HomeMy WebLinkAboutPC Reso 14-36 Fallon Gateway Ph 4 SDR VTmap RESOLUTION NO. 14-36
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW TO ALLOW
PADS 2 & 3 AND SHOPS 1-4 TOTALING 42,160 SQUARE FEET ON APPROXIMATELY 4.22
ACRES WITHIN PHASE 4 OF FALLON GATEWAY AND VESTING TENTATIVE PARCEL
MAP 10205 FOR FALLON GATEWAY
PLPA 2014-00014 & PLPA-2014-00020
(APN 985-0079-002-1, 985-0079-003-00, 985-0079-004-01 & 985-0079-005)
WHEREAS, Stanforth Holding Company LLC, developer of Fallon Gateway, has
requested approval of a Conditional Use Permit to amend the Planned Development Zoning to
revise the site layout for Phase 4, a Site Development Review permit to construct Pads 2 & 3
and Shops 1-4, for a total 42,160 square feet of development with related site improvements
and a Vesting Tentative Parcel Map to subdivide the Fallon Gateway retail center into 11
parcels; and
WHEREAS, Fallon Gateway is a 33.91-acre commercial center located on the west side
of Fallon Road between Dublin Boulevard on the north and Interstate 580 (1-580) on the south
within the Eastern Dublin Specific Plan Area and Area C of the Dublin Ranch planned
community; and
WHEREAS, Planned Development (PD) Zoning PA 08-034 was approved for the Fallon
Gateway project site on June 16, 2009 by Ordinance 09-09; and
WHEREAS, on August 10, 2010, the Planning Commission approved a CUP for a minor
PD Amendment to revise the design standards for Fallon Gateway; and
WHEREAS, the parcel map proposes to subdivide 23.83+ acres of land as follows:
Parcel One 2.20± acres; Parcel Two 0.76± acres; Parcel Three 1.96± acres; Parcel Four 4.35±
acres; Parcel Five 0.77± acres; Parcel Six 7.29± acres; Parcel Seven 1.48± acres; Parcel Eight
1.23± acres; Parcel Nine 1.36± acres; Parcel Ten 1.50± acres; and Parcel Eleven 0.93± acres;
and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin
Subdivision Regulations require that no real property may be divided into two or more parcels
for purpose of sale, lease or financing, unless a Tentative Parcel Map is acted upon, and a
Parcel Map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision
Regulations; and
WHEREAS, Section 66426 of the Subdivision Map Act states that a Tentative Parcel
Map is required when the parcels are created for a commercial development; and
WHEREAS, on July 22, 2014, the Planning Commission approved Resolution 14-35, a
Conditional Use Permit for Phase 4 for a minor amendment to the Planned Development Zoning
for Fallon Gateway to modify the site plan for Phase 4; and
WHEREAS, the proposed project is consistent with the Planned Development Zoning for
Fallon Gateway as amended; and
WHEREAS, the proposed Site Development Review, Site configuration, and construction
of Pads 2 &3 and Shops 1-4 would not exceed allowable building area for the Fallon Gateway
project; and
WHEREAS, the proposed project has been reviewed and has been determined to be
consistent with the Eastern Dublin Specific Plan, which was adopted in 1994 and has a certified
Program EIR (SCH No. 91-103064). Pursuant to the California Environmental Quality Act
(CEQA), the proposed project is within the scope of the Final Environmental Impact Report for
the Eastern Dublin General Plan Amendment and Specific Plan, which was certified by the City
Council by Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (the
"FEIR"); and
WHEREAS, in 1997, a Negative Declaration was approved by the City Council in
Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E,
which includes the Fallon Gateway site. After completing an Initial Study, it was determined that
the Planned Development Rezoning would not have any significant environmental impacts
which were not already adequately described and analyzed in the Program EIR. The project as
proposed does not exceed the thresholds identified in the Negative Declaration, and no further
environmental document is needed; and
WHEREAS, the Planning Commission of the City of Dublin held a public hearing on said
application request on July 22, 2014, and
WHEREAS, proper notice of said public hearing was given in all respects as required by
p p 9
law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Site Development Review and Vesting Tentative Parcel Map 10205 in accordance
with the findings referenced below; 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 Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed
Site Development Review for Fallon Gateway to construct Pads 2 & 3 and Shops 1-4 totaling
42,160 square feet on approximately 4.22 acres within Phase 4 of the Fallon Gateway 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 which the proposed project is to be located; 2) the project will
provide a unique, varied, and distinct proposed commercial structures that are
compatible with the other structures on site; 3) the project is consistent with the
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General Plan and Eastern Dublin Specific Plan Land Use designation of General
Commercial; and 4) the project complies with the development regulations
established in the Stage 1 and 2 Planned Development.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to orderly, attractive and harmonious site and structural
development compatible with the existing site plan and relationship to community and
freeway-related commercial services; 2) the project complies with the development
regulations set forth in the Zoning Ordinance where applicable; and 3) the project is
consistent with the Planned Development Zoning as amended with this application.
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 proposed building is
suitable for the proposed use; 2) the proposed project is architecturally compatible
with the proposed buildings on site identified by the PD Guidelines; and 3) the size
and mass of the proposed structure is compatible with community commercial centers
and other buildings proposed for the site.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the site is zoned and designed for General Commercial use with regional
access and visibility from 1-580; and 2) the site has been designed with adequate
access and parking to accommodate the anticipated customer traffic in Fallon
Gateway.
E. Impacts to existing slopes and topographic features are addressed because: the site
is relatively flat and already has been rough graded in accordance with the approved
grading plan for Fallon Gateway and is accessible to vehicular traffic.
F. Architectural considerations including the character, scale and quality of the design,
site lay out, the architectural relationship with the site and other buildings, screening
of unsightly uses, lighting, building materials and colors and similar elements result in
a project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: exterior design of the proposed buildings is
consistent with architectural style elements and proposed materials previously
approved for Fallon Gateway.
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: all perimeter landscaping, entries, walls, fences, hardscape, and
parking areas are proposed for construction in accordance with the master landscape
plan.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians and automobiles because: all infrastructure necessary to support
development of this site including streets, parkways, pathways, sidewalks, and street-
lighting will be constructed as a part of the project.
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BE IT FURTHER RESOLVED that the Planning Commission hereby makes the following
findings and determinations regarding Vesting Tentative Parcel Map 10205:
Vesting Tentative Parcel Map 10205:
A. Vesting Tentative Parcel Map 10205 is consistent with the intent of applicable
subdivision regulations and related ordinances.
B. The design or improvements of Vesting Tentative Parcel Map 10205 is consistent with
the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the
subject property in that it is a subdivision for implementation of a commercial
shopping center adjacent to Dublin Boulevard and near the 1-580 freeway in an area
designated for regional and community serving retail uses.
C. Vesting Tentative Parcel Map 10205 is consistent with the Stage 1 PD and Stage 2
Planned Development Zoning District Development Plan approved for Fallon Gateway
and is therefore consistent with the City of Dublin Zoning Ordinance.
D. The site is located adjacent to major roads on 23.83± acres of relatively flat
topography and is, therefore, physically suitable for the type and density of
development.
E. With the incorporation of mitigation measures from the Final Eastern Dublin Specific
Plan Program EIR and the 1997 Mitigated Negative Declaration, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife
or their habitat or cause public health concerns.
H. The design of the subdivision will not conflict with easements, acquired by the public
at large, or access through or use of, property within the proposed subdivision. The
City Engineer has reviewed the Vesting Tentative Parcel Map and title report and has
not found any conflicting easements of this nature.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Dublin does hereby approve PLPA 2014-00014 Site Development Review for the
proposed project at Fallon Gateway allowing construction of Pads 2 & 3 and Shops 1-4 totaling
42,160 square feet of development on approximately 4.22 acres within Phase 4 of the Fallon
Gateway project shown on plans prepared by: 1) MacKay & Somps — Engineers, Planning, and
Surveyors; 2) MCG Architecture; and 3) R3 Studios — Planning, Urban Design, and Landscape
Architecture dated received July 11, 2014 subject to the conditions included below.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Dublin does hereby approve PLPA 2014-00020 Vesting Tentative Parcel Map 10205, to
subdivide 23.83± acres of land as follows: Parcel One 2.20± acres; Parcel Two 0.76± acres;
Parcel Three 1.96± acres; Parcel Four 4.35± acres; Parcel Five 0.77± acres; Parcel Six 7.29±
acres; Parcel Seven 1.48± acres; Parcel Eight 1.23± acres; Parcel Nine 1.36± acres; Parcel Ten
1.50± acres; and Parcel Eleven 0.93± acres. Vesting Tentative Parcel Map, prepared by MacKay
& Somps dated received on July 11, 2014 subject to the Conditions below.
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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, [P0] Police,
[PW] Public Works [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.
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
GENERAL CONDITIONS
1. Approval. This Site Development Review approval is PL On-going Standard
for the construction of Pads 2 & 3 and Shops 1-4 on
approximately 4.22 acres within Phase 4 of the Fallon
Gateway Center. This approval shall be as generally
depicted and indicated on the plans prepared by: 1)
MacKay & Somps — Engineers, Planning, and
Surveyors; 2) MCG Architecture; and 3) R3 Studios —
Planning, Urban Design, and Landscape Architecture
dated received July 11, 2014 on file in the Community
Development Department, and as specified by the
following Conditions of Approval for this project. _
2. Effective Date. This Site Development Review PL On-going Standard
approval becomes effective 10 days after action by
the Planning Commission.
3. Compliance with Conditional Use Permit. This Site PL On-going Standard
Development Review is subject to the approval of the
companion Conditional Use Permit to amend the
Planned Development Zoning to modify the site layout
for Phase 4.
4. Permit Expiration. Construction or use shall PL On-going Standard
commence within 1 (one) year of Site Development
Review (SDR) approval [and above-referenced CUP]
or as modified by the Development Agreement or the
SDR shall lapse and become null and void.
Commencement of construction or use means the
actual construction or use pursuant to the permit
approval or, demonstrating substantial progress
toward commencing such construction or use. If there
is a dispute as to whether the SDR has expired, the
City may hold a noticed public hearing to determine
the matter. Such a determination may be processed
concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to
the requirements of this Ordinance.
5. Time Extension. The original approving decision- PL On-going Standard
maker may, upon the Applicant's written request for
an extension of SDR approval prior to expiration, and
upon the determination that any Conditions of
5
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
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
6 months, or as modified by the Development
Agreement. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as required by the particular Permit.
6. Revocation of permit. The permit shall be revocable PL On-going Standard
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.
7. Clean up. The Applicant/Developer shall be PL On-going Standard
responsible for clean-up and disposal of project
related trash and for maintaining a clean, litter-free
site.
8. Controlling Activities. The Applicant/Developer shall PO, PL On-going Standard
control all activities on the project site so as not to
create a nuisance to the surrounding businesses and
residences.
9. Noise/Nuisances. Loudspeakers or amplified music PO, PL On-going Standard
that is placed or projects outside of the building shall
be in accordance with the City of Dublin's Noise
Ordinance.
10. Accessory Structures. The use of any accessory PL, B, F On-going Standard
structures, such as storage sheds or trailer/container
units used for storage or for any other purpose, shall
not be allowed on the site at any time unless a
Temporary Use Permit is applied for and approved.
11. Requirements and Standard Conditions. The Various Issuance of Standard
Applicant/Developer shall comply with applicable Building
Alameda County Fire, Dublin Public Works Permits
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.
12. Occupancy Permit Requirements. Prior to issuance B Issuance of Standard
of an Occupancy Permit, the physical condition of the Occupancy
project site for that phase shall meet minimum health
and safety standards and City requirements including,
but not limited to the following:
a. The streets driveways and walkways providing
6
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
access to each building shall be complete, as
determined by the City Engineer/Public Works
Director, to . allow for safe, unobstructed
pedestrian and vehicle access to &from the site.
b. All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All address numbers shall be in place and visible.
d. Lighting for the drives and site shall be adequate
for safety and security. All streetlights on drives
providing access to the buildings shall be
energized and functioning. Exterior lighting shall
be provided for building entrances/exits and
pedestrian walkways. Security lighting shall be
provided as required by Dublin Police.
e. All construction equipment, materials, or on-going
work shall be separated from the public by use of
fencing, barricades, caution ribbon, or other
means approved by the City Engineer/Public
Works Director.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully functional.
h. A Declaration or Report from the Geotechnical
Engineer of Record confirming that all grading
work associated with the project had been
performed in accordance with the Engineer's
recommendations.
13. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard
provide a final Utility Siting Plan showing that Grading
transformers and service boxes are placed outside of Permits
public view where possible and/or screened to the
satisfaction of the Community Development Director
and City Engineer. Applicant/Developer shall place all
utility infrastructures underground including electric,
telecommunications, cable TV, and gas in accordance
with standards enforced by the appropriate utility
agency. Utility plans showing the location of all
proposed utilities shall be reviewed and approved by
the City Engineer prior to installation.
14. Public Art Project. The project is required to comply PL Issuance of Standard
with Sections 8.58.05A and 8.58.05D of Chapter 8.58 Building
(Public Art Program) of the Dublin Municipal Code. Permits
The Project will make a monetary contribution in-lieu
of acquiring and installing a public art project on the
property, as provided by the Dublin Municipal Code
section 8.58.050D. The in-lieu contribution shall be as
provided in the Dublin Municipal Code, Chapter 8.58.
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
15. Prevailing Wages. All public improvements PW On-going Standard
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).
16. Emergency Vehicle Access Easement Dedications. PW, F In Conjunction Standard
Applicant/Developer shall dedicate all needed with the
emergency vehicle access easements from each Parcel Map or
adjacent public street to all fire access roads by Separate
surrounding the site and buildings as defined by Instrument
Alameda County Fire Department and to the Prior to
satisfaction of the City Engineer. Occupancy
17. Outdoor Events. Any outdoor activity shall be PL On-going Standard
subject to review and approval of a Temporary Use
Permit per the City of Dublin Zoning Ordinance
18. Temporary Promotional Banners and Balloons. PL On-going Standard
Temporary Promotional Banner Signs and Balloons
shall only be permitted after first securing an approved
Temporary Promotional Sign Permit. All temporary
on-site signage shall be subject to the sign regulations
contained in the City of Dublin Zoning Ordinance.
19. A-Frame Signs. The use of any A-Frame, portable, PL On-going Standard
sandwich-board, pennants, or human-held signs on
the premises is strictly prohibited. Said signs and any
form of off-site advertising signs shall also be
prohibited upon any public property, including City
streets and sidewalks.
20. Bicycle Racks. Prior to the issuance of building PL Issuance of Standard
permits, the Applicant/Developer shall work with Staff Building
to provide sufficient bicycle racks at various locations Permits
throughout the project site. The bicycle racks shall be
unobtrusive and out of the path of travel.
21. Action Programs/Mitigation Measures. PL Issuance of Standard
Applicant/Developer shall comply with all applicable Improvement
action programs and mitigation measures of the Plans
Eastern Dublin Specific Plan Final Environmental
Impact Report (EIR) and addendum's that have not
been made specific Conditions of Approval, which are
in effect at the time of issuance of Improvement Plans.
22. Fees. The Applicant shall pay all applicable fees in Various Issuance of Standard
effect at the time of building permit issuance, Building
including, but not limited to, Planning Fees, Building Permits
Fees, Dublin San Ramon Service District fees, Public
Facilities fees, Tri Valley Transportation fees, East
Dublin Traffic Impact Fee, Dublin Unified School
District impact fees, City of Dublin Fire Bureau fees,
Noise Mitigation fees; Inclusionary Housing in lieu
8
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
fees, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water connection fees.
When and if applicable and customary, credits shall
be applied for existing improvements.
23. Hold Harmless/Indemnification. The Developer Various On-going Standard
shall defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Y p 9 9 Y
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
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City 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.
PUBLIC WORKS DEPARTMENT
24. Design of Site Improvements. The public and site PW Improvement Standard
improvements shall be constructed generally as Plans
shown on the PD Amendment and/or Site
Development Review and as modified by these
Conditions of Approval. However, the approval of the
PD Amendment and/or Site Development Review is
not an approval of the specific design of the grading,
drainage and parking/driveway improvements.
Modifications to the design will be needed to meet the
following:
• Storm drain pipes to clear all tree locations
shown on the Landscape Plans by a minimum
of 3.5 feet;
• Minimum asphalt pavement slope to be 1%;
• Drainage swales within the parking spaces
and inlets at the rear of the parking spaces
shall not be permitted.
25. Pedestrian Access. Pedestrian access shall be PW Issuance of Standard
provided from Fallon Road and/or Dublin Boulevard to Building
the satisfaction of the City Engineer. Permits
26. Parking Lot Islands. All major access driveways shall PW Improvement Standard
provide a minimum 20-foot radius clear turning area Plans
measured from the inside edge of the required travel
ways. All other driveway aisles shall provide clearance
for minimum 10-foot turning radius measured at the
inside edge of the required travel ways.
27. Compact Parking Spaces. The addition of any PW/PL Issuance of Standard
9
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
compact parking spaces to meet dimensional Building
constraints of the site plan are subject to the approval Permits
of the City Engineer and Community Development
Director.
28. Traffic and Parking Restriction Signs. All traffic and PW Improvement Standard
parking restriction signs and pavement markings shall Plans
be shown on the civil site plans prepared by a Occupancy
registered civil engineer and approved by the City
Engineer and Fire Department. Where practical, No
Parking signs shall be used in-lieu of red curbs.
29. Crosswalks. All crosswalks shall meet the ADA Issuance of Standard
requirements for delineation, smoothness, slopes and Building
widths. Permits
30. Fallon Road Frontage Sidewalk and Landscape PW Improvement Standard
Improvements. The sidewalk and landscape Plans
improvements along the Fallon Road frontage shall be
installed with this phase of Fallon Gateway.
31. Bus Shelter. The Applicant shall coordinate with the PW Improvement Standard
City and the Livermore Amador Valley Transit Plans
Authority (LAVTA) on the location of the bus shelter.
The bus shelter shall be located in an operationally
desirable location, as determined by the City and
LAVTA.
32. Grading/Sitework Permit. Developer shall obtain a PW Grading Standard
Grading/Sitework Permit from the Public Works
Department for all private grading and site
improvements. Retaining walls over 3-feet in height
or 2-feet with load requires structural calculations.
33. Agreement among tenants. The property owner PW Issuance of Standard
shall establish a mechanism to ensure that there are Building
adequate provisions for the maintenance in good Permits
repair and on a regular basis, the landscaping,
drainage, lighting, signs, pavement and other
improvements within the public right-of-way. The
agreement shall provide for common access and
parking rights among all phases and future parcels.
The Applicant/Developer shall submit a copy of the
agreement to the City for review and approval
pursuant this condition.
34. Trash Capture. To comply with current trash capture PW Improvement Standard
requirements, inlet inserts shall be installed on all Plans
proposed inlets at this site and all existing inlets not
already equipped with inlet inserts within the Fallon
Gateway Retail —Vesting Tentative Parcel Map 10205
property boundary.
35. Storm Water Treatment Measures Maintenance PW Release of Standard
Agreement. Storm Water Treatment Measures Bonds and/or
Maintenance Agreement. Applicant/Developer shall Occupancy
enter into an agreement with the City of Dublin that
guarantees the property owner's perpetual
io
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
maintenance obligation for all storm water treatment
measures 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.
36. Access and Utility Easements. Applicant shall PW In Conjunction
dedicate easements as necessary to provide access with the
and utilities as needed to each parcel. Parcel Map or
by Separate
Instrument
Prior to
Occupancy
37. Dedications. All rights-of-way and easement PW Parcel Map Standard
dedications required by the Tentative Map shall be
shown on the Parcel Map.
38. Phasing of Parcel Map: Any phasing of the Parcel PW Parcel Map Standard
Map or site improvements is subject to the approval of
the City Engineer.
39. Storm Drain Easement. Any structure (including PW Improvement Standard
trash enclosures and signs) within a City Storm Drain Plans
Easement is subject to the approval of the City
Engineer.
40. Clarification. In the event that there needs to be PW [PL] On-going Standard
clarification to these Conditions of Approval, the City
Engineer or Community Development Director has the
authority to clarify the intent of these Conditions of
Approval to the Developer without going to a public
hearing. The City Engineer or Community
Development Director also has the authority to make
minor modifications to these conditions without going
to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
41. Encroachment Permit. Applicant/Developer shall PW Working Standard
obtain an Encroachment Permit from the Public Works Within the
Department for all construction activity within the Public Right of
public right-of-way of any street where the City has Way
accepted the improvements. At the discretion of the
City Engineer an encroachment permit for work
specifically included in an Improvement Agreement
may not be required.
42. Public Improvements. All public improvements to be PW On-going Standard
constructed to City standards and the satisfaction of
the City Engineer.
43. Improvement Agreement. The Developer shall enter PW Start of Public Standard
into an Improvement Agreement with the City for all Improvements
public improvements for common access as
determined by the City Engineer.
11
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
44. Record Drawings. At the completion of construction, PW Release of Standard
the Developer shall provide the Public Works Bonds
Department mylar copies of the civil, joint trench and
landscape plans indicating all changes that were
made during construction.
45. Digital Files. Developer shall provide the Public PW Release of Standard
Works Department a digital vectorized file of the Bonds
"master" files for the project when the Parcel Map has
been approved. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. Drawing units
shall be decimal with the precision of the Parcel 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.
46. Storm Water Pollution Prevention Plan. Prior to any PW Issuance of Standard
clearing or grading, the Developer shall provide the Grading
City evidence that a Notice of Intent (NOI) has been Permit
sent to the California State Water Resources Control
Board per the requirements of the NPDES. A copy of
the Storm Water Pollution Prevention Plan (SWPPP)
shall be provided to the Public Works Department and
be kept at the construction site. The Developer is
responsible for ensuring that all contractors implement
all storm water pollution prevention measures in the
SWPPP.
47. Storm Drain Video. Private and public storm drain PW Issuance of Standard
pipes shall be videoed per the City of Dublin Grading
requirements. Notes specifying procedures shall be Permit
included on the improvement plans.
48. Water Quality Treatment. Supportive data shall be PW Improvement Standard
provided to show that the water quality treatment Plans
meets the RWQCB guidelines.
49. Non-City Agencies. The Applicant/Developer will be PW Improvement Standard
responsible for submittals and reviews to obtain the Plans
approvals of all participating non-City agencies. The
Alameda County Fire Department and the Dublin San
Ramon Services District shall approve and sign the
Improvement Plans.
50. Hydrology and Hydraulic Calculations. Hydrology PW Improvement Standard
and Hydraulic Calculations shall be provided for the Plans
design of the site storm drain system.
51. Grading/Sitework Permit. Developer shall obtain a PW Improvement Standard
Grading/Sitework Permit from the Public Works Plans
Department for all grading and private site
improvements. The developer shall provide security
to guarantee the grading and improvements, in an
amount approved by the City Engineer.
12
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
52. Geotechnical Report. Developer shall submit a PW Improvement Standard
Geotechnical Report, which includes street pavement Plans
sections and grading recommendations.
53. Grading Plan. The Grading Plan shall be in PW Improvement Standard
conformance with the recommendations of the Plans
Geotechnical Report and the approved Site
Development Review. In case of conflict between the
soil engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
54. Site Improvements. The site improvements shall be PW Improvement Standard
constructed generally as shown on the Site Plans
Development Review. However, the approval of the
Site Development Review is not an approval of the
specific design and locations of the drainage, sanitary
sewer, water, traffic, street lighting, join trench and
street improvements.
55. Noise Management. Developer shall prepare a PW Improvement Standard
construction noise management plan that identifies Plans
measures to be taken to minimize construction noise
on surrounding developed properties. The plan shall
include hours of construction operation, use of
mufflers on construction equipment, speed limit for
construction traffic, haul routes and identify a noise
monitor. Specific noise management measures shall
be included on the project plans.
BUILDING DEPARTMENT
56. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
57. Phased Occupancy Plan. If occupancy is B Occupancy Standard
requested to occur in phases, then all physical of any
improvements within each phase shall be required to Affected
be completed prior to occupancy of any buildings Building
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
13
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
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 landsca•in• and associated im•rovements.
58. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building & Safety Division for Permits
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 buildin• permits.
59. Construction Drawings. Construction plans shall be B Issuance of Standard
fully dimensioned (including building elevations) Building
accurately drawn (depicting all existing and proposed Permits
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.
60. Air Conditioning Units. Air conditioning units and B Occupancy of Standard
ventilation ducts shall be screened from public view Unit
with materials compatible to the main building. Units
shall be approved by the Chief Building Official and
Director of Community Development.
61. Temporary Fencing. Temporary Construction B Through Standard
fencing shall be installed along the perimeter of all Completion
work under construction.
62. Addressing B Standard
a) Provide a site plan with the City of Dublin's Prior to
address grid overlaid on the plans (1 to 30 Release of
scale). Highlight all exterior door openings on Addresses
plans (front, rear, garage, 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) Address signage shall be provided as per the Prior to
Dublin Commercial Security Code. Permitting
c) Address will be required on all doors leading Prior to
to the exterior of the building. Addresses shall Occupancy
be illuminated and be able to be seen from the
street, 4 inches in height minimum.
d)
14
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
63. Engineer Observation. The Engineer of record shall B Scheduling Standard
be retained to provide observation services for all the Frame
components of the lateral and vertical design of the Inspection
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.
64. Foundation. Geotechnical Engineer for the soils B Building Standard
report shall review and approve the foundation design. Permit
A letter shall be submitted to the Building Division on Issuance
the approval.
65. Electronic File: The applicant/developer shall submit B Issuance of Standard
all building drawings and specifications for this project Final
in an electronic format to the satisfaction of the Occupancy
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.
66. Construction trailer: Due to size and nature of the B Through Standard
development, the applicant/developer, shall provide a Completion
construction trailer will 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.
67. Copies of Approved Plans. Applicant shall provide B 30 days After Standard
City with 2 reduced (1/2 size) copies of the City of Permit &
Dublin stamped approved plan. Revision
Issuances
68. Cool Roofs. Flat roof areas shall have their roofing B Through Standard
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
69. Solar Zone — CA Energy Code. Show the location of B Through Standard
the Solar Zone on the site plan. Detail the orientation Completion
of the Solar Zone. This information shall be shown in
the master plan check on the overall site plan, the
individual roof plans and the plot plans. This condition
of approval will be waived if the project meets the
exceptions provided in the CA Energy Code.
•
70. Green Building Standards Code. The Applicant B Through Standard
shall incorporate Green Building Measures. Green Completion of
Building plan shall be submitted to the Building Official Construction
for review.
15
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
a. Provide Bicycle parking (short term & long
term racks) as required by section 5.106.4
b. Provided Designated parking for any
combination of low-emitting, fuel-efficient and
carpool vehicles as required by 5.106.5.2
c. Separate water meters may be required,
please review section 5.303.1.2.
d. Provide future access for solar systems, install
electrical conduit as required by Section
7.94.070 of the Dublin Municipal Code.
71. Accessible Parking. The required number of parking B Through Standard
stalls, the design and location of the accessible Completion
parking stalls shall be as required by the CA Building
Code.
72. Accessary Structures. Building permits are required B Through Standard
for all trash enclosures and associated amenities / Completion
structures and are required to meet the accessibility
and building codes.
73. 60-Foot No Build Covenant. Pursuant to Dublin B Issuance of Standard
Municipal Code Section 7.32.130, the owner shall file Building
with the Building Official a Covenant and Agreement Permits
Regarding Maintenance of Yards for an Oversized
Building binding such owner, his heirs, and assignees,
to set aside a 60-foot required yard as unobstructed
space having no improvements. After execution by
the owner and Building Official, such covenant shall
be recorded in the Alameda County Recorder's Office,
and shall continue in effect so long as an oversized
building remains or unless otherwise released by
authority of the Building Official.
DUBLIN SAN RAMON SERVICES DISTRICT DSRSD
74. Improvement Plans. Prior to issuance of any building DSRSD Issuance of Standard
permit, complete improvement plans shall be Building
submitted to DSRSD that conform to the requirements Permits
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.
75. Mains. All mains shall be sized to provide sufficient DSRSD Issuance of Standard
capacity to accommodate future flow demands in Building
addition to each development project's demand. Permits
Layout and sizing of mains shall be in conformance to
DSRSD utility master planning.
76. Sewers. Sewers shall be designed to operate by DSRSD Occupancy Standard
gravity 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
16
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications.
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.
77. Waterline Systems. Domestic and fire protection DSRSD Occupancy Standard
waterline systems for Tracts or Commercial
Developments shall be designed to be looped or
interconnected to avoid dead end sections in
accordance with requirements of the DSRSD
Standard Specifications and sound engineering
practice.
78. Sewer Line Locations. DSRSD policy requires public DSRSD Occupancy Standard
water and sewer lines to be located in public streets
rather than in off-street locations to the fullest extent
possible. If unavoidable, then public sewer or water
easements must be established over the alignment of
each public sewer or water line in an off-street or
private street location to provide access for future
maintenance and/or replacement.
79. Easements. Prior to approval by the City of a grading DSRSD Issuance of Standard
permit or a site development permit, the locations and Grading
widths of all proposed easement dedications for water Permits
and sewer lines shall be submitted to and approved
by DSRSD.
80. Easement Dedications. All easement dedications for DSRSD Recordation of Standard
DSRSD facilities shall be by separate instrument Parcel Map
irrevocably offered to DSRSD or by offer of dedication
on the Parcel Map.
81. Parcel Map. Prior to approval by the City for DSRSD Recordation of Standard
recordation, the Parcel Map shall be submitted to and Parcel Map
approved by DSRSD for easement locations, widths
and restrictions.
82. Fees. Prior to issuance by the City of any Building DSRSD Issuance of Standard
Permit or Construction Permit by the Dublin San Building
Ramon Services District, whichever comes first, all Permits
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.
83. Improvement Plans. Prior to issuance by the City of DSRSD Issuance of Standard
any Building Permit or Construction Permit by the Building
Dublin San Ramon Services District, whichever Permits
comes first, all improvement plans for DSRSD
facilities shall be signed by the District Engineer.
Each drawing of improvement plans shall contain a
si•nature block for the District En•ineer indicatin•
17
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
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 by the District Engineer.
84. Construction Permit. No sewer line or waterline DSRSD Issuance of Standard
construction shall be permitted unless the proper Building
utility construction permit has been issued by DSRSD. Permits
85. Hold Harmless. The Applicant/Developer shall hold DSRSD On-going Standard
DSRSD, its Board of Directors, commissions,
employees, and agents of DSRSD harmless and
indemnify and defend the same from any litigation,
claims, or fines resulting from the construction and
completion of the project.
86. Recycled Water Improvements. Improvement plans DSRSD Issuance of Standard
shall include recycled water improvements as required Construction
by DSRSD. Services for landscape irrigation shall Permits
connect to recycled water mains. Applicant must
obtain a copy of the DSRSD Recycled Water Use
Guidelines and conform to the requirements therein.
87. Backflow Prevention Device. A Backflow Prevention DSRD Occupancy Standard
device to prevent back-siphoning of water into the
potable distribution main will be required on each
commercial account per the District's specifications.
88. Development Plans. Development plans will not be DSRSD Approval of Standard
approved until landscape plans are submitted and Landscape
approved. Plans
89. Grading. Grading for construction shall be done with DSRSD On-going Standard
recycled water.
90. Irrigation Meters. Temporary potable irrigation DSRSD On-going Standard
meters in areas with recycled water service shall only
be allowed for cross-connection and coverage testing
for a maximum of 14 calendar days.
91. District Recycled Water Use. The project is located DSRSD On-going Standard
within the District Recycled Water Use Zone (Ord
301), which calls for installation of recycled water
irrigation systems to allow for the future use of
recycled water for approved landscape irrigation
demands. Recycled water will be available as
described in the DSRSD Water Master Plan Update,
December 2005. Unless specifically exempted by the
District Engineer, compliance with Ordinance 301 is
required. The Applicant must submit landscape
irrigation plans to DSRSD. All irrigation facilities shall
18
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
be in compliance with District's "Recycled Water Use
Guidelines" and Department of Health Services
requirements for recycled water irrigation design.
92. Trash Enclosure. If any trash enclosures or car wash DSRSD On-going Standard
areas are to be connected to the sanitary sewer, they
must have a grease and sand trap and the areas must
be covered to prevent the entry of rainwater.
ALAMEDA COUNTY FIRE DEPARTMENT
93. Building and Fire Codes. The project will need to F the Issuance Standard
comply with the applicable Building and Fire Codes. of Building
Site and Building plans shall be provided for review Permits
and approval by the Fire Department.
94. Fire Apparatus Roadways. Fire apparatus roadways F Occupancy Standard
shall have a minimum unobstructed width of 20 feet
and an 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 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."
95. New Fire Sprinkler System & Monitoring F the Issuance Standard
Requirements. In accordance with The Dublin Fire of Building
Code, fire sprinklers shall be installed in the building. Permits
The system shall be in accordance with the NFPA 13,
the 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.
96. Fire Hydrants and Fire Flows. The site plan will F Issuance of Standard
need to note the location of any on-site fire hydrants Building
that are along the property frontage and the closest Permits and
hydrant to each side of the property that are located Occupancy
along the access roads that serve this property.
Provide a letter from the water company indicating
what the available fire flow is to this property.
97. Fire Access. Fire access is required to be approved F On-going Standard
all-weather access. Show on the plans the location of
all-weather access and a description of the
construction. Access road must be designed to
support the imposed loads of fire apparatus.
SECURITY AND POLICE
98. Non-Residential Security Requirements. The PO, B On-going Standard
Applicant/Developer shall comply with all applicable
City of Dublin Non-Residential Security Ordinance
requirements.
19
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
99. Security During Construction. PO, B During Standard
a. Fencing — The perimeter of the construction site Construction
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
lighting is to be posted on the Dublin Boulevard
perimeter.
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.
100. Lighting Plan. The Applicant shall submit a final PO Occupancy Standard
lighting plan for approval by the Dublin Police. At a and On-going
minimum the plan should include:
• 1.0 foot-candle lighting at ground level in
parking lot areas.
• The lighting plan shall provide a photometric
read-out with foot-candles plotted on the site.
• Lighting fixtures shall be of a vandal resistant
type.
101. Exterior Landscaping. Exterior landscaping shall be PO Occupancy Standard
kept at a minimal height and fullness giving patrol and On-going
officers and general public surveillance capabilities of
the area.
102. Seat Walls. Seat wall areas shall be designed to PO Occupancy Standard
minimize the potential for vandalism by skateboarders and On-going
and others.
103. Graffiti. The Applicant/Developer shall keep the site PO, PL On-going Standard
clear of graffiti on a regular and continuous basis and
at all times. Graffiti resistant materials should be used.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
104. Construction Hours. Standard construction and PW On-going Standard
grading hours shall be limited to weekdays (Monday
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 6:00 p.m. The Developer may
20
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
request reasonable modifications to such determined
days and hours, taking into account the seasons,
impacts on neighboring properties, and other
appropriate factors, by submitting a request form to
the City Engineer. For work on Saturdays, said
request shall be submitted no later than 5:00 p.m. the
prior Wednesday prior. Overtime inspection rates will
apply for all after-hours, Saturday, and/or holiday
work.
105. Construction Trash/Debris. Measures shall be PW, B, Construction Standard
taken to contain all construction related trash, debris, PL
and materials on-site until disposal off-site can be
arranged. The Applicant/Developer shall keep the
adjoining public streets and properties free and clean
of project dirt, mud, and materials during the
construction period. The Developer shall be
responsible for corrective measures at no expense to
the City of Dublin.
106. Construction Fencing. The use of any temporary PL, PW, Issuance of Standard
construction fencing shall be subject to the review and B Building
approval of the City Engineer and the Building Official. Permits
107. Erosion Control during Construction. PW Issuance of Standard
Applicant/Developer shall include an Erosion and Grading/Site
Sediment Control Plan with the Grading and Work Permit
Improvement plans for review and approval by the
City Engineer. Said plan shall be designed,
implemented, and continually maintained pursuant to
the City's NPDES permit between October 1st and
April 15th or beyond these dates if dictated by rainy
weather, or as otherwise directed by the City
Engineer.
LANDSCAPING
108. Final Landscape and Irrigation Plan. A Final PL Issuance of Standard
Landscape and Irrigation Plan prepared and stamped Building
by a State licensed landscape architect or registered Permits
engineer, along with a cost estimate of the work and
materials proposed, shall be submitted for review and
approval by the Community Development Director.
Landscape and irrigation plans shall provide for a
recycled water system.
109. Completion of Landscaping (see Phased B Occupancy Standard
Occupancy Plan). 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 completion bond for the
value of the deferred landscaping and associated
improvements.
110. Standard Plant Material, Irrigation and PL Issuance of Standard
Maintenance Agreement. The Applicant/Developer Building
shall complete and submit to the Dublin Planning Permits
21
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
Department the Standard Plant Material, Irrigation
and Maintenance Agreement.
111. Landscape Borders. All landscaped areas shall be PL On-going Standard
bordered by a concrete curb that is at least 6 inches
high and 6 inches wide. Curbs adjacent to parking
spaces must be 12 inches wide. All landscaped
areas shall be a minimum of 6 feet in width (face of
curb to face of curb) unless modified in this
application. Concrete mow strips at least 6 inches
deep and 4 inches wide shall be required to separate
turf areas from shrub areas.
112. Maintenance of Landscape. All landscape areas on PL On-going Standard
the site shall be enhanced and properly maintained at
all times. Any proposed or modified landscaping to
the site, including the removal or replacement of
trees, shall require prior review and written approval
from the Community Development Director.
113. Water Efficient Landscaping Ordinance. The PL Completion of Standard
Applicant/Developer shall submit written Improvements
documentation to the Community Development
Director (in the form of a Landscape Documentation
Package and other required documents) that the
development conforms to the City's Water Efficient
Landscaping Ordinance.
114. The Developer/Applicant shall include additional PC Issuance of Project
enhanced materials (i.e. stone and brick) on the Pad building permits specific
and Shop buildings within Phase 4. The Applicant
shall work with Staff on the type of enhanced material
and the location of the materials on the building
elevations.
PASSED, APPROVED AND ADOPTED this 22nd day of July 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN: � 4.
Planning Commissioner Chair
ATTE§Tn
Assistant Cc/mm Development Director
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