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HomeMy WebLinkAboutPC Reso04-42 PA03-040 Loukianoff SDR RESOLUTION NO. 04 - 42 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 03-040 LOUKIANOFF SITE DEVELOPMENT REVIEW FOR A SINGLE- FAMILY RESIDENCE ON AN EXISTING LOT (LOT 1) AT 11299 ROLLING HILLS DRIVE WHEREAS, Alexander Loukianoff has requested approval of a Site Development Review for a single family home on an existing lot at 11299 Rolling Hills Drive; and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, The environmental impacts of this project were addressed under the Negative Declaration prepared for the PA 85-035 Hatfield Development Corporation Planned Development Rezone, Annexation and Site Development Review of which the subject lots were a part. The Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. WHEREAS, a Site Development Review is required for this project by Conditions 4 and 12 of City Council Resolution 82-85 approving PA 85-035.3, Hatfield Development Corporation Investec, Inc.; and WHEREAS, the project is consistent in all respects with the Heritage Tree Ordinance; and WHEREAS, the project is consistent in all respects with Dublin General Plan and Zoning Ordinance; and WHEREAS, the project is consistent in all respects with the conditions of approval of City Council Resolution 82-85; and WHEREAS, the Planning Commission did hold a public hearing on said application on May 11, 2004; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff report was submitted to the Planning Commission recommending approval of the Site Development Review subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and use their independent judgement and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning hereby make the following findings and determinations regarding said proposed Review: Commission does Site Development The approval of this application (PA 03-040) is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. Bo The approval of this application, as conditioned, complies with the policies of the General Plan, the Zoning Ordinance, the Heritage Tree Ordinance and City Council Resolution 82- 85. Co The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because all applicable regulations will have been met. D° Impacts to views have been addressed by sensitive design and siting of the proposed single-family residence. Impacts to existing slopes and topographic features are addressed in the project through the use of pier and grade beams and by minimal grading. The approval of this application, as conditioned, is in conformance with regional transportation plans. G° 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 requirements of the General Plan, the Zoning Ordinance, the Heritage Tree Ordinance and City Council Resolution 82-85. H° The proposed physical site development, including the intensity of development, site layout, grading, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, have been designed to provide a desirable environment for the development. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this project with the existing character of surrounding development. J° Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby find that: mo The Loukianoff Site Development Review is consistent with the intent of applicable subdivision regulations and related ordinances. Bo The design and improvements of the Loukianoff Site Development Review is consistent with the Dublin General Plan polices as they relate to the subject property in that it is a single- family residential development consistent with the Single-Family Residential Designation of the Dublin General Plan. 2 Co Do The Loukianoff Site Development Review is consistent with the Heritage Tree Ordinance, City Council Resolution 82-85 and with the City of Dublin Zoning Ordinance. The home will be placed on a framework of deep-seated piers and grade beams. This will minimize grading impacts. Functional padded exterior living areas are proposed in the front yard, rear yard, and in raised deck areas. Therefore the site is physically suitable for the type and intensity of a single-family residential unit. E° The environmental impacts of this project were addressed under the Negative Declaration prepared for the PA 85-035 Hatfield Development Corporation Planned Development Rezone, Annexation and Site Development Review of which the subject lots were a part. The Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission hereby conditionally approves the Site Development Review Application for PA 03-040 to construct a single family residence on Lot 1 of Block 1 Tract 5073 and further identified as Assessors Parcel Number 9412775-030, and as generally depicted by materials labeled Attachment 2, stamped "approved" and on file in the City of Dublin Planning Department. This approval shall conform to the project plans submitted by Nickolas A. Loukianoff, P.E., the Heritage Tree Protection Plan, unless modified herein for this project dated received December 4, 2000, and the report by Joesph McNeil, consulting arborist dated January 12, 2004, on file in the Department of Community Development, unless modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, [BI Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney? [FIN] Finance, [PCS] Parks and Community Services, [FI Alameda County Fire Dept., [DSR| Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation District Zone 7. GENERAL CONDITIONS Term. Pursuant to Section 8.96.020(D) (as amended) of the Zoning Ordinance, construction shall commence within one (1) year of Site Development Review approval, or the Site Development Review approval shall lapse and become null and void. Commencement of construction means the actual construction pursuant to the Site Development Review approval, or, demonstrating substantial progress toward commencing such construction. The original approving decision-maker may, upon the Applicant's 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 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. Responsible Agency: PL Required By: On-going 2. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, City Fire Impact fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as applicable. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits o Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. Responsible Agency: PL Required By: On-going Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Department of Public Works. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. Responsible Agency: Bldg. When Required: Through Completion o Compliance. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance, City Council Resolution 82-85, the Tree Protection Plan for this project, the 7 recommendations listed in the page 4 and 5 of the January 12, 2004, report by Joseph McNeil, consulting arborist, and the additional (3) tree protection recommendations listed by the February 2, 2004 report by Michael Santos. Responsible Agency: PL When Required: Issuance of Building Permits and On-going ° Solid Waste/Recycling. Applicant/Developer management and recycling requirements. Responsible Agency: Bldg. When Required: On-going shall comply with the City's solid waste Water Quality/Best Management Practices. Pursuant to the Alameda Countywide National Pollution Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional Water Quality Control Board (RWQCB), the Applicant/Developer shall design and operate the site in a manner consistent with the Start at the Source publication, and according to Best Management Practices to minimize storm water pollution. Responsible Agency: PW, PL Required By: Issuance of Grading Permit Hold Harmless/Indemnification. Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning 4 Commission, City Council, Director of Community Development, Planning Manager, or any other department, committee, or agency of the City the Site Development Review 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 Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. Responsible Agency: PW, PL Required By: On-going DRAINAGE/GRADING 10. Grading/Sitework Permit. The applicant shall obtain a Grading / Sitework Permit from the Public Works Department for site grading and improvements. Said permit will be based on the final set of improvement plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x 11" pages) for more information. The Applicant/Developer must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 due at the time of permit issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. Responsible Agency: PW Required By: Grading Permit 11. Encroachment Permit: The applicant shall obtain an Encroachment Permit from the Public Works Department for any work within the public street rights of way. Responsible agency: Public Works When required: prior to any construction within the street rights of way 12. Retaining Walls: Retaining walls with exposed heights exceeding 3' or with surcharged loads installed on the property shall be constructed pursuant to a Building Permit obtained from the Building Division. Retaining walls shall be designed to support all known surcharges. (At any future point that a new surcharge is added to an existing retaining wall, the wall shall be re- reviewed for the additional loads. Responsible Agency: Bldg. Required By: Prior to start of construction of any retaining walls. 13. Dublin San Ramon Service District (DSRSD) Permit: The applicant shall obtain a construction permit from the DSRSD for all water and sanitary sewer improvements. Responsible agency: DSRSD When required: prior to construction of sanitary sewer and water improvements. 14. Grading, Drainage and Improvement Plan: The applicant shall prepare a Site Grading, Drainage and Improvement Plan for review and approval of the Public Works Director. All improvement and grading plans submitted to the Public Works Department for review/approval shall be prepared in accordance with these Conditions of Approval, and with the City of Dublin Municipal Code including Chapter 7.16 (Grading Ordinance). The Plan shall include as a minimum the following information; a. Existing topography including ground contours at one-foot intervals extending a minimum 10 feet beyond them property limits, and the location of the existing tree trunks and drip lines, Responsible agency: When required: b. The location of existing improvements including fences and street frontage improvements, c. Location and elevation of existing and any proposed changes to the water, sanitary sewer, gas, electric and CATV services to the lot, d. The location of all proposed improvements including the house footprint, decks, patios, retaining walls, pathways and driveways, e. Proposed grading including f. Limits of cut and fill area. g. Finish floor elevations. h. Sufficient finish surface elevations on all pavements to show slope and drainage, i. Top, toe and slope of all banks, j. Top, bottom and height of all retaining walls, k. Quantities of cut and fill, 1. Proposed drainage improvement including: i. Location and type of all inlets ii. Elevations of grate and pipe inverts at all storm drain structures iii. Storm drain pipes size, slope and material. iv. Location and detail for the outlet dissipater v. Direction of surface flow, vi. Construction notes, sections and details as required, vii. Location and elevation for the benchmark to be used for construction, viii. Signature blocks for the Public Works Director, Geotechnical Engineer and the DSRSD. Public Works prior to Grading / Sitework Permit 15. Erosion Control during Construction. Applicant/Developer shall include an Erosion and Sediment Control Plan with the Grading and Improvement plans for review and approval by the City Engineer/Public Works Director. Said plan shall be designed, implemented, and continually maintained pursuant to the City's NPDES permit between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. Responsible agency: Public Works When required: prior to Grading / Sitework Permit 16. DSRSD Signature: The Grading, Drainage and Improvement Plan shall be signed by DSRSD approving the sanitary sewer and water facilities. DSRSD will require all fees and agreements to be completed prior to signing. Responsible agency: Public Works When required: prior to Grading / Sitework Permit or Building Permit UTILITIES 17. Utilities: The applicant shall provide all utility services to the site underground, including but not limited to electricity, telephone, cable television, water, sewer and other required utility services in accordance with the requirements and specifications of each utility company. Responsible agency: Public Works When required: Prior to Building Permit 6 CONSTRUCTION 18. Construction Hours. Standard construction and grading hours shall be limited to weekdays (Monday through Friday) and non-City holidays between the hours of 7:30 a.m. and 6:00 p.m. The Applicant/Developer may request reasonable modifications to such determined days and hours, taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer/Public Works Director. For work on Saturdays and Sundays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all after-hours, Saturday, Sunday, and/or holiday work. Responsible agency: When required: Public Works during construction 19. Dust Control: The contractor is responsible for preventing dust problems from the site by watering graded areas or other palliative measures as conditions warrant or as directed by the Public Works Director. Responsible agency: Public Works When required: during construction 20. Noise Control: Construction shall be conducted in a manner to minimize the impacts on the existing community which shall include as a minimum the following; a. All construction equipment shall be fitted with noise muffling devices, b. Construction equipment shall not be left idling while not in use, c. Radios and loudspeakers shall not be used outside of the building. Responsible agency: Public Works When required: during construction 21. Trash and Debris Control: Measures shall be taken to contain all construction related trash, debris, and materials on site until disposal off-site. The contractor shall keep the adjoining public streets and properties free and clean of project dirt, trash and construction materials. Responsible agency: Public Works When required: during construction 22. Construction Fence: The applicant shall install a temporary fence/barrier across the rear yard approximately 10 feet beyond the limits of grading. The fence/barrier shall be placed in such a manner to restrict construction activities, material storage, trash, and debris from going down slope of the construction area. Responsible agency: Public Works When required: during construction 23. Damaged Improvements: The applicant shall repair to the satisfaction of the Public Works Director all damaged street curb, gutter, sidewalk and pavement on the lot frontage. Responsible agency: Public Works When required: prior to occupancy 24. Preliminary Title Report. The applicant shall submit a recent Preliminary Title Report for the property for City reference during the plan-check. Responsible Agency: PW When Required: Ongoing 7 25. Existing Common Area Storm Drain Easement (CASDE). The applicant shall install a 12"- diameter reinforced concrete storm drain pipe along the centerline of the existing CASDE the encumbers the site from the edge of the proposed concrete driveway to the edge of the proposed retaining wall to accommodate any existing or future Silvergate Homeowner's Association storm discharges. Since the existing CASDE contains an angle point within a proposed fill area, the applicant shall either install a junction structure (manhole) at the angle point, or shall relocate the wall towards the top of the hill slightly to avoid the angle point. The final design of the concrete storm drain pipe shall be subject to review and approval by the Director of Public Works. Responsible Agency: PW When Required: Ongoing 26. The Lot Dimensions. All property lines shall be dimensioned on the plans with both bearings and distances from the recorded final map. Responsible Agency: PW When Required: Ongoing 27. Grading. Contour lines on the plans shall match the original ground surface elevations from the Tract 5073 grading plan. No graded slopes shall be steeper than 2:1. Cut and fill quantities shall be shown on the Grading Plan. Responsible Agency: PW When Required: Ongoing 28. Drainage. Concentrated storm flows from the proposed 4"{9 PVC pipe that will drain the driveway and from rain water leaders that will drain the roof and site improvements shall not discharge at or near the top-of-slope. Instead, concentrated flows shall be collected in a pipe network that discharges through an energy dissipater as near as possible to the down slope property line. Appropriate details shall be added to the plans to address this issue. Responsible Agency: PW When Required: Ongoing 29. Geotechnical Report. The applicant shall have a site-specific geotechnical report prepared that addresses grading, drainage, slope stability, landslide potential, and foundation recommendations. All recommendations of the report shall be incorporated into the design of the house and site improvements. All grading, retaining walls and foundation work shall be performed in accordance with the recommendations contained in the Geotechnical Report prepared for the site. The responsible geotechnical engineer shall sign a statement on the Grading, Drainage and Improvement Plan that all proposed grading, drainage and retaining walls conforms to the recommendations contained in the Geotechnical Report. Responsible Agency: BLDG When Required: Ongoing 30. Automatic Fire Sprinkler System. Automatic Fire Sprinkler Systems shall be required in all buildings that are adjacent to Open Space or Undeveloped Land. The installation of the Automatic Fire Sprinkler System shall be in accordance with approved City standards. Responsible Agency: BLDG When Required: Prior to issuance of building permit and Ongoing 8 PARKS 31. Public Facilities Fee. Applicant/Developer shall pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 195-99, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. Responsible Agency: PCS Required By: As indicated in Condition of Approval ARCHITECTURE 32. Exterior lighting. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be minimized to provide for security needs only. Responsible Agency: PL Required By: Ongoing 33. Fencing and Retaining Walls. The design, location and materials of all fencing and retaining walls shall be subject to review and approval by the Community Development Director. Responsible Agency: PL. When Required: Prior to approval of Final Landscaping and Irrigation Plans. 34. Increase in height of residences prohibited. The increase in height of the residence proposed with this project beyond that approved by the City with this application is prohibited. Responsible Agency: PL Required By: Ongoing LANDSCAPING 35. Final Landscaping and Irrigation Plan. Applicant/Developer shall submit a Final Landscaping and Irrigation Plan, conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution) and the various tree protection requirements, stamped and approved by the Director of Public Works and the Director of Community Development. The plan should generally conform to the landscaping plan shown on the Site Development Review. Responsible Agency: PL Required By: Prior to building permit 36. Wildfire Management Plan. The Final Landscaping and Irrigation Plan shall be in accordance with the City of Dublin Wildfire Management Plan. Responsible Agency: F Required By: Prior to building permit 37. Landscape Installation. irrigation, shall be installed. Responsible Agency: Required By: Prior to final occupancy PL, B Prior to occupancy approval, all required landscaping and 38. Drought-tolerant and/or native species. The landscape design and construction shall emphasize drought-tolerant and/or native species wherever possible. 9 Responsible Agency: Required By: PL Prior to occupancy POLICE SECURITY 39. Residential Security Requirements. The development shall comply with the City of Dublin Residential Security Requirements. Security hardware must be provided for all doors, windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. At the beginning of the construction an address sign of adequate size and color shall be posted on site. Additionally, during construction security measures shall be taken to secure equipment and materials, including barricades, locking boxes, and contact information. Responsible Agency: B, PO Required By: Prior to Occupancy of first residence FIRE PROTECTION 40. Applicable regulations and requirements. The Applicant/Property Owner shall comply with all applicable regulations and requirements of the Alameda County Fire Department (ACFD), including payment of all appropriate fees. Responsible Agency: F Required By: Prior to issuance of Building Permits 41. Because the exterior walls are over 150 feet from the public road, the driveway shall be a minimum 14 ft wide emergency vehicle access road designed to hold the weight of fire apparatus (63,000 pounds with a 40,000 lb axle weight). Responsible Agency: F Required By: Prior to issuance of Building Permits 42. Fire Flow. Provide a letter from Dublin San Ramon Services District stating what the available fire flow is at the site. A copy of the letter shall be submitted to our office. Show the location of the two closest fire hydrants on a site plan. Responsible Agency: F Required By: Prior to issuance of Building Permits 43. Fire safety during construction. a. b. The following is applicable during the construction phase: The combustibles on the site shall be removed prior to start of construction. Article 87 of the Fire code shall be followed concerning fire safety during the construction, demolition or repair, and the following requirements shall be provided to the project manager and job contractor who shall notify all employees and sub-contractors of the requirements. c. Access roads shall be installed prior to building/site construction occurring. d. Water supply shall be installed and in-service prior to building/site construction occurring. e. Access roads, turnarounds, pullouts, and fire operation areas and fire water supplies shall b~ maintained clear and free of obstructions, including parking. These areas are required fire lane: and shall be passable fire equipment at all times. f. A means to contact emergency services and a minimum of one 4A 20BC fire extinguisher shall b~ provided at the j ob site. g. Hot work activities such as welding, cutting, torches, and flame producing operations shall be ii accordance with the Fire code. 10 h. All construction equipment/machinery/devices with internal combustion engines shall be equippe( with approved spark arrestors while operating in this project area. Responsible Agency: F Required By: Prior to delivery of any combustible material 44. Smoke Detectors. Residential smoke detectors shall be installed as required by California Building Code section 310.9.1. Smoke detectors shall receive their primary power from building wiring with battery backup, shall be interconnected so that, when activated, sound an alarm audible in all sleeping areas, and shall be located in every sleeping area, area leading to sleeping areas, and on every story. A general note shall be added indicating compliance with interconnection requirements. Written certification is submitted to the Fire Department that all smoke detectors are located no closer than three feet from any supply register of the HVAC system and outside the airflow of all HVAC registers prior to occupancy. Show smoke detectors in the hallways giving access to sleeping rooms and in rooms open to the hallway that have a ceiling height 24 inches or above the hallway. Responsible Agency: F Required By: Prior to issuance of Building Permits 45. Uniform Building and Fire Codes. The project shall comply with Uniform Building and Fire Codes as adopted by the City of Dublin. Responsible Agency: F Required By: Prior to issuance of Building Permits 46. Sprinkler System. Provide a note on the drawing showing that the building is provided with a sprinkler system as follows: a. The sprinkler system shall be designed and installed in compliance with N.F.P.A. 13D. b. Contact the Fire Department at least 48 hours in advance for required underground inspections and hydrostatic test of all system components. c. The sprinkler system shall be monitored by a central station monitoring as defined in N.F.P.A. Standard No. 72. (Required by the Heritage Tree Ordinance). d. Submit detailed shop drawings of all sprinkler modifications to the Fire Department for approval and permit prior to installation. Responsible Agency: F Required By: Prior to issuance of Building Permits 47. The home shall comply the Heritage Trees Ordinance as follows: a. Clearly show which tress are heritage trees on the site plan. Show the drip lines of the trees on the plan. b. The exterior wall shall be one hour rated on the side facing the open space and the two adjacent sides. c. The windows shall be dual pane tempered on the side facing the open space and the two adjacent sides. d. The structural members in the under floor areas shall be one hour rated. e. The automatic sprinkler system shall be monitored by a UL certified central station company. f. The home shall be provided with an automatic sprinkler system. g. The roof covering shall be class A. h. The underside of the eaves shall be one hour rated. i. The exterior wall shall be one hour rated on the side facing the open space. j. The exterior doors shall be non-combustible or solid core 1 ¼ inch thick. k. Attic vents or other vent openings shall not exceed 144 sq. in. and covered with non- 11 combustible corrosion resistant mesh with openings not to exceed IA inch. 1. Comply with the vegetation guidelines. This requires that an area of non-combustible materials flowers plants concrete gravel or soil be maintained around the house. Responsible Agency: F Required By: Prior to issuance of Building Permits and Ongoing 48. Water supply. Water supply shall be adequate to support required fire flow. Responsible Agency: F Required By: Prior to issuance of Building Permits DSRSD 49. Prior to issuance of any building permit, 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. Prior to the issuance of a building permit, all utility connection fees, plan check fees, inspection fees, permit 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. Responsible Agency: DSRSD. Required By: Prior to issuance of Building Permits 50. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewerage 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. Responsible Agency: DSRSD. Required By: Ongoing 51. Prior to the issuance of a building permit, 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. Responsible Agency: DSRSD. Required By: Prior to issuance of Building Permits 52. No sewer line or water line construction shall be 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 the condition immediately before this one have been satisfied. Responsible Agency: DSRSD. Required By: Ongoing 12 53. The Applicant/Property Owner shall hold DSRSD, its Board employees, and agents of DSRSD harmless and indemnify and litigation, claims, or fines resulting from completion of the project. Responsible Agency: DSRSD. Required By: Ongoing of Directors, commissions, defend the same from any 54. The Applicant/Property Owner shall obtain a limited construction permit from the DSRSD prior to commencement of any work. Responsible Agency: DSRSD. Required By: Prior to commencement of any work 55. Construction by Applicant/Developer. All onsite potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Responsible Agency: DSRSD. Required By: Completion of Improvements 56. DSRSD Water Facilities. Water facilities must be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Responsible Agency: DSRSD. Required By: Completion of Improvements 57. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. Responsible Agency: DSRSD. Required By: Approval of Improvement Plans MISCELLANEOUS 58. Building Permits. To apply for building permits, the Applicant shall submit eight (8) sets of full construction plans 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 be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for compliance with all Conditions of Approval specified and obtaining the approvals of all participating non-City agencies prior to the issuance of building or grading permits. Responsible Agency: B, PL, PW. Required By: Prior to issuance of building permits 59. Construction plans. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by an appropriately design professional. The site plan, landscape plan and details shall be consistent with each other. Responsible Agency: B, PL, PW. Required By: Prior to issuance of building permits 60. Postal authorities. The developer shall confer with the local postal authorities to determine the 13 type of mail receptacles necessary and provide a letter stating their satisfaction with the type of mail service to be provided. Specific locations for such units shall be to the satisfaction of the Postal Service. Responsible Agency: PL When Required: Prior to issuance of Building Permit. HERITAGE TREES: 61. No underground services including utilities, sub-drains, water or sewer lines shall be placed in the Tree Protection Zone. Responsible Agency: PL When Required: Ongoing 62. Tree Preservation Notes, prepared by the consulting arborist, shall be included on all construction plans. Responsible Agency: PL When Required: Prior to issuance of Building Permit 63. Irrigation systems must be designed so that no trenching will occur within the Tree Protection Zone. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 64. No landscape improvements such as lighting, pavement, drainage or planting may occur which may negatively affect the health or structural stability of the trees. Responsible Agency: PL When Required: Ongoing 65. Foundations, footings and pavement on expansive soils near the Heritage Trees should be designed to withstand differential displacement due to expansion and shrinking of the soil. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 66. All pruning, including after completion of construction and occupancy, shall be completed by a Certified Arborist and Tree Worker in the presence of City designated personnel and be in conformance with the guidelines of the International Society of Arboriculture, Tree Pruning Guidelines, current edition, on file in the Community Development Department. In addition, pruning shall be in conformity with the provisions of the Pruning Specifications of the Tree Protection Plan for this project. Responsible Agency: PL When Required: On-going. 67. The Tree Protection Zone shall completely surround those trees to the satisfaction of the City's arborist. A fence shall completely surround and define the Tree Protection zone to the satisfaction of the City's arborist prior to demolition, grubbing or grading. Fences shall be 6 feet tall chain link or equivalent as approved by the consulting arborist. Fences are to remain until all grading and construction is completed. All pruning approved by the City' Consulting Arborist shall be in accordance with the Tree Pruning Guidelines (International Society of Arboriculture) and adhere to the most recent editions of the American National Standard for Tree Care Operations (Z133.1) 14 and Pruning (A300). Responsible Agency: When Required: PL Prior to issuance of Grading Permit and Through Construction. 68. Prior to work the contractor arborist at the site to review measures. Responsible Agency: When Required: must meet with the either the Applicant's or the City's consulting all work procedures, access routes, storage areas and tree protection PL Prior to issuance of Building Permit. 69. No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within the Tree Protection Zone. Spoil from trench, footing, utility or other excavation shall not be placed within Tree Protection Zone. Responsible Agency: PL When Required: Prior to issuance of Grading Permit. 70. If damage should occur to any tree during construction it shall be immediately reported to the Director of Community Development so that proper treatment may be administered. The Director will refer to a City selected Arborist to determine the appropriate method of repair of any damage. The cost of any treatment or repair shall be borne by the developer/applicant responsible for the development of the project. Failure to do so may result in the issuance of a stop work order. Responsible Agency: PL When Required: Ongoing 71. While in the tree, the arborist shall perform an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Project Arborist. Responsible Agency: PL When Required: Ongoing 72. Brush shall be chipped and chips shall be spread underneath trees to a maximum depth of 6 inches, leaving the trunk clear of mulch. Wood shall be hauled off the site. Trees shall not be climbed with spurs. Thinning cuts are to be employed rather than heading cuts. Trees shall not be topped or headed back Responsible Agency: PL When Required: Ongoing 73. Vehicles and heavy equipment shall not be parked beneath the trees. If access by equipment is required to accomplish the specified pruning, the soil surface shall be protected with 6 inches to 8 inches of wood chips before placing equipment or vehicles. Responsible Agency: PL When Required: Ongoing 74. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. Responsible Agency: PL When Required: Ongoing 75. A certified arborist shall be present on the project site during grading or other construction activity that may impact the health of the Heritage Trees in this project. Responsible Agency: PL 15 When Required: Ongoing 76. The applicant's arborist shall prepare a Guide to Maintenance for Native Oaks that describes the care needed to maintain tree health and structural stability including pruning, fertilization, mulching and pest management as may be required. In addition, the Guide shall address monitoring both tree health and structural stability of trees. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential should be addressed in the Guide. A copy of this Guide shall be provided to the homeowner. Responsible Agency: PL When Required: Prior to occupancy 77. The applicant/developer shall guarantee the protection of the Heritage Trees on the project site through placement of a cash bond or other security deposit in the amount of equal to the valuation of the trees as determined by the Director of Community Development. The cash bond or other security shall be retained for a reasonable period of time following the occupancy of the last residence occupied, not to exceed one year. The cash bond or security is to be released upon satisfaction of the Director of Community Development that the Heritage Trees have not been endangered. The cash bond or security deposit shall be forfeited toward payment of the civil penalty, pursuant to Section 5.60.120 for any removal or destruction of a Heritage Tree. Responsible Agency: PL When Required: Prior to issuance of Building Permit and Ongoing for up to one- year beyond occupancy 78. Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a Heritage Tree in this project shall obtain permission from the Director of Community Development before performing any work, which may cause injury to the Heritage Tree. Responsible Agency: PL When Required: Ongoing 79. No heritage Tree on the project site shall be removed unless its condition presents an immediate hazard to life or property. Such Heritage Tree shall be removed only with the approval of the Director of Community Development, City Engineer, Police Chief, Fire Chief or their designee. Responsible Agency: PL When Required: Ongoing 80. All Oak trees on the project site addressed by the Tree Protection Plan are designated as Heritage Trees by this Site Development Review and shall be protected by the provisions of the Heritage Tree Ordinance pursuant to Section 5.60.40.2. Responsible Agency: PL When Required: Ongoing 81. All work shall comply with City of Dublin Heritage Tree Ordinance, including no grading or other improvements within the drip-line of a protected tree, except as shown on the approved plans. A Tree Protection Zone shall be established in consultation with a Certified Arborist where work will be prohibited, except as shown on the approved plans. , and where exclusion fencing will be erected during construction. Responsible Agency: PW When Required: Ongoing 16 PASSED, APPROVED and ADOPTED this 11th day of May, 2004. AYES: NOES: ABSENT: ABSTAIN: ATTEST P ,,rm er Cm. Fasulkey, and Machtmes Cm. King Cm. Nassar, and Jennings "PlanningC or~l~ion '~hai -~on 17