HomeMy WebLinkAboutPC Reso 15-10 Trumark/Regional St SDR RESOLUTION NO. 15-10
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE 60-UNIT TRUMARK RESIDENTIAL
PROJECT AT 7144 REGIONAL STREET IN DOWNTOWN DUBLIN
PLPA-2015-00017
WHEREAS, the Applicant, Trumark Homes LLC, is requesting approval of an application to
construct 60 townhomes on an approximately 2.7 acre site at 7144 Regional Street in Downtown
Dublin The project will include the construction of the residential buildings, site circulation and
landscape improvements, and street improvements along Regional Street and San Ramon Road
along the project frontages. The Applicant is seeking site and architectural (SDR) approval, a Vesting
Tentative Map to create condominium units, and a Conditional Use Permit to authorize a reduced
guest parking standard of 0 6 spaces per residential unit instead of 1.0 guest spaces per unit as
otherwise required by the Zoning Ordinance, and
WHEREAS, the project site is located in Downtown Dublin, within the Retail District of the
Downtown Dublin Specific Plan, and
WHEREAS, the project site is currently occupied by Horizon Irrigation, which utilizes the
existing 8,640 square foot building on the property, has an outdoor storage yard, and associated
parking and landscaping areas; and
WHEREAS, the Applicant has submitted a full Site Development Review plan set (included as
Exhibit A to this Resolution) that illustrates the proposed site layout, driveway and parking circulation
system, building architecture, access to public streets, site amenities, and landscaping for the
proposed project; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines
and City Environmental Regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared, and
WHEREAS, the project is located within the Downtown Dublin Specific Plan area, which was
the subject of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005.
The Downtown Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11
dated February 1, 2011 Pursuant to the California Environmental Quality Act (CEQA) Guidelines
section 15168, Site Development Review approval for this project is within the scope of the project
analyzed in the Specific Plan EIR and no further CEQA review or document is required; and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by reference,
described and analyzed the Trumark/Regional Street residential project, including the Site
Development Review application, Vesting Tentative Map application, and the proposed Conditional
Use Permit for a Parking Reduction; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Trumark/Regional Street residential project, including the Site Development Review application,
Vesting Tentative Map application, and the proposed Conditional Use Permit for a Parking Reduction
on October 13, 2015, 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 Trumark/Regional Street
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 is in compliance with the development standards of the Downtown Dublin
Zoning District and Downtown Dublin Specific Plan (DDSP) and is generally consistent with
the DDSP design guidelines for residential uses including compliance with setbacks,
height, and development intensity; 2) the project will provide a uniquely-designed, varied,
and distinct housing opportunity within the DDSP area that does not currently exist; and 3)
the project is consistent with the DDSP Retail District requirements to have a minimum
density of 22 units per net acre for any residential 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 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 Downtown Dublin Zoning District and accompanying DDSP.
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
buildings are consistent with the requirements of the DDSP, which guides residential
development in the Retail District and the greater DDSP area; 2) the project will contribute
to housing opportunities as a complement to the surrounding commercial areas that are
intended to further densify and develop as the DDSP is built out, and 3) the project will
provide new for-sale residential units in an area that is close to transit, shopping, and
services, and will create a more urban residential neighborhood for buyers that are seeking
that lifestyle
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 can support residential
uses; 2) the Project is consistent with the Downtown Dublin 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 is generally flat; 2) landscaping along main thoroughfares and throughout the project
will be complete; and 3) due to the proximity of the site to the Calaveras Fault, a preliminary
geotechnical study has been completed and the setback recommendations of the study
have been incorporated into the project.
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 provide a
unique, urban, contemporary-themed housing opportunity in the DDSP, 2) the structures
reflect the architectural styles and development standards for other higher-density
residential projects within the DDSP, 3) the materials proposed will be high-quality and
long-lasting; and 4) the color and materials proposed are appropriate to the contemporary
architectural design proposed for the project and complementary to other commercial
buildings in the project vicinity.
G Landscape considerations, including the location, type, size, color, texture and coverage of
plant matenals, 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
City's 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 project plans and
have been reviewed for safety and adequate circulation; and 2) development of this project
will include the reconstruction of sidewalks and tree grates along both Regional Street and
San Ramon Road to conform to City standards, thereby providing ensuring the safe 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 Trumark/Regional Street Residential Project,
subject to the conditions included below, and in accordance with the Project 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.
COA # Condition Text Resp. Required
Agency Prior to:
PLANNING DIVISION
1 Approval. This Site Development Review approval is for the PL On-going
Trumark/Regional Street Residential Project (PLPA-2015-00017) This
approval shall be as generally depicted and indicated on the SDR
project plans, attached to this Resolution as Exhibit A, prepared by
MacKay & Somps, KTGY Group, and Gates + Associates Landscape
Architecture dated received September 29, 2015, 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
COA# Condition Text Resp. Required
Agency Prior to:
this project
2. Effective Date. This Site Development Review approval becomes PL On-going
effective after the Community Benefit Agreement associated with the
project is approved by the City Council If the Community Benefit
Agreement is not approved, the Site Development Review approval
shall become null and void
3 Permit Expiration. Construction or use shall commence within one PL One Year
(1) year of Permit approval or the Permit shall lapse and become null After Effective
and void If there is a dispute as to whether the Permit has expired, the Date
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
4 Time Extension. The original approving decision-maker may, upon PL Prior to
the Applicant's written request for an extension of approval prior to Expiration
expiration, upon the determination that all Conditions of Approval Date
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
5 Compliance. The Applicant/Property Owner shall operate this use in PL On-going
compliance with the Conditions of Approval of this Site 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
6 Revocation of Permit. The Site Development Review approval shall PL On-going
be revocable for cause in accordance with Section 8 96.020 I of the
Dublin Zoning Ordinance Any violation of the terms or conditions of
this permit shall be subject to citation
7 Requirements and Standard Conditions. The Applicant/ Developer Various Building
shall comply with applicable City of Dublin Fire Prevention Bureau, Permit
Dublin Public Works Department, Dublin Building Department, Dublin Issuance
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
8 Required Permits. Developer shall obtain all permits required by PW Building
other agencies including, but not limited to Alameda County Flood Permit
Control and Water Conservation District Zone 7, California Department Issuance
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
9 Fees. Applicant/Developer shall pay all applicable fees in effect at the Various Building
time of building permit issuance, including, but not limited to, Planning Permit
fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Issuance
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)
COA# Condition Text Resp. Required
_ Agency Prior to:
Drainage and Water Connection fees, or any other fee that may be
adopted and applicable
10 Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
harmless the City of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought within the
time period required by Government Code Section 66499 37 or other
applicable law, provided, however, that the 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
11. Clarification of Conditions. In the event that there needs to be PL, PW On-going
clarification to the Conditions of Approval, the Director of 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
12 Clean-up. The Applicant/Developer shall be responsible for clean-up PL On-going
& disposal of project related trash to maintain a safe, clean and litter-
free site
13 Modifications. Modifications or changes to this Site Development PL On-going
Review approval may be considered by the Community Development
Director if the modifications or changes proposed comply with Section
8 104.100 of the Zoning Ordinance
14 Public Art. The Applicant/Developer is intending to acquire and install PL Prior to first
public art on the project site in accordance with Chapter 8 58 of the occupancy
Dublin Municipal Code However, the Developer also wants to
rpeserve the right to pay the in-lieu fee if project financing dictates
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 The Developer shall decide prior to
acceptance of the Final Map whether the in-lieu fee shall be paid or
the public art is to be installed on site If public art is to be installed on
site, it shall be done 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. The public art is to be installed and the process
finalized prior to occupancy of the last residential unit
15 Noise Attenuation. The Applicant/Developer is required to conduct a PL Issuance of
site-specific noise study to determine if the exterior noise environment building
for the buildings adjacent to San Ramon Road is in excess of 60 dBA permit
COA# Condition Text Resp. Required
Agency Prior to:
If it is, the study shall include measures to be incorporated into the
building construction to ensure that the interior noise environment is at
or below 45dBA in any habitable room
16 Satellite Dishes: The Applicant/Developer's Architect shall prepare a PL Issuance of
plan for review and approval by the Director of Community building
Development and the Building Official that provides a consistent and permit
unobtrusive location for the placement of individual satellite dishes
Individual conduit will be run on the interior of the unit to the satellite
location on the exterior of the home to limit the amount of exposed
cable required to activate any satellite dish It is preferred that where
chimneys exist, the mounting of the dish be incorporated into the
chimney In instances where chimneys do not exist, then the plan
shall show a common and consistent location for satellite dish
placement to eliminate the over proliferation, haphazard and irregular
placement
BUILDING DIVISION _
17. Building Codes and Ordinances. All project construction shall B Through
conform to all building codes and ordinances in effect at the time of Completion
building permit.
18 Retaining Walls If there are any retaining walls over 24 inches with a B Through
surcharge or 36 inches without a surcharge, permits shall be retained Completion
and inspections from the Building & Safety Division shall be required
19 Phased Occupancy Plan If occupancy is requested to occur in B Occupancy of
phases, then all physical improvements within each phase shall be any affected
required to be completed prior to occupancy of any buildings within building
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
20 Building Permits. To apply for building permits, Applicant/Developer B Issuance of
shall submit five (5) sets of construction plans to the Building & Safety Building
Division for plan check Each set of plans shall have attached an Permits
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
21 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 prepared _ __ permits
COA# Condition Text Resp. Required
Agency Prior to:
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
22 Air Conditioning Units Air conditioning units and ventilation ducts B Occupancy of
shall be roof-mounted and screened from public view behind a roof Unit
parapet that is designed to be integral to the building
23 Temporary Fencing Temporary Construction fencing shall be B Through
installed along the perimeter of all work under construction Completion
24 Addressing B, Fire
a) Provide a site plan with the City of Dublin's address grid overlaid Prior to
on the plans (1 to 30 scale) Highlight all exterior door openings release of
on plans (front, rear, garage, etc) The site plan shall include a addresses
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 Prior to
approve plan prior to issuance of the first building permit, permitting
c) Addresses will be required on the front of the dwellings
Addresses are also required near the garage door opening if the Prior to
opening is not on the same side of the dwelling as the front door permitting
d) Townhomes/Condos are required to have address ranges for the
entire building posted on the side of the building facing the Occupancy
street/drive aisle with minimum 5" tall numbers Larger sizes may of any Unit
be necessary based on setbacks from the roadway and visibility
Additionally, a sign posted at the driveway entry with the address
range shall be posted between 36"-42" above grade The sign
shall be illuminated with an uninterruptable AC power source or
controlled by a photoelectric device
e) Address signage shall be provided as per the Dublin Residential
Security Code Prior to permit
f) Exterior address numbers shall be backlight and be posted in Issuance, and
such a way that they may be seen from the street/drive aisle through
completion
25 Engineer Observation. The Engineer of record shall be retained to B Scheduling
provide observation services for all components of the lateral and the final
vertical design of the building, including nailing, hold-downs, straps, frame
shear, roof diaphragm and structural frame of building A written inspection
report shall be submitted to the City Inspector prior to scheduling the
final frame inspection
26 Foundation. Geotechnical Engineer for the soils report shall review B Permit
and approve the foundation design A letter shall be submitted to the issuance
Building Division on the approval
27 Green Building B
a) Green Building measures as detailed in the SDR package may be Through
adjusted prior to master plan check application submittal with prior Completion
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
b) 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) _
COA# Condition Text Required
Prior to:
c) 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)
d) Homeowner Manual — if Applicant takes advantage of this point Project
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)
e) Landscape plans shall be submitted to the Green Building Official Prior to
for review (Prior to approval of the landscape plans by the City of approval of
Dublin) the landscape
f) Developer may choose self-certification or certification by a third plans by the
party as permitted by the Dublin Municipal Code. Applicant shall City of Dublin
inform the Green Building Official of method of certification prior to
release of the first permit in each subdivision / neighborhood Prior to
approval of
the landscape
plans by the
City of Dublin
28 Electronic File: The applicant/developer shall submit all building B Issuance of
drawings and specifications for this project in an electronic format to the final
the satisfaction of the Building Official prior to the issuance of building occupancy
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
29 Copies of Approved Plans. Applicant shall provide City with 2 B 30 days after
reduced (1/2 size) copies of the City of Dublin stamped approved plan permit and
each revision
issuance
30 Cool Roofs. Flat roof areas shall have their roofing material coated B Through
with light colored gravel or painted with light colored or reflective Completion
material designed for Cool Roofs
31 Electric Vehicle Charging Stations. Show the location of Electric B Through
Vehicle Charging Stations mandated for new residential construction Completion
(multifamily dwellings) effective July 1, 2015. Include the number and
location of EV charging stations on plans
32 Solar Zone—CA Energy Code B Through
Show the location of the Solar Zone on the site plan Detail the Completion
orientation 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
33 Accessible Parking. The required number of parking stalls, the B Through
design and location of the accessible parking stalls shall be as Completion
required by the CA Building Code and generally as shown on the
approved SDR exhibit
34 Options. Selected options that affect the square footage of the B Through
dwellings shall be listed on the building permit application Selected Completion
options that affect the footprint of the dwelling shall be shown on the
plot plan
35 Accessible units under CBC 11A. Project type requires a minimum i B Through
of 10% of the units shall meet the requirements of chapter 11A of the Completion
CBC The ten percent (10%) accessible units shall be constructed
concurrently with the_project Certificate of Occupancies may be
COA# Condition Text Resp. Required
Agency Prior to:
withheld by the Chief Building Official's determination at any time that
the 10% requirements are not being met
36. Mailbox Lighting. Mailboxes shall be provided with lighting meeting B Through
the requirements of the City's Residential security requirements Completion
LANDSCAPE
37. Final landscape plans, irrigation system plans. P Approval of
Tree preservation techniques, and guarantees, shall be reviewed and Landscape
approved by the Dublin Planning Division prior to the issuance of the Plans
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 the area under the drip line of all existing trees 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
f 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
g That a permanent maintenance agreement on all landscaping will
be required from the owner insuring regular irrigation, fertilization
and weed abatement, if applicable
38 Water Efficient Landscaping Regulations. The Applicant shall meet P Approval of
all requirements of the City of Dublin's Water-Efficient Landscaping Landscape
Regulations, Section 8 88 of the Dublin Munici.al Code Plans
39 Plant Clearances. All trees planted shall meet the following P Approval of
clearances Landscape
a 6' from the face of building walls or roof eaves Plans
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 _
40 Plant sizing. All shrubs shall be a minimum of 5 gallon, ground cover r Approval of
shall be a minimum of 1 gallon, and all trees shall be a minimum of 24" Landscape
box size, with the trees at the main project entry and along the Plans
Regional Street and San Ramon Road perimeter being 36" box size
41. Final Landscape Plans. Shall be in substantial conformance with the Approval of
conceptual landscape plans (Sheets LA 1-LA 6) in the Exhibit A Any Landscape
substitutions of plant species, site furniture, and/or materials shall be Plans
reviewed by Planning Staff Manufacturer's details and specifications
shall be included in the Final Landscape Plans, which shall be
submitted for review and approval prior to landscape installation.
42 Mailboxes. Mailbox locations shall be integrated within the landscape P Issuance of
and shall comply with USPS requirements any building
permit
43 Sustainable Landscape Practices. The landscape design shall P Issuance of
COA # Condition Text Resp. Required
Agency Prior to:
demonstrate compliance with sustainable landscape practices as any building
detailed in the Bay-Friendly Landscape Guidelines by earning a permit
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
44. Copies of Approved Plans. The Applicant shall provide the City with P Issuance of
three full size copies, three reduced (1/2 sized) copy and one any building
electronic copy of the approved landscape plans prior to construction permit
FIRE PREVENTION
45 Comply with 2013 California Fire Code F On going
46 Comply with 2013 California Residential Code. F On goinq
47 New Fire Sprinkler System & Monitoring Requirements. In F On going
accordance with The Dublin Fire Code, fire sprinklers shall be installed
in the building 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
a) Sprinkler Plans. (Deferred Submittal Item). Submit detailed
mechanical drawings of all sprinkler modifications, including cut
sheets, listing sheets and calculations to the Fire Department for
approval and permit prior to installation
b) All sprinkler system components shall remain in compliance with
the applicable NF PA 13 Standard, the CA Fire Code and the CA
Building Code
c) Underground Plans. (Deferred Submittal Item). Submit detailed
shop drawings for the fire water supply system, including cut
sheets, listing sheets and calculations to the Fire Department for
approval and permit prior to installation All underground and fire
water supply system components shall be in compliance with the
applicable NF PA 13, 24, 20, 22 Standards, the CA Fire Code
and the CA Building Code. The system shall be hydrostatically
tested and inspected prior to being covered Prior to the system
being connected to any fire protection system, a system flush shall
be witnessed by the Fire Department
d) Central Station Monitoring. Automatic fire extinguishing systems
installed within buildings shall have all control valves and flow
devices electrically supervised and maintained by an approved
central alarm station Zoning and annunciation of central station
alarm signals shall be submitted to the Fire Department for
approval. The central station monitoring service shall be either
certificated or placarded as defined in NFPA Standard No 72
Assure the specific account is UL Certificated or Placarded and
not lust the monitoring station
e) Fire Protection Equipment shall be identified with approved signs
constructed of durable materials, permanently installed and
COA# Condition Text Resp. Required
Agency Prior to:
readily visible
48. Monitoring Requirements for Fire Sprinkler Systems F On going
a) Central Station Monitored Account. Automatic fire extinguishing
systems within buildings shall have all control valves and flow
devices electrically supervised and maintained by an approved
central alarm station. Zoning and annunciation of central station
alarm signals shall be submitted to the Fire Department for
approval The central station monitoring service shall be either
certificated or placarded as defined in N F PA Standard No 72
b) Monitoring System Plans (Deferred Submittal Item). If it is
necessary to install a fire alarm monitoring system or modify an
existing system in order to obtain a Certificated or Placarded
account, plans and specifications shall be submitted to the fire
department for review and approval of the installation or
modifications
49. Fire apparatus roadways. Shall have a minimum unobstructed width F Approval of
of 20 feet and an unobstructed vertical clearance of not less than 13 Improvement
feet 6 inches Roadways under 36 feet wide shall be posted with signs Plans
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"
a) Fire apparatus roadways must extend to within 150 ft of the most
remote first floor exterior wall of any building.
b) The maximum grade for a fire apparatus roadway is 12%.
c) Fire apparatus roadways in excess of 150 feet in length must
make provisions for approved apparatus turnarounds
50 Gate Approvals. Fencing and gates that cross pedestrian access and F Approval of
exit paths as well as vehicle entrance and exit roads need to be Improvement
; approved for fire department access and egress as well as exiting Plans
provisions where such is applicable. Plans need to be submitted that
clearly show the fencing and gates and details of such This should be
' clearly incorporated as part of the site plan with details provided as
necessary
51 , FD Gate Key Box I Switch. Each manually operated gate that serves F Occupancy of
as a means of fire access shall have installed a Knox Key Box first unit
accessible from the entrance side of the gate Where the locking
method of the gate is by a chain a Knox padlock shall be installed on
the chain. The key box door and necessary keys are to be provided to
the fire inspector upon the final inspection. The inspector will then lock
the keys into the box
52 Site Improvement Plans. The Site Improvement Plans need to show F, PW, PL Approval of
sufficient detail and layout of the site for review that shall include, but Improvement
not be limited to the following' Plans
a) The site parking and circulation layout including fences, gates, fire
lane locations and turnarounds
b) Location of all fire appliances including fire hydrants, fire
connections, fire sprinkler risers, and fire control valves
c) The location of all building openings including the exit discharge
pathway for building exits Note the location of exit lighting for
these pathways as well
d) The location of any overhead obstructions and their clearances
e) The location of property lines and assumed property lines
between buildings on the same property as well as any
COA# Condition Text Resp. Required
Agency Prior to:
easements
f) The site plan will also need to note the location and distance of
fire hydrants that are along the property frontage as well as the
closest hydrants to each side of the property that are located
along the access roads that serves the property. In addition, the
improved face of curb to face of curb or edge of pavement width
of the access road that serves the property will need to be noted
53 Fire Access. Fire access is required to be approved all-weather i F Approval of
access Show on the plans the location of the all-weather access and ' Improvement
a description of the construction. Access road must be designed to Plans
support the imposed loads of fire apparatus. _
54 Hydrants & Fire Flows. Show the location of any on-site fire hydrants F Approval of
and any fire hydrants that are along the property frontage as well as Improvement
the closest hydrants to each side of the property that are located along Plans
the access roads that serves this property Provide a letter from
DSRSD indicating what the available fire flow is to this property
DUBLIN SAN RAMON SERVICES DISTRICT(DSRSD)
55 Complete improvement plans shall be submitted to DSRSD that conform DSRSD Issuance of
to the requirements of the Dublin San Ramon Services District Code, the any building
DSRSD "Standard Procedures, Specifications and Drawings for Design permit
and Installation of Water and Wastewater Facilities", all applicable
DSRSD Master Plans and all DSRSD policies. _
56 All mains shall be sized to provide sufficient capacity to accommodate DSRSD Issuance of
future flow demands in addition to each development project's any building
demand Layout and sizing of mains shall be in conformance with permit
DSRSD utility master planning
57. Sewers shall be designed to operate by gravity flow to DSRSD's DSRSD Issuance of
existing sanitary sewer system Pumping of sewage is discouraged any building
and may only be allowed under extreme circumstances following a permit
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
58 Domestic and fire protection waterline systems for Tracts or DSRSD Issuance of
Commercial Developments shall be designed to be looped or any building
interconnected to avoid dead end sections in accordance with permit
requirements of the DSRSD Standard Specifications and sound
engineering practice
59. DSRSD policy requires public water and sewer lines to be located in DSRSD Issuance of
public streets rather than in off-street locations to the fullest extent any building
possible If unavoidable, then public sewer or water easements must permit
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
60 Locations and widths of all proposed easement dedications for water DSRSD Issuance of
and sewer lines shall be submitted to and approved by DSRSD any grading
or site
improvement
permit _
61 All easement dedications for DSRSD facilities shall be by separate DSRSD Issuance of
instrument irrevocably offered to DSRSD or by offer of dedication on any building
COA# Condition Text Resp. Required
Agency Prior to:
the Final Map _ permit
62 Final Map shall be submitted to and approved by DSRSD for DSRSD Approval of
easement locations, widths, and restrictions Final Map
63 All utility connection fees including DSRSD and Zone 7, plan checking DSRSD Issuance of
fees, inspection fees, connection fees, and fees associated with a any building
wastewater discharge permit shall be paid to DSRSD in accordance permit or
with the rates and schedules established in the DSRSD Code issuance of
Construction
Permit by
DSRSD
64 No sewer line or waterline construction shall be permitted unless the DSRSD Issuance of
proper utility construction permit has been issued by DSRSD A any building
construction permit will only be issued after all of the items the above permit
condition have been satisfied
65 All improvement plans for DSRSD facilities shall be signed by the DSRSD Issuance of
District Engineer Each drawing of improvement plans shall contain a any building
signature block for the District Engineer indicating approval of the permit or
sanitary sewer or water facilities shown Prior to approval by the issuance of
District Engineer, the applicant shall pay all required DSRSD fees, and Construction
provide an engineer's estimate of construction costs for the sewer and Permit by
water systems, a performance bond, a one-year maintenance bond, DSRSD
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.
66 The applicant shall hold DSRSD, its Board of Directors, commissions, DSRSD Issuance of
employees, and agents of DSRSD harmless and indemnify and defend any building
the same from any litigation, claims, or fines resulting from the permit
construction and completion of the project.
67. Improvement plans shall include recycled water improvements as DSRSD Issuance of
required by DSRSD Services for landscape irrigation shall connect to any building
recycled water mains Applicant must obtain a copy of the DSRSD permit
Recycled Water Use Guidelines and conform to the requirements
therein
68 Above ground backflow prevention devices/double detector check DSRSD Issuance of
valves shall be installed on fire protection systems connected to the any building
DSRSD water main The applicant shall collaborate with the Fre permit
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
69 Development plans will not be approved until landscape plans are DSRSD City and
submitted and approved DSRSD
approval of
landscape
plans
70 Grading for construction shall be done with recycled water DSRSD Ongoing
71 Temporary potable irrigation meters in areas with recycled water DSRSD Ongoing
service shall only be allowed for cross-connection and coverage
testing for a maximum of 14 calendar days II
ADDITIONAL CONDITION OF APPROVAL
72 Applicant to work with Staff to enhance the following design elements Planning Issuance of
of the project Commissi Building
a Identify a different material for the low patio walls at the entry to on Permits
each unit,
b Provide additional articulation to the garage (rear) elevations of
each building,
c Provide additional enhanced accent paving in the form of
stamped and colored concrete or individual pavers (but not
stamped asphalt) in the driveways serving each building,
d. Incorporate minimum 36"-48" box trees into areas of the project
that are visible from the Public Right-of-Way; and
e Retain and/or relocate as many existing trees on-site that are in
•ood health as is •ossible
PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this 13th day of
October 2015 by the following votes.
AYES: Do, Mittan, Goel, Kohli, Bhuthimethee
NOES:
ABSENT:
ABSTAIN:
Plan ommissionChair
ATTEST:
Assistant Comm ty Development Director
G PAN120131PLPA-2013-00067 California Creeksrde PD Amendment CUPWC 1 28 141PC Reso CA Creeksrde CUP docx
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