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HomeMy WebLinkAbout5.1 Att 1 PC Reso Moller Ranch/Tassajara Hills SDR RESOLUTION NO. 16-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE CONSTRUCTION OF 370 SINGLE-FAMILY DETACHED RESIDENTIAL DWELLINGS AND A PRIVATE CLUBHOUSE AT MOLLER RANCH/TASSAJARA HILLS 6861 TASSAJARA ROAD (APN 985-0001-001-01) PLPA-2015-00033 WHEREAS, Toll Brothers, Inc. is requesting approval to construct 370 single-family detached residential dwellings and a private clubhouse at Moller Ranch/Tassajara Hills ("Project Site"); and; WHEREAS, the Project Site is located within the Eastern Dublin Specific Plan area is zoned Planned Development (PD) (Ordinance 1-13); and WHEREAS, the Vesting Tentative Map and Development Agreement vest the right to a 370 unit development; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations, required that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Project was the subject of a Supplemental Environmental Impact Report (SEIR) (SCH# 2005052146) certified by the City Council on December 18, 2012 (Resolution 209-12). Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168, Site Development Review approval for this Project is within the scope of the project analyzed in the Moller Ranch/Moller Creek Culvert Replacement Project SEIR and no further CEQA review or document is required; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Site Development Review request; and WHEREAS, the Planning Commission held a public hearing on said application on August 9, 2016; and WHEREAS, proper notice of said hearing was given in all respects as required by law, and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Site Development Review: A. The proposal is consistent with the purposes of this Chapter, with the General Plan and with any applicable Specific Plans and design guidelines in that: 1) the Project will be consistent with the architectural character and scale of residential development in the ATTACHMENT I area; 2) the Project will contribute housing opportunities consistent with the Housing Element; 3) the Project is consistent with the General Plan and Eastern Dublin Specific Plan land use designations of Single-family Residential and Semi-Public; and 4) the Project complies with the development standards and architectural and landscape design guidelines established in the Planned Development Zoning (Ordinance 1-13) for the Project. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the Project contributes to orderly, attractive, and harmonious site and structural development compatible with residential uses and surrounding residential properties; and 2) the Project complies with the development standards and architectural and landscape design guidelines established in the Planned Development Zoning (Ordinance 1-13) for the Project. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed in that: 1) the size and mass of the proposed dwellings are consistent with other existing and approved residential dwellings in the surrounding area; 2) the Project will contribute to housing opportunities as a complement to the surrounding neighborhoods; and 3) the Project will serve the current buyer profile and market segment anticipated for this area. D. The subject site is physically suitable for the type and intensity of the approved development in that: 1) the Project development envelope is tailored to protect the creek area and avoids steeper slopes, which are designated Rural Residential/Agricultural; 2) the Project will implement all applicable previously adopted mitigation measures; and 3) the Project site will be fully served by public services and roadways. E. Impacts to existing slopes and topographic features are addressed in that: 1) the Project is required to comply with all previously adopted mitigation measures designed to ensure slope stability; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; 3) most of the steeper areas of the site are designated Rural Residential/Agricultural; and 4) retaining walls will be constructed as required to support grade differentials between building envelopes, and setback or right-of-way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity in that: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area; 2) the dwellings reflect the architectural styles and development standards in the Eastern Dublin Specific Plan for residential buildings in the area and the PD (Planned Development) architectural guidelines for the Project; 3) the materials proposed will be consistent with the requirements of the Eastern Dublin Specific Plan and the PD (Planned Development) architectural guidelines for the Project; and 4) the color and materials proposed will be coordinated among the dwellings on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public in that: 1) 2 of 28 the plant palette conforms to the PD (Planned Development) landscape design guidelines adopted as part of Ordinance 1-13, 2) a variety of accent and street trees have been incorporated into the front yard landscaping providing significant shade coverage and visual relief; and 3) the Project will conform to the requirements of the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) the Project site provides opportunities for pedestrian and bicycle circulation; and 2) the Project will provide a public path/trail along the north side of Moller Creek and will connect to the future City Park. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby approve the Site Development Review to construct 370 single-family detached dwellings and a private clubhouse at Moller Ranch/Tassajara Hills based on findings that the proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, and the PD (Planned Development) Zoning District, subject to the conditions included below. CONDITIONS OF APPROVAL Unless stated otherwise below, all Conditions of Approval shall be complied with prior to issuance of building permits and shall be subject to Planning Division 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] Dublin Fire Prevention; [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; and [CHS] California Department of Health Services. When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: GENERAL 1. Approval. This Site Development Review PL Planning approval is for Moller Ranch/Tassajara Hills, a 370 unit single-family detached subdivision and private clubhouse located at 6861 Tassajara Road, APN 985-0001-001-01 (PLPA-2015- 00033). This approval shall be as generally depicted and indicated on the plans prepared for Toll Brothers by MacKay & Somps, Gates & Associates, Bassenian Lagoni and KTGY, Inc. dated received by Dublin Planning on August 2, 2016, the Written Statement dated received by Dublin Planning on August 2, 2016 and other plans, text and diagrams related to this approval, stamped approved and on file in the Community Development Department, except as modified by the following Conditions of 3 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Approval. 2. Effective Date. This Site Development Review PL DMC approval becomes effective 10 days following 8.96.020.H action by the Planning Commission unless and appealed before that time in accordance with 8.136 the Dublin Zoning Ordinance 3. Permit Expiration. Construction or use in PL 1 year from DMC accordance with this approval shall commence approval 8.96.020 D within one (1) year of Permit approval or the Permit shall lapse and become null and void. 4. Time Extension. The original approving PL 1 year from DMC decision-maker may, upon the Applicant's approval 8.96.020.E written request for an extension of approval prior to expiration, and upon the 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. Modifications. The Community Development PL On-going DMC Director may approve modifications or changes 8.104 to this Site Development Review approval if the proposed modifications or changes comply with applicable sections of the Zoning Ordinance. 6. Revocation of Permit. The Permit approval PL On-going DMC shall be revocable for cause in accordance with 8.96.020.1 Section 8.96 020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Requirements and Standard Conditions. The Various Issuance of Various Applicant/Developer shall comply with building applicable City of Dublin Fire Prevention permits or Bureau, Dublin Public Works Department, installation of Dublin Building Department, Dublin Police improvement Services, Alameda County Flood Control District s 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 4 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 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. Fees. Applicant/Developer shall pay all Various Issuance of Various applicable fees in effect, including, but not building limited to, Planning fees, Building fees, Traffic permits Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In- Lieu 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. 9. Indemnification. The Developer shall defend, ADM On-going Admin/City indemnify, and hold harmless the City of Dublin Attorney 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. 10. Clarifications to the Conditions of Approval. PL On-going Planning In the event that there needs to be clarification to the Conditions of Approval, the Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Applicant without going to a public heanng. The Community Development Director also has the authority to make minor modifications to these 5 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Conditions of Approval without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Controlling Activities. The Applicant/ PL Through Planning Developer shall control all activities on the construction project site so as not to create a nuisance to and on-going existing/surrounding businesses and/or residences. 12. Clean-up. The Applicant/Developer shall be PL Through Planning responsible for clean-up and disposal of project construction related trash to maintain a safe, clean, and litter- free site. 13. Property Maintenance. The Applicant/ PL On-going DMC Developer and property owner shall be 5.64.050 responsible for maintaining the site in a clean and litter free condition during construction and through completion. Per the City of Dublin Non- Residential Property Maintenance Ordinance, DMC Section 5.64.050, the Applicant/ Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a regular and continuous basis. 14. Accessory/Temporary Structures and Uses. PL Placement DMC A Temporary Use Permit is required for all on-site 8.108 construction trailers, equipment/materials storage yards, security trailers and storage containers used dunng construction. 15. Sales Trailers, Model Home Complexes. A PL Placement DMC Temporary Use Permit is required for any Sales on- 8.108 Trailer and/or Model Home Complex and site/Establish associated signs, landscaping and parking -ment of use facilities. ENVIRONMENTAL COMPLIANCE 16. Mitigation Monitoring and Reporting PL Issuance of a CC Reso. Program. The Developer shall comply with the building 209-12 Moller Ranch/Moller Creek Culvert permit MMRP Replacement Project Supplemental Environmental Impact Report (SCH# 2005052146) Mitigation Monitoring Program (Resolution 209-12) and any prior or subsequent environmental documents pertaining to the project site including all mitigation measures, action programs, and implementation measures on file with the 6 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Community Development Department. Documentation shall be submitted prior to issuance of a building permit that all mitigation measures, action programs, and implementation measures have been complied with. The following Mitigation Measures are not to be considered an exhaustive list. The Applicant is responsible for compliance with all applicable measures. 17. Supplemental Biological Resources CC Reso. Mitigation Measure BIO-4a-12. To reduce the 209-12 potential establishment or spread of non-native, MMRP invasive weed populations as a result of Project activities, the following measures shall be implemented. These measures shall be included in grading plans and specifications. a) Concentrations of invasive species that could serve as seed sources shall be removed prior to site grubbing or grading. a) Issuance b) Staging areas shall be maintained free of of grading weeds and weed seed for the duration of permit their use during project construction. c) All construction equipment shall be cleaned prior to deployment on the site b-e) During by removing all mud, dirt, and plant parts project from all equipment, particularly construction undercarriages and items that may have the potential to spread and deposit weed seeds by having contact with vegetation or soil. Cleaning must occur away from sensitive habitats. d) All fill material sources shall be inspected to ensure that they are "weed free" before use and transport. Fill material shall not be used if non- native, invasive species are found growing on the material as this would indicate that seed from these species is present within the material. e) If straw is used for road stabilization and erosion control, it shall be certified by a qualified biologist that it is weed-free or weed-seed free. 18. Supplemental Biological Resources PL Issuance of CC Reso. Mitigation Measure BIO-4c-12. Landscape Certificate of 209-12 7 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: guidelines shall be established and Occupancy MMRP implemented by the Homeowner's Association for the first to ensure that landscape plantings at the new residential residences or facilities shall not include any dwelling plants that are listed on the California Invasive Plant Council Invasive Plant Inventory's list of invasive plants and that are ranked in an inventory category as having a moderate or high ecological impact on physical processes. 19. Supplemental Biological Resources During CC Reso. Mitigation Measure BIO-6-12. The project project 209-12 applicant shall adhere to the following construction MMRP requirements: a) If aquatic habitat is present on a portion of the site, a qualified biologist shall stake and flag an exclusion zone prior to activities. The exclusion zone shall be fenced with orange construction zone and erosion control fencing (to be installed by construction crew). The exclusion zone shall encompass the maximum practicable distance from the work site and at least 500 feet from the aquatic feature wet or dry. b) A qualified biologist shall conduct preconstruction surveys prior to activities define a time for the surveys (before ground breaking). If individual salamanders are found, work shall not begin until they are moved out of the construction zone to a USFWS/CDFG approved relocation site. c) A USFWS---approved biologist shall be present for initial ground disturbing activities. d) If the work site is within the typical dispersal distance (per USFWS/CDFG for appropriate distances for species of interest) of potential breeding habitat, barrier fencing shall be constructed around the worksite to prevent amphibians from entering the work area. Barrier fencing may be removed within 72 hours of completion of work. e) Monofilament plastic shall not be used for erosion control, within areas adjacent to undisturbed open space. Construction personnel shall inspect open trenches in the morning and evening for trapped amphibians during construction periods. 8 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: f) A qualified biologist possessing a valid ESA Section 10(a)(1)(A) permit or Service approved under an active biological opinion, shall be contracted to trap and to move amphibians to nearby suitable habitat if amphibians are found inside fenced area. g) Work shall be avoided within suitable habitat from October 15 (or the first measurable fall rain of 1" or greater, to May 1 20. Supplemental Biological Resources During CC Reso. Mitigation Measure BIO-8-12. The applicant project 209-12 shall complete the following actions with respect construction MMRP to burrowing owl. a) If an active nest is identified within 250 foot distance of a burrowing owl nest or a distance determined by a qualified biologists in coordination with CDFG, a proposed work area work shall be conducted outside of the nesting season (15 March to 1 September) if feasible. b) If an active nest is identified near a proposed work area and work cannot be conducted outside of the nesting season, a no-activity zone will be established by a qualified biologist. The no-activity zone shall be large enough to avoid nest abandonment and will at a minimum be a 250-feet radius from the nest. c) If burrowing owls are present at the site during the non-breeding period, a qualified biologist shall establish a no-activity zone of at least 150 feet, if feasible. d) If an effective no-activity zone cannot be established around an occupied burrow, an experienced burrowing owl biologist shall develop a site-specific plan (i.e., a plan that considers the type and extent of the proposed activity, the duration and timing of the activity, the sensitivity and habituation of the owls and the dissimilarity of the proposed activity with background activities) to minimize the potential to affect the reproductive success of the owls. f) A Burrowing Owl Exclusion Plan shall be prepared if occupied burrows cannot be avoided during the breeding season. 21. Supplemental Biological Resources CC Reso. Mitigation Measure BIO-9-12. The project 209-12 applicant shall: a) Issuance MMRP 9 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: a) Undertake preconstruction surveys on the of a grading project site by a USFWS/CDFG-approved permit biologist prior to grading or ground disturbance. b) Avoid disturbance and destruction of potential b-f) During dens to the extent practicable. site c) If disturbance of dens is unavoidable, a construction qualified biologist shall determine if the dens are occupied using methodology developed in coordination with the USFWS and/or CDFG. If the dens are determined to be unoccupied, they shall be collapsed by hand in accordance with USFWS procedures. d) Exclusion zones around occupied dens will be established by a qualified biologist following USFWS procedures following current standards (potential den-50 feet; known den-100 feet; natal den- determined on a case-by-case basis in consultation with the USFWS and CDFG). e) Pipes will be capped and trenches equipped with exit ramps to prevent animals from becoming trapped. f) Loss of suitable kit fox habitat on the Project site will be mitigated for at a 3:1 ratio. If an active badger den is discovered on the Project site and cannot be avoided using the measures described above, mitigation for loss of the burrow(s) will be provided at a 3:1 ratio, and mitigation lands will be protected in perpetuity. 22. Supplemental Biological Resources During CC Reso. Mitigation Measure 510-10-12. The following project 209-12 steps shall be undertaken if a Golden eagle nets construction MMRP is discovered on the site: a) If an active nest is identified near (i.e., within 1000 ft. or as determined by a qualified biologist in consultation with the CDFG) a proposed work area, work shall be conducted outside of the nesting season (February 1 to September 1). b) If an active nest is identified near a proposed work area and work cannot be conducted outside of the nesting season, a no-activity zone shall be established by a qualified biologist. The no-activity zone shall be large enough to avoid nest abandonment and will at a minimum be 250-feet radius from the nest. c) If an effective no-activity zone cannot be established in either case, an experienced 10 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: golden eagle biologist shall develop a site- specific plan (i.e , a plan that considers the type and extent of the proposed activity, the duration and timing of the activity, the sensitivity and habituation of the eagles, and the dissimilarity of the proposed activity with background activities) to minimize the potential to affect the reproductive success of the eagles. 23. Supplemental Biological Resources During all CC Reso. Mitigation Measure 4f. Use of rodenticides for phases of the 56-07 the control of ground squirrels and/or other Project (pre- MMRP rodents on undeveloped, open-space portions construction, of the Project area and in the preserved, construction mitigation lands shall be prohibited. Only rodent and post- control methods such as trapping, or other construction) targeted methods approved by the City shall be permitted. VESTING TENTATIVE TRACT MAP 8102 24. Tentative Map Conditions of Approval. All PL PC Reso. applicable Vesting Tentative Tract Map 8102 12-45 Conditions of Approval shall apply to this Site Development Review. SITE DEVELOPMENT REVIEW—GENERAL 25. Modifications to the Approved Plans. A minor PL Issuance of DMC physical change to this Site Development building 8.104.030 Review approval, including but not limited to, permits/ minor modification to the building design, site or through building details (such as colors or materials construction/ deemed equal or superior to the original on-going approval) may be considered by the Community Development Director or his/her designee as a Site Development Review Waiver. Any proposed physical change which is not considered to be minor physical change by the Community Development Director shall require review and approval by the original decision- making body as an amendment to the approved Site Development Review. 26. Public Art. In accordance with Chapter 8.58 of PL Issuance of DMC the Dublin Municipal Code (Zoning Ordinance) building 8.58 the Applicant has elected to provide a monetary permits contribution in-lieu of public art equal to five- tenths percent (0.5%) of the development project's building valuation (exclusive of land) 27. Inclusionary Zoning. The project shall comply PL On-going CC Reso. 11 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: with the terms and conditions of the Affordable 205-13 Housing Agreement for the Construction of Inclusionary Units and the Payment of Fees In- Lieu of Constructing Certain Inclusionary Units between the City of Dublin and Moller RE Investors, LLC dated December 17, 2013 28. Glare/Reflective Finishes. The use of PL Issuance of Planning reflective finishes on building exteriors is building prohibited. In order to control the effects of permits glare, reflective glass is prohibited on all east- facing windows. 29. Light and Glare. All exterior building and site PL Issuance of Planning lighting fixtures shall be directed downwards building and not onto adjacent properties; all light permits sources shall be shielded from direct off-site viewing. 30. Photometric Plan. The Applicant/Developer PL Issuance of Planning shall prepare a photometric plan to the building satisfaction of the Directors of Public Works and permits Community Development. A minimum of one foot-candle of light shall be provided and maintained across the surface of all parking areas and walkways. Any illumination, including security lighting, shall be directed away from adjoining properties, businesses or vehicular traffic so as not to cause any glare. SITE DEVELOPMENT REVIEW—RESIDENTIAL SPECIFIC 31. Building Materials and Colors. All building PL Issuance of Planning materials, brick, stone, stucco, etc. shall be building brought to within 6-inches of the adjacent permits/lath ground surface when the surface is dirt and inspection/fin within 2-inches when the adjacent surface is al inspection concrete, asphalt or another impervious surface. All building materials shall be wrapped around the corners of the accented elevation and continue to the nearest change in wall plane to give the appearance of a completed design element. On side elevations where a change in wall plan is not present, brick and stone accents shall be carried to the side yard fence or other logical stopping point to the satisfaction of the Community Development Director. 32. Side Yard/Rear Yard Enhanced Architectural PL Issuance of Ord. 1-13 Features. In accordance with the Moller Ranch building Architectural Guidelines, side yard and rear yard permits/final enhancements are required Refer to the Moller inspection 12 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Ranch Stage I & II Planned Development Enhanced Lots Key prepared by MacKay & Somps dated November 2012 for applicable lots. Enhancements shall include materials, trim, grid on windows, gable detail and/or shutters reflecting elements found on the front elevation. 33. Satellite Dishes. Prior to the issuance of PL Issuance of Planning Building Permits, the Developer's Architect shall building prepare a plan for review and approval by the permits Director of Community Development and the Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes on individual units. Individual conduit will be run from the individual residential unit to the location on the building to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into the chimney. The Covenants Conditions and Restrictions (CC&R's) shall contain language stating that the individual units contain conduit and central locations for satellite dish connections and failure to use those conduits and locations (if the resident has or wants a satellite dish) will constitute a violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to the issuance of building permits for any neighborhood, the developer shall prepare a disclosure statement, to be reviewed by the Community Development Director, and signed by every first time home purchaser indicating that utilizing this dedicated conduit and central mounting location is a requirement if a satellite dish is installed. 34. Lath Inspection. Prior to Lath Inspection from PL Building Planning the Building Division, the Developer shall Division lath contact the Planning Division and request a inspection separate lath inspection to assure the correct placement of brick, stone, stucco, siding, etc. and all architectural features associated with the individual unit under construction 35. Garage Doors. A minimum of six different PL Issuance of Planning/ garage door styles shall be provided in each lot building Ord. 1-13 size product type (4,500 square foot lots; 5,000 permits/final 13 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: square foot lots; and, 5,500 square foot lots). inspection The same garage door style with a window is considered a separate style from a garage door without a window. No fake windows are permitted. Garage doors shall be multi-paneled to provide shadowed relief. The design shall be kept simple and consistent with the architectural style. No more than two adjacent homes shall have the same garage door pattern. PLANNING DIVISION - LANDSCAPING 36. Final Landscape and Irrigation Plans. Final PL Concurrent DMC Landscape and Irrigation Plans shall be with building 8.72.030 prepared in accordance with Section 8.72.030 permit (Final Landscaping and Irrigation Plan) of the submittal Dublin Zoning Ordinance and shall be consistent with the preliminary landscape plans prepared by Gates & Associates dated May 2016. Final Landscape and Irrigation Plans shall be submitted concurrently with the building permit submittal. An electronic copy of the final landscape and irrigation plan submittal shall also be provided to the Planning Division for plan check review. 37. Water Use Classification of Landscape PL Issuance of Planning Species (WUCOLS). The water use for all plant building species shall conform to WUCOLS IV, Region 2 permits water needs. 38. Sightline Triangles. The final landscape and PL Issuance of Planning irrigation plans shall include a sightline triangle building on the front yard Typicals for corner lots to permits demonstrate that there is no interference with sightlines for vehicular traffic. 39. Street Tree/Street Light Conflicts. The main PL Issuance of Planning trunk of street trees shall be a minimum of 20- building feet from a street light pole. This distance shall permits be identified on the front yard Typicals in the final landscape and irrigation plans. Accent trees shall be reviewed to ensure no conflicts. 40. Water Use Requirements. Plants with similar PL Issuance of Planning water use requirements shall be grouped building together on the same irrigation valve or permits hydrozone, to the greatest extent feasible. 41. Water Efficient Landscape Regulations. All PL Issuance of DMC landscaping shall conform to the requirements building 8.72.070 & 14 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: of the Water Efficient Landscape Regulations. permits 8.88 42. Sustainable Landscape Practices. The PL Issuance of Planning landscape design shall demonstrate compliance building with sustainable landscape practices as detailed permits or in the Bay-Friendly Landscape Guidelines by approval of earning a minimum of 60 points or more on the final Bay-Friendly scorecard, meeting 9 of the 9 landscape required practices and specifying that 75% of plans the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and groundcover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walkways 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. 43. Installation of Landscaping. All landscaping PL Final DMC shall be healthy and viable at the time of Occupancy 8.72.040 installation and shall be properly installed and equipped with automatic irrigation prior to issuance of a Final Building Permit. 44. Landscape Maintenance. Maintenance of DMC approved landscaping shall consist of regular 8.72.050.A watering, mowing, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plans, and the repair and replacement of irrigation systems and integrated architectural features. 45. Good Neighbor Fencing, Lattice Top Fence PL Approval of Ord. 1-13 and Corner Lot Fencing. The design and final location of good neighbor fencing, lattice top landscape fencing and corner lot fencing shall be plans and on- consistent with the Moller Ranch Stage I & II going Landscape Design Guidelines for Wall & Fencing (refer to page 41 of the design guidelines). 46. Clubhouse Decorative Paving. Decorative PL Approval of Planning stamped asphalt paving, consistent in color, final material and design, shall be incorporated into landscape the vehicular approach to the clubhouse to the plans and on- satisfaction of the Community Development going Director. 15 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 47. Copies of Approved Plans. The Applicant PL Within 30 Planning shall provide the City with one full-size copy, days of final one reduced (1/2 sized) copy and one electronic landscape copy of the approved landscape plans. plan approval BUILDING DIVISION 48. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes Completion and ordinances in effect at the time of building permit. 49. Retaining Walls. All retaining walls over 30 B Through Building inches in height and in a walkway shall be Completion provided with guardrails. All retaining walls shall obtain a permit as required by section 7.28.280 and 7.28.290 of the Dublin Municipal Code. 50. Phased Occupancy Plan.lf occupancy is B Occupancy of requested to occur in phases, then all physical any affected improvements within each phase shall be building required to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 51. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Permits 16 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non- City agencies prior to the issuance of building permits. 52. Construction Drawings. Construction plans B Issuance of Building shall be fully dimensioned (including building building elevations) accurately drawn (depicting all permits existing and 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. 53. Air Conditioning Units. Air conditioning units B Occupancy of Building and ventilation ducts shall be screened from Unit public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 54. Temporary Fencing. Temporary Construction B Through Building fencing shall be installed along the perimeter of Completion all work under construction. 55. Addressing — Residential Units B Building a) Provide a site plan with the City of a) Prior to Dublin's address grid overlaid on the release of plans (1 to 30 scale) Highlight all exterior addresses door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood 3 copies on full size sheets and 5 copies reduced sheets. b) Prior to 17 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: b) Provide plan for display of addresses permitting The Building Official shall approve plan prior to issuance of the first building permit. (Prior to permitting) c) Prior to c) Addresses will be required on the front of permitting the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of d) Occupancy the dwelling as the front door. of any Unit d) Address signage shall be provided as per the Dublin Residential Security Code. e, f) Prior to e) Exterior address numbers shall be permit backlight and be posted in such a way issuance, and that they may be seen from the street. through f) Driveways servicing more than one (1) completion individual dwelling unit shall have a minimum of 4 inch high identification numbers, noting the range of unit numbers placed at the entrance to each driveway at a height between 36 and 42 inches above grade. The light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. 56. Addressing — Recreation Center. B a) Address signage shall be provided as per a) Prior to the Dublin Commercial Security Code permitting b) Addresses shall be illuminated and be able to be seen from the street, 4 inches b) Prior to in height minimum. occupancy 57. Engineer Observation. The Engineer of record B Scheduling Building shall be retained to provide observation services the final for all components of the lateral and vertical frame design of the building, including nailing, hold- inspection downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 58. Foundation. Geotechnical Engineer for the B Permit Building soils report shall review and approve the issuance foundation design. A letter shall be submitted to the Building Division on the approval. 59. Green Building. Green Building measures as B Through Building detailed in the SDR package may be adjusted Completion prior to master plan check application submittal with prior approval from the City's Green 18 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans Prior to first The Green Building checklist shall be included permit in the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. Through Completion Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. Prior to approval of Landscape plans shall be submitted to the the Green Building Official for review. Developer landscape may choose self-certification or certification by a plans by the third party as permitted by the Dublin Municipal City of Dublin Code. Applicant shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 60. Copies of Approved Plans. Applicant shall B 30 days after Building provide City with 2 reduced (1/2 size) copies of permit and the City of Dublin stamped approved plan. each revision issuance 61. Solar Zone — CA Energy Code — Residential. B Through Building Show the location of the Solar Zone on the site Completion plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 62. Solar Zone — CA Energy Code — Commercial. B Through Building Show the location of the Solar Zone on the site Completion plan. Detail the orientation of the Solar Zone. This information shall be shown in the plan check on the overall site plan and the roof plan. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 19 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 63. Wildfire Management. Provide in the master B Through Building drawing set, a sheet detailing which lots are Completion adjacent to open space and subject to the Wildfire Management provisions of the code. Add a note to the plot plan that for each lot that is subject to wildfire management. 64. Accessible Parking. The required number of B Through Building parking stalls, the design and location of the Completion accessible parking stalls shall be as required by the CA Building Code. 65. Recreation Centers. Building permits are B Through Building required for all recreation centers, swimming Completion pools, spas, and associated amenities and are required to meet the accessibility and building codes. Pool and Deck area shall be considered conceptual in nature only, items such as exiting and permit requirements shall be reviewed during the permitting process. 66. Options. Selected options that affect the square B Through Building footage of the dwellings shall be listed on the Completion building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan. 67. Emergency Access. B Prior to Building occupancy Vehicle Gates. Private roads and parking areas and or structures controlled by unmanned through the mechanical parking type gates shall be provided life of the with police emergency access by Opticom LED project Emitter and providing the gate access code for distribution to emergency responders. The control box for the code device shall be mounted on a control pedestal consisting of a metal post/pipe, which shall be installed at a height of 36 to 42 inches to the center of the keypad and a minimum of 15 feet (4.6m) from the entry / exit gate. It shall be located on the driver's side of the road or dnveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to drive on the wrong side of the road or driveway, not to require any back-up movements in order to enter/exit the gate. The gates accesses devices shall be designed and installed to allow for entry through the vehicular gate under three different and unique 20 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: situations. a. The system is in services and under normal operations b. A power failure has occurred and battery powered convenience open systems are employed. c. A power failure has occurred and the convenience open system has failed (dead or low charged battery). Pedestrian gates. All lockable pedestrian gates to residential neighborhoods serving six (6) or more dwellings units shall provide for policy emergency access utilizing an approved key switch device or approved Knoxbox, which shall be installed in a manner approved by the Chief Building Official. FIRE PREVENTION BUREAU 68. Compliance with California Building Code F Fire Chapter 7A is required. 69. Gate Approvals. Fencing and gates that cross F Fire pedestrian access and exit paths as well as vehicle entrance and exit roads need to be approved for fire department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 70. FD Building Key Box, Building Access. A F Fire Fire Department Key Box shall be installed at the main entrance to the Building. Note these locations on the plans. The key box should be installed approximately 5 1/2 feet above grade. 71. Based on occupant load, a fire alarm system F Fire may be required. 72. Deferred Submittals. Provide on the Title or F Fire Cover Sheet under the heading Deferred Submittals all of the deferred submittal items. • Fire sprinkler modifications • Fire monitoring system install or modifications 73. New Fire Sprinkler System & Monitoring F Fire Requirements. In accordance with The Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance 21 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 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. 74. Site Plan. The site plan needs to show F Fire sufficient detail to reflect an accurate and detailed layout of the site for review and record purposes. The site plan will need a scale that will allow sufficient details for review purposes and include, but not be limited to the following: • The site parking and circulation layout including fences, gates, fire lane locations and tumarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements. The site plan will also need to note the location and distance of fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. 75. Fire Access. Fire access is required to be F Fire approved all-weather access. Show on the plans the location of the all-weather access and a description of the construction. Access road must be designed to support the imposed loads of fire apparatus. 22 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 76. Hydrants & Fire Flows. Show the location of F Fire any on-site fire hydrants and any fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this property. 77. Addressing. Addressing shall be illuminated or F Fire in an illuminated area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers. 78. Building Address. The building shall be F Fire 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 f- inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. 79. FIRE ACCESS DURING CONSTRUCTION F Fire Fire Access. Access roads, turnarounds, pullouts, and fire operation areas are Fire Lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to combustible construction commencing. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key- switch, & within required 150-ft. distance to Fire Lane. Personnel Access. Approved route to 23 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: furthermost portion of exterior wall. Route width, slope, surface, obstructions must be considered. Fire access is required to be approved all- weather access. Show on the plans the location of the all-weather access and a description of the construction. Access road must be designed to support the imposed loads of fire apparatus. PUBLIC WORKS DEPARTMENT— CLUBHOUSE 80. A drainage easement shall be dedicated over PW Public the 18" storm drain in favor of the GHAD. Works 81. An emergency vehicle access easement and a PW Public public access easement shall be dedicated over Works the turnaround. 82. The cul-de-sac shall be revised to continue the PW Public curb and gutter around the entire turnaround. Works The crosswalk on the north side of the turnaround shall be replaced with a standard driveway apron and sidewalk across the driveway. 83. Provide a minimum of two drop-off spaces PW Public onsite to allow passenger unloading without use Works of a parking space. 84. Provide additional bicycle racks beyond the PW Public three spaces shown on the preliminary Works drawings. The final number of spaces shall be approved by the City Traffic Engineer. _ 85. The final site plan design is subject to approval PW Public by the City Traffic Engineer. Works 86. Trash receptacles (to be maintained by the HOA PW Public under a long-term encroachment agreement) Works shall be installed along Rosamond Hills Court, Palisades Drive, and Oak Ridge Court. In addition, the HOA shall establish and maintain a litter pickup program along the above streets, within the limits of the overflow parking. 87. Final engineering and landscaping plans shall PW Public be submitted for review and approval by the Works Public Works and Community Development Departments prior to start of construction. 88. A grading/ sitework permit shall be obtained PW Public from the Public Works Department prior to the Works start of construction. DUBLIN SAN RAMON SERVICES DISTRICT(DSRSD) 24 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 89. Prior to issuance of any building permit, DSR DSRSD complete improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 90. All mains shall be sized to provide sufficient DSR DSRSD capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 91. Sewers shall be designed to operate by gravity DSR DSRSD flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 92. Domestic and fire protection waterline systems DSR DSRSD for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 93. DSRSD policy requires public water and sewer DSR DSRSD lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 94. Prior to approval by the City of a grading permit DSR DSRSD or a site development permit, the locations and 25 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 95. All easement dedications for DSRSD facilities DSRSD shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map 96. Prior to approval by the City for Recordation, the DSR DSRSD Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. 97. Prior to issuance by the City of any Building DSR DSRSD Permit or Construction Permit by the Dublin San Ramon Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 98. Prior to issuance by the City of any Building DSR DSRSD Permit or Construction Permit by the Dublin San Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 99. No sewer line or waterline construction shall be DSR DSRSD permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied 26 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 100. The applicant shall hold DSRSD, its Board of DSR DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 101. Improvement plans shall include recycled water DSR DSRSD improvements as required by DSRSD. Services for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 102. Above ground backflow prevention DSR DSRSD devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. The applicant shall minimize the number of backflow prevention devices/double detector check valves installed on its fire protection system. The applicant shall minimize the visual impact of the backflow prevention devices/double detector check valves through strategic placement and landscaping. 103. Development plans will not be approved until DSR DSRSD landscape plans are submitted and approved. 104. Grading for construction shall be done with DSR DSRSD recycled water. 105. Temporary potable irrigation meters in areas DSR DSRSD with recycled water service shall only be allowed for cross-connection and coverage testing for a maximum of 14 calendar days. 106. The project is located within the District DSR DSRSD Recycled Water Use Zone (Ord. 301), which calls for installation of recycled water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available as described in the DSRSD Water Master Plan Update, December 2005. Unless specifically exempted by the District Engineer, compliance with Ordinance 301, as may be amended or superseded, is required. Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with 27 of 28 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: District's "Recycled Water Use Guidelines" and Dept of Health Services requirements for recycled water irrigation design. PASSED, APPROVED AND ADOPTED this 9TH day of August 2016 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 28 of 28