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HomeMy WebLinkAboutPC Reso 12-12 Brannigan Str SDR/VTmap 8093RESOLUTION NO. 12-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE TRACT MAP 8093 FOR 19 SINGLE-FAMILY DETACHED UNITS FOR A 3-ACRE SITE LOCATED ALONG THE WEST SIDE OF BRANNIGAN STREET NORTH OF GLEASON DRIVE (APN 985-0052-021) PLPA-2011-00039 WHEREAS, the Applicant, Lennar Hames of California, Inc. submitted applications for a 3-acre site ("Project Site") located along the west side of Brannigan Street north of Gleason Drive within the Eastern Dublin Specific Plan; and WHEREAS, the applications include: 1 }General Plan and Eastern Dublin Specific Plan amendments to change the land use from its current designation of Public/Semi-Public to Medium Density Residential, and 2) Planned Development rezoning with related a Stage 1 Development Plan Amendment and a new Stage 2 Development Plan; and WHEREAS, the applications also include: a) Site Development Review (SDR); and b) Vesting Tentative Tract Map 8093 for 19 single-family detached residential units/lots within the Project Site; and WHEREAS, the applications collectively define this "Project" and are available and on file in the Community Development Department; and WHEREAS, the Project site is vacant land that has been rough graded in connection with prior approvals; and WHEREAS, a CEQA Addendum to prior environmental review documents has been prepared for the Project pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines; and WHEREAS, on March 27, 2012, the Planning Commission held a public hearing recommended that the City Council adopt the CEQA Addendum and adopt General Plan and Eastern Dublin Specific Plan Amendments for the project as stated above from Public/Semi- Public to Medium Density Residential, and recommended that the City Council adopt a Planned Development (PD) rezoning with related Stage 1 Development Plan Amendments and a new Stage 2 Development Plan to guide development of the proposed residential project; and WHEREAS, the 19 lots that comprise the Project Site are identified as Lots 1 through 19 of Vesting Tentative Tract Map 8093; 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 Vesting Tentative Tract Map 8093; and WHEREAS, the Planning Commission did hold a public .hearing on said applications on March 27, 2012, for this project at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use independent judgment and considered the CEQA Addendum and prior CEQA documents, all said reports, recommendations, and testimony prior to taking any action on the Project. 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 Site Development Review for 19 lots of Vesting Tentative Tract Map 8093 along the west side of Brannigan Street north of Gleason Drive: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in the area which the proposed .project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3} the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Medium Density Residential; and 4) the project complies with the development standards established in the Stage 2 Development Plan Ordinance. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the existing neighborhood subdivision mapping and blends well with the surrounding properties; and 2) the project complies with the development regulations set forth in the applicable PD Ordinance. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1 } the project augments available housing in the vicinity; 2) the size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; and 3) the project will provide a more complete street scene. D. The subject site is physically suitable for the type and intensity of the approved development because: the proposed homes to be developed on the property meet all of the development standards established to regulate development in the neighborhood overall as referenced in the approved Stage 2 Development Plan. E. Impacts to existing slopes and topographic feafures are addressed because: 1) the infrastructure in the area is under construction. including streets and utilities pursuant to prior approvals; 2) the project site will be graded in accordance with the related Vesting Tentative Tract Map for the Project Site; and 3) retaining walls will be constructed to establish the required lot size and building envelope. 2 F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the development will be similar to homes already constructed in the general vicinity; 2) the proposed houses will utilize three (3) architectural styles and development regulations similar to existing homes in the area; 3) the materials referenced in the style guidelines will be consistent; and 4) the color and materials proposed will match the colors and material being utilized on homes existing in the vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and handscape are proposed for construction in accordance with the PD zoning for the Project; and 2) the project front yard landscaping and sideyard fencing is consistent with other developments in the vicinity and conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the PD zoning for the Project; and 2} development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding Vesting. Tentative Tract Map 8093: Vesting. Tentative Tract Map 8093 A. The proposed Vesting Tentative Tract Map 8093 is consistent with the intent of applicable subdivision regulations and related ordinances addressing the Project site. B. The design and improvements of the proposed Vesting Tentative Tract Map 8093 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended to allow medium density residential development and are consistent with adjacent residential neighborhoods designated for this same type of development. C. The proposed Vesting Tentative Tract Map 8093 is consistent with the Planned Development zoning approved for the Project through Ordinance XX-12 and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8093 will have adequate access to major constructed or planned improvements as part of Dublin Ranch project-related approvals. 3 E. Project. design, architecture, and concept have been integrated with topography of the project site created by the proposed Vesting Tentative Tract Map 8093 to minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Measures and the Mitigation Monitoring programs adopted with the program EIR for the Eastern Dublin Specific Plan and the 2000 Area F Mitigated Negative Declaration (MND} would be applicable as appropriate for addressing or mitigating any potential environmental impacts of developing the Project and. Project site, as documented in the approved CEQA Addendum. G. The proposed Vesting Tentative Tract Map 8093 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for the proposed project of 19 detached single family residential units within the project of a 3-acre site on Brannigan Street north of Gleason Drive, as shown on plans prepared by SDG Architecture + Engineering and HLD Group Landscape Architecture dated received March 13, 2012 subject to the conditions included below. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve Vesting Tentative Tract Map 8093 for 19 single family detached residential lots within the project of a 3-acre site on Brannigan Street north of Gleason Drive prepared by SDG Architecture + Engineering and HLD Group Landscape Architecture dated received March 13, 2012 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. fPL.I Planning, fBl Building, (POl Police, jPWI Public Works (P&CSl Parks & Community Services, (ADMI Administration/City Attorney, fFINI Finance, fFl Alameda County Fire Department, [DSRI Dublin San Ramon Services District, fCO1 Alameda County Department of Environmental Health, fZ71 Zone 7. NO. Agency When Source. CONDITIONS OF APPROVAL Required, Prior to: PLANNING DIVISION 1. Approval. This Site Development Review approval is PL On going Standard for the construction of 19 Sin le-Famil detached 4 NO Agency When Source CONDITIONS OF APPROVAL Required, Prior to: residential units on approximately 3 acres within Vesting Tentative Tract Map 8093. This approval shall be as generally depicted and indicated on the plans prepared SDG Architecture + Engineering and HLD Group Landscape Architecture dated received March 13, 2012 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project and subject to City Council approval of the related CEQA Addendum, General Plan and Eastern Dublin Specific Plan amendments, and Planned Development rezoning with related Stage 1 Development Plan amendment and new Stage 2 Development Plan becoming effective. 2. Time Extension. The original approving decision- PL One year Standard maker may, upon the Applicant's written request for following an extension of approval prior to expiration, and upon approval date the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required b the particular Permit. 3. Effective Date. This Site Development Review PL On going Standard approval becomes effective 10 days after action by the Planning Commission and subject to City Council approval of the related CEQA Addendum, General Plan and Eastern Dublin Specific Plan amendments, and Planned Development rezoning with related Stage 1 Development Plan amendment and new Sta e 2 Development Plan becomin effective. 4. Permit Expiration: Construction or use shall PL One year from Standard commence within one (1) year of Site Development approval Review (SDR) approval, or the SDR shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the approval,. or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR 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 SDR expires, a new application must be made and processed according to the re uirements of the Dublin Zonin Ordinance. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 5. Revocation of permit. The permit shall be revocable PL On going Standard for cause in 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. 6. Required Permits. Applicant/Developer shall comply PL, PW Issuance of Standard with the City of Dublin Zoning Ordinance and obtain all Building necessary permits required by other agencies Permits (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the ermits to the Public Works Department.. 7. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable Building Alameda County Fire, Dublin Public Works Permits Department, Dublin Building Department, Dublin Police Services, Alameda County 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. Modifications: The Community Development PL On-going Standard Director may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zonin Ordinance. 9. Satellite Dishes: The Applicant/Developer's Architect PL Issuance of Project shall prepare a plan for review and approval by the building permit Specific Director of Community Development and the Building Official that provides a consistent and unobtrusive location for the placement of 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. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: placement to eliminate the over proliferation, haphazard and irre ular placement. 10. Indemnification: The Applicant/Developer shall PL, B On going Standard defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, 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 Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedin s. 11. Retaining Walls: The Applicant/Develaper shall PL Issuance of Project indicate on the plot plans, with dimensions, the building .permit Specific precise location of the point on the side yard retaining walls where the wall material will change from precision block (able to be stuccoed) to split face block. The intent of this condition is to assure that the entire portion of the wall visible to the street (from the perpendicular side-yard fence to the end of the wall closest to the street) is able to be enhanced with stucco material as required in the approved Development Plans. Also, it is intended that the perpendicular side yard fence should be located at the transition point of the two block materials. No stucco wall face should occur behind the perpendicular side yard fence. Potential issues may arise in the field conditions which will be addressed on a case-by-case basis as directed by the Stage 1 and Stage 2 Development Plans. 12. Clean up. The Applicant/Developer shal6 be PL On going Standard responsible for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 13. Controlling Activities. The Applicant /Developer PO, PL On going Standard shall control all activities on the project site so as not to create a nuisance to the surroundin residences. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 14. Noise/Nuisances. No loudspeakers or amplified PO, PL On going Standard music shall be permitted to project or be placed outside of the residential buildin s durin construction. 15. Accessory Structures. The use of any accessory PL, B, F On going Standard structures, such as storage sheds or trailerlcontainer units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and ap roved. 16. Final building and site development plans shall be PL Issuance of Project reviewed and approved by the Community building permit Specific Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That aMl vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That a!! materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a st !e and in materials in harmon with the exterior NO. Agency When Source CONDITIONS OF APPROVAL Required, Rrior to: of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. 17. Fees. The Applicant/Developer shall pay all PW Zone 7 and Standard applicable fees in effect at the time of building permit Parkland In- issuance including, but not limited to, Planning fees, Lieu Fees Due Building fees, Dublin San Ramon Services District Prior to Filing fees, Public Facilities fees, Dublin Unified School Each Final District School Impact fees, Public Works Traffic Map; Other Impact fees, City of Dublin Fire Services fees, Norse Fees Required Mitigation fees, lnclusionary Housing In-Lieu fees, with Issuance Alameda County Flood and Water Conservation of Building District (Zone 7) Drainage and Water Connection Permits fees, and any other fees either in effect at the time and/or as noted in the Develo ment A reement. 18. Final landscape plans, irrigation system plans, tree PL Issuance of Standard preservation techniques, and guarantees, shall be building permit reviewed and approved by the Dublin Planning Division prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 5d% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbin is to be used at the ed es N0. Agency When Source CONDtTIDNS OF APPROVAL Required, Prior to: of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the 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 stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree,. if applicable. i. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 19. Water Efficient Landscaping Regulations: The PL On going. Standard Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Munici al Code. 20. Landscape Plans. Civil Improvement Plans, Joint Trench Plans, Street Lighting Plans and Landscape Improvement Plans shall be submitted on the same size sheet and plotted at the same drawing scale for consistency, improved legibility and interdisci ling coordination. 21. Utilities. Utilities shall be coordinated with proposed tree placements to eliminate conflicts between trees and utilities. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. 22. Chapter 8.72 The Applicant shall work with staff during the preparation of construction documents to refine the landsca a desi n so that it meets the intent io NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: of Chapter 8.72 of the Dublin Municipal Code and so that trees can be incorporated into the design as shown on the Prelimina Landsca a Plan. 23. Open Space Areas. The open space area shall be planted and irrigated to create landscape that is attractive, conserves water, and requires minimal maintenance. . 24. Brannigan Streetscape Planting. The streetscape planting along Brannigan Street shall be consistent with the planting design across the street so that they are visual) compatible. 25. Plant Clearances. All trees planted shall meet the following clearances: a. 6' from the face of house walls or roof eaves. b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines. c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns. e. 15' from either side of street li hts. 26. Irrigation System Warranty. The applicant shat! warranty the irrigation system and planting for a period of one year from the date of installation. The applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five ears. 27. Walls and Fences. Applicant shall work with staff to prepare a fencing and wall plan that is consistent with Dublin Munici al Code and adjacent subdivisions. 28. Masonry Wall Caps. The design of masonry walls shall be consistent with the Dublin Ranch standard with recast concrete ca s. 29. Sustainable Landscape Practices: The landscape PL On going Standard design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. 30. Plotting: The Site Development Review allows any of PL Issuance of Project the two floor plans in the materials referenced in building Specific Condition #1 to be constructed on any of the lots permits within the Project site, sub'ect to limitations as follows: NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to ^ Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. ^ In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. PUB LIC WORKS 31. General Public Works Conditions of Approval: _ PW On going Standard Developer shall comply with the City of Dublin General C of A Public Works Conditions of Approval unless specificall modified b these Conditions of A roval. 32. Development Agreement: A Development PW Final Map Standard Agreement between the City of Dublin and the C of A Develo er shall be recorded. 33. Street Lighting Maintenance Assessment District: PW Final Map Standard The Developer shall request the area to be annexed C of A into a subzone of the Citywide Street Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. In addition Developer shall pay all administrative costs associated with processin the annexation. 34. Ownership and Maintenance of Improvements: PW Final Map and Project Ownership, dedications on final map, and On going Specific maintenance of street right-of-ways, common area parcels, and open space areas shall be by the City of Dublin and the Homeowner's Association, as shown on the Ownership and Maintenance Responsibility Exhibit, Vesting Tentative Tract Map 8093, Brannigan Street, prepared by Carlson- Barbee-Gibson, Inc., dated November 30, 2011, except that the plans shall be modified to show the planter strip landscaping and irrigation on Brannigan Street to be owned and maintained b the Homeowner's Association. 35. Covenants, Conditions and Restrictions (CC&Rs). PW Final Map Standard Covenants, Conditions and Restrictions (CC&Rs). A C of A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the landscape features within the public right of way contained in the Agreement for Long Term Encroachments and the frontage landscaping along Branni an Street. Said declaration shall set forth the 12 NO. Agency When Source .CONDITIONS OF APPROVAL Required, Prior to: Association name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the City for review and a proval. 36. Long Terrn Encroachment Agreement:. The PW Final Map Project Developer shat! enter into an "Agreement for Lang Specific Term Encroachments" with the City to allow the HOA to maintain the landscape and decorative features within public Right of Way including frontage & median landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on Site Development Review exhibits referenced in Condition #1. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utilit repairs. 37. Public Streets: Developer shall construct street PW Final Map Standard frontage improvements for Brannigan Street as shown C of A on the Tentative Map, to the satisfaction of the City Engineer. Striping shall be as shown on the Tentative Ma and as approved b the Cit Traffic En ineer. 38. Brannigan Street Off-Site. Improvements: The PW Final Map Project Developer shall be responsible for the completion of Specific street frontage improvements on the west side of Brannigan Street from the southerly boundary of the project to Brannigan Street's intersection with Gleason Drive. Improvements shall consist of widening the street to match the improvements on the portion of Brannigan Street fronting the Project site (56' curb face to curb face), as well as constructing the ultimate curb return for the northwestern portion of the Brannigan Street/Gleason Drive intersection. Improvements shall include grading as needed, full pavement structural section, concrete curb. and gutter, a 6' temporary asphalt concrete walkway (including a connection to the existing walkway on Gleason Drive), and an accessible curb ramp with domes at the intersection. The existin edestrian ush button ole 13 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: at the intersection shall be relocated behind the new curb face. A drainage inlet shall be installed at the northerly end of the curb return, and pipe installed to tie the inlet to the existing system, unless the need for the inlet is waived by the City Engineer during final desi n. 39. Joint Trench: The developer shall complete the PW Final Map Project installation of the joint trench along the Brannigan Specific. Street as needed. 40. Storm Drain Treatment Measures: The developer PW Final Map Project shall install storm drain treatment measures that Specific comply with Section C.10 of the Municipal Regional Permit for Stormwater with regards to trash capture. The location and type of measures shall be approved by the City Engineer. Measures located on-site shall be maintained by the HOA; measures located within the public right-of-way and that accept public street runoff will be maintained b the Cit . 41. Internal Streets: The internal street layout sha-I be PW Final Map modified to provide a pedestrian connection with ramps and striping across Circle "A" connecting the walkwa s south of Lots 7 and 8. 42. Existing Access Easement: The existing access PW Final Map easement along the northerly property line shall be quitclaimed by the adjoining owner prior to filing the Final Ma . 43. On-site Storm Drain: A storm drain inlet shall be Final Map provided at the northeast corner of the Brodie Way/ Circle "A" intersection to prevent runoff from draining across the intersection or draining across Brodie. Way/ Branni an Street intersection, 44. Fallon Road/ I-580 Interchange Improvement PW Final Map Project Contribution: The developer shall pay a fair share Specific portion of costs advanced by the Lin Family for improvements to the Fallon Road/ I-580 Interchange. The advance will be payable at the time of filing of the first final map. The amount shall be calculated against the then-outstanding balance as of the first final map. City will provide a credit to developers in the amount of developer's advance to be used by developer against payment of Section 2 obligations of the Eastern Dublin Traffic Impact Fee ("TIF"). In accordance with the City's TIF Guidelines (Reso. 20- 07), establishment of the credit shall require the payment of an administrative fee. The use of credits includin limitations on the use of credits and 14 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: manner of conversion of the credit to a right of reimbursement will be as set forth in the City's TIF Guidelines, subject to the following provisions: (a) the credit shall be granted at the time Developer makes the advance required by this condition; and (b) the credit may be used only to satisfy Section 2 TIF obli ations. 45. Traffic Impact Fees: The developer shall be PW Issuance of Standard responsible for payment of the Eastern Dublin Traffic Building G of A Impact Fee (Sections 1 and 2), the Eastern Dublin I- Permits 580 Interchange Fee, and the Tri-Valley Transportation Development Fee. Fees will be pa able at issuance of buildin permits. 46. Eastern Dublin Traffic Impact Fee Minimum PW Issuance of Standard Payment: The developer shall be responsible far Building C of A payment of a minimum portion of the Eastern .Dublin Permits Traffic Impact Fee in cash (11 % Category 1 and 25% of Category 2), as specified in the resolution establishing the Eastern Dublin Traffic Impact Fee.. These minimum cash payment shall be in addition to any other payment noted in these conditions and may not be offset b fee credits. PUB LIC WORKS GENERAL CONDITIONS OF APPROVAL FOR?RACY MAP 8093 47. The Developer shall comply with the Subdivision Map PW On going Standard Act, the City of Dublin Subdivision, and Grading C of A Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and. ordinances in effect at the time of building permit. All public improvements constructed by Developer and 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 followin 48. The Developer shall defend, indemnify, and hold PW On going Standard harmless the City of Dublin and its agents, officers, C of A 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 an other de artment, committee, or 15 NO. Agency When. Source CONDITIONS OF APPROVAL Required, Prior to: agency of the City related to this project (Tract 8093} 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 roceedin s. 49. In the event that there needs to be clarification to PW On going Standard these Conditions of Approval, the Director of C of A 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 of this project. AGR EEMENTS AND BONQS 50. The Developer shall enter into a Tract Improvement PW First Final Map Standard Agreement with the City for all public improvements and C of A including any required offsite storm drainage or Successive roadway improvements that are needed to serve the Maps Tract that have not been bonded with another Tract Improvement A reement. 51. The Developer shall provide performance (100%), and PW First Final Map Standard labor & material (100%} securities to guarantee the and C of A tract improvements, approved by the City Engineer, Successive prior to execution of the Tract Improvement Maps Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance securit . FEE S 52. The Developer shall pay all applicable fees in effect at PW Zone 7 and Standard the time of building permit issuance including, but not Parkland In- C of A limited to, Planning fees, Building fees, Dublin San Lieu Fees Due Ramon Services District fees, Public Facilities fees, Prior to Filing Dublin Unified School District School Impact fees, Each Final Public Works Traffic Impact fees, Alameda County Map; Other Fire Services fees; Noise Mitigation fees, Inclusionary Fees Required Housing In-Lieu fees; Alameda County Flood and with Issuance Water Conservation District Zone 7 Draina a and of Buildin 16 NO. Agency When Source .CONDITIONS OF APPROVAL Required, Prior to: Water Connection fees; and any other fees either in Permits effect at the time and/or as noted in the Development A reement. 53. The Developer shall dedicate parkland or pay in-lieu PW Each Final Map Standard fees in the amounts and at the times set forth in City C of A of Dublin Resolution No. 214-02, or in any resolution revising these amounts.- and as implemented by the Administrative Guidelines adopted by Resolution 195- 99. PER MITS 54. Developer shall obtain an Encroachment Permit from PW Start of Work Standard the Public Works Department for all construction C of A activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 55. Developer shall obtain aGrading / Sitework Permit PW Start of Work Standard from the Public Works Department for all grading and C of A private site improvements that serves more than one lot or residential condominium unit. 56. Developer shall obtain all permits required by other PW Start of Work Standard agencies including, but not limited to Alameda County C of A Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUB MITTALS 57. All submittals of plans and Final Maps shall comply PW Approval of Standard with the requirements of the "City of Dublin Public Improvement C of A Works Department Improvement Plan Submittal Plans or Final Requirements", and the "City of Dublin Improvement Map Plan Review Check List". 58. The Developer will be responsible for submittals and PW Approval of Standard reviews to obtain the approvals of all participating non- Improvement C of A City agencies. The Alameda County Fire Department Plans or Final and the Dublin San Ramon Services District shall Map approve and sign the Improvement Plans. 59. Developer shall submit a Geotechnical Report, which PW Approval of Standard includes street pavement sections and grading Improvement C of A recommendations. Plans, Gradin 17 NO. Agency When Source CONDITIONS OF APPROVi4L Required, Prior to: Plans, or Final Ma 60. Developer shall provide the Public Works Department PW Acceptance of Standard a digital vectorized file of the "master" files for the Improvements C of A project when the Final Map has been approved. and Release of Digital raster copies are not acceptable. The digital Bonds vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. EAS EMENTS 61. The Developer shall obtain abandonment from all PW Approval of Standard applicable public agencies of existing easements and Improvement C of A right of ways within the development that will no longer Plans or be used. Appropriate Final Map 62. The Developer shall acquire easements, and/or obtain PW Approval of Standard rights-of-entry from the adjacent property owners for Improvement C of A any improvements on their property. The easements Plans or and/or rights-of-entry shall be in writing and copies Appropriate furnished to the Cit En ineer. Final Map GRA DLNG 63. The Grading Plan shall be in conformance with the PW Prior to Standard recommendations of the Geotechnical Report, the Approval of C of A approved Tentative Map and/or Site Development Grading Plans Review, and the City design standards & ordinances. or Issuance of In case of conflict between the soil engineer's Grading recommendations and City ordinances, the City Permits, and En ineer shall determine which shall a I On oin 64. A detailed Erosion Control Plan shall be included with PW Approval of Standard the Grading Plan approval. The plan shall include Grading Plans C of A detailed design, location, and maintenance criteria of or Issuance of all erosion and sedimentation control measures. Grading Permits, and On oin 65. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard not cross property lines, or shall be located a Grading Plans or C of A minimum of 2' below the finished grade of the upper Issuance of lot. Grading Permits, and On oin 66. Bank slopes along public streets shall be no steeper PW Approval of Standard than 3:1 unless shown otherwise on the Tentative Gradin Plans C of A is N~. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Map Grading Plan exhibits. The toe of any slope or Issuance of along public streets shall be one foot back of walkway. Grading The top of any slope along public streets shall be Permits, and three feet back of walkway. Minor exception may be On going made in the above slope design criteria to meet unforeseen design constraints subject to the approval of the Cit En ineer. IMPROVEMENTS 67. The public improvements shall be constructed PW Approval of Standard generally as shown on the Tentative Map and/or Site Improvement C of A Development Review. However, the approval of the Plans or Start Tentative Map and/or Site Development Review is not of an approval of the specific design of the drainage, Construction, sanita sewer, water, and street improvements. and On oin 68. All public improvements shall conform to the City of PW Approval of Standard Dublin Standard Plans and design requirements and Improvement C of A as approved by the City Engineer. Plans or Start of Construction, and On oin 69. Public streets shall be at a minimum 1 % slope with PW Approval of Standard minimum gutter flow of 0.7% around bumpouts. Improvement C of A Private streets and alleys shall be at minimum 0.5% Plans or Start slope. of Construction, and On oin 70. Curb Returns on arterial and collector streets shall be PW Approval of Standard 40-foot radius, all internal public streets curb returns Improvement C of A shall be 30-foot radius (36-foot with bump outs) and Plans or Start private streets/alleys shall be a minimum 20-foot of radius, or as approved by the City Engineer. Curb Construction, ramp locations and design shall conform to the most and On going current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic En ineer. 71. The Developer shall install all traffic signs and PW Occupancy of Standard pavement marking as required by the City Engineer. Units or C of A Acceptance of Im rovements 72. Street light standards and luminaries shall be PW Occupancy of Standard designed and installed per approval of the City Units or C of A Engineer. The maximum voltage drop for streetlights Acceptance of is 5%. Improvements 73. All new traffic signals shall be interconnected with PW Occupancy of Standard other new si nals within the develo meat and to the Units or C of A 19 NO. Agency When Source CO'NDtTIONS OF APPROVAL Required, Prior to: existing City traffic signal system by hard wire. Acceptance of Improvements 74. The Developer shall construct bus stops and shelters PW Occupancy of Standard at the locations designated and approved by the Units or C of A LAVTA and the City Engineer. The Developer shall Acceptance of pay the cost of procuring and installing these Improvements improvements. 75. Developer shall construct all potable and recycled PW Occupancy of Standard water and sanitary sewer facilities required to serve Units or C of A the project in accordance with DSRSD master plans, Acceptance of standards, specifications and requirements. Improvements 76. Fire hydrant locations shall be approved by the PW Occupancy of Standard Alameda County Fire Department. A raised reflector Units or C of A blue traffic marker shall be installed in the street Acceptance. of opposite each h drant. Improvements 77. The Developer shall furnish and install street name PW Occupancy of Standard signs for the project to the satisfaction of the City Units or C of A Engineer. Acceptance of Im rovements 78. Developer shall construct gas, electric, cable TV and PW Occupancy of Standard communication improvements within the fronting Units or C of A streets and as necessary to serve the project and the Acceptance of future adjacent parcels as approved by the City Improvements En ineer and the various Public Utilit a encies. 79. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Standard shall be underground in accordance with the City Units or C of A policies and ordinances. All utilities shall be located Acceptance of and provided within public utility easements and sized Improvements to meet utilit compan standards. 80. All utility vaults, boxes and structures, unless PW Occupancy of Standard specifically approved otherwise by the City Engineer, Units or C of A shall be underground and placed in landscape areas Acceptance of and screened from public view. Prior to Joint Trench Improvements Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench im rovements. ...CONSTRUCTION 81. The Erosion Control Plan shall be implemented PW On going as Standard between October 15th and April 15th unless otherwise Needed C of A allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one ear followin the ao NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Cit 's acce tance of the subdivision im rovements. 82. If archaeological materials are encountered during PW On going as 1993 construction, construction within 30 feet of these Needed EDEIR materials shall be halted until a professional MM Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA} has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 83. Construction activities, including the maintenance and PW On going as Standard warming of equipment, shall be limited to Monday Needed C of A through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered. by the City Engineer on a case-b -case basis. 84. Developer shall prepare a construction noise PW Start of Standard management plan that identifies measures to be taken Construction C of A to minimize construction noise on surrounding Implementation developed properties. The plan shall include hours of On going as construction operation, use of mufflers on construction Needed equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to pro'ect construction. 85. Developer shall prepare a plan for construction traffic PW Start of Standard interface with public traffic on any existing public Construction; C of A street. Construction traffic and parking may be Implementation subject to specific requirements by the City Engineer. On going as Needed 86. The Developer shall be responsible for controlling any PW On going Standard. rodent, mosquito, or other pest problem due to C of A construction activities. 87. The Developer shall be responsible for watering or PW Start of Standard other dust-palliative measures to control dust as Construction; C of A conditions warrant or as directed by the City Engineer. Implementation On going as Needed 88. The Developer shall provide the Public Works PW Issuance of Standard Department with a letter from a registered civil Building C of A engineer or surveyor stating that the building pads Permits or have been graded to within 0.1 feet of the grades Acceptance of shown on the approved Grading Plans, and that the Improvements top & toe of banks and retaining walls are at the locations shown on the a roved Gradin Plans. 21 NO. Agency When Source C©NDITIONS OF APPROVAL Required, .Prior to: NPD ES 89. Prior to any clearing or grading, the Developer shall PW Start of Any Standard provide the City evidence that a Notice of Intent (NOI) Construction C of A has been sent to the California State Water Activities Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 90. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard shall identify the Best Management Practices (BMPs) Prepared Prior C of A appropriate to the project construction activities. The to Approval of SWPPP shall include the erosion control measures in Improvement accordance with the regulations outlined in the most Plans: current version of the ABAG Erosion and Sediment Implementation Control Handbook or State Construction Best Prior to Start of Management Practices Handbook. The Developer is Construction responsible for ensuring that all contractors implement and On going all storm water pollution prevention measures in the as Needed SWPPP. 91. The Homeowner's Association shall enter into an PW First Final Map; Standard agreement with the City of Dublin that guarantees the Modify as C of A perpetual maintenance obligation for all storm water needed with treatment measures installed as part of the project. Successive Said agreement is required pursuant to Provision Maps C.3.h. of RWQCB Order R2-2009-0074 for the issuance 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. This condition shall not apply if the water quality treatment measures are maintained by a GRAD or other ublic entit . 92. Clarification. In the event that there needs to be PW, PL On-going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or miti ations resultin from impacts of this ro'ect. 93. Applicant/Developer shall obtain an Encroachment PW Construction Standard Permit from the Public Works Department for all as NO. Agency When Source CONDfTIONS OF APPROVAL Required,' Prior to: construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Im rovement A reement ma not be re uired. 94. Applicant/Developer shall obtain a Grading / PW Construction Standard Sitework Permit from the Public Works Department for all private grading and site improvements. This will include any community walls or soundwalls installed as part of the project. Wall construction will be subject to plan review by the Public Works Department and the Building Division, and will be subject to special inspections durin construction. 95. Plot plans shall be submitted for review and approval PW Building Standard by the Public Works Department and the Community Permits Development Department prior to approval of building permits. 96. Roof drainage shall be connected to a closed PW Tract impmt Standard conduit, discharging to a curb drain or connected to agreement the storm drain system. Concentrated flows will not be allowed to drain across public sidewalks 97. The Applicant/Developer is responsible for ensuring PW During Standard. that all contractors implement all storm water pollution construction revention measures in the SWPPP. 98. Removal of Obstructions. Applicant/Developer shall PW Issuance of Standard remove all trees including major root systems and Occupancy other obstructions from building sites that are Permits necessary for public improvements or for public safety as directed by the soils engineer and Public Works Director. 99. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard provide a final Utility Siting Plan showing that Grading transformers and service boxes are placed outside of Permits public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. Applicant/Developer shall place alf utility infrastructures 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. 23 NO. Agency When Source- CONDITIONS OF APPROVAL Required, Prior to: BUILDING DIVISION 100. Building Codes and Ordinances: All project B Through Standard construction shall conform to aH building codes and Completion. ordinances in effect at the time of buildin ermit. 101. Universal Design Ordinance. Due to the limited B Through Standard number of units, the roject is exem t. Completion 102. Retaining Walls: All retaining walls over 30 inches in B Through Standard height and in a walkway area shall be provided with completion guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Buildin Division. 103. Phased Occupancy Plan: If occupancy is requested B Occupancy of Standard to occur in phases, then all physical improvements any affected within each phase shall be required to be completed building prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork. items, approved by the Community Development Department. 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 adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landsca in and associated improvements. 104. Building Permits: To apply for building permits, B Issuance of Standard Applicant/Developer shall submit seven (7) sets of building permit construction plans to the Building Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Develo er will be res onsible for obtainin 24 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: the approvals of all participation non-City agencies prior to the issuance of buildin ermits. 105. Construction Drawings: Construction plans shall be B Issuance of Standard fully dimensioned (including building elevations) building permit accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or 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. 106. Air Conditioning Units: Air conditioning units and B Occupancy of Standard ventilation ducts shall be screened from public view unit with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. 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. Air conditioning units shall be located in accordance with the PD text. 107. Temporary Fencing: Temporary Construction B Through Standard fencing shall be installed along the perimeter of all completion work under construction. 108. Addressing: B Issuance of Standard a. Provide a site plan with the City of Dublin's building permit address grid overlaid on the plans (1 to 30 scale). and through Highlight all exterior door openings on plans (front, completion rear, garage, etc.). (Prior to release of addresses) b. Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c. Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. (Prior to permitting) d. Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). e. Provide a site plan with the approved addresses in 1 to 400 scale rior to a royal or release of the 25 NO. Agency When _ Source CONDITIONS OF APPROVAL Required, Prior to; project addresses. (Prior to permitting} f. Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 109. Engineer Observation: The Engineer of record shall B Scheduling the Standard be retained to provide observation services for all final frame components of the lateral and vertical design of the inspection building, including nailing, hold downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector rior to schedulin the final frame inspection. 110. Foundation: Geotechnical Engineer for the soils B Through Standard report shall review and approve the foundation design. completion A letter shall be submitted to the Building Division on the a royal. 111. Green Building: Green Building measures as B Through Standard detailed may be adjusted prior to master plan check completion application submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) However due to the limited number of units, the project is exempt from the 50 point minimum requirement. The Green Building checklist shall be included in the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit) Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual - if Applicant/Developer takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Applicant/Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Applicant/Developer shall inform the Green Buildin Official of method of certification rior 26 NO. Agency. When Source CONDITIONS OF APPROVAL Required., Prior to: to release of the first permit in each subdivision / neighborhood. 112. Electronic File: The Applicant/Developer shalt submit B Issuance of Standard all building drawings and specifications for this project building permit in an electronic format to the satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shalt be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occu anc . 113. Construction trailer: Due to size and nature of the B Issuance of Standard .development, the Applicant/Developer, shall provide a Building construction trailer with all hook ups for use by City Permits Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 114. Copies of Approved Plans: Applicant/Developer B 30 days after Standard shall provide City with 4 reduced (1/2 size) copies of permit and the approved plan. each revision issuance S ECURITY AND POLICE 115. Security During Construction. PO, B, During Standard a. Fencing -The perimeter of the construction site PW construction shall be fenced and 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 perimeter street adjacent to construction activities. c. Emergency Contact - Prior to any phase of construction, Applicant/Developer will file with the Dublin Police De artment an Emer enc Contact 27 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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: 116. Graffiti. The Applicant/Developer shall keep the site PO, PL On going Standard clear of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. FIRE INSPECTION 117. Provide escape or rescue window for every sleeping F Qn going Standard room below the fourth story in accordance with the UBC section 310.4. 118. The project shall comply with Building and Fire Codes F On going Standard as adopted b the Cit of Dublin. DSRSD 119. Prior to issuance of any building permit, complete DSRSD On going Standard improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD olicies. 120. All mains shall be sized to provide sufficient capacity DSRSD On going Standard to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utilit master tannin . 121. Sewers shall be designed to operate by gravity flow to DSRSD On going Standard DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports,. design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that re uires a um in station. 122. Domestic and fire protection waterline systems for DSRSD On going Standard Tracts or Commercial Develo ments shall be as NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound en ineerin practice. 123. DSRSD policy requires public water and sewer lines to DSRSD On going Standard be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for. future maintenance and/or re lacement. 124. Prior to approval by the City of a grading permit or a DSRSD On going Standard site development permit, the locations and widths of all proposed, easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 125. All easement dedications for DSRSD facilities shall be DSRSD On going Standard by separate instrument irrevocably offered to DSRSD orb offer of dedication on the Final Ma . 126. Prior to approval by the City for Recordation, the Final DSRSD On going Standard Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. 127. Prior to issuance by the City of any Building Permit or DSRSD On going Standard Construction Permit by the Dublin San Ramon Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection 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. 128. Prior to issuance by the City of any Building Permit or DSRSD On going Standard Construction Permit by the Dublin San Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acce table to DSRSD. The a licant shall allow 29 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: at least 15 working days for final improvement drawing review by DSRSD before signature by the District En ineer. 129. No sewer line or waterline construction shall be DSRSD On going Standard permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied 130.. The applicant shall hold DSRSD, its Board of DSRSD On going Standard Directors, commissions, employees, 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 ro'ect 131. Improvement plans shall include recycled water DSRSD On going Standard improvements as required by DSRSD. Services for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Wafer Use Guidelines and conform to the requirements therein. 132. Above ground backflow prevention devices/double DSRSD On going Standard detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. The applicant shall minimize the number of backflow prevention devices/double detector check valves installed on its fire protection system. The applicant shall minimize the visual impact of the backflow prevention devices/double detector check valves throu h strate is lacement and landsca in . PASSED, APPROVED AND ADOPTED this 27th day of March, 2012 by the fallowing vote: AYES: Wehrenberg, O'Keefe, Bhuthimethee NOES: Schaub ABSENT: Brown ABSTAIN: ,-~,. r';~ 1 Planning Commissio ATT _$ Planning a r G:IPA#120111PLPA-2011-00039 Lennar Nomes Brannigan GPA EDSPAIPC Mtg 3.27.121pc n:so approving vtm and sdr for brannigan_lennar. DOC 30 ~ ` V / O ® ~ O `/~ L~ M ~ ~' Cam. ~w T T l ~ ~ z V Z Z Q m 1 ~~ z ~ ,.. W = W Z `-' (~ w Z W "~ W Z GC Z ~ Q 1-- V ~ W ~ __ S ,~, V ~- V /Q ~ v _ K ~~ Q O ~--~ N M d' V i ~O [~ 00 O~ O ~--~ N M I to ,..~ N M I ~ to \O ~ 00 Q~ .--~ ~--i ~--+ ~--i ~--i ~--~ ~--~ ~--i ~--i ~--i N N N N N N ~ ~ ~ ~ Q Q~ Q~ Q Q Q Q~ Q Q Q Q Q Q Q Q Q W~ W r~ ~' ~ s ~ U m m L ~ m m N to Q1 W L U N L U Q h z w r~ z 0 U r~ O W .a d E-~ ~ t.. ~ Z." 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