HomeMy WebLinkAboutReso 81-04 SiteDevRevSanRamnVil RESOLUTION NO. 81 - 04
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR SAN RAMON VILLAGE PLAZA DEVELOPMENT PROJECT
LOCATED AT 8909 SAN RAMON ROAD
PA 02-063 (Tract No. 7437)
WHEREAS, Mike Banducci of Bancor Properties., on behalf of Oliver Properties (Applicant/
Developer), has requested approval of a Planned Development Rezoning Stage I Development Plan
and Stage 2 Development Plan for the San Ramon Village Plaza mixed-use project, a Vesting
Tentative Map for subdivision of a 4.62 acre site located on the east side of San Ramon Road into 3
lots and Site Development Review to allow for the construction of 56 medium-high density units, with
common open space, within the Dublin General Plan Primary Planning Area (APN#941-0164-001-04
& 941-0164-003-03 (A) (B)); and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, the Applicant/Developer has submitted an application for a General Plan
Amendment from Retail/Office to Mixed Use and a Stage 1 and Stage 2 Development Plan for the
project site (PA 02-063) as required by Section 8.32 of the Dublin Ordinance to allow redevelopment
of the entire site to include remodeling of 14,377 square feet of retail/office building, demolition of
34,000 st. ft. of retail space and the construction of 56 units, in two phases; and,
WHEREAS, the Applicant/Developer has submitted Vesting Tentative Map and Site
Development Review project plans for the entire site (Exhibit A to Attachment 2), PUD Sheets 4
through 6, Sheets L-1 through L-7 by The Guzzardo Partnership, Architectural Sheets by The Dahlin
Group A-1 through A-18 and Vesting Tentative Map sheets C-1 through C-3 by Carlson, Barbee &
Gibson dated received March 15, 2004, except as modified by any condition of approval; and
WHEREAS, an Initial Study has been prepared for the potential impacts of the project pursuant to
CEQA Guidelines Section 15063. Based on the Initial Study, a Mitigated Negative Declaration and
Mitigated Monitoring Program has been prepared for the project with the finding that with the
implementation of Mitigation Measures contained in the Initial Study, the potential impacts of the project
would be reduced to a level of insignificance; and '
WHEREAS, the Planning Commission did hold public hearings on said application on April
13, 2004 and May i I, 2004; and
WHEREAS, proper notice of said public hearings was given in all respects as required by law;
and
WHEREAS, a Start Report was submitted recommending that the Planning Commission
recommend approval of the Vesting Tentative Map and Site Development Review for the San Ramon
Village Plaza project to City Council, subject to conditions; and
WHEREAS, the Planning Commission determined that because the project was considered by
the City Council as "high priority" in its 2003-2004 Goals and Objectives and as provided for in
Chapter 8.96, Section 8.96.20.A.3 of the Dublin Zoning Ordinance it did transfer original hearing
jurisdiction to the City Council.
WHEREAS, the City Council did hold a public hearing on said application on May 18, 2004;
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted to and considered by the City Council with
recommendation by the Planning Commission to approve the Vesting Tentative Map and Site
Development Review for the San Ramon Village Plaza, subject to conditions; and
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council makes the following
findings and determinations regarding General Plan consistency:
1. A General Plan Amendment from Retail Commercial to Mixed Use and a Stage 1 and a
Stage 2 Development Plan have been proposed along with the Tentative Map and Site
Development Review applications, and are recommended for approval based upon the
reasons stated in the Staff Report. Upon City Council approval of the General Plan
Amendment and Stage 1 Development Plan, the land nsc diagram would be changed for
approximately 4.62 acres to reflect the mixed use consisting of retail office and medium-
high density for 56 residential units.
2. With the change to the land use diagram, the proposed project is consistent with the adopted
Dublin General Plan. The proposed project is also consistent with the goals, policies, and
implementation measures of the Dublin General Plan, and with the Dublin Zoning
Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin City Council does
hereby make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations
and related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and conforms
to the City's General Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a mixed-use retail office and residential project in an area
designated for Mixed Use
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for
this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is~
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures contained in the Initial Study, Mitigated
Negative Declaration and Conditions of Approval, the design of the subdivision will not canse
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environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large
or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid.
Sewer service for this subdivision shall be provided pursuant to an agreement between the
applicant/developer and DSRSD. School capacity for the residents of this project will be
provided pursuant to a school facilities mitigation agreement between the developer and the
Dublin Unified School District prior to issuance of building permit, as required city code.
8. The City of Dublin has considered the effect of this project on the housing needs of the region
in which it is situated and finds that the public services are available for the project and that
impacts to environmental resources will be mitigated to a level of less than significant
pursuant to the Mitigated Negative Declaration for the project (PA02-063).
9. The City of Dublin finds that this project does not discharge waste into an existing community
sewer system in violation of existing requirements prescribed by a California regional water
quality control board pursuant to Division 7 of the Water Code because the Dublin San Ramon
Services District has provided conditions of approval, which assure that its standards will be
met.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE City Council does hereby
make thc following findings and determinations regarding said proposed Site Development Review:
1. The approval of this application (PA 02-063), as conditioned, is consistent with the
intent/purpose of Chapter 8. I04 (Site Development Review) of the Zoning Ordinance in that it
will promote orderly, attr~tive and harmonious site and structural development, resolves
major project-related issues, and ensures compliance with development regulations and thc PD
Zoning District.
2. The approval of this application, as conditioned, complies with the policies of the General
Plan, and the Planned Development Rezone Development Plan for the project that allows for
mixed use consisting ofretaiI, office and residential development at this location.
3. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans because road improvements and infrastructure
improvements will be made pursuant to a Stage 2 Development Plan and Tentative Map
conditions.
4. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and
implements the Dublin General Plan.
5. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar clements, as conditioned, has been
designed to provide a harmonious environment for the development.
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6. The subject site is physically suitable to the type and intensity of the approved development
because it is relativelY fiat and has suitable soils.
7. The visual impacts of the project were reviewed in the Mitigated Negative Declaration and the
project is consistent with applicable scenic corridor policies for San Ramon Boulevard and 1-
680.
8. The project has been designed with architectural considerations (including the character, scale,
design quality, and the relationship among buildings), along with Conditions of Approval, in
order to ensure compatibility among the design of this project, the character of adjacent uses,
and the requirements of public service agencies.
9. Landscape elements (including the location, type, size, color, texture, and coverage of plant
materials, provisions, and similar elements) combined with Conditions of Approval have been
established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve the
Vesting Tentative Map and Site Development RevieTM for PA 02-063 subject to the following Conditions
of Approval and subject to the adopted Mitigated Negative Declaration and Mitigation Monitoring
Program for PA 02-063 and the City Council approval of the Proposed General Plan Amendment to
Mixed Use and PD Rezoning with related Stage I and Stage 2 Development Plan:
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 shah be subject to Department of Community
Development review and approval The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval: [ADM]
Administration/City Attorney, lB] Building division of the Community Development
Department, [DSR] Dublin San Ramon Services District, [FI Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division
of the Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
1. Approval. PA 02-063, Banter Properties. San Ramon Village Plaza, Vesting PL, PW Approval of any
plan or filing of
Tentative Map 7437 is approved to subdivide an existing 4.62 acre parcel into final map
three individual lots for a commercial shopping center and 56 townhome-style
condominiums and common open space. This approval shall conform generally
to the plans, text, and illustrations contained in the Planned Unit Development
Plans dated received March 15, 2004, including Sheets 1 through 6, prepared by
Carlson, Barbee & Gibson, Inc. (March 10 2004) the Landscape Plans Sheets L 1
through L6 prepared by The Guzzardo Partnership, Inc. (March 10, 2004), the
Architectural Plans Sheets A-1 through A- 18 prepared by the Dahlin Group
March 2004), and the Vesting Tentative Map prepared by Carlson, Barbee &
Gibson, Inc., Sheets C-1 through C-3 (March 10, 20044), and other plans,
programs, texts and diagrams submitted as part of the subdivision proposal on
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file in the Community Development Department unless modified by the
Conditions of Approval contained herein. The Vesting Tentative Map is only
effective upon approval by the City Council of the General Plan Amendment, the
PD reZ°ning with Stage 1 and Stage 2 Development Plato
2. Standard Public Works conditions of Approval. Developer shall comply with PW Approval of
Improvement
all applicable City of Dublin Standard Public Works Conditions of Approval Plans through
dated February 10, 2004 unless specifically modified by these Conditions of completion
Approval.
3. Action Programs/Mitigation Measures. Applicant/DeveloPer shall comply with PL Approval of
Improvement
all applicable action programs and mitigation measures of the Mitigated Negative Plans through
Declaration (MND) and Mitigation Monitoring Plan for PA 02-063. eompletiun
4. Ordinances/General Plan/Policies. The Developer shall 'comPly with, meet, PW, PL Approval of
Final Map and
and/or perform all requirements of the Subdivision Map Act, City of Dublin Issuance of
Subdivision Ordinance, City of Dublin Zoning Ordinance, the City of Dublin Building Permits
General Plan, City of Dublin Standard Conditions of Approval, Public Works
Policies and City grading ordinance unless certain Public Works requirements are
modified by the City Engineer and Planned Development Standards for Tract
7437.
5. ClarificatiOn and Changes to Conditions~ In the event that there needs to be PW Approval of
Final Map and
clarifications to these conditions of approval, the City Engineer has the authority Improvement
to clarify the intent of these conditions of approval to the Applicant/Developer Plans
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 Applicant/Developer to fulfill needed improvements or mitigations
resulting from impacts of this project.
6. Sound wail: A sound barrier/wall shall be inStalled along the residential area PL Prior to
acceptance of
boundary with 1-680. An acoustical consultant shall review the design of the barrier Improvement
at applicant's exPense to confirm that noise levels will achieve the City's goal of plans for final
CNEL to less than 70 dB ("conditionally acceptable") or better for outdoor map and
construction
common areas, as evaluated in the Noise Study prepared by Rosen, Goldberg & pdor to
occupancy of
Der dated January 20, 2004. Design of the noise barrier shall include mitigations units.
prescribed in the Noise Study, and/or other design alternatives determined
appropriate by the acoustical consul~t~~ achiev~this goal.
t~ ~1~1~.~ ' .It~ '
:~:f "~'~' PG&E Easement: The DevelOPer coOrdinate With PG& E for improvements vW ApprOVal Of '
installed in the PG&E Easement, and shall show documentation to the City Public Final Map
Works Department that PG & E will allow the storm drain improvements,
fence/wall and trees shown on the Tentative Map to be installed in their easement
(RE:. 2619 IM248).
8. Underground Utility Lines: The DeVeloper shall underground the exis~g vw Acceptance of
overhead utility lines along the east side of San RamOn Road between Bellina Improvements
Street and AlCosta Boulevard.
9. Entrances: The entrances from Bellina Street and Alcosta BouleVard to remain PW Approval of
Final Map
standard comraereial driveway approaches. The new San Ramon Road entrance Improvement
shall be a modified driveway type entrances. Plans
10. Driveway width: The driveway width from Alcosta Boulevard a~'d in from of PW Approval of
Final Map
the retail shops shall be a minimum 24 feet wide from curb to curb. The driveway Improvement
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11. ~rb ~1~: All ~b r~s ~t ~ ~t~r~ofio~ ofth~ ~ d6v~w~ ~isl~
and private ~e~ shall be a m~um ! 5-foot r~ius~ ~S.~cludes all Impr~0m~t
interactions alon$ Bellina Commons. P~s
12. T~e Si~s: Stop Si~s shall be place at all e~ts to public s~ets. Additional PW A~p~.cc of
~ffic ~s ~d eu~ m~kinss shall be ~smll ~ mqu~ed by ~e Ci~ Eng~ee~. ~pmvemen~
13. Private Street Nme: ~ly one n~e shall be given to the pfiva~ ~ sho~ PW ~or. Finfl M~
on ~e TenmtNe Map as "Gullo L~e' ~d "Oliver l~e". ~is ~t sh~l
named a "Place" not a Lane .
14. No paring. ~o paring' ~ 6n BeIHna St~t: P~kMg Shall be Prohibited ~ PW Ae~pm~ of
on BeHina S~eet for 50 feet e~ of~e c~b re~ at S~ ~on Road ~d for 70 ~provm~
feet we~ of~e project ~veway.
15. Sidewalk: A sidew~k sh~l ~ provided along ~e west side of BellMa Co~ons' PW Ap~vg of
Fin~ M~
east of BuildMg 11.
Pl~s
~6. P~~ Pathway: A ~de~ pa~way shall be cle~ly defined ~ou~ or vw Approv~ of
FMfl M~
~o~d ~e patio ~ea at the south end of ~e ~mil buil~g. Improvment
Plus
17.' T~c Calming: Tr~c si~ing, pavemem desi~ ~d o~e'r ~c c~ming PW ~v,ov~ of
devils, ~proved by ~e CiW EngMeer, shah be used on BellMa Commons to ~pmvemeat
disco~age W~c bom cuMng bom BellMa S~eet ~ou~ ~e site to Al'co~a Pl~s or 8ua~g
Boulev~d. A s~ed table ~all be used for ~e pedes~ c~ssing of the pa~way P~it
to.San Ramon Boulev~d.
18. Gauge Ac~ss: ~e dis~ce bom face of g~ge door to ~e f~ of e~b or PW App~v~ of
· Finfl M~
buildMg op~site ~e g~age shall ~ a min~ 24 feet. I~rovm~t
Pl~s~Ml~g
Pe~it
19. Bus Stop: Developer shall in~l b~ ~op facilities on S~ ~on Road as PW ~provfl of
FMfl M~
~quir~ by LAVTA ~d approved by ~e CiW EngMe~. ~e bus stop ~all be Improve~t
located just no~ of~e BellMa S~et Mterseetion, not at ~e locmion sho~ on P~ =d pdor to
~cup~ of
the Tentative Map. ~t
20. 'Mameda CoUnw Zone 7 Ace,s: ~e ~veloper sh~ll wovide a 3-f~t wide ~ne, 7 Appmv~ of
, ?W ~pmvement
gate with pedes~ access at the east end of~e proposed ~u~t ~on fence p~
along ~e ~e~ CounW draM~e ch~el. Either ~ou~ ~ easemem or
a~mem with Zone 7 ~e Developer shall provide ~desM~ access to the gate
for Zone 7 m~ten~ce. Subject to Al~eda ~W Zone 7 approvM, ~e
Develo~r sh~l remove ~e existMg chaM I~ fence. ~e new fence sh~l ~ the
maMtenance responsibili~ of ~e Homeo~ers ~c~tion.
2 l. ~andscapi~. Landsca~ / ParMng Curbs: ~1 l~dseape ~ along the side
~prov~ent
ofa ~g spa~ sh~l have a 12-inch wide e~b (Zoning ~d. 8.76.070 A 19). Pl~;
22. Sp~i~ Pa~g: S~eial ~ving sh~l beard at e~es~o the co~e~ial PL, Pw App~v~ of
Improvem~t
coator ~d at key ~torsootions.
23. ~intenance of Lands~ping: All l~dsc~g materials with~ ~e public fi~t'- ' eL, PW Prior to ~pm~
of F~ M~ /
of-way shall be m~ed for 90 ~ys ~d on-site l~dscaphg sh~ ~ ~p~ic~ s~
m~m~ed in a~ord~ ~ ~e "CiW of ~bl~ S~d~ds Pl~t Material, provide CC~
for project which
~gation System ~d ~int~ee A~mem" by ~e Developer aRer CiW- sh~ ~c~uOe
approved in~llmion. ~is ma~ten~ce shall ~clUde weed.g, ~e application of ~n~
p~-emergent chemic~ applications, ~d ~e ~placement of materials ~at ~e.
~y proposed or modffi~ landscaping to ~e site, includ~g ~e removal or
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replacement of trees, Shall require prior review and written apProval from the
Community Development Director.
·
24. Fire Flow. Provide a letter from DSRSD to ACFD stating What'is the available Approval of
Improvement
~ flow. Plans
25. Fire flow and hydrant location. The Fire Prevention Bureau shall approve F Improvement
minimum fire flow and fire hydrant location. The locations as shown on the plans
Tentative Map are not approved. Final location shall be approved by the Fire
Prevention Bur~u prior to approval of improvement plans for Fin.al Map
26. ACFD Rules, Regulations and Standards. Applicant/Developer shall comply F ~ssuanc¢ of
with all Alameda County Fire Services (ACFD) roles, regulations and standards, Buadi~g Permits
including minimum standards for emergency access roads and payment of
applicable fees, including a City of Dublin Fire Capital Impact Fee.
27. After Hours Security. The perimeter of the site shall be fenced during PL, B Prior to
gomnlon0oment
construction, and security lighting and patrols shall be employed as necessary, of site work and
The Developer shall provide after hours call-out information to Police Services on on-going during
an "Emergency Response Form." All information shall be kept current and up to Constmet~n
date. ~ ~
28. Covenants, Conditions and RestriCtions (CC&Rs). A Homeowners PW Approval of
Association shall be formed by recordation of a declaration of Covenants, Final Map
Conditions, and Restrictions to govern use and maintenance of common areas and
facilities. Said declaration shall set forth the Association name, bylaws, roles and
regulations. The CC&Rs shall ensure that there is adequate provision for the
maintenance, in good repair and on a regular basis, of the landscaping, irrigation,
fences, walls, drainage, lighting, signs and other improvements in private
common areas and within the adjacent street frontage right of way along Bellina
Street, San Ramon Road and Alcosta Boulevard. The Developer shall submit a
copy of the CC&R document to the City for review and approval relative to this
condition.
SITE DEVELOPMENT PERMIT (PA002-063)
(~:? ?ri0rt0: ' i
1. Approval. PA 02-063, Bancor Properties - San Ramon Village Plaza Site PL Issuance of
Development Permit is approved to remodel a portion of an existing commercial building permits
shopping center and construct 56 townhome style condominium residences and
common open space. This approval shall conform generally to the plans, text, and
illustrations contained in the Planned Unit Development Plans dated received
March 15, 2004, including Sheets 1 through 6, prepared by Carlson, Barbee &
Gibson, Inc. (March 10, 2004), Sheets L1 through L7 prepared by The Guzzardo
Partnership, Inc. (March 10, 2004), the Architectural Plans Sheets A-1 through A-
l 8 prepared by the Dahlin Group (March 10, 2004), and the Vesting Tentative
Map prepared by Carlson, Barbee & Gibson, Inc., Sheets C-1 through C-3
(March 10, 2004), and a. ll Plans, programs, texts and diagrams submitted as part
7
of the Stag~ i, Stage 2 Development Plan, Tentative Map'and site DeVelopment
Review proposal on file in the Community Development Departuient unless
modified by the Conditions of Approval contained herein. The Vesting Tentative
Man and Site Development Review are only effective upon approval by the City
Council of the General Plan Amendment, PD rezoning with Stage 1 Development
Plan and the Stage 2 Development Plan.
2 Standard Conditions (Site Development Review). The project shall comply PL, B On-going
with the ,City of Dublin Site Development Review Standard Conditions.
3.' Standard Public Works ConditionS'of ApprOVal. Developer ~hall eompl~ with Pw Approva~ of
Improvement
all applicable City of Dublin Standard Public Works Conditions of Approval Plans nrou~
dated February 10, 2004 unless specifically modified by these Conditions of eomplction
Approval. . .
4. Term. Approval of the Site Development Review shall'be valid for one year PL On-going
from effective date of permit approval. If construction has not commenced by
that time, this approval shall be null and void. The approval period for Site
Development Review may be extended six (6) additional months by the Director
of Community Development upon determination that the Conditions of Approval
remain adequate to assure that the above stated findings of approval will continue
to be met. (Applicant/Developer must submit a written request for the extension
prior to the expiration date of the Site De;¢elopment Review.)
5. Building Codes and Ordinances. All project construction shall conform to all B ~trough
building codes and ordinances in effect at the time of the building permit. ' completion
6. Construction drawings: ConstructiOn plans shall be fully dimensioned PL, B, PW Issuance of
(including building elevations) accurately drawn (depicting all existing and Building Permits
proposed conditions on site), and prepared and signed by a California licensed
Architect or Engineer. All structural calculations shall be prepared and signed by
a California licensed Architect or Engineer. The site plan, landscape plan and
details shall be consistent with each other.
7.' Building Permits. To apply for building permits, Appli~.ant/Developer shall B issuance of
submit eight (8) sets of construction plans to the Building Division for plan check. Building Permits
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.
8. Engineer Observation. The Engineer of record shall be retained to provide B ~rough
construction and
observation services for all components of the lateral and vertical design of the prior to final
building, including nailing, holddowns, straps, shear, roof diaphragm and fram~ inspmion
structural frame of building. A written report shall be submitted to the City
ln.qpector prior to scheduling the final frame inspection.
9. Phased OccUpancy Plan. If occupancy is requested to occur in phases, then all B, PL Prior to
occupancy of
physical improvements within each phase shall be required to be completed prior each affected
to occupancy of any buildings within that phase except for items specifically unit
excluded in an approved Phased Occupancy Plan, or minor handwork items, I
approved by the Department of Community Development. The Phased
Occupancy Plan shall be submitted to the 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 . ..
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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 form 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
fro the value of the deferred landscaping and associated improvements.
10. Permits for Accessory items. City of Dublin Building Permits shall be obtained ~', ?L Paor to
installation of
prior to installation of all accessory buildings, signage, and play structures, Mail improvements
Kiosks, etcetera. Access to the Play Structure shall meet the disabled accessible
requirements. All electrical, and plumbing to exterior lights and fountains shall
have Building Division permits.
11. Air Conditioning Units - Air conditioning units and ventilation ducts shall be B, PL Occupancy of
Unit
screened from 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. The Building Official and Director of
Community Development shall approve location and screening materials prior to
installation.
12. Temporary Fencing. Temporary Construc~on fencing shall be installed along ~, P, PW Through
perimeter of all work under construction. Completion
13~ Automatic Garage Door Openers - Automatic garage door opehers shall be' ' ~, PL Occupancy of
Unit
provided for all dwelling units and shall be ora roll-up type. Garage doors shall
not intrude into the private access easements.
14. Addressing. ' PL Issuanc~ of
Building Permits
a) Provide a site plan with the City of Dublin's address grid overlaid on the andthrough
plans (1 to 30 scale). Highlight all exterior door openings on plans (front, completion
rear, garage, etc.). (Prior to release of addresses)
b) Provide plan for display of addresses. The Building Official and Director
of Community Development shall approve plan prior to issuance of the
first building permit. (Prior to permitting)
c) Addresses will be required on the front of the dwellings. Addresses are
also required near the garage door opening if the opening is not on the
same side of the dwelling as the front door. (Prior to permitting)
d) Town hOmes / Condos are required to have address ranges posted on
street side of the buildings. (OccupanCy of any Unit).
e) Address signage shall be provided as per the Dublin Residential Security
Code. (Occupancy of any Unit).
f) Provide a site plan with the approved addresses in 1 to 400 scale prior to
approval or release of the project addresses. (Prior to permitting).
Exterior address numbers shall be backlight and be posted in such a way
that they may be seen from the street. (Prior to permit issuance, and
through completion)
15. Retaining walls. All retaining walls over 30 inches in height and in a Walkway B, vw Issuance of
shall be provided with guardrails. All retaining walls over 24 inches with a }~uilding Permits
surcharge or 36 inches without a surcharge shall obtain permits and inspections
from Building Division.
16. Green Building Guidelines. To the extent practical, the applicant shall ~ issuanc~ of
incorporate Green Building Measures. Green Building plan shall be submitted to mfiiding Permits
the Building Official for review.
17. Storage Area and Meter Closets. Storage area and meter closets shall be ~ !ss?..~. ce of
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provide with 1-hour Ewe resistive construction designed to the Building Code. building permits
These areas shall be provided with Type "X" 5/8 Gypsum Board.
18. Automatic Fire Sprinklers. The applicant/developer shall provide automatic F Prior to issuance
of Building
sprinklers in the residential and commercial buildings. Installation permits are Permits and
required from the Fire Department prior to the start of work on the systems, installation prior
Buildings with over 100 sprinklers shall have the sprinkler system monitored by a to occupancy
UL listed central station.
19. Fire Alarm systems. The applicant/developer shali'proVide fir~ alarm SYstems kt F Priorto issuance
of Building
the buildings as required by the California Building Code. Permits and
installation prior
, to occuImn~y
20. Fire apparatus roadways: Fire apparatus roadways must be installed, and fire v Improvement
plans and prior to
hydrants in service, prior to the commencement of vertical framing or commencement
combustible storage placed on site. of vertical
flaming.
21. Knox boxes: Knox boxes are required at the entrance to the building and at any F Occupancy of
gates in the Fire Department access roads, units
22. Residential Security. The project shall comply with the City of Dublin PO, B Occupancy of
~ Units
Residential Security Requirements and the Conditions of Approval for the
Vesting Tentative Map 74 t4.
23. Projected.Timeline. 'D~¢eloper ~hali submit' a Projected timeline for prOject PO Issuance of
Building Permits
completion to the Dublin Police Services Department, to allow estimation of for each Phase
staffing requirements and as, signments.
24. Addressing: Addressing and building numbers shall be visible from approaches PO, B P~or to issuance
· of building
to the buildings. Addressing an building in the commercial portion of the project permits and
shall be visible from the approaches to the building: throue, h
* If there are exterior doors on the rear, the business name and address is to be cx, npletion of
Improvements
painted on the door in a contrasting color. The lettering shall comply with the
Building Department Standards.
· Employee exit doors shall be equipped with 180 degree viewers if there is not
a burglary resistant window panel in the door from which to scan the exterior.
25. Fencing during construction: The perimeter of the site Shall be fenced during PO, PL Issuance of
GradingtSitework
construction, and security lighting and patrols shall be employed as necessary. Permit
26. Entrances: All entrances to the commercial area parking shall be posed with Po Completion of
appropriate signs per Sec 22658(a) of the California Vehicle Code, to assist in improvements
removing vehicles at the property owner's/manager's request.
27. Posting: CC&R's for the residential porti°n of the project will include posting of Paor to
occupancy of
private street areas in accordance with California Vehicle Code Section 22568, units
sections 1 and 2. Fire lanes will also be posted in accordance with California
Vehicle Code Section 22500.1. '*No Trespassing" signs shall be placed along
pedestrian pathways, open space areas and the "tot lot" to indicated private use
areas. .
28. Lighting: The applicant shall submit a final lighting plan'for approval by the Issuance of
~Dublin Police Department. Lighting fixtures shall be of a vandal resistant type. building permits
29. Graffiti: The applicant shall keep the site clear of graff'ai vandalism on a regular On-going
. and continuous basis at all times. Graffiti resistant materials should be used
10
Prior to
50. Security Program: The applic~t shall work with the Dublin Police on an occupancy/on-
ongoing basis to establish and effective theft prevention and security program, going
31. Self-policing: Primary living areas and windows of individual units should be Issuance of
Building permits
focused for observation of common use areas; adjacent units, recreation areas, and
child play areas to provide for self-policing and a sense of community.
32. Parking. Applicant/Developer shall provide parking in compliance with the PD PL, PW Completion of
Stage 2 Development Plan (PUD Sheet 5) , Improvements
33. Recreational Vehicle Parking. Recreation vehicle (as defined in the Du~lin ' PL, PW Acc~p 'taace of
Improvements by
Zoning Ordinance) parking shall be prohibited on public streets and along the City Council
main private street of the project. Signs shall be posted to that effect.
34. Final Landscape and Irrigation Plans: A Final Landscape and Irrigation Plan PL, PW Approval of
Improvement
prepared and stamped by a State licensed landscape architect or registered Plans;
engineer, generally consistent with the preliminary landscape plan prepared by Landscaping to
be Constructed
The Guz?ardo Partnership, dated March 10, 2004, except as modified by Prior to
Conditions of Approval below, along with a cost estimate of the work and Acceptance of
materials proposed, shall be submitted for review and approval by the Community Improvements or
Occupancy of
Development Director. Landscape & irrigation plans shall be at a scale not less First Unit in
than 1"=20'. Key areas such as major intersections and plazas shall be at a scale aff~tea Phase
not less than l" -10'
35.' Final Landscape Plan Review: The final plant palette 'varieties shall be subject PL IssUance of
to review and approval of the Director of Community DeVelopment and reviewed Bua~Ung P~rmits
by the City's Landscape Architect to determine compatibility with reclaimed
water use, where appropriate. An irrigation plan shall be submitted with Final
Landscape Plans indicating that the system is designed for reclaimed water, where
required by DSRSD.
36. Landscaping (project frontage): Applicant/DeveloPer shall construct'all PL, PW ApproVal of
Improvement
landscaping within the site and along the project frontage from the face of curb to Plans
the site right-of-way to the design and specifications of the City of Dublin, and to
the satisfaction of the City Engineer, Director of community Development and
City's Consulting Landscape Architect. Street trees that are required to be
removed for undergrounding of utilities shall be replaced by the applicant with
minimum 24 - inch trees as approved by the City Landscape Architect.
37. 'Landscaping (yards/common areas): All front yards and common areas shall be PL Prior to
Occupancy of
landscaped by the Applicant/Developer prior'to occupancy of the adjacent homes, first Unit in
affected Phase
38. Entry Pilaster: 'Entry pilasters shall be designed to refle~t the building P£,' Pw Approval of ......
Landscape
architecture and to be in scale with the pedestrian environment. Plans/cens~cti
on prior to
occupancy of
first unit
39. Landscaping at Street/Drive Aisle Intersections: Landscaping shall not PL, PW Approval of
obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, randscape Plans
landscaping at drive aisle intersections shall not be taller than 30 inches above the
curb, Landscaping shall be kept at a minimum height and fullness giving patrol
officers and the general public su,rveillance capabilities of the area. . ..
40. Parking Area Tree Wells: Tree wells shall be centered on parking stripes 'm., PW Ap~rova of
wherever possible. Tree wells placed in front of parking spaces shall provide a
minimum 3' clearance to the tree trunk. Tree wells shall be fitted with
tl
ornamental cast iron tree grates. Tree grates muSt haVe narrow openings to met
h, ~andiqap ,,standards ,and, meet the approval 0fthe City Engineer.
41. Landscape Screening of Parking: Landscaping shall screen parking with PL, P~ ApprOVal''of
berming or combination ofberming and landscaping t° achieve an immediate 2-3 Landscap~ Plan;
foot tall screen from the finish grade of the parking stalls as viewed from the
adjacent major road.
42 Corner Public Art Plaza/Landscaping. The coroer PUbli'c art plaza "' PL~ PW .....Approval of'
feature/landscaping at the intersection of San Ramon Road and Alcosta LandseWe Plan
Boulevard shall be landscaped, paved and include the features (i.e., public art,
seatwall, bench, etc.) as generally shown on Sheet L-6 of the project plans dated
March 2004. The location/siting of the public art plaza shall be subject to
approval by the City Engineer to ensure that it meets site distance requirements
and that it does not conflict with utilities. The public art and landscaping features
shall be subject to the review and approval by the Community Development
Director and shall be included as part of the Final Landscape and Irrigation Plan
submittal. Responsibility for maintenance of the improvements associated with
the public art plaza and landscaping shall be that of the Applicant/Developer.
Since the Applicant will maintain these features which are partly within the public
right-of-way, .the Applicant shall enter into an "Agreement for Long Term
Encroachments" with the City that regulates this type of encroachment.
43 i' Landscaping of Walls and Trash Enclosures: The ApPlicant/DevelOPer shall Approval of.
screen all Walls and the sides of walls surrounding trash enclosures. The use of t~x~scape Plans;
vines is encouraged
44. Air'ConditioningUnitS: All Air Conditioning units shall be'Sereened fi:om vieW PLPTM " ~01ioApproval
· of Landscape
with either walls or plant material to the satisfaction of the Community Plans;
Development Director.. . and. City's Consultin.. . g Landscape.. . Architect.
45 Utility Screening: All above grade utilities shall be screened from vieTM with ..... PL, PW APProval o~"
either walls or plant material to the satisfaction of the Community Development Landscape Plans;
Director .and. City,s Consulting Landscape Architect...
46 Wrought Iron Fencing, 6' High: Construct the wrought iron fencing from PL, PW .~pproval of
Improvement
building 9 to building 10 along San Ramon Valley Blvd. Construct fencing from Plans;
buildings 7 to 8. Conslxuct fencing from building 6 to the sound walt providing a Landsca0in~ to
3' wide maintenance gate for Alameda County Zone 7 access. Prior to
Acceptance of
Improvements or
Occupancy of
First Unit in
affected Phase
47. Wro' ght ir°n Fencing, 4' mgh: Construct fencing from the 6' high fencing at PL, Pw ' ' PP Val ....
Improvement
building 8 to the 6' high fencing at building 9. Construct fencing frOm the.6' high P~ans;
fencing at building 10 to the front of building 10. Landscaping to
Prior to
Acceptance of
Improvements or
Occupancy of 1~
Unit in affected
Phase
48.. ' Water Efficient'Landscaping 'Ordinance~ The' APPlicant/Developer shall PL, PW ApprOVal 0f ''
submit written documentation to the Public Works Department (in the form of a Landscape plans
Landscape Documentation Package and other required documents) that the
.... development.confgrms to the. C.!ty.'s Water Efficie.n.t Landscap~g Ordin .ante. .......
12
49. Fire-resistant or drought tolerant plant varieties, Fire'resistant or drought ?[, F a~rov~ of
Landscape Plan/
tolerant plant varieties shall be provided in the plant palette to the maximum ~nst~la~on pdor
extent possible, to issuance of
Buildin$ P~nnits
50 Lighting: The Applicant/Developer shall p~are a lighting iso Chart to the ?£, Po, Pw ^pproval to
occupancy of
satisfaction of the Director of Public Works, Director of Community arst unit;
Development, the City's Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be provided within the parking lot and on the
building, and shall be of a design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic. Lighting used after
daylight hours shall be adequate to provide for security needs (1.5 foot candles).
51. Health, Design and Safety Standards, Pri°r to final approval allowing PW, eL Occupancy of
Unit
occupancy of any new home, the physical condition of the subdivision and the lot
where the home is located shall meet minimum health, design, and safety
standards ineludipg, but not limited to the following:
a. The streets providing access tO 'the home shall be complete to allow for PL OccuPancy of
safe Waffle movements to and from the home. Unit
b.' ' ' All'tmffi~ striping and COntr~l'signing'~n streets Providing aCcesS tO the PW Occupancy of'
home shall be in place. Unit
' ' e. Ali street name signs on streets ProViding access tot he homes shall be in' bL Oc~upanc~ of
Unit
place.
d. All streetlights on s~re~ts providing access to the'h°mes Shall be energized PW o~Cup~y of"
Unit
and funetioning~
e. All repairs to the street, curb, gutter, and sidewalk that may c~earea hazard PW occupancy of
Unit
shall be required or any non-hazardous repairs shall be complete and
bonded for.
f. Town homes shall have the dWelling address posted and backlit at or near ~' B, F, PL ' ' 'Occupant90f '
the front door and the g .a~a. ge vehicle door. Unit
g. The lot shall be fmish graded, and final grading. i~speeti°n Shall hav~ been
approved by the Building .Department.. unit
"' h. All sewer clean-outs, water meter boxes, and other utility boxes shall be Pw occupancy of
Unit
set to l rade to the approval of the O, ire, ,ctor of P.b, c Works,: ......
i. The homes shall have received all necessary insPeCtions and have final }~ Occupancy of
Unit
approval by the Building Department to allo. w oocupaney.
,.
j. All fire hydrants in streets providing accesS to the homes shall be operable F ....... OCCupancy of"
to City and ACFD standards. Unit
'k. "' All streets providing access to ~e h0m~s Shall be improved to an adequate' ?w, F" occ6pancy of
Unit
width and manner to allow for fire engine circulation to the approval of the
Director of Public Works and ACFD.
.... 1.'" All mailbOX units shali 'be at the back °fthe curb/sidewalk as appropriate. PL Ocoupancy'of
Unit
The developer shall submit a mailbox design and location plan to indicate
where mailboxes and associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria. Architectural
enhancements should be provided to community mailboxes where visible
from the project streets .....
'ml Exterior iighting shall be provided for dwelling entrances and Shall be of a PL, PO '" Occupancy of
Unit
design and placement so as not to cause glare onto adjoining properties.
.52. ] Architectural drawings: Residential units and. the co~emial buddmg shall PL Issuance of
13
AGENCY RE~Q~D'
comply with the architectural drawings submitted by The Dahlin GroUp (March Building Pennits
2004). Final colors shall be reviewed by the City's Architect and approved by the
Community Development Director, and shall generally conform to the colors and
materials approved for the Ramon Village Plaza project PA 02-063, on file in the
City of Dublin Department of Community Development.
53. Porches/decks: Porches or decks exposed to a CNEL of 65 or greater dBA as PL Issuance of
identified in the Noise Study by Rosen, Goldberg and Der dated January 20, 2004 Building Permits
shall be designed to be partially or fully enclosed to help mitigate this potential
impact. Final designs of the residential are subject to review and approval by the
Community Development Director. Final approval shall require a written
statement by a licensed acoustical consultant confirming that the units as designed
have achieved the City's interior living and exterior recreation noise goals. The
elimination of porches or decks shall be considered a minor amendment of this
pe .rmit and shal.1 require approval by the Community Development Director.
54. Glare/Reflective Finishes - The use of reflective finishes on building exteriors is PL Issuance of
prohibited. In order to control the effects of glare within this subdivision, Buaaing Permits
reflective glass shall not be used on all east-facing windows.
55. Affordable Housing Agreement. An Affordable Housing Agreement shall be PL Final Map and
prior to
entered into by the Developer and the City of Dublin as required by Section 8,68 occupancy of
of the Dublin Municipal Code. mits in
phase.
56. Action Programs/Mitigation Measures. Applicant/Developer shall comply with et Approval of
Improvement
all applicable action programs and mitigation measures of the Mitigated Negative P~ans through
. Decl~ion (MND) ~ Mitig~a[ion Mon!~ri~g PI~ for PA 02-063, . comp,etlon.
57 The applicant/developer shall submit a master sign program for the commercial Pt, Prior to
installation of
and residential components of the project. The sign program shall conform to the buading
City of Dublin Sign Ordinance in effect at the time of the application. The master ~rmitrmsualatio
sign program be shall be subject to review and approval of the Director of n ofsi~ns.
Community Development and reviewed by the City's Contract Architect to
determine compatibility of design with the bEildings.
58. Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid ADM On-going
waste management and recycling requirements. . .
59. Refuse Collection. The refuse collection service provider shall l~rovide a letter ocd~lmcy of
first building.
confirming that adequate space is provided to accommodated collection and· Provisions for
sorting of petrucible solid waste as well as source-separated recyclable materials co~¢aion to be
ge. ne.rated by the residents within the project, shown on plans.
60'. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of ?w, PL Various time~,
but no later thaa
building permit issuance, including, but not limited to, Planning fees, Building Issuance of
fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Builaing Permits
Unified School District School Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation fees, Inclnsionary 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. Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and assessment of the fair share of
the new or revised fees.
14
61. Parkland Dedication - The developer shall be required to pay a Public Facilities PL Issuance of
Fee in the amounts and at the times set forth in the City of Dublin Resolution No. Buitding permit
60-99, adopted by the City Council on April 6, 1999, or in the amounts and at the
times set forth in any resolution revising the amount of the Public Facilities Fee,
as implemented by the Administrative Guidelines adopted by Resolution 195-99.
No credit against the dedication requirement shall be given for open space within
this project.
62. School Mitigation Agreement. The Developer shall enter into a School PL Building Pennils '
for each affected
Mitigation Agreemem with the Dublin Unified School District. Phase
63 Compliance With Requirements. Applicant/Developer Shall' comply with all v, vw, ~, A~o~ of
Zone 7, Improvement
applicable requirements of the Alameda County Fire Department, Public Works DSR, PL Plans
Department, Dublin Police Service, Alameda County Flood Control District Zone
7, and Dublin San Ramon Services District.
64~ All BMR residential units within the project shall be wired for cable and interact PL, PW, n ~ssuance of
access in the same manner as the market rote units. All units shall be provided Building Permit
with a dedicated homemn Category 5 minimum wiring from the data room to
unit, for future use. Telco Room shall be stubbed out, with a 4-inch conduit, to a
distance of 2 feet outside the foundations.
PASSED, APPROVED AND ADOPTED this 18th day of May 2004.
AYES: Couneilmembers McCormick, Oravetz, Sbranti and Zika and Mayor Lockhart
NOES: None
ABSENT: None
ABSTAIN: None ,.
]/ Mayor
ATTEST: ~//
' C~y(~ler~ ' x,~ -
KZ/G/5- 18~04/reso-bancor-tentmapSDtLdoc (Item 6.1)
g:\pa02-063\CCXB ancorCC.VTMSDR. Reso
15