HomeMy WebLinkAboutPC Reso 89-008 PA 88-009.1 CC Approve an establish findings and General Provisions and PD- Heritage Commons RESOLUTION NO. 89 - 008
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH FINDINGS
AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONING CONCERNING
PA 88-009.1 HERITAGE COMMONS, SOUTH OF AMADOR VALLEY BOULEVARD BETWEEN THE
SOUTHERN PACIFIC RIGHT-OF-WAY AND ALAMO CREEK
WHEREAS, CoastFed Properties is requesting the City rezone approximately
17.45 acres lying south of Amador Valley Boulevard between the Southern Pacific
right-of-way and Alamo Creek to a Planned Development (PD) District for a
planned residential/development of 206 multiple family residential units; and
WHEREAS, the Planning Commission did hold public hearings on the project
on December 19, 1988, January 17, 1989 and February 21, 1989; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the Staff Reports were submitted recommending that the
application be approved subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony as herein set forth; and
WHEREAS, pursuant to State and City environmental regulations, a
Mitigated Negative Declaration of Environmental Significance has been
previously recommended for adoption for the Rezoning, Tentative Map and Site
Development Review requests (Planning Commission Resolution No. 89-006); and
WHEREAS, the Planning Commission finds that the proposed rezoning, as
modified, is consistent with the City General Plan and Policies; and
WHEREAS, the Planning Commission finds that the proposed rezoning will
not have a significant environmental impact; and
WHEREAS, the rezoning is appropriate for the subject property in terms
of being compatible to existing land uses in the area, and will not overburden
public services; and
WHEREAS, the rezoning will not have substantial adverse effects on
health or safety, or be substantially detrimental to the public welfare, or be
injurious to property or public improvements; and
WHEREAS, there is little or no probability that the rezoning, as
modified, will be a detriment to, or interfere with, the City's General Plan.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission hereby
recommends that the City Council approve the Planned Development (PD) Rezoning
request PA 88-009.1 subject to the following Conditions of Approval.
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CONDITIONS OF APPROVAL:
Unless otherwise specified, the following conditions shall be complied with
prior to issuance of building permits. Each item is subject to review and
approval by the Planning Department unless otherwise specified.
GENERAL REQUIREMENTS:
1. This approval is for a planned residential development of 206 multi-
family dwelling units along with on-site recreation facilities,
consistent with the following submittals.
Except as specifically modified elsewhere in these Conditions,
development shall be generally consistent with the following submittals:
A. Conceptual site plan, floor plans, elevation prepared by the Casden
Company for CoastFed Properties, consisting of six (6) sheets and
dated received December 12, 1988 (Architectural Plans) and one (1)
sheet dated received October 28, 1988 (Site Plan).
B. Conceptual landscape plan prepared by Robert Bucci Associates,
consisting of one (1) sheet and dated received November 7, 1988.
C. Tentative Tract Map 5883 prepared by Bissel & Karn, Inc. consisting
of one (1) sheet and dated received October 26, 1988.
Collectively, these materials shall serve as Exhibit "A" for this project
and shall be maintained on file with the Planning Department.
2. Site Development Review approval for this project shall be secured
prior to issuance of building permits.
3. Except as may be specifically provided for within these Conditions of
Approval, the development shall be subject to the requirements of the
R-S zoning district.
4. Any exterior modifications such as trellises, sunshades, patio covers,
or fences or other accessory structures must comply with a master plan
that is architecturally compatible with approved project design, and
approved by the Planning Director for this development prior to permit
issuance for the development. The master plan shall remain on file
with the City as a guide for future modifications by individual owners.
5. Except as may be specifically provided for within these conditions of
approval, the development shall comply with City of Dublin Site
Development Review Standard Conditions (see Attachment A).
6. Except as may be specifically provided for within these Conditions of
Approval, development shall comply with City of Dublin Police Services
Standard Residential Building Security Requirements (see Attachment B).
7. Approval of this Planned Development is for two (2) years as is
specified in Section 8-31.2(b) of the Zoning Ordinance. A formal
project phasing schedule shall elaborate on this requirement and detail
timing of construction of all major project improvements.
8. If the subject project is not subdivided, as proposed under Tentative
Tract Map 5883, the project shall remain subject to the Conditions of
Approval established for that Subdivision, as determined applicable by
the City Engineer and the Planning Director.
9. Mitigation measures and monitoring program specified in City Council
Resolutions and are made a part of these Conditions
of Approval.
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AIR QUALITY
10. Particulate Control
A. Dust control measures, as approved by the City Engineer, in
conjunction with the project's improvement plans, shall be
followed at all times during grading and construction operations.
Construction areas shall be sprinkled during periods when work is
proceeding and during other periods, as required, to minimize the
generation of dust.
B. Graded slopes over 5 feet in height shall be revegetated and
hydromulched upon completion of grading operations if to be
unlandscaped through the winter season. Where feasible,
hydromulch shall be installed in stages.
C. To the extent feasible, phased project construction shall balance
cut and fill to avoid off-hauling, or import of material along
roadways.
BIOLOGICAL RESOURCES
11. Loss of Major Trees
A. Trees identified in the Tree Report, prepared by HortScience, Inc.
on October 5, 1988, and the Addendum prepared November 11, 1988,
shall be preserved and protected. The project shall implement the
Tree Preservation Design, Construction, and Maintenance Guidelines
contained in the Tree Report. Within the creek channel, the
Applicant shall have the responsibility for implementing these
guidelines for a minimum period of one (1) year from the
completion of construction, or until the Alameda County Flood
Control District or other public entity accepts the channel,
whichever is later.
B. During site preparation and construction, a horticulturalist shall
monitor and implement the specific preservation plan, and shall
supervise construction activities, especially grading and pruning,
as needed to implement the plan.
C. A revegetation plan for the creek shall be prepared and
implemented which includes the replanting of native species on
disturbed areas. The revegetation plan shall include provisions
to aid new trees during early years through irrigation,
fertilization, deer protection and disease prevention. Areas
where existing vegetation shall remain shall be marked on plans.
D. Two new trees of at least 15 gallon size shall be provided within
the creek tree planting plan area to mitigate the loss of each
existing tree over 6 inches in diameter. To the extent feasible,
new trees shall be of the same species as the trees lost. All
plans for additional tree planting shall be subject to review and
approval by Alameda County Flood Control District Zone 7.
E. Whenever possible, construction activities shall be restricted
from within the drip line. At the maximum, no more than 40
percent of the area within the drip line for trees planned to be
preserved shall be altered. Placement of rip-rap within the drip
line is permitted under supervision of a qualified
horticulturalist and as specified in Condition "11-L" below.
F. During project construction, damaged roots shall be cut cleanly
with a saw. Trenches shall be back-filled as soon as possible to
avoid exposure of roots from dessication. Irrigation during and
following construction shall be provided where necessary.
G. Supplemental irrigation for trees subject to stress shall be
provided.
H. Positive drainage away from tree trunks shall be established and
water shall not be allowed to stand at the base of the trees.
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I. Open areas around trees to be preserved shall not be grubbed where
grading activities are not required.
J. Horticultural care, monitoring of pest population and the
incidence of disease and control treatments when necessary, shall
be provided. This measure shall apply to all trees with health
classified by the Tree Report as A, B, or C and as identified by
the tree preservation identification list as "preserved" or as
having a good or moderate suitability of being preserved.
K. Temporary fences shall be constructed around the trees to be
preserved to exclude all equipment from within the drip line.
L. Placement of soil and/or rip-rap or other slope protection
materials around the base of trees must be accomplished by hand,
or with equipment that is not standing within the drip line of
trees to be preserved.
M. All wounds to trees to be preserved shall be repaired promptly,
with such repair and pruning to be performed by a qualified
arborist.
12. Riparian Habitat Loss
A. Temporary fencing shall be provided during the construction for
those areas of riparian habitat not intended to be included within
the construction zone.
B. An erosion and siltation control plan shall be incorporated within
the grading plan for the project.
C. A revegetation effort shall be implemented on all reconstructed
channel banks as soon as possible after construction is completed
to enhance riparian habitat consistent with proper channel
maintenance for flood control. Such revegetation plans shall
include the following:
(1) Use of trees, shrubs and vine species native to the region.
(2) Use of shrubs with high wildlife value on the lower channel
slopes.
(3) Use of indigenous tree species, such as valley oak, live oak
and buckeye, on the upper channel slopes together with
shrubs and vines to approximate a natural riparian
community.
(4) Trees, shrubs and vines may be established from seeds, liner
stock or small container stock (one gallon) or hydromulch
where feasible.
(5) Undertaking of an irrigation program to aid survival of
woody plants during the first few summers. Where feasible,
fixed irrigation shall be installed.
(6) Inclusion within the revegetation plan of portions of the
existing riparian corridor which are intended to be left in
their present condition, including provisions for native
trees, shrubs and vines, where they do not now exist.
(7) Obtaining the approval of Alameda County Flood Control
District for the revegetation plan, which shall be
consistent with Flood Control maintenance requirements.
(8) Provision of revegetation along the riparian corridor and
the successful establishment of plantings. Subsequent
maintenance and management of vegetation in the stream
channel will be the Applicant's responsibility for one (1)
year following completion of construction.
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13. Construction Phase Impacts
A. Except with the permission of the City Engineer, earth moving
shall be undertaken and carried out during the dry season.
B. Prior to winter rains, all bare ground shall be hydroseeded. If
grading is undertaken during winter time conditions, a plan shall
be submitted for stabilization and control of erosion. Such plan
may include mechanical soil stabilization, sediment barriers, and
settling ponds.
C. Conditions of the California Department of Fish and Game Stream
Alteration Permit shall be followed to minimize erosion during
construction in the creek channel.
D. Sediment control measures shall be used within construction areas
to reduce movement of silt and other sediment from the site.
E. In order to protect both the riparian corridor and isolated trees
from construction equipment, vehicular activity, and dumping of
trash and debris, areas not intended to be graded shall be
protected with temporary fencing.
14. Long Term Impacts
Human use of the riparian corridor and stream channel shall be
restricted and, where feasible, fencing erected for this purpose.
ENERGY
15. All units shall contain standard and currently available energy saving
devices, and shall be insulated in accordance with Title 24, State of
California Administrative Code. All buildings shall be designed to
comply with Title 24 Energy Regulations.
16. All units shall be provided with separately metered gas for hot water.
All meters shall be screened from view within an enclosure that is
compatible in design, location and materials to that of the building to
which it is to be installed.
17. Exterior lighting fixtures shall be energy efficient, fluorescent or
metal vapor lighting.
18. Landscape design shall incorporate use of solar shading for south- and
west-facing walls.
19. Recreation area pools shall incorporate solar heaters. The developer
shall submit documentation that the number, size, location and design at
the solar collector panels will suffice to provide adequate pool heating
for a reasonable length of time in each calendar year. Heating of the
pools may be supplemented by gas heaters. The use of pool covers may be
used in place of or in conjunction with solar heaters providing the
Applicant can demonstrate reasonable energy conservation to the
satisfaction of the Planning Director.
HYDROLOGY AND WATER QUALITY
20. Increased Flows
A. A hydraulic analysis shall be prepared to demonstrate that
sufficient capacity exists in the Alamo Creek channel to meet the
future flows both of this project and future buildout of the Alamo
Creek drainage.
B. Six-foot black clad chain link fencing shall be installed along
both sides of the creek.
21. Increased Erosion and Sedimentation
A. Grading within Alamo Creek shall be limited to the period from
April 15 through October 1 of each year.
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B. An erosion control plan shall be prepared by the developer's
Engineer and submitted with the grading plan. The plan shall be
in use until permanent storm sewers have been installed and
streets paved, and then these erosion control plans shall be
modified to the new Conditions. Erosion control plans shall
include, as required, hydromulching cut-and-fill slopes, sediment
barriers, and sedimentation basis and ponds. Grading shall be
conducted in such a manner that standing water is not retained in
the vicinity of trees to be preserved.
C. A permanent revegetation plan shall be prepared for revegetation
of the channel, consistent with the requirements of Alameda County
Flood Control District Zone 7.
D. Culverts discharging into the stream channel shall be constructed
in such a manner as to avoid erosion by providing impervious
spillways on the side slopes into the bottom of the channel
E. Final improvement plans prepared for the channel shall maintain
the maximum amount of existing channel vegetation feasible and
shall preserve existing tree stands identified in the Tree Report,
October 5, 1988 and Addendum, November 11, 1988, prepared by
HortScience, Inc.
MUNICIPAL SERVICES AND FACILITIES
22. Water Supply
A. The project shall incorporate all reasonable water conservation
measures including water conservation appliances and separate
metering of gas for hot water heaters. The project Architect, or
Civil Engineer, shall provide a letter to the Planning Director or
Building Inspector stating the water conservant toilets, shower
heads, and automatic dishwashers with low flow cycles will be
installed in the units in this project.
23. Fire Protection
A. All dwelling units within the project shall incorporate smoke
detectors and spark arrestors on fireplaces.
B. Maintenance roads for the creek shall be available for emergency
access. Emergency access routes are subject to the approval of
DRFA (Dougherty Regional Fire Authority).
C. Fire hyrdants at the locations approved by DRFA shall be installed
and operable, to the satisfaction of DRFA prior to combustible
construction. Provision of raised blue reflectorized pavement
markers shall be made in the center of the private vehicle
accessways at each fire hydrant.
D. Each building and residence unit shall include a lighted, clearly
visible address. A lighted, clearly visible project directory
shall be provided at all major project access ways.
24. Police Protection
A. Emergency access along the Alamo Creek channel maintenance road
shall be developed.
25. Recreation
Parkland shall be dedicated or in-lieu fees shall be paid, or a
combination of both shall be provided prior to issuance of Building
Permits or prior to recordation of the Final Map, whichever occurs first,
in accordance with the Subdivision Ordinance. The parkland dedication
required is approximately 1.854 acres (0.009 acres/dwelling units x
number of dwelling units). In lieu fees are equal to the then current
value of one acre of the developable acreage of the area to be subdivded
times parkland dedication. Parkland dedication credit may be available
for on-site recreational facilities. Preliminary calculations of
dedication credit are 0.1333 acres. Final calculations on parkland
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dedication credit are subject to review and approval of the Planning
Director and City Engineer based on final improvements, site and
landscaping plans.
NOISE
26. Second floor units in the four buildings nearest Amador Valley Boulevard
(Buildings 23-26) shall have windows and doors in low air infiltration
rate frames as specified in the Noise Assessment prepared by Illingworth
& Rodkin dated November 11, 1988.
27. The above described units must be mechanically ventilated or air
conditioned to enable the occupants to close the windows for noise
control.
SITE DEVELOPMENT REVIEW SUBMITTAL
28. Open Space
A. Deck dimensions for second floor elevations shall have a minimum
dimension of seven feet, excluding fencing or railing and a minimum
of 70 square feet in area.
B. Private useable open space (patios) for ground level units shall be
a minimum of 140 square feet in area.
29. Architectural Design
Site Development Review submittals shall include plans at an
appropriate design scale which detail that:
A. All dwelling units are oriented properly and at a sufficient
distance from each other, from parking and vehicular areas, and
group use areas.
B. Parking and vehicular areas shall be screened with patio fences
or appropriate landscaping from view of ground floor dwelling
units.
C. To the extent feasible, west-facing units have sun-shading
devices or landscape screening to prevent over-heating of units.
D. Architectural design is compatible in color and finish with its
surroundings.
30. The developer shall obtain written approval from the local postal
authority on the location and size of mail receptacles.
31. At-grade patios shall be individually fenced and shall be supplied with
soil preparation to accommodate future planting. Individual hose-bibs
for each ground level unit patio area shall be provided by the
developer. The hose-bibs may be left in a "roughed-out" stage until
such time as the units are put up for individual sale. The layout of
the enclosed patio areas (regarding size and placement of concrete patio
pads and the design of the enclosing fencing and retaining walls) shall
be subject to review and approval as part of the Site Develpment Review
submittal.
32. The developer's Engineer shall develop the expected truck length and
turning radius criteria to use the private streets (fire equipment,
delivery, garbage or moving trucks, etc.) and design the curb radii
accordingly and submit this data and design criteria with the
improvement plans.
33. Parking stalls shall be a minimum depth of eighteen (18) feet and a
minimum width of nine (9) feet for standard-sized stalls and a minimum
depth of sixteen (16) feet and a minimum width of eight (8) feet for
compact-sized stalls. A two (2) foot overhang into landscaped areas may
be included in parking stall length.
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34. Special private storage areas of at least 120 cubic feet per unit shall
be provided within or adjacent to each unit. Details of the location
and design of these areas shall be subject to review and approval as
part of Site Development Review submittals.
35. Information detailing the design, location and materials of all fencing,
and of retaining walls over two feet in height, shall be subject to
review and approval of the Planning Director.
36. Slopes for areas adjoining both public and private roadways shall be
designed to maximize the level areas available for landscape treatment
and for general safety consideration and shall be subject to review and
approval through the Site Development Review process.
37. Light standards (freestanding, pedestrian and/or wall mounted) utilized
in this project shall be of a design which shields the light sources
from view from off-site while providing for adequate security and safety
illumination. Light standards shall be subject to review and approval
as part of the Site Development Review submittal as regards design,
location, number and illumination intensity.
38. Handicapped ramps and access as required by Title 24, State of
California, shall be provided (parking and walkways serving on-site
recreational facilities). Handicapped parking stalls, appropriately
signed, shall be provided evenly throughout the project with their
location and design as part of the Site Development Review submittal.
39. The use of entrance gates at any portion of this development are
specifically disallowed unless architectural treatment, traffic and
emergency access impacts are addressed and approved through the Site
Development Review process.
40. A pedestrian circulation plan shall be submitted as part of the Site
Development Review materials. The plan shall include section details of
the pathway system and a detailed pedestrian walkway lighting plan.
41. Signs established at entrances for project identification purposes shall
be subject to review and approval as part of the Site Development Review
submittal.
SOILS, GEOLOGY AND SEISMICITY
42. Seismic Activity
An updated Geotechnical Investigation Report shall be prepared and
submitted with the project improvement plans.
43. Soils and Slope Stability
A. All foundation design, grading operations and site construction
work shall be consistent with the recommendations of the
Geotechnical Investigation Report, prepared by Bay Soils, Inc. and
dated January 13, 1981, or the updated report, if different.
B. No cuts or fill slopes shall exceed a slope of 2:1. Where
possible, cuts or fills should be designed at 2.5:1 or flatter.
C. All fills of sufficient height shall be keyed into the existing
soils as recommended by the soils report prepared for this site.
D. All cut slopes of sufficient height should have bench gutters to
prevent drainage over the face of the slopes.
E. Prior to any grading of the site, a detailed plan covering grading
(including phasing), drainage, water quality, erosion and sedimen-
tation control for construction and the post-construction period
shall be prepared by the project Civil Engineer and/or Engineering
Geologist, and shall be approved by the City Engineer. Said plans
shall include detailed design, location, and maintenance criteria
of all erosion and sediment control measures. The plans shall
attempt to assure that no increase in sediment or pollutants from
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the site will occur. The plan shall provide for long-term
maintenance of all permanent erosion and sediment control
measures.
F. A report addressing the liquefaction danger to buildings adjacent
to Alamo Creek shall be prepared.
G. Sub-drains shall be installed in all existing natural drainages
which are to receive material. Installation shall be per the
requirements of the Soils Engineers.
H. Full-time soils inspection by the Soils Engineer representative
during mass grading operations shall be provided by the developer.
I. All property including maintenance roads shall be graded to slope
away from the creek to protect slopes from erosion.
J. The design of all multi-family residences shall be reviewed by a
licensed structural engineer for seismic requirements prior to the
issuance of building permits.
K. Where import depth of non-expansive soils is less than 2.5 feet
thick, post tension slabs should be used to avoid potential damage
from expansive soils.
L. All import soil brought onto the site shall be of a non-expansive
nature.
M. Where soil or geotechnical conditions encountered in grading
operations are different from that anticipated in the soil and
geological investigation reports, or where such conditions warrant
changes to the recommendations contained in a site-specific/
project-specific soils and geotechnical report which shall be
submitted for review and approval by the City and shall be
accompanied by an engineering and geological opinion as to the
safety of the site from hazards of erosion, settlement and seismic
activity.
44. Mass Grading
A. Cuts and fills shall be designed to balance whenever possible to
avoid the need of offsite hauling.
B. Cut-and-fill slopes shall be contour-rounded to conform as closely
as possible with the natural slopes, to avoid a man-made
appearance, and to form a gradual transition to natural terrain.
C. Variable slopes shall be used to mitigate environmental and visual
impacts of grading.
45. Engineered slopes shall be contoured to blend into the natural topography
and shall not, to the extent feasible, exceed 2.5:1 slopes.
TRAFFIC AND CIRCULATION
46. The developer shall construct a median break with left turn pocket at the
project entry as described in the Traffic Study prepared by Abrams
Associates, December 5, 1988.
MISCELLANEOUS
47. The project shall be constructed as approved. Minor modifications in
the design, but not the use, may be approved by Staff. Any other
change will require Planning Commission approval through the Conditonal
Use Permit review process or, depending on the magnitude of the
modification, submittal of a new Planned Development Rezoning
submittal. The four buildings closest to Amador Valley Boulevard shall
not exceed a maximum deviation of five feet from the pad elevations
indicated on the Revised Tentative Map and Development Plan, dated
received October 26, 1988.
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48. If occupancy is to occur in phases, all physical improvements shall be
required to be in place prior to occupancy except for items
specifically excluded in a Construction-Phased Occupancy Plan approved
by the Planning Department. No individual unit shall be occupied until
the adjoining area is finished, safe, accessible, provided with all
reasonable expected services and amenities, and completely separated
from remaining additional construction activity. Any approved
Construction-Phased Occupancy Plan shall have sufficient cash deposits
or other assurances to guarantee that the project and all associated
improvements shall be installed in a timely and satisfactory manner.
At the request of the Planning Director, written acknowledgements of
continuing construction activity shall be secured from the property
owners and any and all occupants or tenants for the portions of the
project to be occupied, and shall be filed with the Planning
Department. Said acknowledgements for a subdivision shall be part of
the settlement documents between the developer and buyer.
49. Prior to final inspection and occupancy of any units:
A. Storm drainage facilities shall have been installed as approved
by the City Engineer.
B. Fire protection devices shall have been installed, be operable,
and conform to the specifications of and inspections by the
Dublin San Ramon Services District Fire Department.
C. Cable TV hook-up shall be provided to each unit.
D. As-built drawings showing the locations of all underground
utilities (water, storm and sanitary sewer, gas, electric,
telephone and cable TV) shall be provided to the City.
E. Street name signs, bearing such names as are approved by the
Planning Director, shall have been installed.
50. Prior to occupancy of any unit, each phase of development landscaping,
irrigation, fencing and landscape lighting in accordance with approved
landscape and erosion control plans shall have been installed, or a
bond or letter of credit for the landscaping, lighting, appurtenant
structures, and irrigation system shall be provided to the City. A
statement from the project Landscape Architect shall certify that the
landscaping has been installed in accordance with the plans and shall
be submitted to the Building Official and Planning Director.
51. Should the project be phased:
A. The undeveloped area shall be maintained as acceptable to DRFA
and shall be kept free of trash and debris.
B. Each phase shall be landscaped and developed such that should
construction of subsequent phases be delayed, the constructed
phase(s) will appear as a completed project.
52. Should the units be initially occupied as apartment units, the
following reports shall be filed with, and approved by, the City
Engineer at the time the units are put up for individual sale.
A. A report by a licensed roofing contractor certifying that the
roofs of all the structures are in good condition and not likely
to be in need of replacement for at least 10 years. A reserve
deposit may be established to cover the estimated prorated costs
of roof replacement where replacement will be required prior to
10 years.
B. A report by a professional Engineer attesting, to the extent
reasonably feasible, that the structure of all buildings,
pavements, storm draininage facilities, and the interior and
exterior plumbing, electrical systems, and utility and mechanical
equipment to be owned in common, or as part of the individual
condominiums, are in good and serviceable condition.
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C. A report by a licensed painting contractor that paint throughout
the project is in good condition and that the building exteriors
should not require repainting for at least five years. A reserve
deposit may be established to cover the estimated prorated costs
for the repainting of the units where repainting will be required
prior to a 5-year period.
D. A report by a licensed termite and pest control specialist
certifying that the structures are free of infestation and
structural damage caused by pests.
53. Should the units be initially occupied as apartment units, all
appliances shall either be replaced with new units or the initial
buyers provided with a one-year's parts and warranty guarantee on all
appliances at the time the units are put up for individual sale.
54. The developer shall provide guarantees that a minimum of 10% of the
multi-family units in the project shall be maintained as rental units
for a period of five years. The document providing said agreement
shall be subject to review and approval by the City Attorney.
Developer agrees that until the Condition has been satisfied, there
shall be no conversion of condominium units for sale.
55. The minimum distances between buildings, building appurtenances and
other project improvements shall comply with the chart in Attachment
"C".
The term "building" shall refer to the exterior side of building walls
containing heated space.
Exceptions to the standard setbacks are possible through review and
approval by the Planning Director through the Site Development Review
process.
PASSED, APPROVED AND ADOPTED this 21st day of February, 1989.
AYES: Commissioners Burnham, Mack and Zika
NOES: None
ABSENT: Commissioners Ba, es and Okun
P Inning Commie on Ch.?'.erson
ATTEST:
A0-4431S
Planning Director
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CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final building and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a building
permit. All such plans shall insure:
I
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
I physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
t i stalls.
d. That exterior lighting of the building and site is not directed
•• onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downspouts, fleshings, etc., are painted
•
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin
Planning Department. Once constructed or installed, all •
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
' • resubmitted to the Dublin Planning Department for approval.
•
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
•
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the buildin
•
k. That all other public agencies that require review of the project
be supplied with copies of the final building and site plans and
that compliance be obtained with at least their minimum Code
requirements.1 Arfahcitit,, ,,!T A
lexoliigri.
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2. Final landscape plans, irrigation system plans, tree preservation
techni ues, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
• such submittals shall insure: --
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
•
the time of planting.
c. That unless unusual circumstances prevail, at least 751 of the
proposed trees on the site are a minim= of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size. - '
d. That a plan for an automatic;'irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
. existing on that date are hydroseeded in a similar manner.
' h. That the area under the drip line of all existing oaks, walnuts,
etc. , which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
. guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j . That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved
plans and the conditions required by the City.
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•
DUBLIN POLICE SERVICES
STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS -
1. DOORS
A. All exterior wood doors and doors leading from garages
into interior dwelling areas of the residence shall be of
solid wood construction, no less than 1- 3/4 inches thick.
B. Auxiliary locks are to be added to each door and shall be
double cylinder deadbolt locks when there is a window within
forty inches of the locking`device. Deadbolt locks must
have a minimum one inch throw or equivalent burglary
resistant locks where permitted by the fire code. If the
cylinder of the lock protrudes from the face of the door, it
must be fitted with a cylinder ring guard so it cannot be
gripped by pliers or other wrenching devices.
C. High security strike plates shall be fitted to all doors
with wooden jambs when an auxiliary deadbolt lock is
installed. The strike plate shall have a minimum of tw
wood screws of 3 inches in length that engage the upright
door studs.
D. In-swinging doors shall have rabitted jambs or alternative
means of strengthening.
E. Exterior hinges shall have non-removable hinge pins.
F. Exterior and interior garage out-swinging doors shall have
non-removable, hidden or non-accessible hinge pins.
G. Double hung doors shall have one of the doors secured with
two cane bolts of hardened steel. The bolts shall engage a
metal strike to a depth of not less than 3/8 inch and be a •
minimum 1/4 inch diameter.
H. Sliding glass doors shall meet the uniform building code for
shatter resistance. Sliding glass doors shall be fitted
with a locking device, that shall engage the strike
sufficiently to prevent its being disengaged by any
possible movement of the door within the space or
clearances provided for installation and operation. The
bolt and strike shall be reinforced by hardened material so
as to prevent their separation by pulling, prying 'r similar-
attack. An auxiliary locking device shall be installed on
the door which may be a pin lock or similar device of not
less than 1/4 inch diameter. The pin shall be of hardened
material and engage the metal portion of the sliding door.
L 0
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ATTAiMNT 6 e ,
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The
primary locking device function,keyed or code lock insidemay be rp'-'cable by a
department or building codes.
and out as permitted by the fire
modes.
Double slidin
rail. 9 glass doors shall be
Each segment rr locked at the meeting
sliding
shall be fitted with an, auxiliar Secu�it of
the door
Y -ecurity 1rr};•
I. Entry doors shall be fitted with a minimum
peephole. 120 degree
2. WINDOWS
A. All accessible dwelling g windows shall be sec
sldg glass windows shall jbe secured on ther inside follows:
locking device capable of withstanding with a
wwrenl_hing. An auxiliary prying or
liding window lock shall be installed on each
sliding
dwthat prevents movement in the sliding
Windows shall meet the uniform building securit
rode for shatter resistance.
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B. I I \ �.Y`7Ij
L_u e window shall
ground level, not be used within eve , ad:ycent structures, eight feet
or fire -- - ,
esl_�::e=.
C. Casement type windows shall
lking device contacting bot}i frames the a ink l metalhe
meeting edge. � of winds
g Auxiliary locks suchw at the
both frame structures c as a pin that ��s
' r -tur_s shall be installed it an a
double hung windows. -ta_Ied on c_�e
�_-atnt and
D. Windows fitted wit})
a crank type gear
be fitted with positive
opening
positive wind, that
devices s o
metal. w lock that eng3gcs
metal t0
3. LIGHTING
A. Dwellings sha
entryws. he ll be fitted with lighting over exterior
minimum standards
a h all
the equivalent in beumin=. watt
incandescent light or
S. Street or apartment numbers 5}) l ,
interior and contain numerals �3.-1 be illuminated from the
not less that 2 1/2 4. GARAGE AND STORAGE AREAS
inches.
A. Garage doors shell be secured ured wit})
that prevents the door 3 ,nc;:31 t�, metal locking
from be pried
,
from the out side. N�, electric i'�`' pulled or r
permitted that wl• garage door openers�' i d up
ill automatically activate when the
shall be
forced open. Garage doors fitted with
` i th automatic door i s
shall be permitted with an alternative form�gf` openerslocking
device activated from the interior of
the garage. Exterior '
? a• .
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garage doors shall be of solid core construction and fitted
with a auxiliary deadbolt lock as prescribed in Section 1. .
Any windows inside garage doors shall be of non-breakable
material, or covered with a security mesh of 1/'8 inch
material minimum, two inches apart.
B. Any exterior storage area attached to a dwelling, apartment
or condominium and enclosed by a door shall be fitted a
deadbolt lock and associated hardware, or a minimum 3/8
inch diameter hardened padlock hasp.
•
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PA88-009.1
STANDARD SETBACK REQUIREMENTS (in feet)
•
To Building $uilding Appurt. Patio Fence Carport
From •
Building 20
Appurtenance 15 10 - :
Patio Fence 10 10, 5
Private Roads 15 10 5
Amador Valley Blvd. 25 20 15
Creek Fence 10 10 (a)
Parking Areas 10 10 5
Property Lines 15 10 (a) 3
(a) Applies to patio fences parallel to creek fence or property line:
(1) 10 feet if a pathway falls between the two fences;
(2) 5 feet if no pathway falls between the two fences.
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'TO E•KEN 6IT C I.