HomeMy WebLinkAboutReso 127-04 SiteDevRevRollHlsDr
RESOLUTION NO. 127 - 04
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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GRANTING THE APPEAL IN PART AND AFFIRMING IN PART THE DECISION OF THE
PLANNING COMMISSION GRANTING A SITE DEVELOPMENT REVIEW FOR A SINGLE-
FAMILY RESIDENCE ON AN EXISTING LOT (LOT 1) AT 11299 ROLLING HILLS DRIVE
WHEREAS, Alexander Loulåanoff 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, City of Dublin Council Member McCormick has filed a timely appeal of the decision
of the Planning Commission to the City Council; and
WHEREAS, the City Council did hold a public hearing in consideration of the appeal on June 15,
2004; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the City Council make a
determination based on the provisions of the Appeal Chapter of the Zoning Ordinance; and
WHEREAS, the City Council did hear and consider all said reports, recommendations, and
testimony hereinabove set forth and used their independent judgment to make a decision; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make
the following findings and determinations regarding said proposed Site Development Review:
A. 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.
B. 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.
C. 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.
E. Impacts to existing slopes and topographic features are addressed in the project through the
use of pier and grade beams and by minimal grading.
F. The approval of this application, as conditioned, is in conformance with regional
transportation plans.
G. The approval ofthis 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 parlång, setbacks, height, walls, public safety and
similar elements, as conditioned, have been designed to provide a desirable environment for
the development.
I. 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.
1. 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.
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NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin City Council hereby
grants the appeal, in part, and affirms, in part, the May 11, 2004, decision of the Planning Commission
approving the Site Development Review of P A 03-040, Loulåanoff Residence. City of Dublin City
Council hereby conditionally approves the Site Development Review Application for P A 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 subiect to Planning Department review and approval. The following codes represent
those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PLl
Planning. (BJ Buildin~. [PO] Police. œW] Public Works. rADM] Administration/City Attorney. rFIN]
Finance. œCS] Parks and Community Services. rFl Alameda County Fire Dept.. [DSRl Dublin San Ramon
Services District. [CO] Alameda County Flood Control and water Conservation District Zone 7.
GENERAL CONDITIONS
1. 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. Relocate Residence. The residence shall be relocated to the south to avoid the dripline of the
existing Valley Oak, Tree No. 353, subject to the review and approval by the Director of
Community Development. Prior to pouring the foundation, the Applicant shall prepare and submit
a staking plan, which illustrates the location of the residence, subject to the review and approval by
the Director of Community Development. The Applicant shall place the stakes on site, pursuant to
the approved staking plan.
Responsible Agency:
Required By:
PL
Prior to Building Permit
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3. Relocate Easement. The existing Common Area Storm Drain Easement shall be relocated or
eliminated to eliminate any conflicts with the revised location of the residence. The Applicant shall
provide evidence the Easement has been relocated, subject to the review and approval by the
Director of Community Development.
In the event that the Easement holder does not agree to either relocate or relinquish its rights to the
easement, Condition of Approval two and three above shall not be in effect. To demonstrate the
inability of the Applicant to relocate the Easement, the Applicant shall provide a letter written by
the representative of the easement holder stating its inability or unwillingness to relocate the
easement. The Director of Community Development shall review and approve the form and
content of the letter. Additionally, if the Applicant is unable to obtain the relinquishment or
relocation of the Easement, Condition 79 shall be revised to increase the duration of the cash bond
from one year to three years.
Responsible Agency:
When Required:
Planning
Prior to Building Permit
4. Fees. ApplicantIDeveloper 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
5. Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.1 of the Dublin
Zoning Ordinance. Any violation of the tenns or conditions of this approval shall be subject to citation.
Responsible Agency: PL
Required By: On-going
6. Required Permits. ApplicantlJ)eveloper 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, Anny 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:
When Required:
Various
Various times, but no later than Issuance of Building Permits
7. 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
8. Compliance. ApplicantlDeveloper 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
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9. Solid WastelRecycling. Applicant/Developer shall comply with the City's solid waste management and
recycling requirements.
Responsible Agency:
When Required:
Bldg.
On-going
10. 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
II. Hold HarmlesslIndemnification. 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 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 fiùl cooperation in the defense of
such actions or proceedings.
Responsible Agency: PW, PL
Required By: On-going
DRAINAGE/GRADING
12. GradinglSitework 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
13. 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
14. 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 poÎilt 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.
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15. Dublin San Ramon Service District (DSRSD) Pennit: 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.
16. 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,
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,
1. 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 stonn drain structures
111. Stonn drain pipes size, slope aDd material.
IV. Location and detail for the outlet dissipater
v. Direction of surface flow,
Vl. Construction notes, sections and details as required,
Vli. Location and elevation for the benchmark to be used for construction,
Vlll. Signature blocks for the Public Works Director, Geotechnical Engineer and the DSRSD.
Responsible agency: Public Works
When required: prior to Grading I Sitework Permit
17. Erosion Control during Construction. ApplicantlDeveloper shall include an Erosion and Sediment Control
Plan with the Grading and Improvement plans for review and approval by the City EngineerlPublic 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 miny weather, or as
otherwise directed by the City EngineerlPublic Works Director.
Responsible agency: Public Works
When required: prior to Grading I Sitework Permit
18. 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:
When required:
Public Works
prior to Grading I Sitework Permit or Building Permit
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UTILITIES
19. 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
CONSTRUCTION
20. Construction Hours. Standard construction and grading hours shall be limited to weekdays
(Monday through Friday) and non-City holidays between the hours of7:30 a.m. and 6:00 p.m. The
ApplicantlDeveloper 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 EngineerlPublic 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
21. 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
22. Noise Control: Construction shall be conducted in a manner to minimize the impacts on the existing
conununity 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
23. 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
24. 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:
When required:
Public Works
during construction
25. 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
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26. 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
27. 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 fTom 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
28. The Lot Dimensions. All property lines shall be dimensioned on the plans with both bearings and
distances fTom the recorded final map.
Responsible Agency: PW
When Required: Ongoing
29. Grading. Contour lines on the plans shall match the original ground surface elevations fTom 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:
When Required:
PW
Ongoing
30. Drainage. Concentrated storm flows ITom the proposed 4"0 PVC pipe that will drain the driveway
and ITom 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
31. 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
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32. 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
PARKS
33. 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
34. 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:
Required By:
PL
Ongoing
35. 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.
36. 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
37. Final Landscaping and Irrigation Plan. ApplicantJDeveloper shall submit a Final Landscaping and
Irrigation Plan, confomring 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
38. 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
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39. Landscape Installation. Prior to final occupancy approval, all required landscaping and irrigation, shall be
installed.
Responsible Agency: PL, B
Required By: Prior to occupancy
40. Drought-tolerant and/or native species. The landscape design and construction shall emphasize drought-
tolerant and/or native species wherever possible.
Responsible Agency: PL
Required By: Prior to occupancy
POLICE SECURITY
41. 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 reconunendations 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
42. 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
43. 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
44. 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
45. Fire safety during construction. The following is applicable during the construction phase:
a. The combustibles on the site shall be removed prior to start of construction.
b. 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 be maintainec
clear and free of obstructions, including parking. These areas are required :fire lanes and shall be passablt
fire equipment at all times.
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f A means to contact emergency services and a minimum of one 4A 20BC fire extinguisher shall be
provided at the job site.
g. Hot work activities such as welding, cutting, torches, and flame producing operations shall be in accordancl
with the Fire code.
h. All construction equipment/machinery/devices with internal combustion engines shall be equipped wit!
approved spark arrestors while operating in this project area.
Responsible Agency: F
Required By: Prior to delivery of any combustible material
46. 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 ftom building wiring with battery backup, shall be
interconnected so that, when activated, sound an a1ann 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 fTom any supply register of the HV AC system and outside the
airflow of aU HV AC 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
47. Uniform Building and Fire Codes. The project shall comply with Unifotm Building and Fire Codes as adopted by
the City of Dublin.
Responsible Agency: F
Required By: Prior to issuance of Building Permits
48. 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
49. 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.
£. 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.
1. 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 % inch thick.
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k. Attic vents or other vent openings shall not exceed 144 sq. in. and covered with non...combustible
corrosion resistant mesh with openings not to exceed Y4 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
50. Water supply. Water supply shall be adequate to support required fire flow.
Responsible Agency: F
Required By: Prior to issuance of Building Permits
DSRSD
51. Prior to issuance of any building pennit, 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 COlUlection 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
52. 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
53. 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 perfurmance bond, a one-year maintenance bond, and a
comprehensive generaIliability 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
54. 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
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55. The ApplicantIProperty Owner shall hold DSRSD, its Board of Directors, commissions, employees,
and agents of DSRSD harmless and indemnify and defend the same fÌ'om any litigation, claims, or
fines resulting ftom completion of the project.
Responsible Agency: DSRSD.
Required By: Ongoing
56. The ApplicantIProperty Owner shall obtain a limited construction permit from the DSRSD prior to
commencement of any work.
Responsible Agency:
Required By:
DSRSD.
Prior to commencement of any work
57. Construction by ApplicantJDeveloper. 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
58. 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
59. The applicant shall coordinate with the District and Alameda County Fire Department on required
fire flows.
Responsible Agency:
Required By:
DSRSD.
Approval of Improvement Plans
MISCELLANEOUS
60. Building Permits. To apply for building pennits, 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
pennits.
Responsible Agency: B, PL, PW.
Required By: Prior to issuance of building permits
61. 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
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62. Postal authorities. The developer shall confer with the local postal authorities to determine the 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:
63. No underground services including utilities, sub-drains, water or sewer lines shall be placed in the
Tree Protection Zone.
Responsible Agency:
When Required:
PL
Ongoing
64. Tree Preservation Notes, prepared by the consulting arborist, shall be included on all construction
plans.
Responsible Agency:
When Required:
PL
Prior to issuance of Building Permit
65. Irrigation systems must be designed so that no trenching will occur within the Tree Protection
Zone.
Responsible Agency:
When Required:
PL
Prior to issuance of Building Permit.
66. 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
67. 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.
68. 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.
69. 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) and
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Pruning (AJOO).
Responsible Agency:
When Required:
PL
Prior to issuance of Grading Permit and Through Construction.
70. Prior to work the contractor must meet with the either the Applicant's or the City's consulting
arborist at the site to review all work procedures, access routes, storage areas and tree protection
measures.
Responsible Agency:
When Required:
PL
Prior to issuance of Building Permit.
71. No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within
the Tree Protection Zone. Spoil tÌ"om trench, footing, utility or other excavation shall not be placed
within Tree Protection Zone.
Responsible Agency:
When Required:
PL
Prior to issuance of Grading Permit.
72. 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 ofa stop work order.
Responsible Agency: PL
When Required: Ongoing
73. 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
74. 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:
When Required:
PL
Ongoing
75. 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
76. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root
area.
Responsible Agency:
When Required:
PL
Ongoing
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77. 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
When Required: Ongoing
78. 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
79. 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
80. 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 !Tom the Director of
Community Development before performing any work, which may cause injury to the Heritage
Tree.
Responsible Agency:
When Required:
PL
Ongoing
81. 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
82. 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
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83. 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:
When Required:
PW
Ongoing
PASSED, APPROVED and ADOPTED this 6th day of July 2004.
AYES: Councilmembers McCormick, Oravetz, Sbranti and Zika, and Mayor Lockhart
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
_ AIll \~~... .
Deputy City Clerk
G:\CC.MTGS\2004-qtr3lJuly\07.Q6.Q4\reso-loukianoff.doc (Item 4.S)
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