HomeMy WebLinkAbout5.1 Att 1 Reso Approving SDR i
RESOLUTION NO. 16-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A RESOLUTION APPROVING SITE DEVELOPMENT REVIEW FOR 453
RESIDENTIAL UNITS IN SIX NEIGHBORHOODS WITHIN PHASES 1A AND 1B OF THE
"BOULEVARD" (DUBLIN CROSSING) PROJECT AREA
(APN 986-0001-001-20 AND A PORTION OF APN 986-0001-001-15)
PLPA-2015-00062
WHEREAS, Dublin Crossing LLC is requesting approval to construct six new neighborhoods in
the Boulevard (Dublin Crossing Specific Plan) development area ("Project Site"), which includes the
construction of 453 townhomes, condominiums, and detached small-lot single family homes,
landscape improvements, and street improvements for Phase 1A and 1 B (the first of five phases of
development); and
WHEREAS, the Applicant is also requesting approval of Vesting Tentative Maps 8306, 8307,
8308, and 8309 to create individual neighborhoods and parcels on 28.34 acres within Phases 1A and
1 B within the Boulevard (Dublin Crossing) project area, and approval of a new Landscape Master .
Plan for the overall Boulevard project area; and
WHEREAS, the project site is located within the Dublin Crossing Specific Plan and the Dublin
Crossing Zoning District; and
WHEREAS, in accordance with the California Environmental Quality Act certain projects are
required to be reviewed for environmental impacts and when applicable, environmental documents
prepared; and
WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific
Plan), which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009) prepared
in accordance with the California Environmental Quality Act (CEQA) and certified by the City Council '
on November 5, 2013 (Resolution 186-13). Site Development Review was included as part of the
project entitlements listed in the EIR. The EIR provides the CEQA environmental review for those
future entitlements to implement the Specific Plan, unless the standards for subsequent or
supplemental environmental review under CEQA are met. Pursuant to CEQA, the Site Development
Review approval for this project is within the scope of the project analyzed in the EIR and no further
CEQA review or document is required; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Site Development Review for Phases 1A and 1B of the Boulevard (Dublin Crossing) project;
and
WHEREAS, the Planning Commission did hold a public hearing on said application on May 24,
2016 for this project, at which time all interested parties had the opportunity to be heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
ATTACHMENT 1
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Site Development Review for Phases 1A and 1B of the Boulevard (Dublin Crossing) project;
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
hereby makes the following findings and determinations regarding the proposed Site Development
Review for Phases 1A and 1 B of the Boulevard (Dublin Crossing) 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 unique, varied, and distinct
housing opportunities within the Dublin Crossing Specific Plan area; 3) the project is consistent
with the General Plan and Dublin Crossing Specific Plan Land Use designations of Medium-
High Density Residential and Medium Density Residential; and 4) the project complies with the
development standards established in the Dublin Crossing Zoning District.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible with the intended use, proposed subdivisions, and the surrounding properties; 2)
the Project provides a high degree of design and landscaping to complement existing and
planned uses in the area; and 3) the project complies with the development regulations set
forth in the Zoning Ordinance where applicable and as adopted for the Dublin Crossing Zoning
District.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the
lot in which the project is proposed because: 1) the size and mass of the proposed houses are
consistent with other residential developments in the surrounding area; 2) the project will
contribute to housing opportunities and diversity of product type as a complement to the
surrounding neighborhoods; 3) the project will serve the current buyer profile and market
segment anticipated for this area; and 4) the proposed residential uses are appropriate at this
density and intensity near the Dublin/Pleasanton BART station.
D. The subject site is suitab/e for the type and intensity of the approved development because: 1)
the Project is located in a master planned community that includes a variety of residential
densities; 2) the Project provides residential development in an area that supports residential
uses; 3) the denser development is planned for the areas of the project site that are closer to
Dublin Boulevard and the BART station while the more conventional single family homes will
be located in the areas further away; 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 and any grading will be completed in accordance with the related Tract Maps
for the proposed project; 2) natural features, such as Chabot Creek, will be preserved through
public and private measures such as a partnership with the Zone 7 Water Agency, and/or
maintenance district; and 3) landscaping along main thoroughfares and throughout the project
will be complete.
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F. Architectural considerations inc/uding 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 materia/s and colors and similar elements resu/t in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing and planned uses in the area.; 2) the structures reflect the architectural styles and
development standards for other Medium Density and Medium—High Density Residential
development as identified in the Dublin Crossing Specific Plan while creating a distinct
architectural identity for the Boulevard development; 3) the type and quality of materials
proposed is consistent with residential projects in the greater area; and 4) the color and
materials proposed will be coordinated for continuity among the structures on site.
G. Landscape considerations, including the location, type, size, co/or, texture and coverage of
plant materia/s, and similar elements have been incorporated into the project to ensure visual
relief, adequate screening and an attractive environment for the public because: 1) all
perimeter landscaping, walls, fences, and hardscape are proposed for construction in
accordance with the master plan; 2) landscaping in common areas is coordinated through a
backbone and neighborhood pedestrian system; 3) the multiple private pocket parks proposed
to serve the community are in addition to the public park dedication requirements outlined in
the Dublin Crossing Development Agreement; and 4) 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 circu/ation for bicyclist,
pedestrians, and automobiles because: 1) the sidewalks and bike lanes will eventually link up ;
with the Community Park and Iron Horse Regional Trail; 2) all infrastructure including streets, '
parkways, pathways, sidewalks, and street lighting are proposed for construction in
accordance with the Dublin Crossing Specific Plan and Boulevard Landscape Master Plan;
and 3) development of this project will conform to the improvements standards allowing
residents the safe and efficient use of these facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review for Phases 1A and 1 B of the Boulevard (Dublin Crossing)
project based on findings that the proposed project is consistent with the General Plan, the Dublin
Crossing Specific Plan, and the Dublin Crossing Zoning District, subject to the conditions included
below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of buildinq permits or establishment of use, and shall be subiect to Planninq
Department review and approval The followinq codes represent those departments/aqencies
responsible for monitorina compliance of the conditions of approval. �PL.1 Plannina, �Bl
Buildinq, [POl Police, �PWI Public Works [P8�CS1 Parks & Communitv Services, [ADMI
Administration/Citv Attornev, FINI Finance, �Fl Alameda Countv Fire Department, [DSRI
Dublin San Ramon Services District, [COl Alameda Countv Department of Environmental
Health, �Z71 Zone 7.
# CONDITfON TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
PLANNING CONDITIONS
1. Approval. This Site Development Review approval is for Phase 1A and 1 B PL Ongoing
(Neighborhoods 1-6) of Boulevard (Dublin Crossing)This approval shall be as
generally depicted and indicated on the:
1. Project Plans prepared by William Hezmalhalch Architects, KTGY
Architecture + Planning, RJA Engineers, Gates+Associates,
Brookfield Residential, and CalAtlantic Homes(attached to this
Resolution as Exhibit A , and
2. Color and material boards prepared by William Hezmalhalch
Architects and KTGY Architecture + Planning and AT Design.
The plans are dated received May 17, 2016, on file in the Community
Development Department. The approval is as further specified as the
followin Conditions of A roval for this ro'ect.
2. Effective Date. This SDR approval becomes effective 10 days after action by PL Ongoing
the Plannin Commission unless otherwise a ealed to the Cit CounciL
3. Permit Expiration. Construction or use shall commence within one (1) year of PL One Year After
Permit approval or the Site Development Review shall lapse and become null Effective Date
and void. If there is a dispute as to whether the Permit 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 rocessed accordin to the re uirements of this Ordinance.
4. Time Extension. The original approving decision-maker may, upon the PL Prior to
ApplicanYs written request for an extension of approval prior to expiration, Expiration Date
upon the determination that all Conditions of Approval remain adequate and all
applicable findings of approval will continue to be met, grant an extension of
the approval for a period not to exceed six (6) months. All time extension
requests shall be noticed and a public hearing shall be held before the original .
hearin bod .
5. Compliance.The ApplicanbProperty 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 be PL On-going
revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this permit shall be
sub�ect to citation.
7. Requirements and Standard Conditions. The Applicant/ Developer shall Various Building Permit
comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Issuance
Works Department, Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and Environmental Health, Dublin
San Ramon Services District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of building permits or
the installation of any improvements related to this project, the Developer shall
supply written statements from each such agency or department to the
Planning Department, indicating that all applicable conditions required have
been or will be met.
8. Required Permits. Developer shall obtain all permits required by other PW Building Permit
agencies including, but not limited to Alameda County Flood Control and Issuance
Water Conservation District Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and
rovide co ies of the ermits to the Public Works De artment.
9. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of Various Building Permit
building permit issuance, including, but not limited to, Planning fees, Building Issuance
fees, Traffic Impact Fees, MC fees, Dublin San Ramon Services District
fees, Public Facilities fees, Dublin Unified School District School Impact fees,
Fire Facilities Im act fees, Alameda Count Flood and Water Conservation
District(Zone 7) Drainage and Water Connection fees; or any other fee that
may be adopted and applicable. Approved Development Agreement
su ersedes where a licable.
10. Indemnification. The Developer shall defend, indemnify, and hold harmless ADM On-going
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 coo eration in the defense of such actions or roceedin s.
11. Clarification of Conditions. In the event that there needs to be clarification to PW On-going
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
resultin from im acts to this ro�ect
12. Modifications. Modifications or changes to this Site Development Review PL On-going
approval may be considered by the Community Development Director if the
modifications or changes proposed comply with Section 8.104.100 of the
Zonin Ordinance and with the Dublin Crossin S ecific Plan.
13. Mailboxes. Location subject to USPS review and approval. PL Approval of
Improvement
Plans
14. On-street parking spaces (public and private streets): Counted for guest PL, PW Ongoing
parking. Parking spaces on both the public and private streets throughout the
project area have been counted to satisfy the guest parking requirement for
each neighborhood. However, none of the parking spaces on public streets
shall be assigned or reserved for use by residents or guests only. These
spaces will remain open to public use and will have no restrictions other than
the time limits imposed by Condition 15. None of the parking spaces on
private streets shall be assigned or reserved to a specific unit or person and
shall be o en to use b an uest to the ro�ect area.
15. On-street parking spaces (public streets): Time-limited. To ensure that PL, PW Occupancy of
parking on public streets within the project area is not utilized by BART first unit
patrons, the Applicant shall ensure that all on-street parking on public streets
within Phase 1A is signed as time-limited during commute hours. The
Applicant shall provide a mechanism for enforcement, execute an agreement
with the City, and provide a funding source for the parking enforcement to the
satisfaction of the Cit En ineer.
16. Public Art. The Applicant/Developer is intending to acquire and install public PL Prior to
art on the project site in accordance with Chapter 8.58 of the Dublin Municipal occupancy of
Code. The value of the public art project is required to equal or exceed 0.5°/a the first unit
of the building valuation (exclusive of land)for the entire project. The Building '
Official will determine the building valuation at the time of Master Plan Check
submittal for each neighborhood. The Developer shall prepare a Public Art
Master Plan for the entire Boulevard project area, which shall be reviewed and
approved prior to occupancy of the first unit constructed under this SDR
approval. An agreement that sets forth the manner in which public art shall be
installed throughout the Boulevard project area shall be executed within this
same timeframe and shall include the Public Art Master Plan. This agreement
shall also set forth the ownership, maintenance responsibilities, and insurance
coverage for all public art within entire the Boulevard project area. All public
art installations are subject to approval of the City Council upon
recommendation b the Herita e and Cultural Arts Commission.
17. Noise Attenuation. The A IicanUDevelo er is re uired to conduct a site- PL Issuance of
F:
specific noise study to determine if the exterior noise environment for the building permit
buildings adjacent to Dublin Boulevard is in excess of 60 dBA. 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.
18 Satellite Dishes: The Applicant/Developer's Architect shall prepare a plan for PL Issuance of
review and approval by the Director of Community Development and the building permit
Building Official that provides a consistent and 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. The plan
shall show a common and consistent location for satellite dish placement to
eliminate the over roliferation, ha hazard and irre ular lacement.
BUILDING CONDITIONS
19. Building Codes and Ordinances. All project construction shall conform to all B Through
buildin codes and ordinances in effect at the time of buildin ermit. Com letion
20. Phased Occupancy Plan. If building occupancy is requested to occur in B Occupancy of
phases, then all physical improvements serving that building shall be required any affected
to be completed prior to occupancy except for items specifically excluded in an building
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 improvements intended to
serve the building are 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
landsca in and associated im rovements.
21. Building Permits. To apply for building permits, Applicant/Developer shall B Issuance of
submit five(5) sets of construction plans to the Building & Safety Division for Building
plan check. Each set of plans shall have attached an annotated copy of these Permits
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
artici ation non-Cit a encies rior to the issuance of buildin ermits.
22. Construction Drawings. Construction plans shall be fully dimensioned B Issuance of
(including building elevations) accurately drawn (depicting all existing and building permits
proposed conditions on site), and prepared and signed by a California licensed
Architect or Engineer. All structural calculations shall be prepared and signed
by a California licensed Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other.
23. Separate Permits. Site accessory structures (entry portals, trellises, sound B Issuance of
walls, etc.)will require a separate building permit. Please indicate this on the building permits
cover sheet of lans.
24. Air Conditioning Units. Units shall be permanently installed on concrete B Occupancy of
pads or other non-movable materials approved by the Chief Building Official Unit
and Director of Community Development. Air conditioning units shall be
located such that each dwelling unit has one side yard with an unobstructed
width of not less than 36 inches and the units shall be screened with
aesthetically-complementary materials. Air conditioning units shall be located
in accordance with a roved lot lans.
25. Temporary Fencing. Temporary Construction fencing shall be installed along B Through
the erimeter of all work under construction. Com letion
26. Addressing B a. Prior to
a) Provide a site plan with the City of Dublin's address grid overlaid on the release of
lans 1 to 30 scale . Hi hli ht all exterior door o enin s on lans front, addresses
rear, garage, etc.). The site plan shall include a single large format page b. Prior to
showing the entire project and individual sheets for each neighborhood. permitting
Three copies on full size sheets and five copies reduced sheets. c. Prior to
b) Provide plan for display of addresses. The Chief Building Official shall permitting
approve plan prior to issuance of the first building permit. (Prior to d. Occupancy
permitting) of any Unit
c) Addresses will be required on the front of the dwellings. Addresses are e. Occupancy
also required above the garage door opening if the opening is not on the of any Unit
same side of the dwelling as the front door. f. Prior to
d) Townhomes/Condos are required to have address ranges posted on permit
street side of the buildings. issuance,
e) Address signage shall be provided as per the Dublin Residential Security and through
Code. completion
� Exterior address numbers shall be backlight and be posted in such a way g. Prior to
that they may be seen from the street. permit
g) Driveways servicing more than one (1) individual dwelling unit shall have a issuance,
minimum of 4 inch high identification numbers, noting the range of unit and through
numbers placed at the entrance to each driveway at a height between 36 completion
and 42 inches above grade. The light source shall be provided with an
uninterru tible AC ower source or controlled onl b hotoelectric device.
27. Engineer Observation. The Engineer of record shall be retained to provide B Scheduling
observation services for all components of the lateral and vertical design of the the final frame
building, including nailing, hold-downs, straps, shear, roof diaphragm and inspection
structural frame of building. A written report shall be submitted to the City
Ins ector rior to schedulin the final frame ins ection.
28. Architect Observation. For Neighborhood 3, the multi-family buildings shall B Through
require the architect-of-record to review and find in compliance the buildings' Completion
fire-resistivity elements(e.g., for area wall locations, member penetrations, fire :
protection, etc.)for the two distinct construction types, V-A and V-B. A written
re ort shall be submitted to the Cit Ins ector rior to the final ins ection.
29. Foundation. Geotechnical Engineer for the soils report shall review and B Permit
approve the foundation design. A letter shall be submitted to the Building issuance
Division on the a rovaL
30. Green Building B a. Through
a. Green Building measures as detailed in the SDR package may be adjusted Completion
prior to master plan check application submittal with prior approval from b. Prior to first
the City's Green Building Official provided the design of the project permit
complies with the City of Dublin's Green Building Ordinance and State Law c. Through
as applicable. In addition, all changes shall be reflected in the Master Completion
Plans. (Through Completion) d. Project
b. The Green Building checklist shall be included in the master plans. The e. Prior to
checklist shall detail what Green Points are being obtained and where the approval of ,
information is found within the master plans. (Prior to first permit). the
c. Prior to each unit final, the project shall submit a completed checklist with landscape
appropriate verification that all Green Points required by 7.94 of the Dublin plans by the
Municipal Code have been incorporated. (Through Completion) City of
d. Homeowner Manual—if Applicant takes advantage of this point the Manual Dublin
shall be submitted to the Green Building Official for review or a third party f. Prior to
reviewer with the results submitted to the City. (Project) approval of
e. Landscape plans shall be submitted to the Green Building Official for the
review. (Prior to approval of the landscape plans by the City of Dublin) landscape
f. Developer may choose self-certification or certification by a third party as plans by the
permitted by the Dublin Municipal Code. Applicant shall inform the Green City of
Building Official of inethod of certification prior to release of the first permit Dublin
in each subdivision/nei hborhood.
31. Cool Roofs. Flat roof areas shall have their roofing material coated with light B Through
colored gravel or painted with light colored or reflective material designed for Completion
Cool Roofs.
32. Electric Vehicle Charging Stations. Show the location of Electric Vehicle B Through
Charging Stations mandated for new residential construction (multifamily Completion
dwellings) effective July 1, 2015. Include the number and location of EV
char in stations on lans.
33. Solar Zone—CA Energy Code. Show the location of the Solar Zone on the B Through
site plan. Detail the orientation of the Solar Zone. This information shall be Completion
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
ro'ect meets the exce tions rovided in the CA Ener Code.
34. Accessible Parking. The required number of parking stalls, the design and B Through
location of the accessible parking stalls shall be as required by the CA Building Completion
Code.
35 Options. Selected options that affect the square footage of the dwellings shall B Through
be listed on the building permit application. Selected options that affect the Completion
foot rint of the dwellin shall be shown on the lot lan.
36. Accessible units under CBC 11A. For multi-family product types, a B Through
minimum 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 withheld by
the Chief Building Official's determination at any time that the 10%
re uirements are not bein met.
37 Mailbox Lighting. Mailboxes shall be provided with lighting meeting the B Through
re uirements of the Cit 's Residential buildin securit re uirements. Com letion
38. Copies of Approved Plans. Applicant shall provide City with two (2) reduced B 30 days after
(1/2 size) copies of the City of Dublin Building Plans stamped "approved". permit and
each revision
issuance
39. Electronic File: The applicant/developer shall submit all building drawings and B Issuance of the
specifications for this project in an electronic format to the satisfaction of the final occupancy
Chief 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
occu anc .
PLANNING -LANDSCAPE
40. Private Pocket Parks. Several neighborhoods include a private pocket park P Issuance of
that provides additional open space and recreational amenities for the building permits
neighborhood. Design details for each pocket park shall be reviewed and for each
approved through the neighborhood landscape plans and site improvement neighborhood
lans.
41. Final landscape and irrigation system plans. All landscape submittals shall P Issuance of
insure: building permit
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. All ground cover shall be a minimum of 1 gallon, shrubs shall be a mix of 1
and 5 gallon (at least 50% 5 gallon), and trees shall be a mix of 15 gallon
and 24" box size. 36" box trees (or larger) shall be installed at key
locations throughout each neighborhood. Public street trees shall be 24"
box.
d. That a plan for an automatic irrigation system be provided which assures
that all plants get adequate water.
e. That concrete curbing is to be used at the edges of all planters and paving
surfaces unless otherwise designed.
f. That all cut and fill slopes conform to the master vesting tentative map and
conditions detailed in the Site Development Review packet.
g. That all cut and fill slopes graded and not constructed by September 1, of
any given year, are hydroseeded with perennial or native grasses and
flowers, and that stockpiles of loose soil existing on that date are
hydroseeded in a similar manner.
h. Cut and/or fill slopes exceeding a 3:1 grade shall be stabilized with jute
netting or approved equal to control erosion. Trees planted on slopes that
exceed a 3:1 grade shall be installed with approved rock slope protection
above and below the tree pit to catch grade.
i. That the area under the dri line of all existin oaks, walnuts, etc., which
:
are to be saved are fenced during construction and grading operations and
no activity is permitted under them that will cause soil compaction or
damage to the tree, if applicable.
j. 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.
A permanent maintenance agreement on all landscaping will be required from
the owner insuring regular irrigation, fertilization and weed abatement, if
a licable.
42. Water Efficient Landscaping Regulations. The Applicant shall meet all P Issuance of the
requirements of the City of Dublin's Water-Efficient Landscaping Regulations, building permit
Section 8.88 of the Dublin Munici al Code.
43. Open Space Areas. Private open space areas shall be planted and irrigated P Issuance of the
to create landscape that is attractive, conserves water, and requires minimal building permit
maintenance.
44. Stub street landscaping. Many private streets/courts in this SDR approval P Issuance of
are stub streets that provide access to a few units and whose terminus abuts a building permits
public right of way. The depth of the landscape areas at the terminus shall be for each
no narrower than 3 feet of planting area. Design landscaping at the terminus neighborhood
of these private streets/courts shall include trees and shrubs (as well as
groundcover)that will grow to a height and width to provide a visual screen
and ade uate buffer to the rivate streets and arkin areas.
45. Interim condition landscaping. The following streets are being designed P Issuance of
with interim conditions that will change once future phases are built: Sitework
a. EI Dorado Lane through Neighborhood 2; Permits or
b. Street"A"within Neighborhood 3; approval of
c. Columbus Street/EI Dorado Lane near Neighborhoods 3/4; Final
d. Streets"L", "N", and "P" and Court"B"within Neighborhood 4; Landscape
e. Horizon Parkway near Neighborhoods 5/6; and Plans,
f. Street"B"within Neighborhoods 5/6. whichever
All streets with interim conditions shall install interim hardscape and landscape comes first
at their edge and/or terminus that has an appearance of intention and
permanence. The interim improvements, while provisional in nature, may be in
lace for some time and should not a ear obviousl tem ora .
46. Plant Clearances. All trees planted shall meet the following clearances: P Approval of
a. 6'from the face of building walls or roof eaves Final
b. 7'from fire hydrants, storm drains, sanitary sewers and/or gas lines Landscape
c. 5' from top of wing of driveways, mailboxes, water, telephone and/or Plans
electrical mains
d. 15' from stop signs, street or curb sign returns
e. 20'from either side of a streetlight
f. Plant clearances may be modified with approval from the Community
Develo ment Director on a case b case basis.
47. Irrigation System Warranty.The applicant shall warranty the irrigation P Final sign-off
system and planting for a period of one year from the date of installation. The on Sitework
applicant shall submit for the Dublin Community Development Department Permit
approval a landscape maintenance plan for the Common Area landscape
includin a reasonable estimate of ex enses for the first five ears
48. Walls, Fences and Mailboxes. Walls and fences installed within the P Issuance of
neighborhoods shall be in accordance with this SDR approval. Final details of Sitework
the walls and fences shall be reviewed and approved by Planning through Permits or
neighborhood-specific Improvement Plans and/or Master Building Plan checks. approval of
Mailbox locations shall be integrated within the landscape and shall comply Final
with USPS requirements. Landscape
Plans,
whichever
comes first
49. Sustainable Landscape Practices. The landscape design shall demonstrate P Approval of
compliance with sustainable landscape practices as detailed in the Bay- Final
Friendly Landscape Guidelines by earning a minimum of 60 points or more on Landscape
the Bay-Friendly scorecard, meeting 9 of the 9 required practices and Plans
s ecif in that 75% of the non-turf lantin onl re uires occasional, little or no
i
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.
50. Copies of Approved Plans. The Applicant shall provide the City with one full P Issuance of any
size copy, one reduced (1/2 sized)copy and one electronic copy of the building permit
a roved landsca e lans rior to construction.
51. Plan Coordination. Civil Improvement Plans, Joint Trench Plans, Street P Approval of
Lighting Plans and Landscape Improvement Plans shall be submitted on the Final
same size sheet and plotted at the same drawing scale for consistency, Landscape
im roved le ibilit and interdisci lina coordination. Plans
52. Utility Placement and Coordination: Utilities shall be coordinated with P Approval of
proposed tree locations to eliminate conflicts between trees and utilities. Final
Submit typical utility plans for each house type to serve as a guide during the Landscape
preparation of final grading, planting and utility plans. Utilities may have to be Plans
relocated in order to provide the required separation befinreen the trees and
utilities. The applicant shall submit a final tree/utility coordination plan as part of
the construction document review process to demonstrate that this condition has
been satisfied.
FIRE PREVENTION
53. Fire apparatus roadways shall have a minimum unobstructed width of 20 feet F Approval of
and an unobstructed vertical clearance of not less than 13 feet 6 inches. Improvement
Roadways under 36 feet wide shall be posted with signs or shall have red Plans
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". Where the
vertical distance between the grade plane and the highest roof surface
exceeds 30 feet, approved aerial fire apparatus access roads shall be
provided. For purposes of this section, the highest roof surface shall be
determined by measurement to the eave of a pitched roof, the intersection of
the roof to the exterior wall, or the top of parapet walls, whichever is greater or
as approved by Fire Department. Aerial fire apparatus access roads shall
have a minimum unobstructed width of 26 feet exclusive of shoulders. At least
one of the required access routes meeting this condition shall be located within
a minimum of 15 feet and a maximum of 30 feet from the building, and shall be
ositioned arallel to one entire side of the buildin .
54. New Fire Sprinkler System & Monitoring Requirements. In accordance F Permit
with The Dublin Fire Code, fire sprinklers shall be installed in the building. The issuance
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
55. FIRE SPRINKLER MONITORING SYSTEM (NOT FIRE ALARM SYSTEM). F Permit
Alarm, supervisory and trouble signals shall be distinctly different and shall be issuance
automatically transmitted to an approved supervising station. One EXTERIOR
approved audible device located on the exterior of the buildinp in an
�proved location shall be connected to each automatic sprinkler svstem.
Such sprinkler water-flow devices shall be activated by water flow equivalent
to the flow of a single sprinkler of the smallest orifice size installed in the
system. Visible alarm notification appliances shall not be required except
when re uired b California Fire Code section 907.
56. FD Building Key Box. Building Access. A Fire Department Key Box shall be F Occupancy of
installed at the main entrance to the Building. Note these locations on the any building
plans. The key box should be installed approximately 5 1/2 feet above grade.
The box shall be sized to hold the master key to the facility as well as keys for
rooms not accessible by the master key. Specialty keys, such as the fire alarm
control box ke and elevator control ke s shall also be installed in the box.
57. Gate A rovals. Fencin and ates that cross edestrian access and exit F Details to be
paths as well as vehicle entrance and exit roads need to be approved for fire shown on
department access and egress as well as exiting provisions where such is building and/or
applicable. Plans need to be submitted that clearly show the fencing and gates sitework permit;
and details of such. This should be clearly incorporated as part of the site plan installation to
with details provided as necessary. be complete
prior to
occupancy of
an buildin
58. Addressing. Addressing shall be illuminated or in an illuminated area. The F Occupancy of
address characters shall be contrasting to their background. If address is any building
placed on glass, the numbers shall be on the exterior of the glass and a
contrasting background placed behind the numbers.
Building Address. The building shall be provided with all addresses or the
assigned address range so as to be clearly visible from either direction of
travel on the street the address references. The address characters shall not
be less than 5 inches in height by 1-inch stroke. Larger sizes may be
necessary depending on the setbacks and visibility.
Multi-Tenants. Where a building has multiple tenants, address shall also be
provided near the main entrance door of each tenant space. The address shall
be high enough on the building to be clearly visible from the driveway, street or
parking area it faces even when vehicles are parked in front of the tenant
space. The address shall not be less than 5-inches in height with a '/2-inch
stroke.
59. FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION F Ongoing during
1. Clearance to combustibles from temporary heating devices shall be construction
maintained. Devices shall be fixed in place and protected from and demolition
damage, dislodgement or overturning in accordance with the
manufacturer's instructions.
2. Smoking shall be prohibited except in approved areas. Signs shall be
posted "NO SMOKING" in a conspicuous location in each structure or
location in which smoking is prohibited.
3. Combustible debris, rubbish and waste material shall be removed from
buildings at the end of each shift of work.
Flammable and combustible liquid storage areas shall be maintained clear of
combustible ve etation and waste materials.
DUBLIN SAN RAMON SERVICES DISTRICT
60. Complete improvement plans shall be submitted to DSRSD that conform to the DSRSD Issuance of any
requirements of the Dublin San Ramon Services District Code, the DSRSD building permit
"Standard Procedures, Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable DSRSD Master Plans and all
DSRSD olicies.
61 All mains shall be sized to provide sufficient capacity to accommodate future DSRSD Issuance of any
flow demands in addition to each development project's demand. Layout and building permit
sizin of mains shall be in conformance with DSRSD utilit master lannin .
62. Sewers shall be designed to operate by gravity flow to DSRSD's existing DSRSD Issuance of any
sanitary sewer system. Pumping of sewage is discouraged and may only be building permit
allowed under extreme circumstances following a case by case review with
DSRSD staff. Any pumping station will require specific review and approval by
DSRSD of preliminary design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment of present
worth 20 year maintenance costs as well as other conditions within a separate
a reement with the a licant for an ro�ect that re uires a um in station.
63. Domestic and fire protection waterline systems for Tracts or Commercial DSRSD Issuance of any
Developments shall be designed to be looped or interconnected to avoid dead building permit
end sections in accordance with requirements of the DSRSD Standard
S ecifications and sound en ineerin ractice.
64 DSRSD policy requires public water and sewer lines to be located in public DSRSD Issuance of any
streets rather than in off-street locations to the fullest extent possible. If building permit
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 rovide access for future maintenance and/or re lacement.
65. Prior to a roval b the Cit of a radin ermit or a site develo ment ermit, DSRSD Issuance of an
the locations and widths of all proposed easement dedications for water and grading permit
sewer lines shall be submitted to and approved by DSRSD. or a site
development
ermit
66. Prior to issuance by the City of any Building Permit or Construction Permit by DSRSD Issuance of any
the Dublin San Ramon Services District, whichever comes first, all utility building permit
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.
67. Prior to issuance by the City of any Building Permit or Construction Permit by DSRSD Issuance of any
the Dublin San Ramon Services District, whichever comes first, all building permit
improvement plans for DSRSD facilities shall be signed by the District
Engineer. Each drawing of improvement plans shall contain a signature block
for the District Engineer indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District Engineer, the applicant shall
pay all required DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems, a performance bond, a
one-year maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable to DSRSD. The applicant
shall allow at least 15 working days for final improvement drawing review by
DSRSD before si nature b the District En ineer.
68. No sewer line or waterline construction shall be permitted unless the proper DSRSD Issuance of any
utility construction permit has been issued by DSRSD. A construction permit building permit
will only be issued after all of the items in Condition No. 66 have been
satisfied.
69. The applicant shall hold DSRSD, its Board of Directors, commissions, DSRSD Ongoing '
employees, and agents of DSRSD harmless and indemnify and defend the
same from any litigation, claims, or fines resulting from the construction and
com letion of the ro'ect.
70. Improvement plans shall include recycled water improvements as required by DSRSD Issuance of any
DSRSD. Services for landscape irrigation shall connect to recycled water building permit
mains. Applicant must obtain a copy of the DSRSD Recycled Water Use
Guidelines and conform to the re uirements therein.
71 Above-ground backflow prevention devices/double detector check valves shall DSRSD Issuance of any
be installed on fire protection systems connected to the DSRSD water main. building permit
The Applicant shall collaborate with the Fire Department and DSRSD to size and ongoing
and configure the fire system. The Applicant shall minimize the number of
backflow prevention devices/double-detector check valve through strategic
lacement and landsca in .
72. Development plans will not be approved until landscape plans are submitted DSRSD Approval of
for DSRSD review and approval. Final
Landscape
Plans
73 Gradin for construction shall be done with rec cled water. DSRSD On oin
74. Temporary potable irrigation meters in areas with recycled water service shall DSRSD Ongoing
only be allowed for cross-connection and coverage testing for a maximum of
14 da s.
75. Applicant is required to re-examine the layout of the DSRSD water, recycled DSRSD Ongoing
water, and sanitary sewer lines shown in the preliminary layouts for the
motorcourt neighborhoods (N1 and N3). The current alignment is crowded
and chaotic. The Applicant shall follow DSRSD Standard Specifications for the
la out and s acin of the lines inside the courts.
76. Applicant shall follow DSRSD Standard Specifications in locating water meters DSRSD Issuance of
and adequate overhead clearance shall be maintained. Some of the product building permits
types shown in this SDR do not appear to maintain adequate clearance and or plot plans
this shall be reassessed.
PASSED, APPROVED AND ADOPTED this 24th day of May 2016 by the following vote:
AYES:
_
NOES:
ABSENT:
ABSTAIN:
Pianning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA120151PLPA-2015-00062 Boulevard Phase 1A-18 SDR-VTMIPC Reso SDR Phase 1A-18.docx