provide verification and assurance
that all treatment devices will be properly operated and
maintained. The Agreement shall be recorded against the
property and shall run with the land.
55. Stormwater Management: The provided Stormwater PW Approval of
Management Plan, which is part of the Site Development Improvement
Review Plans (Exhibit A) is approved in concept only. The final Plans or Final
Stormwater Management Plan is subject to City Engineer Map
approval prior to approval of the Tract 7950 Improvement
Plans. Approval is subject to the developer providing the
necessary plans, details, and calculations that demonstrate
the plan complies with the standards outlined in Municipal
Regional Stormwater Permit issued by the San Francisco Bay
Regional Water Quality Control Board.
56. Landscape Plans: At the latest, the Developer shall submit PW Approval of
design development Landscape Plans with the second plan Improvement
check for the street improvement plans and final map. The Plans or Final
Landscape Plans shall show details, sections and Map
supplemental information as necessary for design coordination
of the various civil design features and elements including
utility location to the satisfaction of the City Engineer.
Complete Landscape Plans shall be concurrently approved
with the Tract Improvement Agreement and Final Map.
57. Street Light and Joint Trench Plans. Street Light Plans and PW Approval of
Joint Trench Intent Plans shall be submitted with the first plan Improvement
check for the street improvement plans and final map. At the Plans or Final
latest, design development Street Light Plans and Joint Map
Trench Plans shall be submitted with the second plan check
for the street improvement plans and final map. The final
streetlight plan and joint trench plan shall be completed prior
to Final Map approval for each respective subdivision.
FIRE
58. Comply with 2013 California Fire Code. F On going Standard
59. Comply with 2013 California Residential Code. F On going Standard
60. All residential construction shall meet Dublin Wildfire F On going Standard
Management Plan and C.B.C. 7A- Exterior Wildfire
Exposure.
61. FIRE ACCESS DURING CONSTRUCTION F Issuance of Standard
Fire Access. Access roads, turnarounds, pullouts, and Building
fire operation areas are Fire Lanes and shall be Permits
maintained clear and free of obstructions, including the
parking of vehicles.
Entrances. Entrances to job sites shall not be blocked,
including after hours, other than by approved
gates/barriers that provide for emergency access.
Site Utilities.
Site utilities that would require the access road to be dug
up or made impassible shall be installed prior to
combustible construction commencing.
Entrance flare, angle of departure, width, turning radii,
grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, & within required 150-ft.
distance to Fire Lane
Personnel Access. Approved route to furthermost portion
of exterior wall. Route width, slope, surface, obstructions
must be considered.
Fire access is required to be approved all-weather access.
Show on the plans the location of the all-weather access
and a description of the construction. Access road must be
designed to support the imposed loads of fire apparatus.
DSRSD
62. Complete improvement plans shall be submitted to DSRSD DSRSD Issuance of any Standard
that conform to the requirements of the Dublin San Ramon building permit
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.
63. All mains shall be sized to provide sufficient capacity to DSRSD Issuance of any Standard
accommodate future flow demands in addition to each building permit
development project's demand. Layout and sizing of mains
shall be in conformance with DSRSD utility master
planning.
64. Sewers shall be designed to operate by gravity flow to DSRSD Issuance of any Standard
DSRSD's existing sanitary sewer system. Pumping of building permit
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.
65. Domestic and fire protection waterline systems for Tracts or DSRSD Issuance of any Standard
Commercial Developments shall be designed to be looped building permit
or interconnected to avoid dead end sections in
accordance with requirements of the DSRSD Standard
S ecifications and sound engineering ractice.
66. DSRSD policy requires public water and sewer lines to be DSRSD Issuance of any Standard
located in public streets rather than in off-street locations to building permit
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.
67. Prior to approval by the City of a grading permit or a site DSRSD Issuance of any Standard
development permit, the locations and widths of all building permit
proposed easement dedications for water and sewer lines
shall be submitted to and approved by DSRSD.
68. All easement dedications for DSRSD facilities shall be by DSRSD Issuance of any Standard
separate instrument irrevocably offered to DSRSD or by building permit
offer of dedication on the Final Map.
69. Prior to approval by the City for recordation, the Final Map DSRSD Issuance of any Standard
shall be submitted to and approved by DSRSD for building permit
easement locations, widths, and restrictions.
70. Prior to issuance by the City of any Building Permit or DSRSD Issuance of any Standard
Construction Permit by the Dublin San Ramon Services building permit
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.
71. Prior to issuance by the City of any Building Permit or DSRSD Issuance of any Standard
Construction Permit by the Dublin San Ramon Services building permit
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 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
b the District Engineer.
72. No sewer line or waterline construction shall be permitted DSRSD Issuance of any Standard
unless the proper utility construction permit has been building permit
issued by DSRSD. A construction permit will only be
issued after all of the items in Condition No. 9 have been
satisfied.
73. The applicant shall hold DSRSD, its Board of Directors, DSRSD Issuance of any Standard
commissions, employees, and agents of DSRSD harmless building permit
and indemnify and defend the same from any litigation,
claims, or fines resulting from the construction and
com letion of the project.
74. Improvement plans shall include recycled water DSRSD Issuance of any Standard
improvements as required by DSRSD. Services for building permit
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.
75. Above ground backflow prevention devices/double detector DSRSD Issuance of any Standard
check valves shall be installed on fire protection systems building permit
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 landscaping.
76. Development plans will not be approved until landscape DSRSD Approval of Standard
plans are submitted and approved. landscape
tans
77. Grading for construction shall be done with recycled water. DSRSD On oin Standard
78. Temporary potable irrigation meters in areas with recycled DSRSD Ongoing Standard
water service shall only be allowed for cross-connection
and coverage testing for a maximum of 14 calendar days.
PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this 10th day of
June 2014, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA#120131PLPA-2013-00067 California Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx