HomeMy WebLinkAboutPC Reso 18-12 PLPA-2016-00064 Phase 4-5 Blvd Project SDRRESOLUTION NO. 18-12
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR SIX NEIGHBORHOODS WITHIN PHASES 4
AND 5 OF THE BOULEVARD PROJECT
(PORTION OF ASSESSOR PARCEL NUMBER 986-0001-001-15)
PLPA-2016-00064
WHEREAS, Dublin Crossing LLC is requesting approval to construct six new neighborhoods in
the Boulevard (Dublin Crossing Specific Plan) development area ("Project Site"), which includes the
construction of 510 townhomes, duets, and detached small -lot single family homes, landscape
improvements, and street improvements for Phase 4/5 (the final phases of development); and
WHEREAS, the Applicant is also requesting approval of Vesting Tentative Maps 8370, 8371,
8372, and 8373 to create individual neighborhoods and parcels on approximately 42.16 acres within
Phase 4/5 of the Boulevard project area; and
WHEREAS, the project site is located within the Dublin Crossing Specific Plan and the Dublin
Crossing Zoning District; and
WHEREAS, in accordance with the California Environmental Quality Act certain projects are
required to be reviewed for environmental impacts and when applicable, environmental documents
prepared; and
WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific Plan),
which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009) prepared in
accordance with the California Environmental Quality Act (CEQA) and certified by the City Council on
November 5, 2013 (Resolution 186-13). Site Development Review was included as part of the project
entitlements listed in the EIR. The EIR provides the CEQA environmental review for those future
entitlements to implement the Specific Plan, unless the standards for subsequent or supplemental
environmental review under CEQA are met. Pursuant to CEQA, the Site Development Review approval
for this project is within the scope of the project analyzed in the EIR and no further CEQA review or
document is required; and
WHEREAS, the Site Development Review Project Plan Set, attached as Exhibit A to this
Resolution defines this "Project" and is available and on file in the Community Development
Department; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Site Development Review for Phase 4/5 of the Boulevard project; and
WHEREAS, the Planning Commission did hold a noticed study session on April 10, 2018 and
also did hold a public hearing on said application on May 8, 2018 for this project, at which time all
interested parties had the opportunity to be heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
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WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Site Development Review for Phase 4/5 of the Boulevard project; and
WHEREAS, the Planning Commission did hear and use independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
hereby makes the following findings and determinations regarding the proposed Site Development
Review for Phase 4/5 of the Boulevard project:
Findings required by the Dublin Crossing Specific Plan in accordance with Ordinance 07-13:
A. The proposed development is in substantial compliance with all applicable aspects of the Dublin
Crossing Specific Plan and is consistent with the applicable design guidelines and development
standards contained therein because: 1) The project will not undermine the architectural
character and scale of development in which the proposed project is to be located; 2) the project
will provide unique, varied, and distinct housing opportunities within the Dublin Crossing Specific
Plan area; 3) the project is consistent with the General Plan and Dublin Crossing Specific Plan
Land Use designations of DC Medium -High Density Residential and DC Medium Density
Residential; and 4) the project complies with the development standards established in the
Dublin Crossing Zoning District.
B. The proposed development is in compliance with the Dublin Crossing Infrastructure Master Plan
because: 1) the sidewalks and bike lanes will eventually link up with the project common/open
space areas, private pocket parks, the Community Park and Iron Horse Regional Trail; 2) all
infrastructure including streets, parkways, pathways, sidewalks, and street lighting are proposed
for construction in accordance with the Dublin Crossing Specific Plan and Boulevard Landscape
Master Plan; and 3) development of this project will conform to the improvements standards
allowing residents the safe and efficient use of these facilities.
C. Approval of the proposed development will not result in new, significant unmitigated
environmental impacts nor a significant increase in impacts previously identified in the Dublin
Crossing Specific Plan Environmental Impact Report because the amount and intensity of
development proposed is in conformance with the project analyzed in the Dublin Crossing EIR.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review for Phase 4/5 of the Boulevard (Dublin Crossing) project based
on findings that the proposed project is consistent with the General Plan, the Dublin Crossing Specific
Plan, and the Dublin Crossing Zoning District, subject to the conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police,
[PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney,
[FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [Z7] Zone 7.
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#
CONDITION TEXT
RESPON.
WHEN
AGENCY
REQ'D
Prior to:
PLANNING CONDITIONS
1.
Approval. This Site Development Review approval is for Phase 4/5
PL
Ongoing
(Neighborhoods 19-24) of Boulevard (Dublin Crossing) This approval shall be as
generally depicted and indicated on the:
1. Project Plans prepared by William Hezmalhalch Architects, Bassenian Lagoni
Architects, Woodley Architecture Group, Dahlin Group, RJA Engineers,
MacKay & Somps, Gates + Associates Landscape Architects, Brookfield
Residential, and Lennar/CalAtlantic Homes (attached to this Resolution as
Exhibit A) — dated received April 27, 2018; and
2. Color and material boards prepared for each of the six neighborhoods.
The plans are on file in the Community Development Department. The approval
is as further specified as the following Conditions of Approval for this project.
2.
Effective Date. This SDR approval becomes effective 10 days after action by the
PL
Ongoing
Planning Commission unless otherwise appealed to the City Council.
3.
Permit Expiration. Construction or use shall commence within one (1) year of
PL
One Year
Permit approval or the Site Development Review shall lapse and become null and
After Effective
void. If there is a dispute as to whether the Permit has expired, the City may hold
Date
a noticed public hearing to determine the matter. Such a determination may be
processed concurrently with revocation proceedings in appropriate circumstances.
If a Permit expires, a new application must be made and processed according to
the requirements of this Ordinance.
4.
Time Extension. The original approving decision -maker may, upon the
PL
Prior to
Applicant's written request for an extension of approval prior to expiration, upon
Expiration
the determination that all Conditions of Approval remain adequate and all
Date
applicable findings of approval will continue to be met, grant an extension of the
approval for a period not to exceed six (6) months. All time extension requests
shall be noticed and a public hearing shall be held before the original hearing body.
5.
Compliance. The Applicant/Property Owner shall operate this use in compliance
PL
On -going
with the Conditions of Approval of this Site Development Review Permit, the
approved plans and the regulations established in the Zoning Ordinance. Any
violation of the terms or conditions specified may be subject to enforcement action.
6.
Revocation of Permit. The Site Development Review approval shall be
PL
On -going
revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this permit shall be subject
to citation.
7.
Requirements and Standard Conditions. The Applicant/ Developer shall
Various
Building
comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works
Permit
Department, Dublin Building Department, Dublin Police Services, Alameda County
Issuance
Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda
County Public and Environmental Health, Dublin San Ramon Services District and
the California Department of Health Services requirements and standard
conditions. Prior to issuance of building permits or the installation of any
improvements related to this project, the Developer shall supply written statements
from each such agency or department to the Planning Department, indicating that
all applicable conditions required have been or will be met.
8.
Required Permits. Developer shall obtain all permits required by other agencies
PW
Building
including, but not limited to Alameda County Flood Control and Water
Permit
Conservation District Zone 7, California Department of Fish and Game, Army
Issuance
Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide
copies of the permits to the Public Works Department.
9.
Fees. Applicant/Developer shall pay all applicable fees in effect at the time of
Various
Building
building permit issuance, including, but not limited to, Planning fees, Building fees,
Permit
Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public
Issuance
Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any other fee that may be adopted and
applicable. Approved Development Agreement supersedes where applicable.
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10.
Indemnification. The Developer shall defend, indemnify, and hold harmless the
ADM
On -going
City of Dublin and its agents, officers, and employees from any claim, action, or
proceeding against the City of Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department, committee, or agency of
the City 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 Developer's duty to so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying the Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such actions or
proceedings.
11.
Clarification of Conditions. In the event that there needs to be clarification to the
PW
On -going
Conditions of Approval, the Director of Community Development and the City
Engineer have the authority to clarify the intent of these Conditions of Approval to
the Developer without going to a public hearing. The Director of Community
Development and the City Engineer also have the authority to make minor
modifications to these conditions without going to a public hearing in order for the
Developer to fulfill needed improvements or mitigations resulting from impacts to
this project.
12.
Mitigation Monitoring Program. The Applicant/Developer shall comply with the
PL
Ongoing
Dublin Crossing Final Environmental Impact Report (EIR) certified by City Council
Resolution 186-13, including all mitigation measures, action programs, and
implementation measures contained therein. The EIR is on file with the
Community Development Department.
13.
Modifications. Modifications or changes to this Site Development Review
PL
On -going
approval may be considered by the Community Development Director if the
modifications or changes proposed comply with Section 8.104.100 of the Zoning
Ordinance and with the Dublin Crossing Specific Plan.
14.
Mailboxes. Location subject to USPS review and approval.
PL
Approval of
Improvement
Plans
15.
On -street parking spaces (private streets): Counted for guest parking.
PL, PW
Ongoing
Parking spaces on private streets in each neighborhood throughout the project
area have been counted to satisfy the guest parking requirement for each
neighborhood. None of the parking spaces on private streets shall be assigned or
reserved to a specific unit or person and shall be open to use by any resident or
guest to the project area.
16.
Public Art. The Applicant/Developer is intending to acquire and install public art
PL
Public Art
on the project site in accordance with Chapter 8.58 of the Dublin Municipal Code
should be
and in accordance with the Boulevard Project Area Public Art Master Plan, which
installed in
has been approved by the City Council. The value of the public art component is
each
required to equal or exceed 0.5% of the building valuation (exclusive of land) for
neighborhood
the project. For Phase 4/5, the total Public Art valuation is $898,858. This value,
per the Public
combined with the public art valuation for the other phases of the Boulevard
Art Master
project, shall be installed throughout the Boulevard project area in accordance with
Plan prior to
the approved Public Art Master Plan. All public art installations are subject to
occupancy of
approval of the City Council upon recommendation by the Heritage and Cultural
the last unit in
Arts Commission.
each
neighborhood.
17.
Satellite Dishes: The Applicant/Developer's Architect shall prepare a plan for
PL
Issuance of
review and approval by the Director of Community Development and the Building
building
Official that provides a consistent and unobtrusive location for the placement of
permit
individual satellite dishes. Individual conduit will be run on the interior of the unit
to the satellite location on the exterior of the home to limit the amount of exposed
cable required to activate any satellite dish. The plan shall show a common and
consistent location for satellite dish placement to eliminate the over proliferation,
haphazard and irregular placement.
18.
Neighborhood 20: Sheet C.2.1 notes which lots will be restricted to two-story
P
Issuance of
homes, which lots have the option to be three-story, and which lots will be three-
Building
story. Each plot plan reviewed in this neighborhood will need to ensure
Permit and
conformance with this exhibit.
approval of
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plot plans for
individual lots.
19.
Affordable Housing. In accordance with the approved Development Agreement
P
Building
(Ordinance 8-13), for all units above 1,600, the project shall conform to the
Permit
Inclusionary Zoning Regulations in Chapter 8.68. The Developer is required to
Issuance for
provide 20 affordable units for the 158 units above the previously allotted 1,600
any unit over
units and enter in an affordable housing agreement imposing appropriate resale
1,600
controls and/or rental restrictions on the affordable units. The developer may
propose that the affordable housing agreement include an alternate method of
compliance to be approved by the City Council.
PLANNING - LANDSCAPE
20.
Chabot Creek adjacent parcel. The open space/equipment staging area shown
P
Ongoing
on Sheet L.02 of the Project Plan Set (Exhibit A) shall be maintained by the
Boulevard Homeowners Association for the benefit of and use by public agencies
(City of Dublin, Zone 7 Water Agency) to stage equipment during on -site creek
maintenance activities. No long-term equipment or material storage beyond that
which is needed for the immediate repairs shall take place nor shall the area be
utilized for public or private parking.
21.
Private Pocket Parks. Several neighborhoods include a private pocket park that
P
Issuance of
provides additional open space and recreational amenities for the neighborhood.
building
Design details for each pocket park shall be reviewed and approved through the
permits for
neighborhood landscape plans and site improvement plans.
each
neighborhood
22.
Final landscape and irrigation system plans. All landscape submittals shall
P
Issuance of
insure:
building
a. That plant material utilized will be capable of healthy growth within the given
permit
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. All ground cover shall be a minimum of 1 gallon, shrubs shall be a mix of 1 and
5 gallon (at least 50% 5 gallon), and trees shall be a mix of 15 gallon and 24"
box size. 36" box trees (or larger) shall be installed at key locations throughout
each neighborhood. Public street trees shall be 24" box.
d. That a plan for an automatic irrigation system be provided which assures that
all plants get adequate water.
e. That concrete curbing is to be used at the edges of all planters and paving
surfaces unless otherwise designed.
f. That all cut and fill slopes conform to the master vesting tentative map and
conditions detailed in the Site Development Review packet.
g. That all cut and fill slopes graded and not constructed by September 1, of any
given year, are hydroseeded with perennial or native grasses and flowers, and
that stockpiles of loose soil existing on that date are hydroseeded in a similar
manner.
h. Cut and/or fill slopes exceeding a 3:1 grade shall be stabilized with jute netting
or approved equal to control erosion. Trees planted on slopes that exceed a
3:1 grade shall be installed with approved rock slope protection above and
below the tree pit to catch grade.
i. 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, if applicable.
j. That a warranty from the owners or contractors shall be required to warranty
all shrubs and ground cover, all trees, and the irrigation system for one year.
A permanent maintenance agreement on all landscaping will be required from the
owner insuring regular irrigation, fertilization and weed abatement, if applicable.
23.
Water Efficient Landscaping Regulations. The Applicant shall meet all
P
Issuance of
requirements of the City of Dublin's Water -Efficient Landscaping Regulations,
the building
Section 8.88 of the Dublin Municipal Code.
permit
24.
Open Space Areas. Private open space areas shall be planted and irrigated to
P
Issuance of
create landscape that is attractive, conserves water, and requires minimal
the building
maintenance.
permit
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25.
Stub street landscaping. For any private streets/courts in this SDR approval that
P
Issuance of
are stub streets that provide access to a few units and whose terminus abuts a
building
public right of way, the depth of the landscape areas at the terminus shall be no
permits for
narrower than 3 feet of planting area. Design landscaping at the terminus of these
each
private streets/courts shall include trees and shrubs (as well as groundcover) that
neighborhood
will grow to a height and width to provide a visual screen and adequate buffer to
the private streets and parking areas.
26.
Plant Clearances. All trees planted shall meet the following clearances:
P
Approval of
a. 6' from the face of building walls or roof eaves
Final
b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines
Landscape
c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical
Plans for
mains,
public streets
d. 15' from stop signs, street or curb sign returns
and individual
e. 20' from either side of a streetlight
neighborhood
f. Plant clearances may be modified with approval from the Community
S.
Development Director on a case by case basis.
27.
Irrigation System Warranty. The applicant shall warranty the irrigation system
P
Final sign -off
and planting for a period of one year from the date of installation. The applicant
on Sitework
shall submit for the Dublin Community Development Department approval a
Permit
landscape maintenance plan for the Common Area landscape including a
reasonable estimate of expenses for the first five years
28.
Walls, Fences and Mailboxes. Walls and fences installed within the
P
Issuance of
neighborhoods shall be in accordance with this SDR approval and the fence/walls
Sitework
designs shown on Sheet L.04 of the Project Plan Set (Exhibit A). Final details of
Permits or
the walls and fences shall be reviewed and approved by Planning through
approval of
neighborhood -specific Improvement Plans and/or Master Building Plan checks.
Final
Mailbox locations shall be integrated within the landscape and shall comply with
Landscape
USPS requirements.
Plans,
whichever
comes first
29.
Sustainable Landscape Practices. The landscape design shall demonstrate
P
Approval of
compliance with sustainable landscape practices as detailed in the Bay -Friendly
Final
Landscape Guidelines by earning a minimum of 60 points or more on the Bay-
Landscape
Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75%
Plans
of the non -turf planting only requires occasional, little or no shearing or summer
water once established. Final selection and placement of trees, shrubs and
ground cover plants shall ensure compliance with this requirement. Herbaceous
plants shall be used along walks to reduce maintenance and the visibility of the
sheared branches of woody ground cover plants. Planters for medium sized trees
shall be a minimum of six feet wide. Small trees or shrubs shall be selected for
planting areas less than six feet wide.
30.
Copies of Approved Plans. The Applicant shall provide the City with one full size
P
Issuance of
copy, one reduced (1/2 sized) copy and one electronic copy of the approved
any building
landscape plans prior to construction.
permit
31.
Plan Coordination. Civil Improvement Plans, Joint Trench Plans, Street Lighting
P
Approval of
Plans and Landscape Improvement Plans shall be submitted on the same size
Final
sheet and plotted at the same drawing scale for consistency, improved legibility
Landscape
and interdisciplinary coordination.
Plans
32.
Utility Placement and Coordination: Utilities shall be coordinated with proposed
P
Approval of
tree locations to eliminate conflicts between trees and utilities. Submit typical utility
Final
plans for each house type to serve as a guide during the preparation of final
Landscape
grading, planting and utility plans. Utilities may have to be relocated in order to
Plans
provide the required separation between the trees and utilities. The applicant shall
submit a final tree/utility coordination plan as part of the construction document
review process to demonstrate that this condition has been satisfied.
PLANNING COMMISSION CONDITION
33.
The applicant shall work with staff to provide articulation over the garage for all
P
Issuance of
plan types in Neighborhood 24 using an awning as shown on Sheet A4.45 or other
the building
design feature as appropriate, and where feasible so as not to conflict with utility
permit for
easements, etc.
Neighborhood
24
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BUILDING
CONDITIONS
34.
Building Codes and Ordinances. All project construction shall conform to all
B
Through
building codes and ordinances in effect at the time of building ermit.
Completion
35.
Phased Occupancy Plan. If any building occupancy is requested to occur in
B
Occupancy of
phases, then all physical improvements serving that building shall be required to
any affected
be completed prior to occupancy except for items specifically excluded in an
building
approved Phased Occupancy Plan, or minor handwork items, approved by the
Department of Community Development. The Phased Occupancy Plan shall be
submitted to the Directors of Community Development and Public Works for review
and approval a minimum of 45 days prior to the request for occupancy of any
building covered by said Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all parcels in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval. No individual
building shall be occupied until the improvements intended to serve the building
are finished, safe, accessible, and provided with all reasonable expected services
and amenities, and separated from remaining additional construction activity.
Subject to approval of the Director of Community Development, the completion of
landscaping may be deferred due to inclement weather with the posting of a bond
for the value of the deferred landscaping and associated improvements.
36.
Building Permits. To apply for building permits, Applicant/Developer shall submit
B
Issuance of
five (5) sets of construction plans to the Building & Safety Division for plan check.
Building
Each set of plans shall have attached an annotated copy of these Conditions of
Permits
Approval. The notations shall clearly indicate how all Conditions of Approval will
or have been complied with. Construction plans will not be accepted without the
annotated resolutions attached to each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participation non -City agencies prior
to the issuance of building ermits.
37.
Construction Drawings. Construction plans shall be fully dimensioned (including
B
Issuance of
building elevations) accurately drawn (depicting all existing and proposed
building
conditions on site), and prepared and signed by a California licensed Architect or
permits
Engineer. All structural calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape plan and details shall be
consistent with each other.
38.
Separate Permits. Site accessory structures (entry portals, trellises, sound walls,
B
Issuance of
etc.) will require a separate building permit. Please indicate this on the cover sheet
building
of plans.permits
39.
Air Conditioning Units & HVAC Systems. Units shall be permanently installed
B
Occupancy of
on concrete pads or other non -movable materials approved by the Chief Building
Unit
Official and Director of Community Development. Air conditioning units shall be
located such that each dwelling unit has one side yard with an unobstructed width
of not less than 36 inches and the units shall be screened with aesthetically -
complementary materials. Air conditioning units shall be located in accordance
with approved plot plans.
40.
Temporary Fencing. Temporary Construction fencing shall be installed along the
B
Through
perimeter of all work under construction.
Completion
41.
Addressing. Site address signage shall be reviewed by the Chief Building Official
B
a. Prior to
for each neighborhood.
release of
a) Provide a site plan with the City of Dublin's address grid overlaid on the plans
addresses
(1 to 30 scale). Highlight all exterior door openings on plans (front, rear,
b. Prior to
garage, etc.). The site plan shall include a single large format page showing
permitting
the entire project and individual sheets for each neighborhood. Three copies
c. Prior to
on full size sheets and five copies reduced sheets.
permitting
b) Provide plan for display of addresses. The Chief Building Official shall approve
d. Occupancy
plan prior to issuance of the first building permit. (Prior to permitting)
of any Unit
c) Addresses will be required on the front of the dwellings. Addresses are also
e. Occupancy
required above the garage door opening if the opening is not on the same side
of any Unit
of the dwelling as the front door.
f. Prior to
d) Townhomes / Condos are required to have address ranges posted on street
permit
side of the buildings.
issuance,
e) Address signage shall be provided as per the Dublin Residential Security
and
Code.
through
corn pletion
7 of 13
f) Exterior address numbers shall be backlight and be posted in such a way that
g. Prior to
they may be seen from the street.
permit
g) Driveways servicing more than one (1) individual dwelling unit shall have a
issuance,
minimum of 4 inch high identification numbers, noting the range of unit
and
numbers placed at the entrance to each driveway at a height between 36 and
through
42 inches above grade. The light source shall be provided with an
completion
uninterruptible AC power source or controlled only by photoelectric device.
h. Prior to
h) Driveways servicing more than one (1) individual dwelling unit shall have a
permit
minimum of 4 inch high identification numbers, noting the range of unit
issuance
numbers placed at the entrance to each driveway at a height between 36 and
and
42 inches above grade. The light source shall be provided with an
through
uninterruptible AC power source or controlled only by photoelectric device.
copmpletio
n
42.
Engineer Observation. The Engineer of record shall be retained to provide
B
Scheduling
observation services for all components of the lateral and vertical design of the
the final
building, including nailing, hold-downs, straps, shear, roof diaphragm and
frame
structural frame of building. A written report shall be submitted to the City Inspector
inspection
rior to scheduling the final frame inspection.
43.
Foundation. Geotechnical Engineer for the soils report shall review and approve
B
Permit
the foundation design. A letter shall be submitted to the Building Division on the
issuance
approval.
44.
CAL Green Building Standards Code
B
a. Through
a. Green Building measures as detailed in the SDR package may be adjusted
Completion
prior to master plan check application submittal with prior approval from the
b. Prior to first
City's Green Building Official provided the design of the project complies with
permit
the City of Dublin's Green Building Ordinance and State Law as applicable. In
c. Through
addition, all changes shall be reflected in the Master Plans. (Through
Completion
Completion)
d. Project
b. The Green Building checklist shall be included in the master plans. The
e. Prior to
checklist shall detail what Green Points are being obtained and where the
approval of
information is found within the master plans. (Prior to first permit).
the
c. Prior to each unit final, the project shall submit a completed checklist with
landscape
appropriate verification that all Green Points required by 7.94 of the Dublin
plans by
Municipal Code have been incorporated. (Through Completion)
the City of
d. Homeowner Manual — if Applicant takes advantage of this point the Manual
Dublin
shall be submitted to the Green Building Official for review or a third party
f. Prior to
reviewer with the results submitted to the City. (Project)
approval of
e. Landscape plans shall be submitted to the Green Building Official for review.
the
(Prior to approval of the landscape plans by the City of Dublin)
landscape
f. Developer may choose self -certification or certification by a third party as
plans by
permitted by the Dublin Municipal Code. Applicant shall inform the Green
the City of
Building Official of method of certification prior to release of the first permit in
Dublin
each subdivision / nei hborhood.
45.
Cool Roofs. Flat roof areas shall have their roofing material coated with light
B
Through
colored gravel or painted with light colored or reflective material designed for Cool
Completion
Roofs.
46.
Electric Vehicle Charging Stations. Provide Electric Vehicle Charging Stations
B
Through
mandated for new residential construction (multifamily dwellings). Include the
Completion
number and location of EV charging stations on plans. Design and review will be
coordinated under the site work permit.
47.
Solar Zone - CA Energy Code. Show the location of the Solar Zone on the site
B
Through
plan. Detail the orientation of the Solar Zone. This information shall be shown in
Completion
the master plan check on the overall site plan, the individual roof plans and the
plot plans. For the Recreation Center, this information shall be shown in the plan
check and overall site plan as well as the individual roof plan(s). This condition of
approval will be waived if the project meets the exceptions provided in the CA
Energy Code.
48.
Accessibility for On Site Parking and Accessible Units
B
a. Issuance of
a. The required number of public parking stalls, the design and location of the
Building
accessible parking stalls shall be as required by Chapter 11A of the California
Permits
Building Code. (Prior to Issuance of Building Permits)
b. Through
Completion
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b. Multifamily projects shall require a minimum of 10% of the units meet the
accessibility regulations of Chapter 11A of the CBC. The ten percent (10%)
accessible units shall be constructed concurrently with the project. Certificate
of Occupancies may be withheld by the Chief Building Official's determination
at any time that the 10% requirements are not being met. (Through
Completion)
49.
Options. Selected options that affect the square footage of the dwellings shall be
B
Through
listed on the building permit application. Selected options that affect the footprint
Completion
of the dwelling shall be shown on the plot plan.
50.
Mailbox Lighting. Mailboxes shall be provided with lighting meeting the
B
Through
requirements of the City's Residential building security requirements.
Completion
51.
Copies of Approved Plans. Applicant shall provide City with one (1) reduced
B
30 days after
(1/2 size) copies of the City of Dublin Building Plans stamped "approved" and one
permit and
(1) electronic copy of the same.
each revision
issuance
52.
Electronic File: The applicant/developer shall submit all building drawings and
B
Issuance of
specifications for this project in an electronic format to the satisfaction of the Chief
the final
Building Official prior to the issuance of building permits. Additionally, all revisions
occupancy
made to the building plans during the project shall be incorporated into an "As
Built" electronic file and submitted prior to the issuance of the final occupancy.
FIRE
PREVENTION
53.
No fire service lines shall pass beneath buildings.
F
Approval of
Improvement
Plans
54.
Fire apparatus roadways shall have a minimum unobstructed width of 20 feet and
F
Approval of
an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways
Improvement
under 36 feet wide shall be posted with signs or shall have red curbs painted with
Plans
labels on one side; roadways under 28 feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides of the street as follows: "NO
STOPPING FIRE LANE - CVC 22500.1". Where the vertical distance between the
grade plane and the highest roof surface exceeds 30 feet, approved aerial fire
apparatus access roads shall be provided. For purposes of this section, the highest
roof surface shall be determined by measurement to the eave of a pitched roof,
the intersection of the roof to the exterior wall, or the top of parapet walls,
whichever is greater or as approved by Fire Department. Aerial fire apparatus
access roads shall have a minimum unobstructed width of 26 feet exclusive of
shoulders. At least one of the required access routes meeting this condition shall
be located within a minimum of 15 feet and a maximum of 30 feet from the building,
and shall be positioned parallel to one entire side of the building.
55.
Fire Sprinkler system for R2 units will be in accordance with 2016 CBC 903.3.1.1
F
Permit
= N.F.P.A.13
issuance
56.
Fire hydrant laterals shall be shown from water main.
F
Permit
issuance
57.
Project shall comply with 2016 CBC / CFC / CRC / CEC / Dublin Ordinances
F
Permit
issuance
58.
New Fire Sprinkler System & Monitoring Requirements. In accordance with
F
Permit
The Dublin Fire Code, fire sprinklers shall be installed in the building. The system
issuance
shall be in accordance with the NFPA 13, 13R, or 13D, the CA Fire Code and CA
Building Code. Plans and specifications showing detailed mechanical design, cut
sheets, listing sheets and hydraulic calculations shall be submitted to the Fire
Department for approval and permit prior to installation. This may be a deferred
submittal
59.
Fire Sprinkler Monitoring System (Not Fire Alarm System). Alarm,
F
Permit
supervisory and trouble signals shall be distinctly different and shall be
issuance
automatically transmitted to an approved supervising station. One EXTERIOR
approved audible device, located on the exterior of the building in an approved
location shall be connected to each automatic sprinkler system. Such sprinkler
water -flow devices shall be activated by water flow equivalent to the flow of a
single sprinkler of the smallest orifice size installed in the system. Visible alarm
notification appliances shall not be required except when required by California
Fire Code section 907.
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60.
Allowable Area -Building Setbacks. Buildings on the same property must be
F
Permit
included in the allowable area calculations or setback from assumed property lines
issuance
in accordance with Table 503 of the Building Code. Either provide an allowable
area calculation/analysis for the aggregate total for all buildings on the property or
show assumed property lines between the buildings that will be in compliance with
the setback requirements of Table 503. The construction classification, occupancy
classification, and building use shall be provided for each building. In addition, if
the setback of buildings from the property line or assumed property line is such
that a fire rated wall or opening protection would be required, the plans shall note
the location and rating of openings, the rating of the exterior wall and if the wall
has a parapet.
61.
Site Plan. The site plan needs to show sufficient detail to reflect an accurate and
F
Permit
detailed layout of the site for review and record purposes. The site plan will need
issuance
a scale that will allow sufficient details
for review purposes and include, but not be limited to the following:
A. The site parking and circulation layout including fences, gates, fire lane
locations and turnarounds.
B. Location of all fire appliances including fire hydrants, fire connections, fire
sprinkler risers, and fire control valves.
C. The location of all building openings including the exit discharge pathway for
building exits. Note the location of exit lighting for these pathways as well.
D. The location of any overhead obstructions and their clearances.
E. The location of property lines and assumed property lines between buildings
on the same property as well as any easements.
The site plan will also need to note the location and distance of fire hydrants that
are along the property frontage as well as the closest hydrants to each side of the
property that are located along the access roads that serves the property. In
addition, the improved face of curb to face of curb or edge of pavement width of
the access road that serves the property will need to be noted.
62.
Fire Access During Construction.
F
a. Storage of
a. Fire and Emergency Access Roads approved for construction sites shall be
combustible
all weather -surface (first lift of asphalt) and the access shall be approved by
materials on
the Department of Public Works prior to commencement of combustible
the site or
storage or any construction on the site.
construction
b. Access roads, turnarounds, pullouts, and fire operation areas are Fire Lanes
commencin
and shall be maintained clear and free of obstructions, including the parking
g
of vehicles.
b.Ongoing
c. Entrances to job sites shall not be blocked, including after hours, other than
c. Ongoing
by approved gates/barriers that provide for emergency access.
d. Storage of
d. Site utilities that would require the access road to be dug up or made
combustible
impassible shall be installed prior to combustible construction commencing.
materials on
e. Entrance flare, angle of departure, width, turning radii, grades, turnaround,
the site or
vertical clearances, road surface, bridges/crossings, gates/key-switch, &
construction
required 150 -ft. distance to Fire Lane must be maintained during construction.
commencin
f. Approved route to furthermost portion of exterior wall. Route width, slope,
g
surface, obstructions must be considered for ensuring personnel access in case
e.Ongoing
of emergency.
f. Ongoing
63.
Fire apparatus roadways shall have a minimum unobstructed width of 20 feet and
F
Permit
an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways
issuance
under 36 feet wide shall be posted with signs or shall have red curbs painted with
labels on one side; roadways under 28 feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides of the street as follows: "NO
STOPPING FIRE LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to within 150 ft. of the most remote
first floor exterior wall of any building.
2. The maximum grade for a fire apparatus roadway is 12%.
3. Fire apparatus roadways in excess of 150 feet in length must make
provisions fora roved a aratus turnarounds.
64.
Hydrants & Fire Flows. Show the location of any on -site fire hydrants and any
F
Occupancy of
fire hydrants that are along the property frontage as well as the closest hydrants
any building
to each side of the property that are located along the access roads that serves
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this property. Provide a letter from DSRSD indicating what the available fire flow
is to this property.
65.
FD Building Key Box. Building Access. A Fire Department Key Box shall be
F
Occupancy of
installed at the main entrance to the Building. Note these locations on the plans.
any building
The key box should be installed approximately 5 1/2 feet above grade. The box
shall be sized to hold the master key to the facility as well as keys for rooms not
accessible by the master key. Specialty keys, such as the fire alarm control box
key and elevator control keys shall also be installed in the box.
66.
Gate Approvals. Fencing and gates that cross pedestrian access and exit paths
F
Details to be
as well as vehicle entrance and exit roads need to be approved for fire department
shown on
access and egress as well as exiting provisions where such is applicable. Plans
building
need to be submitted that clearly show the fencing and gates and details of such.
and/or
This should be clearly incorporated as part of the site plan with details provided as
sitework
necessary.
permit;
installation to
be complete
prior to
occupancy of
an buildin
67.
Addressing. Addressing shall be illuminated or in an illuminated area. The
F
Occupancy of
address characters shall be contrasting to their background. If address is placed
any building
on glass, the numbers shall be on the exterior of the glass and a contrasting
background placed behind the numbers.
Building Address. The building shall be provided with all addresses or the assigned
address range so as to be clearly visible from either direction of travel on the street
the address references. The address characters shall not be less than 5 inches in
height by 1 -inch stroke. Larger sizes may be necessary depending on the setbacks
and visibility.
Multi -Tenants. Where a building has multiple tenants, address shall also be
provided near the main entrance door of each tenant space. The address shall be
high enough on the building to be clearly visible from the driveway, street or
parking area it faces even when vehicles are parked in front of the tenant space.
The address shall not be less than 5 -inches in height with a' -inch stroke.
68.
Fire Safety During Construction and Demolition
F
Ongoing
A. Clearance to combustibles from temporary heating devices shall be
during
maintained. Devices shall be fixed in place and protected from damage,
construction
dislodgement or overturning in accordance with the manufacturer's
and
instructions.
demolition
B. Smoking shall be prohibited except in approved areas. Signs shall be posted
"NO SMOKING" in a conspicuous location in each structure or location in
which smoking is prohibited.
C. Combustible debris, rubbish and waste material shall be removed from
buildings at the end of each shift of work.
Flammable and combustible liquid storage areas shall be maintained clear of
combustible vegetation and waste materials.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
69.
Complete improvement plans shall be submitted to DSRSD that conform to the
DSRSD
Issuance of
requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard
any building
Procedures, Specifications and Drawings for Design and Installation of Water and
permit
Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies.
70.
All mains shall be sized to provide sufficient capacity to accommodate future flow
DSRSD
Issuance of
demands in addition to each development project's demand. Layout and sizing of
any building
mains shall be in conformance with DSRSD utility master planning.permit
71.
Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary
DSRSD
Issuance of
sewer system. Pumping of sewage is discouraged and may only be allowed under
any building
extreme circumstances following a case by case review with DSRSD staff. Any
permit
pumping station will require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and specifications. The DSRSD
reserves the right to require payment of present worth 20 year maintenance costs
as well as other conditions within a separate agreement with the applicant for any
project that requires a pumping station.
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72.
Domestic and fire protection waterline systems for Tracts or Commercial
DSRSD
Issuance of
Developments shall be designed to be looped or interconnected to avoid dead end
any building
sections in accordance with requirements of the DSRSD Standard Specifications
permit
and sound engineering practice.
73.
DSRSD policy requires public water and sewer lines to be located in public streets
DSRSD
Issuance of
rather than in off-street locations to the fullest extent possible. If unavoidable, then
any building
public sewer or water easements must be established over the alignment of each
permit
public sewer or water line in an off-street or private street location to provide
access for future maintenance and/or replacement.
74.
Prior to approval by the City of a grading permit or a building permit, the locations
DSRSD
Issuance of
and widths of all proposed easement dedications for water and sewer lines shall
any grading
be submitted to and approved by DSRSD.
permit or a
site
development
permit
75.
Prior to issuance by the City of any Building Permit or Construction Permit by the
DSRSD
Issuance of
Dublin San Ramon Services District, whichever comes first, all utility connection
any building
fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection
permit
fees, and fees associated with a wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and schedules established in the DSRSD
Code.
76.
Prior to issuance by the City of any Building Permit or Construction Permit by the
DSRSD
Issuance of
Dublin San Ramon Services District, whichever comes first, all improvement plans
any building
for DSRSD facilities shall be signed by the District Engineer. Each drawing of
permit
improvement plans shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicant shall pay all required DSRSD fees,
and provide an engineer's estimate of construction costs for the sewer and water
systems, a performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and forms that are
acceptable to DSRSD. The applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the District Engineer.
77.
No sewer line or waterline construction shall be permitted unless the proper utility
DSRSD
Issuance of
construction permit has been issued by DSRSD. A construction permit will only
any building
be issued after all of the items in Condition No. 66 have been satisfied.permit
78.
The applicant shall hold DSRSD, its Board of Directors, commissions, employees,
DSRSD
Ongoing
and agents of DSRSD harmless and indemnify and defend the same from any
litigation, claims, or fines resulting from the construction and completion of the
project.
79.
Improvement plans shall include recycled water improvements as required by
DSRSD
Issuance of
DSRSD. Services for landscape irrigation shall connect to recycled water mains,
any building
Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and
permit
conform to the requirements therein.
80.
Above -ground backflow prevention devices/double detector check valves shall be
DSRSD
Issuance of
installed on fire protection systems connected to the DSRSD water main. The
any building
Applicant shall collaborate with the Fire Department and DSRSD to size and
permit and
configure the fire system. The Applicant shall minimize the number of backflow
ongoing
prevention devices/double-detector check valve through strategic placement and
landscaping.
81.
Development plans will not be approved until landscape plans are submitted for
DSRSD
Approval of
DSRSD review and approval.
Final
Landscape
Plans
82.
Grading for construction shall be done with recycled water.
DSRSD
Ongoing
83.
Temporary potable irrigation meters in areas with recycled water service shall only
DSRSD
Ongoing
be allowed for cross -connection and coverage testing for a maximum of 14 days.
84.
Several sections of this project are shown to be high density development with
DSRSD
Issuance of
narrow streets, motorcourts, short stub -streets, and cul-de-sacs. These features
any building
can cause special problems with access to DSRSD easements and facilities for
permit and
future maintenance. The Developer shall pay particular attention to DSRSD's
ongoing
standard specifications regarding water and sewer line easements and spacing.
No water meters or other DSRSD facilities shall be under building overhangs and
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not DSRSD water mains can be located within motorcourts. DSRSD recommends
that the Developer use "master" water meters for motorcourt and condominium
style products.
85.
The project is located within DSRSD's recycled water use service area. Section
DSRSD
Approval of
3.20.110 of the District Code describes the Developer's duty to connect for
Final
recycled water service and the applicable procedures. Developer shall submit
Landscape
landscape irrigation plans to DSRSD for review and approval. All irrigation
Plans
facilities shall be in compliance with the District's "Recycled Water Use Guidelines"
and Department of Health Services requirements for recycled water irrigation
design.
86.
Neighborhoods multi -unit, multi story buildings in Phase 4/5 will require the use of
DSRSD
Approval of
data transponders for the supervisory control and data acquisition (SCADA) from
Final
DSRSD's Advanced Metering Infrastructure (AMI) water meters. DSRSD will
Landscape
require and produce a propagation study using submitted plans to locate and
Plans
design the appropriate pole -mounted AMI transponders. Cost of the propagation
study, poles, and transponders will be borne by the Developer. Designs of the
poles and transponders will need to meet City of Dublin approval for
appearance/location and should be included in the landscape plans.
PASSED, APPROVED AND ADOPTED this 8th day of May 2018 by the following vote:
AYES: Bhuthimethee, Kothari, Mittan, Qureshi, Wright
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community a lopment Director
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