HomeMy WebLinkAboutAttachment 2 Reso Appv04-043
RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING P A 04-043 FOR CONDITIONAL USE PERMIT TO EXCEED LOT COVERAGE
AND SITE DEVELOPMENT REVIEW FOR NEIGHBORHOOD F-2
IN DUBLIN RANCH AREA F NORTH (TRACT NO. 7283)
WHEREAS, the Applicant, Pulte Home Corporation has requested approval of a Site Development
Review to develop 121 detached single family homes in Neighborhood F-2 (Tract No. 7283) of Dublin
Ranch Area F North on ±33.4 acre generally located north of Gleason Drive between Grafton Street and
Fallon Road within the Eastern Dublin Specific Plan area and the Planned Development Zoning District, P A
01-037; and
WHEREAS, a complete application was submitted and is available and on file in the Department of
Community Development; and
WHEREAS, the Applicant has submitted project plans and exterior elevations dated received on
December 8, 2004, for a Site Development Review and Conditional Use Permit for the 121 unit project of
detached single family homes; and
WHEREAS, on March 16,2004, the City Council adopted Ordinance No. 12-04 approving Planned
Development (PD) Rezoning - Stage 1 Planned Development Plan for the entire 285.4-acre Dublin Ranch
Area F North and Stage 2 Planed Development Plan for the 88.5-acre Development Area north of Gleason
Drive, including Neighborhoods Fl & F2; and
WHEREAS, on February 24, 2004 the Planning Commission adopted Resolution No. 04-16
approving Vesting Tentative Tract Map 7283; and
WHEREAS, in accordance with Chapter 8.32.080 of the Zoning Ordinance, the Planning
Commission may approve a Conditional Use Permit as a means for minor amendments upon a finding that
the amendment substantially complies with and does not materially change the provisions or intent of the
adopted Planned Development Zoning Ordinance for the site; and
WHEREAS, on March 16,2004, the City Council adopted Resolution No. 43-04 regarding PA 01-
037, certifying an Addendum to the Eastern Dublin EIR, a program EIR, initially certified by the City of
Dublin in 1993 (SCH#91103064); and
WHEREAS, this project is within the scope of the Eastern Dublin Specific Plan and General Plan
Amendment, for which a Program EIR was certified (SCH 91103064). That EIR, along with subsequent
related environmental reviews adequately addresses project impacts of the project for the purposes of CEQA.
Related subsequent environmental reviews include: 1) a Negative Declaration adopted on November 18,
1997 through Resolution 140-97 which evaluated an of area approximately 453 acre, consisting of Dublin
Ranch Areas B through E and proposed for a variety of residential and non-residential uses, as well as an
approximately 42 acre community park (subsequently increased to 65 acres by P A 01-037). For the portions
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ATTACHMENT (7\
of the project within Area F, the City Council adopted a Mitigated Negative Declaration on February 15,
2000 through Resolution 34-00; and
WHEREAS, the Planning Commission did hold a public hearing on said application on December
14,2004 for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the
Site Development Review; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve a
Conditional Use Permit subject to the findings contained herein to allow site coverage to be exceeded up to a
maximum of 49% on eight (8) of the 121 lots shown as Lots 1,48,53,85,94,98, 104 and 121, and
WHEREAS, the Planning Commission did hear and use their 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 does hereby make the following findings and determinations regarding said proposed Conditional Use
Permit.
Conditional Use Permit:
A. Pursuant to Chapter 8.32.080 of the Zoning Ordinance, the minor amendment to allow lot
coverage to exceed 45% up to 49% on Lots 1, 48, 53, 85, 94, 98, 104 and 121 substantially
complies with and does not materially change the provisions or intent of the adopted Planned
Development Zoning Ordinance 12-04 (PA 01-37) in that it accommodates a single-story floor
plan which reduces neighborhood mass and scale.
B. The permission to exceed lot coverage on the Lots shown is compatible with the surrounding
uses because it will accommodate a single-story floor plan which preserves views and reduces
neighborhood mass and scale.
C. It will not adversely affect the health or safety of persons residing or working in the vicinity or be
detrimental to the public health, safety and welfare because it generally conforms to the standards
established for Neighborhood F-2.
D. The permission to exceed lot coverage on the Lots shown will not be injurious to property or
improvements in the neighborhood.
E. There are adequate provisions for public access, water, sanitation and public utilities and services
to ensure that the request to exceed lot coverage for the Lots shown uses would not be
detrimental to the public health, safety and welfare because existing roads and facilities are in
place to serve this project.
F. The site is physically suitable for the request to exceed coverage on the Lots shown because it
accommodates a single story plan which is suitable for the topography of the project site.
2
G. It will not be contrary to the specific intent clauses, development regulations or performance
standards established for the Zoning District P AOl-037 and the adopted Architectural Design
Standards.
H. It will be consistent with low density residential land use designations of the General
Commercial and Eastern Dublin Specific plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the
City of Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review:
A. Approval of the site layout, architectural design, landscaping, and public improvements is
consistent with the purpose and intent of Chapter 8.104, Site Development Review of the Dublin
Zoning Ordinance.
B. The proposed low density residential project, as conditioned, complies with the policies of the
General Plan, the Eastern Dublin Specific Plan and the Planned Development Regulations for P A
01-037 and with all other requirements of the Dublin Zoning Ordinance.
C. The excess lot coverage, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and general
welfare because it implements the adopted Architectural Design Standards for Neighborhood F-2.
D. The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide
a desirable environment for the development.
E. The subject site is physically suitable for the type and intensity of the proposed residential
development because site dimensions will accommodate the proposed structures and uses.
F. The project will not impact views because the proposed project conforms with the Eastern Dublin
Scenic Corridor Policies and Standards.
G. Impacts to existing slopes and topographic features are addressed because the property is subject
to the conditions of approval for Tract No. 7283 addressing grading and slopes.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to insure compatibility ofthis
development with the development's design concept or theme and the character of adjacent
buildings within Neighborhood F-2.
1. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an
attractive environment.
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J. The approval of the Site Development Review for the proposed 121 lot residential project is consistent
with the Dublin General Plan and with the Eastern Dublin Specific Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of Dublin does hereby approve a Conditional Use Permit to exceed lot coverage in Neighborhood F-2 and Site
Development Review for the proposed project, as shown on plans prepared by Mackay & Somps dated
received December 8,2004 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 subiect· to Planning Department review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval. rpL.] Planning, rBl Building, rpOl Police, rpWl Public Works rADMl
Administration/City Attorney, [FINl Finance, rFl Alameda County Fire Department, rDSRl Dublin San
Ramon Services District, rCOl Alameda County Department of Environmental Health, rZ71 Zone 7.
NO. CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART.
GENERAL CONDITIONS
1. Building Area. Excess lot coverage shall not exceed 49% and is limited to PL Prior to
Lots 1, 48, 53, 85, 94, 98, 104 and 121 of Tract 7283 in order to issuance of
accommodate a single story plan. Building
Permits
2. Permit Expiration. Construction or use shall commence within one (1) PL Ongoing
year of Permit approval, or the Permit shall lapse and become null and void.
Commencement of construction or use means the actual construction or use
pursuant to the permit approval, or, demonstrating substantial progress
toward commencing such construction or use. If there is a dispute as to
whether the Permit has expired, the City may hold 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.
3. Time Extension. The original approving decision-maker may, upon the PL Ongoing
Applicant's written request for an extension of approval prior to expiration,
and upon the determination that any Conditions of Approval remam
adequate to assure that applicable findings of approval will continue to be
met, grant a time extension of approval for a period not to exceed 6 months.
All time extension requests shall be noticed and a public hearing or public
meeting shall be held as required by the particular Permit.
4. Revocation of permit. The permit shall be revocable for cause III PL Ongoing
accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be subject to citation.
5. Clean up. The Applicant/Developer shall be responsible for clean up and PL Ongoing
disposal of project related trash and for maintaining a clean, litter-free site
during project construction.
6. Controlling Activities. The Applicant /Developer shall control all activities PO,PL Ongoing
on the proj ect site so as not to create a nuisance to the surrounding
residences.
7. Noise/Nuisances. No loudspeakers or amplified music shall be permitted to PO,PL Ongoing
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NO. CONDITION TEXT RESPON. WHEN
AGENCY / REQUIRED
DEPART.
project or be placed outside of the building.
8. Construction Accessory Structures. The use of any accessory structures, PL,B,F Ongoing
such as storage sheds or trailer/container units used for storage or for any
other purpose, shall not be allowed on the site at any time unless a
Temporary Use Permit is applied for and approved.
9. Fees. Applicant/Developer shall pay all applicable fees in effect at the time Various Various times,
of building permit issuance, including, but not limited to, Planning fees, but no later
Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services than issuance
District fees, Public Facilities fees, Dublin Unified School District School of Building
Impact fees, Alameda County Fire Services fees, Alameda County Flood Permits
and Water Conservation District (Zone 7) Drainage and Water Connection
fees; or any other fee that may be adopted and applicable.
10. Requirements and Standard Conditions. The Applicant/Developer shall Various Prior to
comply with applicable Alameda County Fire, Dublin Public Works issuance of
Department, Dublin Building Department, Dublin Police Services, Alameda Building
County Flood Control District Zone 7, Livermore Amador Valley Transit Permits
Authority, and Dublin San Ramon Services District requirements and
standard conditions.
11. Required Permits. Applicant/Developer shall obtain all necessary permits PW Various times,
required by other agencies (e.g., Alameda County Flood Control District but no later
Zone 7, Alameda County Health Agency (if necessary), State Water Quality than issuance
Control Board, etc.) and shall submit copIes of the permits to the of Building
Department of Public Works. Permits
12. Building Permits, Codes and Ordinances. The Applicant/Developer shall B Through
obtain all necessary permits from the Dublin Building Department. All completion
project construction shall conform to all building codes and ordinances in
effect at the time of building permits.
13. Fire Codes and Ordinances. All project construction shall conform to all B Through
fire codes and ordinances in effect at the time of building permits. completion
14. Removal of Obstructions. PW Prior to
Applicant/Developer shall remove all trees including major root systems Issuance of
and other obstructions from building sites that are necessary for public Occupancy
improvements or for public safety as directed by the soils engineer and Permits
Director of Public Works.
15. Traffic Control. During all phases of construction, two-way traffic is to be B,PL Prior to
maintained along the abutting roads. Any proposed detouring or temporary issuance of
signage and lane delineation along these roadways shall be approved in Building
advance by the Director of Public Works. Permits
16. Building Permit Application. To apply for building permits, the B,F Prior to
ApplicantlDeveloper shall submit eight (8) sets of construction plans issuance of
together with final site plan and landscape plans to the Building Department Building
for plan check. Each set of plans shall have attached a copy of these Permits
conditions of approval with notations as to how the condition is being
satisfied. The plans shall clearly indicate how all conditions of approval
will be, or have been complied with. Construction plans will not be
accepted without the annotated conditions attached to each set of plans. The
Applicant /Developer will be responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance of building permits.
17. Occupancy Permit Requirements. Prior to issuance of an Occupancy PW Prior to
Permit, the physical condition of the project site shall meet minimum health issuance of
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NO.
CONDITION TEXT
18.
and safety standards and City requirements including, but not limited to the
following:
a. The streets and walkways providing access to each building shall be
complete, as determined by the City Engineer/Public Works Director, to
allow for safe, unobstructed pedestrian and vehicle access to and from
the site.
b. All traffic control devices on streets providing access to the site shall be
in place and fully functional.
c. All street name signs and address numbers for streets providing access
to the buildings shall be in place and visible.
d. Lighting for the streets and site shall be adequate for safety and
security. All streetlights on streets providing access to the buildings
shall be energized and functioning. Exterior lighting shall be provided
for building entrances/exits and pedestrian walkways. Security lighting
shall be provided as required by Dublin Police.
e. All construction equipment, materials, or on-going work shall be
separated from the public by use of fencing, barricades, caution ribbon,
or other means approved by the City Engineer/Public Works Director.
f. All fire hydrants shall be operable and easily accessible to City and
ACFD personnel.
g. All site features designed to serve the disabled (i.e. H/C parking stalls,
accessible walkways, signage) shall be installed and fully functional.
h. As-Built or Record Drawings printed on mylar of all site improvements
shall be submitted to the Public Works Department.
1. A Declaration or Report from the Geotechnical Engineer of Record
confirming that all grading work associated with the project had been
performed in accordance with the Engineer's recommendations.
Phased Occupancy Plan. If occupancy is to occur in phases, then all
physical improvement within each phase shall be completed prior to
occupancy of any building within that phase except for items specifically
excluded in an approved Phased Occupancy Plan, or minor handiwork items,
approved by the Director of Community Development. The Phased
Occupancy Plan shall be submitted to the Director 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.
Access During Phasing. Any phasing shall provide for adequate vehicular
access to all building(s) in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No individual building shall
be occupied until the adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and amenities, and separated
from remaining additional construction activity.
Green Building Guidelines. To the extent practical, Applicant/Developer
shall incorporate Green Building Measures. A Green Building Plan shall be
submitted to the Building Official for review.
19.
20.
21.
Geographic Information System. Once the City Engineer/Public Works
Director approves the development project, a digital vectorized file on
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RESPON.
AGENCY /
DEPART.
B
B
B
PW
WHEN
REQUIRED
Occupancy
Permit
Prior to
Certificate of
Occupancy
Prior to
issuance of
Building
Permits
Prior to
issuance of
Building
Permits
Prior to
issuance of
Occupancy
NO.
CONDITION TEXT
RESPON.
AGENCY/
DEPART.
floppy or CD of the Improvement Plans shall be submitted to the City and
DSRSD. Digital raster copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing format or ESRI Shapefile
format. Drawing units shall be decimal with the precision of 0.00. All
objects and entities in layers shall be colored by layer and named in English,
although abbreviations are acceptable. All submitted drawings shall use the
Global Coordinate System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot. Said submittal shall be acceptable to the
City's GIS Coordinator.
SITE;DESIGN
22. Compliance with Conditions of Approval for Vesting Tentative Tract B, PL
No. 7283. The developer shall comply will all applicable conditions of
approval for Tentative Tract Map 7283 as well as any pertinent conditions of
Vesting Tract Map 7281, the master map.
23. Utility Siting Plan. The Applicant/Developer shall provide a final Utility PW, PL
Siting Plan showing that transformers and service boxes are placed outside
of public view where possible and/or screened to the satisfaction of the
Community Development Director and Public Works Director.
Applicant/Developer shall place all utility infrastructure underground
including electric, telecommunications, cable TV, and gas in accordance
with standards enforced by the appropriate utility agency. Utility plans
showing the location of all proposed utilities shall be reviewed and approved
by the City Engineer/Public Works Director prior to installation.
24. Repair of Damages. Applicant/Developer shall repair all damaged existing PL, PW
street, curb, gutter, sidewalk, or other public facilities that result from
construction activities to the satisfaction of the Director of Public Works.
ON AND OFF·;·SITE·.IMPR0VEMENTS ..iit;iii:··::i:i;··.;.·······
25. Prevailing Wages. All public improvements constructed by Developer and PW
to be dedicated to the City are hereby identified as "public works" under
Labor Code section 1771. Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage Law (Labor Code,
sects. 1720 and following).
26. Grading/Sitework Permit and Security. Pursuant to § 7 .16.620 of the PW
Municipal Code, the Applicant shall obtain a Grading/Sitework Permit from
the Public Works Department that governs the installation of required site
improvements. Said permit will be based on the final set of improvement
plans to be approved once all plan check comments have been resolved.
Please refer to the handout titled Grading/Site Improvement Permit
Application Instructions and attached application (three 8-1/2" x II" pages)
for more information. The Applicant/Developer must fill in and return the
applicant information contained on pages 2 and 3. The current cost of the
permit IS $10.00 due at the time of permit Issuance, although the
Applicant/Developer will be responsible for any adopted increases to the fee
amount. As a condition of issuance of said permit, Improvement Security
shall be posted to guarantee the faithful performance of the permitted work.
Such security shall be in the form of cash, a certified or cashier's check, a
letter of credit, or a permit bond executed by the applicant and a corporate
surety authorized to do business in California. The amount of the security
will be based on the estimated cost of the site work (excluding the building).
The applicant shall provide an estimate of these costs for City review with
7
WHEN
REQUIRED
Permit
Prior to
issuance of
Building
Permits
Prior to
approval of
Improvement
Plans
Prior to
issuance of
Occupancy
permit
On-going
Prior to
issuance of
Grading/
Sitework
Permit
the first plan submittal.
Improvement Plans. The Applicant /Developer's Engineer shall prepare
final improvement plans for review and approval by the Director of Public
Works. Said Improvement plans shall be based on the Site Plan and other
preliminary plans in Exhibit A and include, but are not limited to, plan and
profile, storm drainage, utility, striping, new pavement sections per the
approved project soils report, and details for the project to the satisfaction of
the Director of Public Works. The Applicant/Developer's Engineer shall
obtain the City of Dublin's On-Site Check List from the Public Works
Department and shall address any and all items applicable to the project.
Said Check List shall be part of these conditions of approval.
Emergency Vehicle Access Easement Dedications. Applicant/Developer
shall dedicate all needed emergency vehicle access easements from each
adjacent public street to all fire access roads surrounding the site and buildings
as defined by Alameda County Fire Department and to the satisfaction of the
Director of Public Works.
Emergency Vehicle Maneuvering. The turning radius for emergency
vehicles shall be a minimum of 42 feet as measured from the outside of the
vehicle path or 25 feet as measured from the inside of the vehicle path.
Required Fire Lanes within the site shall be designed to accommodate these
turning distances.
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Traffic VisibilitylLine of Sight. All entrances and exits to the site shall P
have a clear line of sight for cross traffic. Median island signage, on-site
monument signage, electrical transformer boxes, trash enclosures, and
landscaping shall not be situated as to obstruct vehicular and pedestrian
safety and visibility. The Director of Public Works and City of Dublin
Traffic Engineer shall identify obstructions to on-site and off-site traffic
visibility and may reqUIre relocation or redesign to remove such
obstructions.
.;¡¡:=
NO.
CONDITION TEXT
27.
28.
29.
30.
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31.
Storm Drainage Study. Applicant/Developer shall prepare a Storm
Drainage Study for the properties and roads to be developed/constructed
with the project. The Study, including a hydrology map and hydraulic
calculations, shall include an analysis of existing and proposed pipes within
the watershed as necessary to verify the adequacy of the storm drain design.
The Study must demonstrate that design flows do not adversely impact
existing hydraulics upstream or downstream of the project, or that identified
impacts will be mitigated with improvements to the City's pipe network
Storm Drain Improvements. All storm drain improvements and mitigation
measures identified in the Storm Drainage Study and/or specified by the
City Engineer/Public Works Director shall become requirements of this
project. Prior to issuance of the first Certificate of Occupancy for any
building, which is part of the Project, the storm drainage systems off-site as
well as on-site serving the areas to be developed shall be improved to the
satisfaction and requirements of the Dublin Public Works Department
applying City's and Alameda County's standards and policies.
Overland Storm Drain Flow. To accommodate potential overland flow,
the parking lot grading and on-site storm drain system shall be designed to
convey storm water overland to the public street right-of-way without
32.
33.
8
RESPON.
AGENCY /
DEPART.
PW
PW,F
F
WHEN
REQUIRED
Prior to
Issuance of
Building
Permits
Prior to
Issuance of
Building
Permits
Prior to
Issuance of
Building
Permits
Prior to
issuance of
Building
Permits
.
,
PW Prior to
issuance of
Grading/Site
work Permit
PW
PW
Prior to
issuance of
Grading! Site
work Permit
Prior to
issuance of
Grading/Site
work Permit
NO.
CONDITION TEXT
34.
inundating the buildings in the event the pipe network becomes plugged.
Water QualitylBest Management Practices. Pursuant to the Alameda
Countywide National Pollution Discharges Elimination Permit (NPDES)
No. CAS0029831 with the California Regional Water Quality Control Board
(RWQCB), the Applicant/Developer shall design and operate the site in a
manner consistent with the Start at the Source publication, and according to
Best Management Practices to minimize storm water pollution. The
applicant shall file a Notice of Intent with the RWQCB and shall prepare
and submit a Storm Water Pollution Prevention Plan for the City
Engineer/Public Works Director's review/approval. Finally, all storm drain
inlets serving vehicle parking areas shall be stenciled "No Dumping - Flows
to Bay" using stencils available from the Alameda Countywide Clean Water
Program.
Erosion Control during Construction. Applicant/Developer shall include
an Erosion and Sediment Control Plan with the Grading and Improvement
plans for review and approval by the City Engineer/Public Works Director.
Said plan shall be designed, implemented, and continually maintained
pursuant to the City's NPDES permit between October 1 st and April 15th or
beyond these dates if dictated by rainy weather, or as otherwise directed by
the City Engineer/Public Works Director.
Storm Water Treatment Measures Maintenance Agreement.
Applicant/Developer shall enter into an agreement with the City of Dublin
that guarantees the property owner's perpetual maintenance obligation for
all storm water treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-
2003-0021 for the relssuance of the Alameda Countywide NPDES
municipal storm water permit. Said permit requires the City to provide
verification and assurance that all treatment devices will be properly
operated and maintained.
Final Geotechnical & Soils Report. In accordance with the requirements
of the Building and Safety Division and the Public Works Department, the
Applicant/Developer shall submit a Final Geotechnical & Soils Report, and
shall adhere to the recommendations contained in the Report. The
Geotechnical Engineer shall certifY that the design conforms to the
recommendations before the City issues a Grading/Sitework Permit.
35.
36.
37.
38.
Construction Noise Management Program/Construction Impact Reduction
Plan. Applicant/Developer shall conform to the following Construction
Noise Management Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction impacts:
1. Off-site truck traffic shall be routed as directly as practical. An
Oversized Load Permit shall be obtained from the City prior to
hauling of any oversized loads on City streets. Truck traffic shall be
restricted to outside the peak traffic hours.
2. The construction site shall be watered at regular intervals during all
grading activities. The frequency of watering should increase if
wind speeds exceed 15 miles per hour. Watering should include all
excavated and graded areas and material to be transported off-site.
Construction equipment shall use recvcled or other non-potable
9
RESPON.
AGENCY /
DEPART.
PW
PW
PW
PW,B
PW,PL
WHEN
REQUIRED
On-going and
During
Construction
Prior to
issuance of
Grading/Site
work Permit
Prior to
issuance of
Occupancy
Permit
Prior to
issuance of
Grading
Permit!
Improvement
Plans and
during
construction
On-going
NO. CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART.
water resources where feasible.
3. Construction equipment shall not be left idling while not in use.
4. Construction equipment shall be fitted with noise muffling devices.
S. Mud and dust carried onto street surfaces by construction vehicles
shall be cleaned-up on a daily basis.
6. Excavation haul trucks shall use tarpaulins or other effective covers.
7. Upon completion of construction, measures shall be taken to reduce
wind erosion. Replanting and repaving should be completed as soon
as possible.
8. After grading is completed, fugitive dust on exposed soil surfaces
shall be controlled using the following methods:
a. Inactive portions of the construction site shall be seeded and
watered until grass growth is evident.
b. All portions of the site shall be sufficiently watered to
prevent dust.
c. On-site vehicle speed shall be limited to 15 mph.
d. Use of petroleum-based palliatives shall meet the road oil
requirements of the Air Quality District. Non-petroleum
based tackifiers may be required by the City
EngineerlPublic Works Director.
9. The Department of Public Works shall handle all dust complaints.
The City Engineer/Public Works Director may require the services
of an air quality consultant to advise the City on the severity of the
dust problem and additional ways to mitigate impact on residents,
including temporarily halting project construction. Dust concerns in
adjoining communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind conditions.
Air quality monitoring of PM levels shall be provided as required by
the City EngineerlPublic Works Director.
10. Construction interference with regional non-project traffic shall be
minimized by:
a. Scheduling receipt of construction materials to non-peak
travel periods.
b. Routing construction traffic through areas of least impact
sensitivity.
c. Routing construction traffic to minimize construction
interference with regional non-project traffic movement.
d. Limiting lane closures and detours to off-peak travel
periods.
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NO. CONDITION TEXT RESPON. WHEN
AGENCY / REQUIRED
DEPART.
e. Providing ride-share incentives for contractor and
subcontractor personnel.
11. Emissions control of on-site equipment shall be minimized through
a routine mandatory program of low-emissions tune-ups.
ZONE 7 ·ii ···,··..........!!!W.!iI!!!!i!'!!
58. Zone 7. The Applicant/Developer shall comply with all Alameda County PW, Zone7 Prior to
Flood Control and Water Conservation District - Zone 7 Flood Control approval of
requirements and applicable drainage fees. Improvement
Plans
59. Zone 7 Monitoring Well on Adjacent Property. During grading and Zone 7 Ongoing
construction, precautions shall be taken to avoid damage to any existing Zone
7 monitoring well located on the property [or the adjacent property]. Should
any well be discovered on the property during grading or construction, the
Applicant/Developer shall properly destroy the well in accordance with a
permit obtained from Zone 7.
SECIJRlTY AND. POLICE
60. Residential Security Requirements. The Applicant/Developer shall PO,B Ongoing
comply with all applicable City of Dublin Residential Security Ordinance
requirements.
61. Security During Construction. PO, B, PW During
a. Fencing - The perimeter of the construction site shall be fenced and construction
locked at all times when workers are not present. All construction
activities shall be confined to within the fenced area. Construction
materials and/or equipment shall not be operated or stored outside
of the fenced area or within the public right-of-way unless approved
in advance by the Public Works Director.
b. Address Sign - A temporary address sign of sufficient size and color
contrast to be seen during night time hours with existing street
lighting is to be posted on the Dublin Boulevard perimeter.
c. Emergency Contact - Prior to any phase of construction,
Applicant/Developer will file with the Dublin Police Department an
Emergency Contact Business Card that will provide 24-hour phone
contact numbers of persons responsible for the construction site.
d. Materials & Tools - Good security practices shall be followed with
respect to storage of building materials and tools at the construction
site.
e. Security lighting and patrols shall be employed as necessary.
62. Addressing. Addressing, including unit designation and building numbers PO,B Prior to
shall be visible from the approaches to the building and required on all doors Occupancy
leading to the exterior of the building. Addresses shall be illuminated and and Ongoing
be able to be seen from the street. Letters and/or numerals shall be a
minimum of 5 inches in height.
63. . Lighting Plan. The Applicant shall submit a final lighting plan for PO Prior to
approval by the Dublin Police Occupancy
and On-going
64. Exterior Landscaping. Exterior landscaping shall be kept at a minimal PO Prior to
height and fullness giving patrol officers and general public surveillance Occupancy
capabilities of the area. and Ongoing
65. Graffiti. The Applicant/Developer shall keep the site clear of graffiti on a PO,PL Ongoing
II
NO. CONDITION TEXT RESPON. WHEN
AGENCY / REQUIRED
DEPART.
regular and continuous basis and at all times. Graffiti resistant materials
should be used.
FIRE ISSUES
66. Fire Hydrants. DSRSD standard steamer type (1-4 1/2" and 1-2 Yz" outlet) F Prior to
fire hydrant(s) are required. (CFC 2001, Section 903.4.2) Occupancy
and Ongoing
67. Fire Hydrant Locations. Fire hydrants shall be located in accordance with F Prior to
standards as established by the Alameda County Fire Department and Public Occupancy
Works Department. and Ongoing
68. Identification of Hydrant Locations. IdentifY the fire hydrant locations by F Prior to
installing reflective "blue dot" markers adjacent to the hydrant, 6-inches off Occupancy
center from the middle of the street. (CFC 2001, Section 901.4.3) and Ongoing
69. Fire Apparatus Roadways. Fire apparatus roadways must have a minimum F Prior to
unobstructed width of 20-feet and an unobstructed, vertical clearance of not Occupancy
less than 13-feet, 6-inches. Roadways under 36-feet wide shall be posted with and Ongoing
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". (CFC 2001, Section 902.2.2.1) Fire apparatus roadways must
be installed, and fire hydrants in service, prior to the commencement of
vertical framing or combustible storage placed on site
70. Inspection of Roadways & Fire Hydrants. Prior to the Commencement of F Prior to
storage or framing, contact the City of Dublin, Fire Prevention Division, and commencement
the Public Works Department to schedule an inspection of roadways and fire of storage or
hydrants. (CFC 2001 Section 8704.2 & 8704.3) framing
71. Addressing. Approved numbers or addresses shall be placed on all new and F Prior to
existing buildings. The address shall be positioned as to be plainly visible and Occupancy
legible from the street or road fronting the property. and Ongoing
72. Fire Flow. Applicant!Developer shall submit to the Alameda County Fire F Prior to
Department a letter from the Dublin San Ramon Services District a letter Occupancy
stating the available fire flow at the project site. and Ongoing
DUBI&ÌNSAN:R.AM0N·SERVICES DîSTRIct·mSRS»)
73. Prior to issuance of any building permit, complete improvement plans shall DSR Prior to
be submitted to DSRSD that conform to the requirements of the DSRSD issuance of
Code; Standard Procedures, Specifications and Drawings for Design and Building
Installation of Water and Wastewater Facilities; and all applicable DSRSD Permits
Master Plans and Dolicies.
74. Sewers shall be designed to operate by gravity flow to DSRSD's existing DSR Prior to
sani tary sewer system. Pumping of sewage is discouraged and may only be Issuance of
allowed under extreme circumstances following a case-by-case review with Building
DSRSD staff. Any pumpmg station will reqUIre specific reVIew and Permits
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/Developer for any project
that requires a pumping station.
75. Domestic and fire protection waterline systems for this residential DSR Prior to
development shall be designed to be looped or interconnected to avoid dead approval of
end sections m accordance with requirements of the DSRSD Standard Improvement
Specifications and sound engineering practice. Plans
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NO. CONDITION TEXT RESPON. WHEN
AGENCY / REQUIRED
DEPART.
76. Public water and sewer lines shall be located in public streets rather than in DSR Prior issuance
off-street locations to the fullest extent possible. If unavoidable, then public of Grading
sewer or water easements must be established over the alignment of each Permits
public sewer or water line in an off-street or private street location to
provide access for future maintenance and/or replacement.
77. Prior to approval by the City of a Grading Permit, the locations and widths DSR Prior to
of all proposed easement dedications for water and sewer lines shall be issuance of
submitted to and approved by DSRSD. Grading
Permits
78. All easement dedications for DSRSD facilities shall be by separate DSR Prior to
instrument irrevocably offered to DSRSD, or by offer of dedication on the issuance of
Pinal Map. Building
Permits
79. Prior to approval by the City for Recordation, the Pinal Map shall be DSR Prior to
submitted to and approved by DSRSD for easement locations, width, and recordation of
restrictions. Final Map
80. Prior to issuance by the City of any Building Permit, all utility connection DSR Prior to
fees, plan checking fees, inspection fees, permit fees and fees associated issuance of
with a wastewater discharge permit shall be paid to DSRSD in accordance Building
with the rates and schedules established in the DSRSD Code. Permits
81. Prior to issuance by the City of any Building Permit, or any Construction DSR Prior to
Permit by the DSRSD, whichever comes first, all improvement plans for issuance of
DSRSD facilities shall be signed by the District Engineer. Each drawing of Occupancy
improvement plans shall contain a signature block for the District Engineer Permits
indicating approval of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the Applicant/Developer 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/Developer shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the District
Engineer.
82. No sewer line or water line construction shall be permitted unless the DSR Ongoing
proper utility construction permit has been issued by DSRSD.
83. The Applicant/Developer shall hold DSRSD, it's Board of Directors, DSR Prior to
commissions, employees, and agents of DSRSD harmless and indenmify issuance of
and defend the same from any litigation, claims, or fines resulting from the Building
construction and completion of the proiect. Permits
84. All mains shall be sized to provide sufficient capacity to accommodate PW, DSR Prior to
future flow demands for the project. Layout and sizing of mains shall be in issuance of
conformance with DSRSD's utility master planning. Grading
Permits
85. Improvement plans shall include recycled water improvements as required DSR Prior to
by DSRSD. Services for landscape irrigation shall connect to recycled issuance of
water mains. Applicant/Developer must obtain a copy of the DSRSD Building
Recycled Water Use Guidelines and conform to the requirements therein. Permits
DEBBlSmUsŒ/CONSTBIìC1:fION ACTIVITY
86. Construction Hours. Standard construction and grading hours shall be PW On-going
limited to weekdays (Monday through Friday) and non-City holidays
between the hours of7:30 a.m. and 6:00 p.m. The Applicant/Developer may
13
NO. CONDITION TEXT RESPON. WHEN
AGENCY / REQUIRED
DEPART.
request reasonable modifications to such determined days and hours, taking
into account the seasons, impacts on neighboring properties, and other
appropriate factors, by submitting a request form to the City Engineer/Public
Works Director. For work on Saturdays, said request shall be submitted no
later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will
apply for all after-hours, Saturday, and/or holiday work.
87. Construction TrashlDebris. Measures shall be taken to contain all PW, B, PL Prior to
construction related trash, debris, and materials on-site until disposal of-site Construction
can be arranged. The ApplicantlDeveloper shall keep the adjoining public
streets and properties free and clean of project dirt, mud, and materials
during the construction period. The Developer shall be responsible for
corrective measures at no expense to the City of Dublin.
88. Construction Fencing. The use of any temporary construction fencing shall PL, PW, B Prior to
be subject to the review and approval of the Public Works Director and the issuance of
Building Official. Building
Permits
89. Engineering Observation. The Engineer of record shall be retained to B Prior to
provide observation services for all components of the lateral and vertical issuance of
design of the building including nailing, hold-downs, straps, shear, roof Building
diaphragm, and structural frame of building. A written report shall be Permits
submitted to the City Inspector prIor to scheduling the final frame
inspection.
LANDSCAPING
90. Final Landscape and Irrigation Plan. A Final Landscape and Irrigation PL Prior to
Plan prepared and stamped by a State licensed landscape architect or issuance of
registered engineer, along with a cost estimate of the work and materials Building
proposed, shall be submitted for review and approval by the Community Permits
Development Director. Landscape and irrigation plans shall provide for a
recycled water system as approved by DSRSD.
91. Sidewalk/W alkways. Sidewalks shall be constructed in accordance with PL Prior to
streetscape plans. issuance of
Building
permits
92. Completion of Landscaping (see Phased Occupancy Plan). Subject to B Prior to
approval of the Director of Community Development, the completion of Certificate of
landscaping may be deferred due to inclement weather with the posting of a Occupancy
completion bond for the value of the deferred landscaping and associated
improvements.
93. Standard Plant Material, Irrigation and Maintenance Agreement. The PW Prior to
Applicant/Developer shall complete and submit to the Dublin Planning issuance of
Department the Standard Plant Material, Irrigation and Maintenance Building
Agreement. Permits
94. Landscape Borders. All landscaped areas shall be bordered by a concrete PL Ongoing
curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to
parking spaces must be 12 inches wide. All landscaped areas shall be a
minimum of 6 feet in width (curb to curb) unless modified in this
application. Concrete mow strips at least 6 inches deep and 4 inches wide
shall be required to separate turf areas from shrub areas.
95. Water Efficient Landscaping Ordinance. The Applicant/Developer shall PL,PW Completion of
submit written documentation to the Public Works Department (in the form Improvements
of a Landscape Documentation Package and other required documents) that
14
NO.
96.
97.
98.
99.
100.
101.
AYES:
NOES:
CONDITION TEXT
the development conforms to the City's Water Efficient Landscaping
Ordinance.
Landscaping and Street Trees. The Applicant/Developer shall construct
all landscaping within the site, along the project frontage from the face of
curb to the site right-of-way, and all street trees proposed within the public
service easements, to the design and specifications of the City of Dublin,
and to the satisfaction of the Director of Public Works and Director of
Community Development. Street tree varieties of a minimum 24"-box size
shall be planted along all street frontages and shall be shown on the
Landscaping plans. Exact tree locations and varieties shall be reviewed and
approved by the Director of Public Works. The proposed variety of trees to
be planted adjacent to sidewalks or curbs shall be submitted for review to
and approval by the Director of Public Works. Root shields shall be required
unless otherwise determined by the Director of Public Works and the
Director of Community Development.
Retaining Walls. Should there be any locations where the finished grade of
this site is in excess of twenty-four (24) inches higher or lower than the
abutting property or adjacent lots within the project, a concrete or masonry
block retaining wall or other suitable solution acceptable to the Director of
Public Works shall be required and shall be measured from the top of grade
on the higher side of the retaining wall or slope. Landscaping shall be
installed around all retaining walls in order to soften grade transitions to the
satisfaction of the Director of Public Works and the Director of Community
Development.
Side Yard Retaining Walls. Side yard retaining walls shall have caps
where the wall extends beyond the front of the house.
Cul-de-sac landscaping. A separate landscaping plan shall be submitted for
Lots 4, 5 12 and 13 detailing the transition of the primary lot landscaping
and the landscaping adjacent to the cul-de-sac. Consideration may be given
to utilizing the standard Dublin Ranch split rail fencing or other such devise
to provide separation between the end of the cul-de-sac and the slope bank
above. The intent is to keep the area open to views but to restrict access to
all but the property owners.
Side Yard Fencing/Community Walls, Sheet L-3. The fencing shown on
Sheet L-3 shall be held back behind the public service easement and shall
provide enough dimension to allow the practical planting of the required
street trees and landscaping. This plan shall be revised to conform to the
engineering plans for PSE and slope locations. In no case shall any fence or
wall directly abut the public sidewalk.
Retaining wall construction. The base wall unit shall be constructed with a
material which will permit the installation of the required rock face where
applicable.
PASSED, APPROVED AND ADOPTED this _ day of
2004.
15
RESPON.
AGENCY /
DEPART.
PL,PW
PL
PL
PL
PL
PL
WHEN
REQUIRED
Issuance of
Occupancy
Permits
Prior to
issuance of
Building
Permits
Prior to the
issuance of
Occupancy
Prior to the
issuance of
Occupancy
Prior to the
issuance of
Occupancy
Prior to the
issuance of
occupancy
ABSENT:
ABSTAIN:
Planning Commissioner Chair
ATTEST:
Planning Manager
16