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Home My WebLink AboutReso 56-05 Loukianoff SDR RESOLUTION NO. 56 - 05 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********_**...1\ PA 04-056, APPROVING AN AMENDMENT TO A SITE DEVEWPMENT REVIEW (WUKIANOFF, PA 03-040) FOR A SINGLE-FAMILY RESIDENCE ON AN EXISTING LOT (LOT 1) AT 11299 ROLLING HILLS DRIVE WHEREAS, on May 11, 2004, the Planning Commission did hold a public hearing on an application for Site Development Review (pA 03-040), submitted by Mr. Alexander Loukianoff, for a 2,954~square-foot home and 587-square-foot garage on an existing lot at 11299 Rolling Hills Drive (APN 941-2775-030) and did approve the application on a 2-1-2 vote with two Planning Commission members absent; and WHEREAS, the Planning Commission's decision was appealed to the City Council by Councilmember McConnick on May 2],2004; WHEREAS, the City Council considered the Appeal at a public hearing on June 15, 2004, and voted to continue the item to the July 6, 2004 meeting, deciding by a straw vote to direct the Applicant to work with the Home Owners Association to relocate the Common Area Storm Drain Easement and move the proposed home away fi-om Heritage Oak Tree No. 353 on Lot]; and WHEREAS, on July 6, 2004, the City Council adopted Resolution No. 127-04 granting the Appeal in part and affirming the Planning Commission approval in part by adding a new Condition of Approval which required that the existing Common Area Storm Drain Easement on Lot I be relocated or eliminated to fàcilitate moving the home, and by adding a new clause to the condition requiring a bond to guarantee the health of the Heritage Oak Trees to increase the duration of the cash bond from one year to three years if the Applicant was unable to obtain the relocation of the Easement; and WHEREAS, Mr. Mohammed Halim has requested approval of an Amendment to the Loukianoff Site Development Review approved by means of City Council Resolution ]27-04 for PA 03-040 to change the building size, architectural colors and materials, and roof design for a 3,560-square-foot home and 594-square-foot garage at 11299 Rolling Hil1s Drive (APN 94] -2775-030); and WHEREAS, pursuant to Zoning Ordinance Section 8.104.090, the process for amending a Site Development Review shall be the same as the process for approving a Site Development Review except that the decision-maker for such Site Development Review shall be the same decision-maker that ultimately approved the Site Development Review including approval on appeal; and, WHEREAS, a completed application for an Amendment to a 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 Staff report was submitted to the City Council recommending approval of the Amendment to the Site Development Review subject to conditions; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony hereinabove set forth, and used their independent judgment. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make the following findings and determinations regarding said proposed Amendment to a Site Development Review: A. Approval of the Loukianoff Site Development Review Amendment (Halim PA 04-056) is consistent with the purposes and intent of Chapter 8.104 of the Zoning Ordinance because an analysis of the project has been completed and presented in the Staff report prepared for the project that demonstrates that it wil1 promote an orderly, attractive and harmonious site and structural development, compatible with individual site environmental constraints and compatible with surrounding properties and neighborhoods; resolve major project-related issues including, but not limited to, building location, and architectural and landscape design; ensure compliance with development regulations; and promote general welfare. B. The design and improvements of the Loukianoff Site Development Review Amendment are consistent with the Dublin General Plan policies as they relate to the subject property in that it is a single-family residential development consistent with the Single-Family Residential (0.9-6.0 du/ac) Designation of the Dublin General Plan. The design and improvements of the Loukianoff Site Development Review Amendment are consistent with the regulations of Planned Development Zoning District (PA 85-035.3) and the Dublin Zoning Ordinance as an analysis of the project has been completed and presented in the Staff report prepared for the project which demonstrates the project's compliance with height, setbacks, FAR, parking, landscaping and other regulations. C. The approval of the Loukjanoff Site Development Review Amendment 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 Building Code and emergency services regulations will be met. D. The Loukianoff Site Development Review Amendment has been designed to provide a desirable environment for the development as the site layout, foundation, roof, and color and materials have been designed to minimize impacts to Heritage Oak Trees, to minimize impacts to existing slopes, and to minimize impacts to surrounding properties. E. Impacts to views have been addressed by sensitive design and siting of the proposed single-family residence and by decreasing the height of the approved roof ridge by approximately 1.75 feet. F. Impacts to slopes and topographic features have been addressed because the home will be placed on a ftamework of deep-seated piers and grade beams to minimize grading impacts. Functional padded exterior living areas are proposed in the rear yard, and on raised deck areas. Therefore the site is physically suitable for the type and intensity of a single-family residential unit. 2 G. 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 because the colors, materials, and size of the home are consistent with the surrounding neighborhood. H. 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 because the landscape plan incorporates adequate quantities and qualities of trees, shrubs, and ground-cover, and incorporates drought-resistant plantings. 1. As conditioned, the LoukianotT Site Development Review Amendment is consistent with the Heritage Tree Ordinance and City Council Resolution 82-85, as the Heritage Tree Protection Plan requirements prepared by Hortscience, dated February 2001, have been incorporated into the project and as conditions of approvaL BE IT FURTHER RESOLVED THAT THE City of Dublin City Council hereby conditionally approves the Site Development Review Amendment Application for P A 04-056 to construct a single family residence on Lot I of Block I Tract 5073 and further identified as Assessors Parcel Number 94 ]2775-030, and as generally depicted by materials labeled Exhibit A, stamped "approved" and on file in the City of Dublin Planning Department. This approval shall conform to the project plans submitted by Mark Molinar dated March 9, 2005. on file in the Department of Community Development, unless modified by the Conditions of Approval contained below. This approval supercedes and replaces the approval granted under City Council Resolution No. ]27-04. CONDITIONS OF APPROVAL Unless otherwise stated. all Conditions of Approval shall be complied with prior to final occupancy of the dwelling unit and shall be subiect to Planning Department review and aoorovaL The following codes reoresent those deoartments/al!:encies resDonsible for monitorinll compliance with the Conditions of Approval: rPLl Planning. Œl Buildinl!:. fPOl Police. fPWl Public Works. (ADMl Administration/Citv Attornev. fFINl Finance. fPCSl Parks and Communitv Services. rFl Alameda County Fire Dept.. IDSRl Dublin San Ramon Services District. rCOl Alameda Countv Flood Control and water Conservation District Zone 7. NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to; GENERAL CONDlTfONS 1. Term. Pursuant to Section 8.96.020(D) (as amended~ of the PL On-going Zoning Zoning Ordinance, construction shall commence wit in one Ordin~ (1) year of Site Development Review approval, or the Site ance 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 Aonlicant's written roouest 3 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: 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 re<Juired bv the particular Permit. 2. Fees. The Developer shall pay all applicable fees in effect Various Various times, Zoning at the time of building permit issuance including, but not but no later than Ordin- limited to, Planning fees, Building fees, Dublin San Ramon T ssuance of ance Services District fees, Public facilities fees, Dublin Unified Building Permits School District School Impact fees, Public Works Traffic Impact fees, Tri- Valley Transportation Development Fee, Alameda County Fire Services fees; Noise Mitigation fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as determined bv the Citv. 3. Revocation. The SDR will be revocable for cause in PL On-going Zoning accordance with Section 8.96.020.1 of the Dublin Zoning Ordin- Ordinance. Any violation of the terms or conditions of this ance approval shall be subject to citation. 4. Required Permits. ApplicantlDeveloper shall comply with Various Various times, Zoning the City of Dublin Zoning Ordinance and obtain all but no later than Ordin- necessary permits required by other agencies (Alameda Issuance of ance County Flood Control District Zone 7, California Building Permits 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. 5. Building Codes and Ordinances. All project construction B Through Zoning shall conform to all building codes and ordinances in etTect Completion Ordin- at the time of buildißll nermit. ance 6. Compliance. Applicant/Developer shall comply with the PL Issuance of ~L City of Dublin Zoning Ordinance, City Council Resolution Building Permits 82~85, the Heritage Tree Protection Plan prepared by and On-going Hortscience, dated February 2001, and these Conditions of Approval. 7. Solid WastelRecycling. ApplicantlDeveloper shall comply B On-going B with the City's solid waste management and recycling reauirements. 8. Water Quality/Best Management Practices. Pursuant to PW,PL Issuance of RWQCB the Alameda Countywide National Pollution Discharges Grading Permit Elimination Permit (NPDES) No. CAS002983] with the California Regional Water Quality Control Board (RWQCB), the ApplicantlDeveloper 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 stonn water oollution. 9. Hold HarmlesslIndemnification. ApplicantlDeveloper PW,PL On-going shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees ITom any claim, action, or proceeding against the City of Dublin or its agents, officers, or emnlovees to attack. set aside void or 4 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to; 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 ApplicantlDeveloper of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or oroceedinl!s. 10. Clarifications and Changes to the Conditions. In the PW On-going Standard event that there need s to be clarification to these Conditions of Approval, the Directors of Community Development and Public Works have the authority to clarify the intent of these Conditions of Approval to the ApplicantIDeveloper by a written document signed by the DIrectors of Community Development and Public Works and placed in the project file. The Directors also have the authority to make minor modifications to these conditions without going to a public hearing 10 order for the Developer to fulfill needed improvements or mitigations resulting fi-om impacts of this project. PUBLIC WORKS II. Standard Public Works Conditions of Approval. PW On-going Standard A¡plicantlDeveloper shall comply with all applicable City o Dublin Public Works Standard Conditions of Approval. In the event of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shalI oreva¡). 12. Title Report. A current preliminary title report together PW Issuance of Standard with COpieS of all recorded easements and other Building and encumbrances shall be submitted for reference during plan Grading Permit check and as deemed necessary bv the Citv Enll:ineer. 13. Relocation of Existing Improvements/Utilities. Any PW On-going Standard necessary relocation of existing improvements or utilities shall be accomplished at no expense to the Citv. DRAINAGE/GRADING ]4. Grading /Sitework Permit: The applicant shall submit a PW rtrior to Grading rtW Final Grading Plan to obtain a Grading! Sitework Permit fTom i>ermit the Public Works Department for site grading and improvements. All site improvement work and public right- of-way work must be performed per a Grading/Sitework Permit issued by the Public Works Department. 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 Instmctions and attached application (three 8-1/2" x II" pages) for more information. The ApplicantlDeveloper must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 and due at the time of permit issuance 5 .".. NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: although the Applicant/Developer will be responsible for any adooted increases to the fee amount. IS. Lot Dimensions. All property lines shalJ be dimensioned on PW Issuance of B,PW the plans with both bearings and distances ITom the recorded Grading and final map. Building Permits 16. Grading. Contour lines on the plans shall match the original fW Issuance of PW ground surfàce elevations fi-om the Tract 5073 grading plan. Grading and No graded slopes shall be steeper than 2: I. Cut and fill Building Permits quantities shall be shown on the Grading Plan. 17. Drainage. Concentrated storm flows from the proposed PVC fW Issuance of PW pipe that will drain the driveway and from rain water leaders Grading and that will drain the roof and site improvements shall not Building Permits 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. IS. Encroachment Permit. The applicant shall obtain an PW Prior to any PW Encroachment Permit from the Public Works Department for construction any work within the public street rights of way. within the street ri¡¡;hts of way 19. Right of Entry. The Developer shall obtain rights-of-entry PW Issuance of PW from the adjacent property owners for any improvements on Grading/Sitework their property. The rights-of-entry shall be in writing and and Building copies furnished to the Citv Engineer. Permits 20. Geotechnical Report. All grading, retaining walls and PW Prior to Grading PW foundation work shall be performed in accordance with the I Sitework recommendations contained in the Geotechnical Report by Permit Engoo titled Foundation Exploration, Bordeaux Estates, Lot I Rolling Hills Drive and Lots 7 through II Brittany Lane, Dublin, California dated April 6, 2000 and site specific information contained in the letter ITom TND2 dated March 7,2005. 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. 21. Existing Common Area Storm Drain Easement PW On-going (CASDE). The applicant shalJ install a 12" -diameter reinforced concrete storm drain pipe along the centerline of the existing CASDE that encumbers the site ITom 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 ofthe concrete storm drain pipe shall be subject to review and approval bv the 6 .- NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: Director of Public Works. 22. Grading and Drainage Design. The Final Grading and PW Prior to Grading / 'W Drainage Plan shall be designed to conform with the Sitework Permit Preliminary Grading Plan submitted for P A 04-056, in the Project Plans, Exhibit A, and shall be prepared to meet the following requirements: · No surface drainage shall cross the side property lines; · All retaining walls on the property line shall be concrete or masonry; · Grading in all areas shall be designed so that there is an emergency surface release of drainage should the underground drainage system fail; · All drainage ITom the developed area of the lot shall be collected and conveyed to a drainage dissipater in the rear of the lot or to a thru-the-curb drain on the street fi-ontage; · Concentrated storm flows fi-om the pipes that will drain the driveway and fi-om 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. 23. Grading, Drainage and Improvement Plan. The applicant PW Prior to Grading / ~W shall prepare a Final Grading, Drainage and Improvement Sitework Permit Plan for review and approval of the Public Works Director. The Plan shall include as a minimum the following information: a. Existing topofsaphy including ground contours at one-foot interva s extending a minimum 10 feet beyond the property limits, and the location of the existing tree trunks and drip lines (note the drip lines to be accurately shown per the locations on the Topographic Survey); b. The location of existing improvements including fences and street ITontage 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: L Limits of cut and fill area including the "daylight" line where the proposed grading conforms to the existing ground; II. Finish floor elevations; iii. Sufficient finish surface elevations on all pavements to show slope and drainage; 7 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to; IV. Top, toe and slope of all banks; v. Top, bottom and height ofall retaining walls; VI. Quantities of cut and fill; f Proposed drainage improvements includi~g: Location and type of all inlets; L II. Elevations of grate and pipe inverts at all storm drain structures; 111. Storm drain pipes size, slope and material; IV. Location and detail for the outlet dissipater; v. DIrection of surface flow; g. Construction notes, sections and details as required; h. Location and elevation for the benchmark to be used for construction; and, 1. Signature blocks for the Public Works Director Geotechnical En¡¡;ineer and the DSRSD. 24. Erosion Control during Construction. PW Prior to Grading I PW ApplicantlDeveloper shall include an Erosion and Sediment Sitework Permit Control Plan with the (',-rading 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 ]" and April ]5'h or beyond these dates if dictated by rainy weather, or as otherwise directed bv the Citv Enl!:ineerlPublic Works Director. 25. Storm Water Treatment Measures Maintenance PW Issuance of RWQCB Agreement. ApplicantlDeveloper shall enter into an Occupancy agreement with the City of Dublin that guarantees the PermitlBuilding property owner's perpetual maintenance obligation for all Permit Final storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision c.3.e.ii ofRWQCB Order R2-2003-0021 for the reissuance ofthe Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 26. DSRSD Signature. The Grading, Drainage and PW Prior to Grading I J>W Improvement Plan shall be signed by DSRSD approving the Sitework Permit sanitary sewer and water facilities. DSRSD will require all or Building Permit fees and agreements to be completed prior to signilU!:. 27. Driveways. The driveway shall be ]4 feet wide and shall be PW Prior to Grading I PW constructed in accordance with City Standards. Vehicle Sitework Permit turn around area shall be provided such that vehicles don't or Building Permit back out into the street. UTILITIES 28. Utilities. The applicant shall secure all utility services to the PW Prior to Building PW site, including but not limited to electricity, telephone, cable Permit television, water, sewer and otber required utility services in accordance with the requirements and specifications of the utilitv comoanv. The Dublin San Ramon Services District 8 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. PrÎor to: (DSRSD) may require the water and sewer service to be fitted with a backflow prevention device. In addition, the existing water service pipe in Brittany Lane may not be large enough to accommodate the required flow rates for this home because of the need for fire sprinklers, and therefore may need to be upsized. The applicant shall comply with all applicable regulations of the DSRSD. The applicant shall obtain encroachment permit fi-om the City prior to any work within the Citv rill:ht~of-wav, BmLDING DIVISION I CONSTRUCTION 29. Hours of Construction. Standard construction and grading PW During PW hours shall be limited to weekdays (Monday through Friday) construction 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 Engineer/Public Works Director, For work on Saturdays or 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, and/or holiday work 30. Building Permit for Retaining Walls. The applicant shall B Prior to start of ~ obtain a separate Building Permit fi-om the Building construction of Department for all retaining walls over 24 inches with a any retaining surcharge or 36 inches without a surcharge (which may be the walls. total height of the stepped walls depending on the horizontal spacing). Retaining walls within a walkway and over 30 inches in height shall provide guardrails, 31. Solid Fuel Bumin~ Fireplace. Plans indicate a fireplace in B,F Prior to issuance pMC the living room oft e home. Solid fuel burning fireplaces are of Building not allowed in the City of Dublin. The ApplicantlDeveloper Permits. shall amend plans to indicate type of fireplace. 32. Dust Control. The contractor is respOl\sible for preventing PW During PW dust problems fi-om the site by watering graded areas or other construction palliative measures as conditions warrant or as directed by the Public Works Director. 33. Parking. Construction and workers vehicles shall not park on PW During Pw the north side of Brittany Lane. Double parking will not be construction allowed. 34. Trasb and Debris Control. Measures shall be taken to PW During PW contain all construction related trash, debris, and materials on construction site until disposal off~site. The contractor shall keep the adjoining public streets and properties /Tee and clean of project dirt, trash and construction materials. 35. Construction Fence. The applicant shall install a temporary PW During PW fence/barrier across the rear yard approximately 10 feet construction beyond the limits of grading. The fencelbarrier shall be placed in such a manner to restrict construction activities, material storage, trash, and debris fi-om going down slope of the construction area 36. Construction Noise Manaeement Proeram/Construction PW On-going and PW 9 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: Impact Reduction Plan. ApplicantlDeveloper shall conform during to the following Construction Noise Mana~ement construction Program/Construction Impact Reduction P an. The following measures shall be taken to reduce construction impacts: a. Off-site truck traffic shall be routed as directly as practical to and /Tom the fi-eeway (1-580) to the job site. prim:r route shall be ITom 1-580 to San Ramon Roa . An Oversized Load Permit shall be obtained ITom the City prior to hauling of any oversized loads on City streets. b. The construction site shall be watered at regular intervals during all grading activities. The /Tequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. c. Construction equipment shall not be left idling while not in use. d Construction equipment shall be fitted with noise muffling devices. e. Radios and louds~eakers shall not be used outside of the bui ding. f Mud and dust carried onto street surfaces by construction vehicles shall be cleaned~up on a daily basis. g. Excavation haul trucks shall use tarpauHns or other effective covers. h. Upon completion of construction, measures shall be taken to reduce wind erosion Replanting and repaving should be completed as soon as possible. L After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: L Inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent dust. 3. On-site vehicle speed shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements ofthe Air Quality District. Non- petroleum based tackifiers may be required by the City Engineer. J. The Department of Public Works shall handle all dust complaints. The City Engineer may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional wavs to miti¡;¡ate 10 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the City Engineer. k. Construction interference with regional non- project traffic shall be minimized by: ] . Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas ofleast impact sensitivity. 3. Routing construction traffic to minimize construction interference with regional non-project traffic movement. 4. Limiting lane closures and detours to off-peak travel periods. 5. Providing ride-share incentives for contractor and subcontractor personnel. I. Emissions control of on-site equipment shall be minimized through a routine mandatory program oflow-emissions tune-ups. 37. Damaged Improvements. The applicant shall repair to the PW Prior to PW satisfaction of the Public Works Director all damaged street occupancy curb I!Utter sidewalk and Davement on the lot fi-ontal1:e. 38. DSRSD Fees. All utility connection fees including DSRSD DSRSD Prior to DSRSD and Zone 7, plan checking fees, inspection fees, connection issuance of any fees, and fees associated with a wastewater discharge permit Building or shall be paid to DSRSD in accordance with the rates and Construction schedules established in the DSRSD Code. Permit by DSRSD FIRE AND EMERGENCY SERVICES 39. Automatic Fire SprinkJer System. Automatic Fire BLDO Prior to issuance F Sprinkler Systems shall be required in all buildings that are of building adjacent to Open Space or Undeveloped Land. The permit and installation of the Automatic Fire Sprinkler System shall be Ongoing in accordance with approved City standards. 40. Wildfire Management Plan and the Heritage Tree F,B Prior to issuance F Ordinance. The Applicant shall comply with the Wildfire of Building Management Plan and the Heritage Tree Ordinance as Permits and follows: Ongoing a. The building shall be equipped with an automatic sprinkler system and the sprinkler system shall be monitored by a UL certified central station company; b. The roof covering shall be Class A rated. For roof coverings where the profile allows a space between the coverinµ; and deckinµ;, the space at the II NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY I REQUIRED DEPART. Prior to: eave ends shall be fire stopped precluding entry of embers or flames. Roof decking shall be shall be solid; space sheathing shall be prohibited; c. The underside of the eaves shall be one-hour rated. Fascias shall be constructed as to be protected on the backside by m.aterials approved for one-hour fire resistive construction or 2-inch nominal dimension lumber; d. The exterior wall on the side facing !be Heritage Tree and the two adjacent sides shall be one hour rated (3 walls); e. The exterior doors shall be non-combustible or solid core] % inch thick; f 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 V. inch. Attic ventilation openings shall not be located in soffits, eave overhangs, between rafters at eaves, or in other overhang areas. Under floor ventilation openings shall be located as close to grade as practical; g. The windows shall be dual pane tempered on the side facing the open space and the two adjacent sides. h. Clearly show heritage trees on the site plan. Show the drip lines of the trees on the plan; 1. The structural members in the under floor areas shall be one hour rated. Metal structural members shall be used in place of wood in construction of all under floor areas that are enclosed to the ground with exterior walls as required in the Wildfire Management Plan; J. Comply with the vegetation guidelines. This requires that a five (5) foot area of non- combustible materials, flowers, plants, gravel or soil be maintained around the house. k. Gutters and downspouts shall be constructed of noncombustible material; I. Unenclosed accessory structures attached to the building with habitable space and projections, such as decks, shall be of one-hour fire resistive construction, heavy timber, or constructed of noncombustible material. When the attached structure is located and constructed so that the structure or any portion thereof projects over a descending slope surface, the area below the structure shall have all under floor area enclosed to within 6 inches of the ]2 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: ground with exterior walls; m. All accessory structures shall be constructed pursuant to requirements of the Wildfire Management Plan; n. Fences shall constructed of combustible materials shall be separated ftom the perimeter of the buildings containing habitable space by connecting to the buildin¡¡; with a masonry pilaster. 41. Applicable regulations and requirements. The F Prior to issuance ¡¡ ApplicantlProperty Owner shall comply with all applicable of Building regulations and requirements of the Alameda County Fire Permits and Department (ACFD), City of Dublin Standards, including Ongoing minimum standards for vegetation management and emergency access roads and payment of all appropriate fees, including City of Dublin Fire facility fees. 42. Smoke Detectors. Residential smoke detectors shall be F Prior to issuance F installed as required by California Building Code section 310.9. of Building Permits 43. Fire safety during construction. The following is F Prior to F applicable during the construction phase: delivery of any a. The combustibles on the site shall be removed combustible prior to start of construction; material 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 aU employees and sub-contractors of the requirements; c. Access roads shall be installed prior to bui Iding/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 maintained clear and fi-ee of obstructions, including parking. These areas are required fire lanes 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 be provided at the job site; g. Hot work activities such as welding, cutting, torches, and flame producing operations shall be in accordance with the Fire code; and, h. All construction equipment / machinery / devices with internal combustion enj!;ines shall 13 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: be equipped with approved spark arrestors while ooeratinl! in this oroiect area. 44. Numbers or Addresses. Approved numbers or addresses shall F Prior to " be placed on all new buildings. The address shall be positioned Occupancy as to be lighted, plainly visible and legible fi-om the street or road fi-onting the property. Said numbers shall contrast with their background (CFC, 1998, Section 901.4.4) 45. Uniform Building and Fire Codes. The project shall comply F Prior to F with Uniform Building and Fire Codes as adopted by the City Completion of Dublin. All project construction shall conform to all fire codes and ordinances in effect at the time of buildin!l: oermits. 46. Sprinkler System. Provide a note on the drawing showing that F Prior to issuance F the building is provided with a sprinkler system as follows: of Building a. The sprinkler system shall be designed and installed in Permits 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 defmed 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. 47. Driveway Width. Because the exterior walls are over ] 50 F Prior to issuance feet fi-om the public road, the driveway shall be a minimum of Building ]4 ft wide emergency vehicle access road designed to hold Permits the weight of fire apparatus (63,000 pounds with a 40,000 lb axle weight). POLICE SECURITY 48. Residential Seturity Requirements. The development shall B,PO Prior to a, PO comply with the City of Dublin Residential Security Occupancy 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 shaH be posted on site. Additionally, during construction security measures shall be taken to secure equipment and materials, including barricades lockinl! boxes and contact information. 49. Lighting. Lighting shaH be installed over all exterior doors B,PO Prior to 3, PO in conformance with the Residential Security Requirements. Occupancy of first residence 50. Graffiti and Vandalism. The ApplicantlDeveloper shall B,PO Prior to 3, PO keep the site clear of graffiti and other vandalism on a regular Occupancy of and continuous basis at all times. first residence 51. During Construction. During construction, the B,PO Ongoing 3,PO Aoolicant/Develooer shall: ]4 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: a. Provide the Police Services Department with a 24-hour contact number for use by emergency responders; and, b. Post the site with signs stating "NO TRESPASSING," The signs shall also include regular hours of construction. PARKS 52. Public Facilities Fee. The developer pay Public Facilities Fee~ PCS Issuance of "CS in the amounts and at the times set forth in City of Dublin Building Permit. Resolution No. 214-02, adopted by the City Council on November ]9, 2002, or in the amounts and at the times se1 forth in any resolution revising the amount of the Public Facilities Fee, as implemented by the AdministrativE Guidelines adopted bv Resolution 195-99. ARCHITECTURE 53. Exterior lighting. Exterior lighting shall be of a design and PL Ongoing "L placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be minimized to provide for security needs onlv. 54. Fencing and Retaining Walls. The design, location and PL Prior to approval "L materials of all fencing and retaining walls shall be subject to of Final review and approval by the Community Development Landscaping and Director. Irri!!ation Plans. 55. Increase in hei!!ht of residences prohibited. Any increase in PL Ongoing "L height of the resIdence proposed with this project beyond that approved by the City with this application is prohibited. The ApplicantlDeveloper shall be responsible for surveying and certification of floor height and ridge height prior to completion of rraming construction to verify actual building heil!ht. 56. Colors and Materials. Building colors and materials shal PL Ongoing "L generally conform to colored elevations and materials shed dated received October 29 2004. LANDSCAPING 57. Final Landscaping and Irrigation Plan. PL Prior to building ~.O. ApplicantlDeveloper shall submit a Final Landscaping and permit Irrigation Plan, confonning to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution) and the various Heritage 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 Develooment Review olans olotted FebruafY 4 2005. 58. Wildfire Management Plan. The Final Landscaping and F Prior to building Irrigation Plan shall be in accordance with the City of Dublin permit Wildfire Mana¡¡;ement Plan. 59. Landscape Installation. Prior to final occupancy approval, PL,B Prior to 'L all reauired landscaoiOlz and irri¡¡ation. shall be installed. occuoancv 60. Drought-tolerant and/or native species. The landscape PL Prior to ~.o. design and construction shall em1.hasize drought-toleran occupancy and/or native species wherever oossib e. DSRSD 61. I Dublin San Ramon Service District (DSRSD) Permit. The I DSRSD I Prior to IDSRSD 15 NO. CONDITION TEXT applicant shall obtain a construction permit £rom the DSRSD for all water and sanitary sewer improvements. 62. Conformance to DSRSD Requirements. Prior to issuance 0 any building permit, complete improvement plans shall b submitted to DSRSD that conform to the requirements of th Dublin San Ramon Services District Code, the DSRS "Standard Procedures, Specifications and Drawings for Desig and lnstallation of Water and Wastewater Facilities", a1 applicable DSRSD Master Plans and all DSRSD policies. Prio to the issuance of a building permit, all utility connection fees plan check fees, inspection fees, permit fees and fee associated with a wastewater discharge permit shall be paid t DSRSD in accordance with the rates and schedules establishe in the DSRSD Code. Gravity Flow. Sewers shall be designed to operate by gravit flow to DSRSD's existing sanitary sewer system. Pumping 0 sewerage is discouraged and may only be allowed unde extreme circumstances following a case by' case review wit DSRSD staff. Any pumping station wlll require specifi review and approval by DSRSD of preliminary design reports design criteria, and final plans and specifications. The DSRS reserves the right to require payment of present worth 20 ye maintenance costs as well as other conditions within a separat agreement with the applicant for any project that requires um in station. Connection Fees. Prior to issuance by the City of an Building Permit or Construction Permit by the Dublin Sa Ramon Services District, whichever comes first, all utilit connection fees including DSRSD and Zone 7, plan checkin fees, inspection fees, connection fees, and fees associated wit a wastewater discharge permit shall be paid to DSRSD i accordance with the rates and schedules established in th DSRSD Code. Signed by the District Engineer. Prior to the issuance of building permit, all improvement plans for DSRSD facilitie shall be signed by the District Engineer. Each drawing 0 improvement plans shall contain a signature block for th District Engineer indicating approval of the sanitary sewer 0 water facilities shown. Prior to approval by the Distric Engineer, the Applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs fo the sewer and water systems, a perfonnance bond, a one-y maintenance bond, and a comprehensive general liabilit insurance policy in the amounts and forms that are acceptabl to DSRSD. The Applicant shall allow at least ]5 working day for final improvement drawing review by DSRSD befor si nature b the District En ineer. Sewer and Water. No sewer line or water line constructio shall be permitted unless the proper utility construction permi has been issued by DSRSD. A construction penn it will onl be issued after all of the items in the condition immediatel before this one have been satisfied. 63. 64. 65. 66. 16 RESPON. AGENCYI DEPART. DSRSD DSRSD DSRSD DSRSD DSRSD WHEN REQUIRED Prior to: construction of sanitary sewer and water im rovements. Prior to issuance of Building Permits SOURCE SRSD Ongoing SRSD Ongoing SRSD Prior to issuance of Building Permits SRSD Ongoing SRSD NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to: 67. Hold Harmless and Indemnify. The ApplicantIPropert) DSRSD Ongoing SRSD Owner shall hold DSRSD, its Board of Directors commissions, employees, and agents of DSRSD harmless an( indemnify and defend the same ftom any litigation, claims, 0 fines resultinjl; from completion of the oroiect. 68. Construction Permit. The ApplicantlProperty Owner shal DSRSD Prior to rn>RSD obtain a limited construction permit fi-om the DSRSD prior t( commencement commencement of any work. of anv work 69. Construction by ApplicantlDeveIoper. All onsite potabJ¡ DSRSD Completion of DSRSD and recycled water and wastewater pipelines and facilitie Improvements shall be constructed by the ApplicantlDeveloper in accordance with all DSRSD master plans, standards, specifications am' requirements. 70. DSRSD Water Facilities. Water facilities must be connectec DSRSD Completion of rn>RSD to the DSRSD or other arproved water system, and must be Improvements installed at the expense 0 ApplicantlDeveloper in accordance with District Standards and Specifications. All material anc workmanshih for water mains and appurtenances thereto mus conform wit all of the requirements of the officially adoptee Water Code of the District and shall be subject to fiel( inspection by the District. 71. The applicant shall coordinate with the District and Alamed¡ DSRSD Approval of rn>RSD County Fire Department on required fire flows. Improvement Plans BUILDING AND SAFETY 72. Building Permits. To apply for building permits, the B,PL, Prior to issuance B, PL, PW Applicant shall submit eight (8) sets of full construction plan PW of building for plan check. Each set of plans shall have attached u permits annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approva will be complied with. Construction plans will not be accepteC without the annotated conditions attached to each set of ¡¡lans. The ApplicantlDevelofer will be responsible for comp iance with all Conditions 0 Approval specified and obtaining the approvals of all participating non-City agencies prior to thE issuance of build in II: or l;radinl; permits. 73. Construction plans. Construction plans shall be full) B,PL, Prior to issuance B, PL, PW dimensioned (including building elevations) accurately draW[ PW of building (depicting all existing and proposed conditions on site), and permits prepared and signed by a California licensed Architect 0 Engineer. The site plan, landscape plan and details shall bE consistent with each other. 74. Postal authorities. The developer shall confer with the loca PL Prior to issuance i>L postal authorities to determine the type of mail receptacle of Building !>D necessary and provide a letter stating their satisfaction with thE Permit ~5-03S type of mail service to be provided. Specific locations for sud units shall be to the satisfaction of the Postal Service. 75. Air Conditioning Units. Air conditioning units and B,PL Prior to B,PL ventilation ducts shall be screened from public view wit~ Occupancy of materials compatible to the main building and shall not be Unit roof-mounted. Units shall be permanently installed on concret pads or other non-movable materials to be approved by thE Buildinl; Official and the Director of Communit~ ]7 NO. CONOITION TEXT RE5PON. WHEN SOURCE AGENCYI REQUIREO OEPART. Prior to: Development. Air conditioning units shall be located such tha each dwelling unit has one side yard with an unobstructec width of not less than 36 inches. Air conditioning units shall b( located in accordance with the PD text. 76. Engineer Observation. The Engineer of record shall b( B,PL Prior to Final IB, PL retained to provide observation services for all components 0 Frame Inspection the lateral and vertical design of the building, includin~ and Ongoing nailing, holdowns, straps, shear, roof diaphragm and structura frame of building. Engineer shall certify elevations abovt grade of floors and roof fi-aming. A written report shall b( submitted to the City Inspector prior to scheduling the fina frame inspection. HERITAGE TREES 77. Heritage Tree Protection Plan. The ApplicantlDeveloper PL Ongoing PD shall comply with the requirements of the Heritage Tree ~S-03S, Protection Plan prepared by Hortscience in February 2001 keritage for the Black Mountain Development project (PA 00-009), Irree on file in the Department of Community Development. prdin- ance 78. Heritage Tree Protection Zone. The Heritage Tree PL Prior to issuance PD Protection Zone shall completely surround those trees to the of Grading ß5-03S, satisfaction of the City's arborist. Subject to the provisions Permit and ~:ntage of Condition 105 below, a fence shall completely surround Through ree and define the Heritage Tree Protection zone to the Construction brdinance satisfaction of the City's arborist prior to grubbin¡¡;, grading and construction. Fences shall be 6 feet tall chalO link or equivalent as approved by the consulting arborist. Fences are to remain until all Jl:radinJl: and construction is completed. 79. No underground services. No underground services PL Ongoing rD including utilities, sub-drains, water or sewer lines shall be ~-~3S, placed in the Heritage Tree Protection Zone. entage Irree EÙdinance 80. Tree Preservation Notes. Tree Preservation Notes, PL Prior to issuance rD prepared by the consulting arborist, shall be included on all of Building ~-~3S, construction plans. Permit entage Irree Ordinance 81. Irrigation systems. Irrigation systems must be designed so PL Prior to issuance PD that no trenching will occur within the Heritage Tree of Building 85-035, Protection Zone. Permit ~:ntage ree Ördinance 82. ~amage by Other Improvements. No landscape PL Ongoing PD Improvements such as lighting, pavement, drainage or 85-035, planting may occur which may negatively affect the health ~:ntage or structural stability of the trees. ree Ordinance 83. Expansive Soils. Foundations, footings and pavement on PL Prior to issuance fit expansive soils near the Heritage Trees should be designed of Building to withstand differential displacement due to expansion and Permit shrinkinJl: of the soil. 84. Pruninl!. All prunin¡¡;. includin¡¡; after comnletion of PL On-L!oinl! i>î> 18 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCYI REQUIRED DEPART. Prior to; construction, shall be completed by a Certified Arborist and ßS~03S, Tree Worker in the presence of Citv designated personnel ßeritage and be in conformance with the guidelines of the [free International Society of Arboriculture, Tree Pruning þrdinance 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 Heritage Tree Protection Plan for this project. Pruning shall not be allowed for the purposes of modifying the drip line of any Heritage Tree. 85. Pre-GradinglPre-Constrnction Meeting. Prior to work, the PL Prior to issuance PL contractor must meet with the Applicant's and the City's of Building consulting arborist at the site to revIew all work procedures, Permit access routes, storaQe areas and tree protection measures. 86. No Dumping or Storage. No excess soil, chemicals, debris, PL Prior to issuance PD equipment or other materials shall be dumped or stored of Grading ~S-03S, within the Tree Protection Zone. Spoil from trench, footing, Permit Heritage utility or other excavation shall not be placed within Heritage Tree Tree Protection Zone. Ordinance 87. Damage during Construction. If damage should occur to PL Ongoing PD any tree during construction it shall be immediately reported 5-035, to the Director of Community Development so that proper -Ieritage treatment may be administered. The Director will refer to a rree City selected Arborist to determine the appropriate method Jrdinance of repair of any damage. The cost of any treatment or repair shan 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. 88. Aerial Inspection. While in the tree, the arborist shall PL Ongoing i>L perform an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Proiect Arborist. 89. Climbing of Trees. Trees shall not be climbed with spurs. PL Ongoing i>D Thinning cuts are to be employed rather than heading cuts. 5-035, Trees shall not be topped or headed back. fIeritage rree Ord. 90. Parking of Equipment. Vehicles and heavy equipment shall PL Ongoing i>D not be parked beneath the trees. If access by equipment is S~03S, required to accomplish the specified pruning, the soil surface fferitage shall be protected with 6 inches to 8 inches of wood chips rree before placing eauipment or vehicles. :Jrdinance 91. Servicing and Fueling of Vehicles. Equipment shall be PL Ongoing i>L serviced and fueled outside the tree canopy to avoid accidental spills in the root area. 92. Observation by Certified Arborist. The City's Consulting PL Ongoing i>D arborist shall be present on the project site during grading or sS-035, other construction activity that may impact the health of the 'Ieritage Herital!:e Trees in this project. rree Ord. 93. Guide to Maintenance for Native Oaks. The applicant's PL Prior to 'D arborist shall prepare a Guide to Maintenance for Native occupancy s5-03S, Oaks that describes the care needed to maintain tree health 'Ieritage and structural stability including pruning, fertilization, free mu1chinll: and pest management as mav be reauired. In )rdinance ]9 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY! REQUIRED DEPART. Pñor to: 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. 94. Bond or Security Deposit. The applicant/developer shall PL Prior to PD guarantee the protection of the Heritage Trees on the project issuance of 85-035, site through placement of a cash bond or other security Building Heritage deposit in the amount equal to the valuation of the trees as Permit and Tree determined by the Director of Community Development. Ongoing for Ordinance The cash bond or other security shan be retained for a up to one-year reasonable period of time following the occupancy of the beyond residence, not to exceed one year. The cash bond or security occupancy is to be released upon satisfaction of the Director of Community Development that the Heritage Trees have not been damaged or endangered by construction activities. The cash bond or security deposit shall be forfeited toward payment of the civil penalty for damages, pursuant to Section 5.60.120 for any removal or destruction of a Herita!!e Tree. 95. Public Utilities in Vicinity of Heritage Tree. Any public PL Ongoing PL 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 fi-om the Director of Community Development before performing any work which may cause iniury to the Heritage Tree. 96. No Heritage Tree on the project site shall be removed. No PL Ongoing ~eritage Heritage Tree on the project site shall be removed unless its rree condition presents an immediate hazard to life or property. þrdinance Such Heritage Tree shall be removed only with the approval of the Director of Community Development, City Engineer, Police Chief Fire Chief or their desillnee. 97. All Oak trees are Heritage Trees. All Oak trees on the PL Ongoing Heritage project site addressed by the Heritage Tree Protection Plan !Tree are designated as Heritage Trees by this Site Development prdinance Review and shall be protected by the provisions of the Herita!l;e Tree Ordinance nursuant to Section 5.60.40.2. 98. Heritage Tree Ordinance. All work shall comply with City PW,PL Ongoing þMC of Dublin Heritage Tree Ordinance. 99. Disclosure Upon Future Sale. The AtplicantIDeveloper PL On-going ~L shall disclose upon any future sale 0 the property the following information and current regulations: the location of all Heritage Trees on the property; the provisions of the Heritage Tree Ordinance; and the provisions of the Guide to Maintenance for Native Oaks reauired above. 100. Arhorist Review of Site Plan and Drainage. The project PL On-going >L arborist shall review and aoorove the site olan. 101. Staking and Staking Plan. After the Tree Protection Zone PL Prior to >L has been established and the site has been cleared and graded, issuance of the dimensions of the home, projections and deck shall be Building Permit and staked. The stakes shall be reviewed and approved by the on^,Roinll 20 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. Prior to: Community Development Director or his designee prior to issuance of building permit. The ApplicantlDeveloper shall request an inspection of the staking from the Community Development Director or his designee. The ApplicantlDeveloper shall submit a staking plan and a letter prepared by a licensed surveyor, verifying that the stakes on the property accurately represent the staking plan to the Community Development Director or his designee for review and approval no fewer than three (3) days prior to the inspection. Staking shall include each corner of the dwelling to accurately define the footprint of the building with all projections, including decks. The staking shall also include foundation staking points in a contrasting color which shall remain in place while foundation work is under construction and shall be removed only after the foundation inspection has been approved and the foundation has been poured. An inspection from the Community Development Director or his designee is reQuired prior to removal of the foundation stakes. 102. Encroachment of Drip Lines. No structure shall encroach PL Prior to to within 5 feet of the drip line of a Fire Resistive Heritage issuance of Tree. Bldg. Permit PASSED, APPROVED and ADOPTED this 51h day of April, 2005. 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