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HomeMy WebLinkAboutAttach 2 AppvSDR PA 03-061 RESOLUTION NO. 04- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 03-061 DUBLIN TRANSIT CENTER SITE A-2 (EAH, INC) LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND DEMARCUS BOULEVARD (APN 986-0001-010 in part) WHEREAS, the Applicant, Benny Kwong of EAH, Inc., has requested approval of Site Development Review for PA 03-061, Dublin Transit Center Site A-2, for the construction of a 112-unit affordable apartment community on approximately +2 acres of land, located on a portion of Site A of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southwest corner of Dublin Boulevard and DeMarcus Boulevard; and WHEREAS, the Applicant has submitted a complete application for Site Development Review for the construction of a 112-unit affordable apartment community which is available and on file in the Planning Division; and WHEREAS, a Master Development Agreement for the Dublin Transit Center project was adopted by Ordinance 5-03 and allows all required low income and very-low income units for the entire Dublin Transit Center project to be located on Site A-2; and WHEREAS, the Master Development Agreement requires that the project be in compliance with the provisions of the City's Inclusionary Zoning Regulations in effect at the time of Site Development Review approval; and WHEREAS, based on the current Inclusionary Zoning Regulations 30% of the units must be set aside for very Iow income households and 20% for Iow income households; and WHEREAS, the Applicant is proposing to provide 67 very-low income units at 50% or less of the area median income and 45 Iow income units at more than 50% to 60% of the area median income for a total of 112 affordable units in accordance with the terms of the Master Development Agreement and the City's Inclusionary Zoning Regulations; and WHEREAS, the Applicant has submitted project plans for the requested entitlement dated received March 8, 2004 and a color and materials board dated received January 14, 2004; 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, Pursuant to the California Environmental Quality Act, Staff has recommended that the project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a specific plan. The Project is within the scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02 dated November 19, 2002. This recommendation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and WHEREAS, the Planning Commission did hold a public hearing on said project application on March 23, 2004; and ATTACHMENT 2 WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of said application; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said Site Development Review: The proposed construction of a 112 unit affordable apartment community, as conditioned, is consistent with the purpose and intent of Chapter 8.104 Site Development Review of the Zoning Ordinance in that it will contribute to orderly, attractive and harmonious site and structural development within the Dublin Transit Center project area; is in compliance with the development regulations and zoning requirements of the Stage I Planned Development adopted for Site A of Dublin Transit Center; and, will promote the general welfare by providing more opportunities for affordable housing with the Dublin Transit Center and the City as a whole. Bo The 112 unit affordable apartment community residential use complies with the policies of the General Plan, the Eastern Dublin Specific Plan, with the development regulations and performance standards for the Dublin Transit Center Stage 1 Planned Development Zoning in which the project is located, and with all other requirements of the Zoning Ordinance as conditions of approval have been applied to the project to ensure that the apartment community will be compatible with the surrounding area. The proposed construction of a 112 unit affordable apartment community, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare, as there will not be any significant environmental impacts associated with the project and the project has been conditioned to comply with all mitigation measures adopted as part of the Dublin Transit Center EIR. D° The proposed construction of a 112 unit affordable apartment community will not be injurious to property or improvements in the neighborhood as the project is conditioned to comply with all Building Division, Fire Department, Public Works Department, and Dublin San Ramon Services District requirements. The proposed site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, have been designed to provide a desirable environment for the project and surrounding areas. F. The subject site is physically suitable for the type, density and intensity of the proposed l l2-unit affordable apartment community residential use and related structures. The proposed construction of a 112 unit affordable apartment community will not impact views as the proposed 4 story building will be constructed on a portion of Site A thus creating breaks in building clusters when the remainder of Site A develops and is compatible with the Stage I Planned Development zoning which allows for the creation of a high density residential community near mass transit for the purpose of encouraging greater use of public transportation and less dependency on the automobile. H. There are no impacts to slopes or topographic features as the site is generally flat. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project and as 2 conditions of approval in order to ensure compatibility of this development with the development's design concept and the character of future residential uses. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said application, PA 03-061, Dublin Transit Center Site A-2 (EAH, Inc) Site Development Review to construct a 112ounit affordable apartment community located at the southwest corner of Dublin Boulevard and DeMarcus Boulevard, as generally depicted on the plans prepared by KTGY Group, Inc, labeled Attachment 1 to the March 23, 2004 Staff Report, consisting of fourteen (14) sheets, dated received March 8, 2004, stamped approved, and on file with the Community Development Department; the color and materials board dated received January 14, 2004, stamped approved, and on file with the Community Development Department; and, the Applicant's written statement, labeled Attachment 2 to the March 23, 2004 Staff Report, consisting of three (3) sheets, subject to the following conditions: 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 [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal, [CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley Transit Authority, [CHS], California Department of Health Services. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: GENERAL - SITE DEVELOPMENT REVIEW 1. Approval. This Site Development Review approval for Dublin PL On-going Transit Center Site A-2 (EAH, Inc), PA 03-061 establishes thc detailed &sign concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform the project plans submitted by KTGY Group, Inc dated received March 8, 2004 and the colors and materials board received on January 14, 2004, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein. 2. Effective Date. This Site Development Review approval is PL Approval of contingent upon the approval of the related Stage 2 Planned related Development zoning. If the Stage 2 Planned Development zoning entitlements is not approved this Site Development Review approval shall become null and void. 3. Permit Expiration. Construction or use shall commence within PL Prior to May one (1) year of Permit approval or the Permit shall lapse and 4, 2005 become null and void. Commencement of construction or use means the actual construction or use pursuant to the Permit approval or, demonstrating substantial progress toward CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: commencing such construction or usc. 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 bc made and processed according to the requirements of this Ordinance. 4. Time Extension. The original approving decision-maker may, PL Prior to May upon the Applicant's written request for an extension of approval 4, 2005 prior to expiration, and upon thc determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 5. Permit Validity. This Site Development Review approval shall PL On-going be valid for the remaining life of the approved structure so long as the operators of thc subject property comply with thc project's conditions of approval. 6. Revocation of permit. The Site Development Review approval PL On-going shall 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. Clean-up. The Applicant/Developer shall be responsible for PL On-going clean-up and disposal of project related trash to maintain a safe, clean, and litter-free site. 8. Modifications. Modifications or changes to this Site PL On-going Development 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. 9. Controlling Activities. The Applicant/Developer shall control all PL On-going activities on thc project site so as not to create a nuisance to the existing or surrounding businesses and residences. 10. Accessory/Temporary Structures. The use of any accessory or PL On-going temporary structures, such as storage sheds or trailer/container units used for storage or for any other purposes, shall be subject to review and approval by the Community Development Director. 11. Fees. Applicant/Developer shall pay all applicable fees in effect Various Building at the time of building permit issuance, including, but not limited Permit to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Issuance Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 12. Requirements and Standard Conditions. Various Building Thc Applicant/Developer shall comply with applicable Alameda Permit County Fire, Dublin Public Works Department, Dublin Building Issuance Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermorc 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, thc 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. 13. Required Permits. Applicant/Developer shall obtain all PW Prior to necessary permits required by other agencies (e.g., Alameda Issuance of County Flood Control District Zone 7, Alameda County Health Building Agency (if necessary), State Water Quality Control Board, etc.) Permits and shall submit copies of the permits to the Department of Public Works. PROJECT SPECIFIC - SITE DEVELOPMENT REVIEW 14. Mitigation Monitoring Program. The Applicant/Developer PL On-going shall comply with the Dublin Transit Center EIR Mitigation Monitoring Program including all mitigation measures, action programs, and implementation measures on file with the Community Development Department. 15. Sound Attenuation. The Applicant/Developer shall submit a site PL Prior to specific acoustic report to be prepared by qualified acoustical Issuance of consultants. The acoustic report shall include detailed Building identification of noise exposure levels on the individual project Permits site and a listing of specific measures to reduce both interior and exterior noise levels to normally acceptable levels including but not limited to glazing and ventilation systems, construction of noise barriers and use of buildings to shield noise. 16. Equipment Screening. All electrical and/or mechanical PL Through equipment shall be screened from public view. Any roof-mounted Completion/ equipment shall be completely screened from view by materials On-going architecturally compatible with the building and to the satisfaction of the Community Development Director. 17. Final Landscape and Irrigation Plan. A Final Landscape and PL Prior to Irrigation Plan prepared and stamped by a State-licensed Issuance of landscape architect or registered engineer, generally consistent Building with the preliminary landscape plan prepared by the Guzzardo Permits Partnership, Inc dated received February 23, 2004, along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled water system. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 18. Final Landscape Plan Review. The plant palette varieties shall PL Prior to be subject to review and approval of thc Director of Community Issuance of Development and/or reviewed by thc City's Landscape Architect Building to determine compatibility with reclaimed water use, where Permits appropriate. An irrigation plan shall be submitted with Final Landscape Plans indicating that the system is designed for reclaimed water, where required by DSRSD. 19. Conflicts with Proposed Landscape Features. The final PL Prior to landscape and irrigation plans shall show locations of all Issuance of pedestrian lighting, utilities, drainage ditches, and underdrains at Building bottom of slopes. Plans shall address tree planting within public Permits service easements to avoid conflicts with utilities and streetlights. 20. Standard Plant Material, Irrigation and Maintenance PL Prior to Agreement. The Applicant/Developer shall complete and submit Issuance of to the Dublin Planning Department the Standard Plant Material, Building Irrigation and Maintenance Agreement. Permits 21. Landscape Borders. All landscaped areas shall be bordered by a PL Prior to concrete curb that is at least 6 inches high and 6 inches wide. Issuance of Curbs adjacent to parking spaces must be 12 inches wide. All Building landscaped areas shall be a minimum of 6 feet in width (curb to Permits curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. Landscape islands adjacent parking spaces shall have a 5-foot radius or be two feet shorter than the parking spaces. 22. Maintenance of Landscape. All landscape areas on the site shall PL On-going be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 23. Water Efficient Landscape Regulations. Applicant/Developer PL Issuance of shall ensure that the Final Landscaping and Irrigation Plan Building conforms to the City's Water Efficient Landscape Regulations, Permits including dual piping to facilitate future recycled water. 24. Fire-Resistant and/or Drought Tolerant Plant Varieties. Final PL Issuance of landscaping and irrigation plans shall include fire-resistant and/or Building drought tolerant plant varieties in the plant palette. Permits 25. Inclusionary Zoning Regulations. The Applicant shall comply ADM, PL On going with all provisions of Chapter 8.68, Inclusionary Zoning Regulations of the Dublin Zoning Ordinance except as modified by these conditions of approval and/or an adopted Development Agreement. 26. Inclusionary Zoning Requirements. The Applicant/ Developer PL Through shall provide 67 very-low income units and 45 Iow-income units. Completion Unit affordability shall be as shown in the PD, Planned and Development zoning Development Plan labeled Exhibit A to City On going Council Ordinance__ -04, approved on May 4, 2004. Any changes to the unit affordability must first be reviewed and approved by the Director of Community Development. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 27. Affordable Housing Agreement. The Applicant shall enter into ADM, PL Issuance of an affordable housing agreement (or a regulatory agreement or any Project such other legal mechanism including but not limited to CC&R's, building satisfactory to the City Attorney) with the City to ensure that the permits affordable units required by Condition 25 remain affordable for 55 years and that other provisions of Chapter 8.68 of thc Dublin Municipal Code (the Inclusionary Zoning Regulations) arc satisfied, including provisions relating to priorities in the rental or sale of affordable units as set forth in Section 8.68.050 of the Dublin Municipal Code. Such agreement (or other legal mechanism including but not limited to CC&R's) shall be recorded to ensure it has priority over and is not subordinate to any other recorded document affecting the property. 28. Master Sign Program. A Master Sign Program shall be applied PL Occupancy for and approved for Project related signage. 29. Colors. The exterior paint colors of the buildings are subject to PL Occupancy City review and approval. The Applicant shall paint a portion of the building the proposed color for review and approval by the Director of Community Development prior to painting the entire structure. 30. Geographic Information Systems. Once a development project PL, PW, Occupancy has been approved by the District Engineer and the Director of DSRSD Public Works, then three (3) full size bluelines, one (1) reduced l 1-inch X 17-inch copy, and one (1) digital vectorized file on floppy or CD of Improvement Plans shall be submitted to the District and the City. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format or ESRI Shapefile format. Drawing units shall be decimal with a precision of 0.00. Angles shall be in decimal degrees with a precision of 0.00. All objects and entities in layers shall be colored by layer. All layers shall be named in English. Abbreviations are acceptable. All submitted map drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Planes, Zone III, and U.S. foot. These requirements may be modified to the satisfaction of the GIS coordinator. 31. Elevators. There shall be elevator access to all floors of the PL, B Prior to building. Occupancy, On-going BUILDING 32. Building Codes and Ordinances. All project construction shall B Through conform to all building codes and ordinances in effect at the time Completion of building permit. 33. Retaining Walls. All retaining walls over 30 inches in height and B Through in a walkway shall be provided with guardrails. All retaining Completion walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspection from the Building Division. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 34. Phased Occupancy Plan. If occupancy is requested to occur in [3 Prior to phases, then all physical improvements within each phase shall be Occupancy required to be completed prior to occupancy of any buildings of any within that phase except for items specifically excluded in an affected approved Phased Occupancy Plan, or minor handwork items, building approved by the Department of Community Development. Thc Phased Occupancy Plan shall bc submitted to thc Director 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 thc intent and purpose of thc 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 improvement. 35. Building Permits. To apply for building permits, [3 Issuance of Applicant/Developer shall submit eight (8) sets of construction [3uilding plans to thc [3uilding Division for plan check. Each set of plans Permits shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 36. Construction Drawings. Construction plans shall be fully B Prior to dimensioned (including building elevations) accurately drawn issuance of (depicting all existing and proposed conditions on-site) and building prepared and signed by a California licensed Architect or permits 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. 37. Air Conditioning Units. Air conditioning units and ventilation B Occupancy ducts shall be screened from public view with materials of unit compatible to the main building. Units shall be permanently installed on concrete pads or other non-moveable materials to be approved by the Building Official 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. Air conditioning units shall be located in accordance with the Planned Development (PD) zoning text and associated plans. 38. Temporary Fencing. Temporary Construction fencing shall be B Through installed along the perimeter of all work under construction, completion CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 39. Addressing. B a) Provide a plan for display of addresses. The Building a) Prior to Official and Director of Community Development shall permitting approve plan prior to issuance of the first building permit. b) Town home/Condominium's are required to have address ranges posted on thc street side of the buildings, b) Occupancy c) Address signage shall be provided as per the Dublin ofanyUnit Residential Security Code. c) Occupancy d) Exterior address numbers shall be backlit and posted in of any unit such a way that they may be seen from the street. d) Prior to permit e) An approved apartment unit numbering plan shall be issuance and incorporated into the construction drawings, through completion e) Prior to permit issuance 40. Engineer Observation. The Engineer of record shall be retained B Through to provide observation services for all components of the lateral Completion and vertical design of the building including nailing, hold-downs, straps, sheer, roof diaphragm and structural frame of the building. A written report shall be submitted to the City Inspector prior to scheduling the final from inspection. 41. Green Building Guidelines. To the extent practical the B Through Applicant shall incorporate Green Building Measures. Green Completion Building plan shall be submitted to the Building Official for review. FIRE 42. ACFD rules regulations and standards. Applicant/Developer F On-going shall comply with all Alameda County Fire Department (ACFD) rules, regulations, City of Dublin standards, including minimum standards for emergency access roads and payment of applicable fees including City of Dublin Fire facility fees. 43. Emergency Vehicle Access. In accordance with the ACFD F Prior to the requirements, the Applicant/Developer shall provide emergency start of vehicle access routes into the project in general conformance with combustible the site plan. Applicant/Developer shall demonstrate how construction emergency access requirements shall be achieved on the or storage on improvement plans to the satisfaction of the City Engineer and the site ACFD. All emergency vehicle access roads (first lift of asphalt) and the public water supply including all hydrants shall be in place prior to vertical construction or combustible storage on site. 9 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 44. Fire hydrants. The applicant/Developer shall construct all new F Prior to the fire hydrants in accordance with thc ACFD and City of Dublin start of requirements, combustible construction or storage on site 45. Fire Conditions. Applicant/Developer shall comply with all F Prior tothe conditions of the ACFD including: start of a) Final locations of fire hydrants shall be approved by thc combustible ACFD in accordance with current standards. Thc construction minimum fire flow design shall be 1500 gallon per minute or storage on at 20 psi residual (flowing from a single hydrant). Raised site blue reflectorizcd traffic markers shall be cpoxied to the center of the street opposite each hydrant. b) Sufficient fire flow is required based on building construction and size. Provide information on what the fire flow that is available at the site. This information is available from the Dublin San Ramon Services District c) Fire apparatus roadways shall have a minimum unobstructed width of 20 feet (14 feet for one way streets) and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of thc street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". (CFC 1998, Section 1998). 46. The podium shall be accessible with a 20 ft long by 20 in wide F On-going ladder (for firefighting purposes). 47. Provide area separation walls as required by the California F Prior to Building Code to meet thc allowable area for thc building issuance of building permits 48. Elevators shall be separated from thc corridors by smoke rated F Prior to assemblies, issuance of building permits 49. Provide escape or rescue window for every sleeping room below F Prior to the fourth story in accordance with the UBC section 310.4. issuance of building permits 50. The building is a four-story building. Provide standpipes, and F Permit and stairway roof access as required for a four-story building, installation when construction reaches 35 ft in height 10 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 51. A manual and automatic fire alarm system is required in the F Prior to building. Occupancy of any affected building 52. Approved numbers or addresses shall be placed on all new and F Prior to existing buildings. The address shall be positioned as to be Occupancy plainly visible and legible from the street or road fronting the of any property. Said numbers shall contrast with their background affected (CFC, 1998, Section 901.4.4) building 53. Provide 2A10BC fire extinguishers within 75 ft travel distance of F During portions of the buildings. An approved sign in accordance with construction Uniform Fire Code shall be conspicuously posted above thc and Prior to extinguisher. (CFC 1002) Occupancy of any affected building 54. Provide Knox key boxes at the main entrance to the buildings at F Prior to the exterior doors to stair that extend to the 4th floor and at any Occupancy gates. The Knox box shall contain a key that provides access to of any the building or gate. Gates or barriers shall meet the requirements affected of the ACFD. building 55. Automatic sprinklers shall be provided throughout the building as F Prior to required by the Dublin Fire Code. The system shall be monitored Occupancy by UL listed central station, of any affected __ building 56. The project shall comply with Uniform Building and Fire Codes F On-going as adopted by the City of Dublin POLICE 57. The Applicant shall comply with all applicable City of Dublin PO Prior to Residential Security Ordinance requirements. Permit Issuance 58. Unit addresses shall be lighted at night and clearly visible from PO Prior to the middle of the street. Occupancy, On-going 59. Address range markers shall be placed at exits from elevators. PO Prior to Occupancy, On-going 60. Access to the common areas and elevators on the podium level PO Prior to shall be restricted. Gates and signage may be used to accomplish Occupancy, this. Gates installed between the main entrance stairway and the On-going Management Office may be left open during the Management Office's regular business hours. Ihese gates will be secured during non-business hours. 61. Laundry room areas shall meet City of Dublin Residential PO Prior to Security Ordinance requirements. Permit Issuance, On- going 11 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 62. The parking structure shall bc secure and controlled by PO Prior to electronically controlled gates and security screens over Occupancy, ventilation spaces to prohibit access by unauthorized person. On-going Emergency vehicle access shall be provided to this area as specified in Dublin Municipal Code Section 7.32.220. · Grill work covering openings from the parking area will be designed to prohibit their use as ladders or access points to podium level windows and doors. 63. All entrances to the parking areas shall be posted with appropriate PO Prior to signs per Section 226589(a) of the California Vehicle Code, to Occupancy, assist in removing vehicles at the property owner's/manager's On-going request. 64. Doors opening out from the building to the street shall have non- PO Prior to removable hinge~. Occupancy, On-going 65. Elevators shall be designed to meet City of Dublin Residential PO Prior to Security Ordinance Requirements. Permit Issuance, On- going 66. Non-private stairways shall be designed to meet City of Dublin PO Prior to Residential Security Ordinance Requirements including mirrors at Permit each landing. Issuance, On- going 67. Pedestrian paths will be shown with appropriate crosswalks areas PO Prior to depicted. Permit Issuance, On- going 68. Exterior lighting is required over all doors. The Applicant shall PO Prior to submit a final lighting plan for approval by the Dublin Police. Permit Issuance, On- going 69. Security lighting shall be provided in parking lot areas. PO Prior to · 1.0 candle lights at ground level in parking lot areas. Permit · Lighting fixtures shall be of vandal resistant type. Issuance, On- $oin~ 70. Landscaping features and outdoor amenities shall be designed to PO Prior to reduce their attractiveness to skateboarders and vandals. Permit Issuance, On- going 71. The Development and/or Property Owner shall keep the site clear PO Prior to of graffiti vandalism on a regular and continuous basis at all Occupancy, times. On-going 72. The Applicant shall work with Dublin Police on an on-going basis PO On-going to establish an effective theft prevention and security program. 73. The perimeter of the site shall be fenced during construction and PO Through security lighting and patrols shall be employed as necessary, completion 12 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 74. Parking Structure Emergency Access. Parking areas or PO Prior to structures controlled by unmanned mechanical parking type gates Occupancy, shall provide for police emergency access as follows: On-going · An approved Knoxbox or Knox type key switch is to be mounted on a control pedestal consisting of a metal post/pipe shall be installed at a height of 42 inches and a minimum of 15 feet (4.6m) from thc entry/exit gate. It shall be located on the driver's side of the road or driveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to require any back-up movements in order to enter/exit thc gate. 75. Building Emergency Access. Multi-tenant buildings utilizing PO Prior to electronic access control systems on the main entry doors shall Occupancy, provide police emergency access utilizing an approved key switch On-going device or approved Knoxbox which shall be installed as follows: · Ali doors using an electromagnetic type of lock shall install a key switch device within the building's exterior telephone/intercom console or in a control housing consisting of a heavy gauge metal, vandal and weather resistant square or rectangular housing which shall be installed on the top of the control pedestal. An approved Knoxbox or Knox type key switch is to be mounted on the side facing the roadway located within close proximity and in a visible area near the door. 76. There shall be positioned at each street entrance an illuminated PO Prior to diagrammatic representation (map) of the complex that shows the Occupancy, location of the viewer and the unit designations within the On-going complex. 77. The developer is to insure radio frequency transmit and receive PO On-going capabilities for Police/Fire/Ambulance. PARKS & COMMUNITY SERVICES 78. Public Facilities Fee. The developer shall pay a Public Facilities PCS Fcc in thc amounts and at the times set forth in City of Dublin Resolution No. 214-02, adopted by the City Council on November 19, 2002, or in thc amounts and at the times set forth in any resolution revising the amount of thc Public Facilities Fee, as implemented by the Administrative Guidelines adopted by Resolution 195-99. PUBLIC WORKS 79. Standard Public Works Conditions of Approval. Developer PW On-going shall comply with all applicable City of Dublin Standard Public Works Conditions of Approval dated March 8, 2004 unless specifically modified by these Conditions of Approval. 13 80. Clarifications and Changes to the Conditions. In the event that PW On-going there needs to be clarification to these Conditions of Approval, the City Engineer has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer also has 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 of this project. 81. Parcel Map. A Parcel Map shall be recorded that creates a parcel PW Improvement for the project, creates easements and dedicates Street A right of Plans way to the City. $2. Phase 1 Improvements. The Phase 1 improvements shall include PW Sitework/ all street and utility improvements within the full width of Street Grading A (between Dublin Boulevard and the Private Drive) and the Permit Private Drive. The Phase 1 improvements shall be included in the Improvement Agreement required by Public Works Standard Condition of Approval No.4. 83. Temporary Driveway Access through BART Parking Lot. PW Improvement The Phase 1 improvements shall include modifications to the Plans and to existing BART surface parking lot as needed to provide a 20-foot be completed wide access drive between Street A and DeMarcus Boulevard. A by occupancy temporary access easement shall be dedicated for this drive connection. The temporary access easement shall be dedicated under a separate document and not on the Final Map. 84. Phase 2 Improvements. Street A improvements consisting of a PW Sitework/ minimum two lane (20-feet wide) road connection to DeMarcus Grading Boulevard at the Village Green shall be included in the Permit Improvement Agreement. The Phase 2 improvements may be deferred for completion until one year after the completion of the BART garage. The Developer shall provide guarantees for the Phase 2 improvements with the Improvement Agreement as required by Public Works Standard Condition of Approval No.5. 85. Dublin Boulevard Median. The Developer shall complete the PW Phase 2 missing median improvements, including landscaping, in Dublin Improvement Boulevard west to Scarlett Drive with the Phase 2 improvements, s 86. Dublin Boulevard Walkway. With the Phase 1 improvements the PW Phase 1 Developer shall construct a walkway along the south side of Improvement Dublin Boulevard between Street A and the existing sidewalk at s the Iron Horse Trail crossing. The walkway may be a temporary six-foot wide a.c. path. The permanent walkway between Street A and DeMarcus Boulevard shall be constructed with the Phase 1 improvements. 87. Traffic Signs. The traffic signs and pavement markings required PW Phase 1 by Public Works Standard Conditions of Approval No. 24 will Improvement include four-way stop signs at the intersection of Street A and s DeMarcus Boulevard. 88. On Street Parking Restrictions. Developer shall designate no PW Improvement parking areas along Dublin Boulevard and designate all other Plans streets for short-term parking (2 and 4 hour) as directed by the City Engineer. 14 89. Traffic Mitigation. The City is presently working on an update PW Prior to to the Eastern Dublin Traffic Impact Fee ("the TIF") that would issuance of include the Transit Center Property within the TIF area ("the TIF building Update"). If the Transit Center area is included in the TIF area permits or prior to issuance of building permits, the Developer shall pay the within 2 adopted TIF. If the TIF Update is not effective at the time of years of building permit issuance, the Developer shall pay a cash deposit building equal to the City Engineer's estimate of amount of the project's permit TIF were the TIF Update in effect ("the Deposit"). If the issuance developer makes the Deposit, when the TIF Update becomes effective, Developer shall pay the actual TIF, either from the deposit or with TIF credits, and, upon such payment, City shall return the funds remaining from the Deposit. If, within 2 years of building permit issuance, the TIF Update has not become effective, Developer shall instead pay to City an amount equal to Developer's fair share, based on average daily trips, and as determined by the City Engineer, of the costs for the following improvements; 1) Dougherty Road improvements at the Dublin Boulevard and 1-580 intersections 2) Scarlett Drive extension and 3) Hacienda Drive / 1-580 improvements, which improvements are more fully described in Conditions 26, 27 & 29 of Approval for Parcel Map 7892 (Planning Commission Resolution No. 02-40). Upon applying the Deposit towards this obligation, the City shall immediately refund any surplus funds to the Developer. 90. Streetscape Design Standards. The streetscape design for PW Improvement DeMarcus Boulevard shall be in accordance with the Streetscape Plans Master Plan adopted as Ordinance No. 21-02 for the Dublin Transit Center Project, PA 00-103. 91. Street Lighting Maintenance Assessment District. All publicly PW Acceptance maintained streetlights shall be annexed into a Street Light of Public Maintenance Assessment District as required by the Master Improvement Development Agreement with the Surplus Property Authority of s Alameda County for the Dublin Transit Center (Ordinance No. 5- 03). The property owners shall maintain all decorative streetlights. The Developer shall provide all necessary documentation required by the City to complete the annexation process. The Developer shall comply with any City requirements necessary to conform to Proposition 218 regulations. The Developer waives any right to protest the inclusion of the properties or any portion of the properties in a Landscape and Lighting Assessment District, and further waives any right to protest the annual assessment for that District. 92. Development Agreement. The Developer shall meet all PW Final Parcel applicable sections of the Master Development Agreement for the Map Dublin Transit Center adopted as Ordinance No. 5-03. Section 6 of the Master Development Agreement requires the Developer to enter into a new Development Agreement specific to the current project prior to the approval of the Parcel Map. 93. Guest Parking. The Developer shall operate the garage in a PW Building manner that allows guests to obtain access to a minimum 14 Permit unassigned parking spaces in the garage. The eight parking spaces on the private drive shall be designated for short-term parking (2 and 4 hours) as directed by the City Engineer. 15 94. Driveways. Sidewalks shall be designed to maintain a 2% cross PW Improvement slope across all driveways including the private drive. Plans 95. Loading Areas. The Developer shall make provisions for PW Improvement providing loading areas for large trucks on the DeMarcus Plans Boulevard or Street A frontage. These provisions may be the use of the street parking spaces limited to specific hours or based on scheduled requests. Loading area for single unit trucks shall be designated on the private drive near the roll-up service entrance. DSRSD 96. The Applicant shall comply with all Dublin San Ramon Services DSR District (DSRSD) Standard Conditions. 97. The project is located within the District Recycled Water Use DSR Zone (Ord. 280) which calls for installation of recycled water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available as described in the DSRSD Water Master Plan Update, September 2000. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with the District's "Recycled Water Use Guidelines" and the Department of Health Services requirements for recycled water irrigation design. 98. The easement configuration as dedicated to DSRSD on the DSR recorded final map will not accommodate the utility design that can be approved to serve the parcels or development created. Redesign of water and sanitary sewer easement configuration in accordance with DSRSD Standard Condition No. 7 is required. 99. Off-site easements for connection to District water and sewer DSR facilities may be required. The Applicant shall be responsible for acquiring all necessary off-site easements and constructing necessary off-site water and sewer mains in conformance with all District requirements. 100. If any trash enclosures or car wash areas are to be connected to the DSR sanitary sewer, they must have a grease and sand trap and the areas must be covered to prevent the entry of rainwater. PASSED, APPROVED AND ADOPTED this 23ra day of March 2004. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chair Planning Manager 16 Attachment A CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL March §, 2004 GENERAL: The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following) The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of 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. Any water well, cathodic protection well, or exploratory boring on the project property must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda County Flood Control, Zone 7. AGREEMENT AND BONDS: The Developer shall enter into a Tract Improvement Agreement with the City for all tract improvements. The Developer shall provide performance (100%), and labor & material (100%) securities to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) March 8, 2004 Page 1 of 6 FEES: The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. 7, The Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in City of Dublin Resolution No. 60-99, or in any resolution revising these amounts, and as implemented by the Administrative Guidelines adopted by Resolution 195-99. PERMITS: Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all private onsite grading and site improvements. 10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 11. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 12. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 13. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading recommendations. 14. Developer shall provide the Public Works Department a digital vectorized file of the "master" files for the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings March 8, 2004 Page 2 of 6 shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP: 15. The Final Map shall be substantially in accordance with the Tentative Map approved with this application, unless otherwise modified by these conditions. 16. All rights-of-way and easement dedications required by the Tentative Map including the Public Service Easement shall be shown on the Final Map. 17. Street names shall be assigned to each public/private street pursuant to Municipal Code Chapter 7.08. The Developer shall propose a list of preferred and alternate street names for review and approval by the City and all interested outside agencies. Street names must not match or be closely similar to existing street names within Alameda County. The approved street names shall be indicated on the Final Map. EASEMENTS: 18. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 19. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will no longer be used. 20. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements on their property. The easements and/or rights-of- entry shall be in writing and copies furnished to the City Engineer. 21. All public sidewalks must be within City right-of-way or in a pedestrian access easement unless approved by the City Engineer. GRADING PLANS: 22. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the approved Tentative Map and/or Site Development Review, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 23. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. IMPROVEMENTS 24. The public improvements shall be constructed generally as shown on the Tentative Map and/or Site Development Review. However, the approval of the Tentative Map and/or March 8, 2004 Page 3 of 6 Site Development Review is not an approval of the specific design of the drainage, sanitary sewer, water, traffic circulation, and street improvements. 25. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 26. The Developer shall install all traffic signs and pavement marking as required by the City Engineer. 27. Developer shall construct all potable and recycled water and sanitary sewer facilities required to serve the project in accordance with DSRSD master plans, standards, specifications and requirements. 28. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant. 29. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 30. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. 31. Two empty 3" conduits with pull ropes, to accommodate future extension of the traffic interconnect system and for School District uses, shall be installed along any project arterial street frontage. The extent of this work to be determined by the City Engineer. 32. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 33. The Developer shall furnish and install City Standard street name signs for the project as required by the City Engineer. 34. Street trees, of at least a 24" box size, shall be planted along the street frontages. The varieties and locations of the trees to be approved by the Community Development Director and City Engineer. 35. Any decorative pavement installed within City right-of-way requires approval of the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. 36. Roof drainage shall drain across bio-swales or into bio-filters prior to entering the storm drain system. The landscaping and drainage improvements in the bio-swale and bio-filters shall be appropriate for water quality treatment. The City Engineer may exempt specific roof leaders from this requirement if space limitations prevent adequate water treatment March 8, 2004 Page 4 of 6 without creating hazards, nuisance or structural concerns. Concentrated flows will not be allowed to drain across public sidewalks. 37. Developer shall construct gas, electric, cable TV and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. 38. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 39. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscape areas and screened from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. CONSTRUCTION: 40. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 41. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 42. Construction activities, including the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. 43. Developer shall prepare a Construction Noise Management Plan, to be approved by the City Engineer and Community Development Director, that identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 44. Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. 45. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. March 8, 2004 Page 5 of 6 46. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 47. The Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locations and/or Site Development Review shown on the approved Grading Plans. NPDES: 48. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 49. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 50. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 51. Developer shall enter into an agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. G:\DEVELOP\STANDARD CONDITIONS OF APPROVAL\PW STANDARD COAS.DOC March 8, 2004 Page 6 of 6 Dublin Transit Affordable Housing - EAH, Inc. December 29, 2003 Site Development Review · The project is a 3-story over 1-story garage affordable housing project. · There will be at least two (2) fulltime employees to manage and operate the complex once it is built and leased up. · Property manager office is open on regular business hours during weekdays from 9 A.M. to 5 P.M., and 24-hour standby emergency call is available during nights and weekends. Proposed property management and operation of the building is for the better health and safety for all tenants that will reside there. Proposed development has adequate amenities to provide services and enjoyments to all of its tenants. It has no detrimental effects to the public health, safety or general welfare, and it will only enhance the surrounding community by making better use of the existing under-utilized vacant land. The building layout provides parking structure entrance from Street 'A', and service/freight access from the one-way private access road. The one-way private access road will provide a loop back to Dublin rather than adding more traffic load on DeMarcus. The narrowing and speed bump of the one-way private access road will encourage slowing down of traffic traveling across the site. Pedestrian circulation along DeMarcus and the one-way private access road are encouraged with step-up stoops to access the ground level units. · The proximity of the BART station and the major boulevards provide residents of this high- density affordable project multiple options to commute to their respective employments. An urban street edge created by the project would compliment the surrounding multi-family projects of equal density. Meanwhile, the entry plaza provides a focal point for pedestrian activity where loading and unloading of passengers can occur. The proposed project would animate the surrounding public right of ways with both direct access from the units and the entry plaza. View corridors along the street would be enhanced with both landscape and street activity. · Existing site condition is currently a vacant flat site, which is suitable for the proposed project. The architectural design/theme follows the traditional style with full hip roofs and articulation of the balconies to provide elevation relief in the building massing. Color applied on the building will enhance the various building mass to avoid a monotone color scheme. Architectural details are enhanced at the street level by the patio gates to the ground floor units and the siding surface material. A rich traditional town home streetscape is prominently designed at busy pedestrian thoroughfare. EXHIBIT B