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HomeMy WebLinkAboutPCReso03-09 PA02-055 Wiesser ResSDR RESOLUTION NO. 03 - 09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 02-055 WIESSER SITE DEVELOPMENT REVIEW FOR A SINGLE-FAMILY RESIDENCE ON AN EXISTING LOT (LOT 7) AT 11191 BRITTANY LANE WHEREAS, Mr. and Mrs. Weisser have requested approval of a Site Development Review for a single family home on an existing lots at 11191 Brittany Lane; and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, The environmental impacts of this project were addressed under the Negative Declaration prepared for the PA 85-035 Hatfield Development Corporation Planned Development Rezone, Annexation and Site Development Review of which the subject lots were a part. The Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. WHEREAS, a Site Development Review is required for this project by Conditions 4 and 12 of City Council Resolution 82-85 approving PA 85-035.3, Hatfield Development Corporation Investec, Inc.; and WHEREAS, the project is consistent in all respects with the Heritage Tree Ordinance; and WHEREAS, the project is consistent in all respects with Dublin General Plan and Zoning Ordinance; and WHEREAS, the project is consistent in all respects with the conditions of approval of City Council Resolution 82-85; and WHEREAS, the project is consistent in all respects with the Heritage Tree Ordinance; and WHEREAS, the Planning Commission did hold a public heating on said application on March 25, 2003; and WHEREAS, proper notice of said heating was given in all respects as required by law; and WHEREAS, a Staff report was submitted to the Planning Commission recommending approval of the Site Development Review subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and use their independent judgement and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. The approval of this application (PA 02-055) is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. Bo The approval of this application, as conditioned, complies with the policies of the General Plan, the Zoning Ordinance, the Heritage Tree Ordinance and City Council Resolution 82- 85. Co The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because all applicable regulations will have been met. Do Impacts to views have been addressed by sensitive design and siting of the proposed single-family residence. Eo Impacts to existing slopes and topographic features are addressed in the project through the use of pier and grade beams and by minimal grading. The approval of this application, as conditioned, is in conformance with regional transportation plans. G. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the requirements of the General Plan, the Zoning Ordinance, the Heritage Tree Ordinance and City Council Resolution 82-85. H. The proposed physical site development, including the intensity of development, site layout, grading, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, have been designed to provide a desirable environment for the development. I. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this project with the existing character of surrounding development. J. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby find that: The Weisser Site Development Review is consistent with the intent of applicable subdivision regulations and related ordinances. Bo The design and improvements of the Weisser Site Development Review is consistent with the Dublin General Plan polices as they relate to the subject property in that it is a single-family 2 residential development consistent with the Single-Family Residential Designation of the Dublin General Plan. The Weisser Site Development Review is consistent with the Heritage Tree Ordinance, City Council Resolution 82-85 and with the City of Dublin Zoning Ordinance. Do The homeswill be placed on a framework of deep-seated piers and grade beams. This will minimize grading impacts. Functional padded exterior living areas are proposed in the fi'ont yard, rear yard, and in raised deck areas. Therefore the site is physically suitable for the type and intensity of a single-family residential unit. mo The environmental impacts of this project were addressed under the Negative Declaration prepared for the PA 85-035 Hatfield Development Corporation Planned Development Rezone, Annexation and Site Development Review of which the subject lots were a part. The Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission hereby conditionally approves the Site Development Review Application for PA 02-055 to construct a single family residence on Lot 7 of Block 1 Tract 5073 and further identified as Assessors Parcel Number 941-2775-36, and as generally depicted by materials labeled Attachment 1, stamped "approved" and on file in the City of Dublin Planning Department. This approval shall conform to the project plans submitted by Randy Jones dated received March 10, 2003, the Heritage Tree Protection Plan for this project dated received December 4, 2000 and the Topographic Survey by Bruce Start dated received January 31, 2003, by the Department of Community Development, unless modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Dept., [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation District Zone 7. GENERAL CONDITIONS Term. Pursuant to Section 8.96.020(D) (as amended) of the Zoning Ordinance, construction shall commence within one (1) year of Site Development Review approval, or the Site Development Review approval shall lapse and become null and void. Commencement of construction means the actual construction pursuant to the Site Development Review approval, or, demonstrating substantial progress toward commencing such construction. The original approving decision-maker may, upon the Applicant's written request for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed 6 months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. Responsible Agency: PL Required By: On-going Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, City Fire Impact fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as applicable. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits e Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. Responsible Agency: PL Required By: On-going Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (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, Etc.) and shall submit copies of the permits to the Department of Public Works. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits o Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. Responsible Agency: Bldg. When Required: Through Completion o Compliance. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance, City Council Resolution 82-85, and the Tree Protection Plan for this project. Responsible Agency: PL When Required: Issuance of Building Permits and On-going Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste management and recycling requirements. Responsible Agency: ADM, When Required: On-going Water Quality Requirements. All development shall meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. Responsible Agency: Required By: PW, PL Issuance of Grading Permit o Hold Harmiess/Indenmification. Applicant/Developer shall 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, Director of Community Development, Planning Manager, or any other department, committee, or agency of the City the Site Development Review to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant/Developer's duty to so defend, 4 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 proceedings. Required By: Through completion of Improvements and Occupancy of the last Building DRAINAGE/GRADING 10. Grading, drainage and improvement plan. The applicant shall obtain and Grading / Sitework Permit from the Public Works Department for site grading and improvements. Responsible Agency: PW Required By: Grading Permit 11. Encroachment Permit: The applicant shall obtain an Encroachment Permit from the Public Works Department for any work within the public street rights of way. Responsible agency: Public Works When required: prior to any construction within the street rights of way 12. Retaining Walls: All retaining walls, installed on property, shall have permits obtained by the Building Division. Retaining walls shall be designed to support all known surcharges. At any future point that a new surcharge is added to an existing retaining wall, the wall shall be re- reviewed for the additional loads. Responsible Agency: Bldg. Required By: Prior to start of construction of any retaining walls. 13. Retaining Walls 30 inches or higher: Retaining walls 30 inches or higher within a walking area shall have guardrails installed meeting all requirements of the Uniform Building Code. Responsible Agency: Bldg Required By: prior to occupancy 14. Dublin San Ramon Service District (DSRSD) Permit: The applicant shall obtain a construction permit from the DSRSD for all water and sanitary sewer improvements. Responsible agency: Public Works When required: prior to construction of sanitary sewer and water improvements. 15. Permission to grade on adjacent lot: The applicant shall coordinate all construction and placement of the retaining walls with the adjacent property owner to the east and obtain written permission from the property owner for any grading or work to be performed on the adjacent property. Responsible agency: Public Works When required: prior to grading or construction on the adjacent property. 16. Undocumented fill. Any undocumented fill on the project site shall be removed during the grading for this project to reduce the level of the ground consistent with the 1985 ground surface that was approved by the grading permit at that time. Responsible Agency: PL When Required: Prior to issuance of Building Permits. 17. Grading, Drainage and Improvement Plan: The applicant shall prepare a Site Grading, Drainage and Improvement Plan for review and approval of the Public Works Director. The Plan shall include as a minimum the following information; · Existing topography including ground contours at one-foot intervals extending a minimum 10 feet beyond them property limits, and the location of the existing tree trunks and drip lines (note the drip lines to be accurately shown per the locations on the Topographic Survey prepared by Bruce W Starr), 5 The location of existing improvements including fences and street frontage improvements, Location and elevation of existing and any proposed changes to the water, sanitary sewer, gas, electric and CATV services to the lot, The location of all proposed improvements including the house footprint, decks, patios, retaining walls, pathways and driveways, Proposed grading including o Limits of cut and fill area including the "Daylite" line where the proposed grading conforms to the existing ground. o Finish floor elevations. o Sufficient finish surface elevations on all pavements to show slope and drainage, o Top, toe and slope of all banks, o Top, bottom and height of all retaining walls, o Quantities of cut and fill, · Proposed drainage improvement including; o Location and type of all inlets o Elevations of grate and pipe inverts at all storm drain structures o Storm drain pipes size, slope and material. o Location and detail for the outlet dissipater o Direction of surface flow, · Construction notes, sections and details as required, · Proposed grading and improvements on Lot 6 within 10 feet of the common property line, · Location and elevation for the benchmark to be used for construction, · Signature blocks for the Public Works Director, Geotechnical Engineer and the DSRSD. Responsible agency: Public Works When required: prior to Grading / Sitework Permit 18. Erosion Control Plan: The applicant shall prepare an Erosion Control Plan for review and approval of the Public Works Director. Responsible agency: Public Works When required: prior to Grading / Sitework Permit 19. Geotechnical Report: All grading, retaining walls and foundation work shall be performed in accordance with the recommendations contained in the Geotechnical Report prepared for the site. The responsible geotechnical engineer shall sign a statement on the Grading, Drainage and Improvement Plan that all proposed grading, drainage and retaining walls conforms to the recommendations contained in the Geotechnical Report. Responsible agency: Public Works When required: prior to Grading / Sitework Permit 20. DSRSD Signature: The Grading, Drainage and Improvement Plan shall be signed by DSRSD approving the sanitary sewer and water facilities. DSRSD will require all fees and agreements to be completed prior to signing. Responsible agency: Public Works When required: prior to Grading / Sitework Permit or Building Permit 21. Grading and Drainage Design: The grading and drainage shall be designed for the following; · No surface drainage shall cross the side property lines, · All retaining walls on the property line shall be concrete or masonry, · Grading in all areas shall be designed so that there is an emergency surface release of drainage should the underground drainage system fail, · All drainage from the developed area of the lot shall be collected and conveyed to a drainage dissipater in the rear of the lot or to a thru-the-curb drain on the street frontage, · The bottom tiered retaining wall shall end prior to the property line with lot 6. Note that the above may require additional drainage inlets on the south side of the house than shown on the preliminary site, drainage & utility plan. Responsible agency: Public Works 6 22. 23. When required: prior to Grading / Sitework Permit Driveways: The driveways approaches shall be constructed in accordance with City Standard Detail SD-306. The driveway slope between the back of walk and the garage finish floor shall be less that 12%. If the slope exceeds 12% the driveway profile shall be constructed in accordance to City Standard Detail CD-305. Any portion of the driveway over 20% shall have special surface treatment to increase traction. Responsible agency: Public Works When required: prior to Grading / Sitework Permit Erosion Control Landscape: The landscape and irrigation plans shall be design to prevent long term erosion of the site. Responsible agency: Public Works When required: UTILITIES 24. Utilities: The applicant shall secure all utility services to the site, including but not limited to electricity, telephone, cable television, water, sewer and other required utility services in accordance with the requirements and specifications of the utility company. Responsible agency: Public Works When required: CONSTRUCTION 25. 26. 27. 28. 29. 30. Hours of Operation: All construction activities shall be limited to take place between the hours 7:30 AM and 6:00 PM Monday through Friday, except as otherwise approved by the Public Works Director. Responsible agency: Public Works When required: during construction Erosion control: The contractor is responsible for all measure necessary to prevent erosion of the site. As a minimum the erosion and sedimentation control measures show on the Erosion Control Plan shall be in placed from October 1st to April 1st. Responsible agency: Public Works When required: during construction Dust Control: The contractor is responsible for preventing dust problems from the site by watering graded areas or other palliative measures as conditions warrant or as directed by the Public Works Director. Responsible agency: Public Works When required: during construction Parking: Construction and workers vehicles shall not park on the north side of Brittany Lane. Double parking is not allowed. Responsible agency: Public Works When required: during construction Noise Control: Construction shall be conducted in a manner to minimize the impacts on the existing community which shall include as a minimum the following; · All construction equipment shall be fitted with noise muffling devices, · Construction equipment shall not be left idling while not in use, · Radios and loudspeakers shall not be used outside of the building. Responsible agency: Public Works When required: during construction Trash and Debris Control: Measures shall be taken to contain all construction related trash, 7 debris, and materials on site until disposal off-site. The contractor shall keep the adjoining public streets and properties free and clean of project dirt, trash and construction materials. Responsible agency: Public Works When required: during construction 31. Construction Fence: The applicant shall install a temporary fence/barrier across the rear yard approximately 10 feet beyond the limits of grading. The fence/barrier shall be placed in such a manner to restrict construction activities, material storage, trash, and debris from going down slope of the construction area. Responsible agency: Public Works When required: during construction 32. Damaged Improvements: The applicant shall repair to the satisfaction of the Public Works Director all damaged street curb, gutter, sidewalk and pavement on the lot frontage. Responsible agency: Public Works When required: prior to occupancy PARKS 34. Public Facilities Fee. Applicant/Developer shall pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 195-99, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. Responsible Agency: PCS Required By: As indicated in Condition of Approval ARCHITECTURE 35. Exterior colors and materials. Exterior colors and materials shall be subject to final review and approval by the Community Development Director and shall be shown on construction plans. Responsible Agency: PL Required By: Prior to building permit 36. Exterior lighting. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be minimized to provide for security needs only. Responsible Agency: PL Required By: Ongoing 37. Fencing and Retaining Walls. The design, location and materials of all fencing and retaining walls shall be subject to review and approval by the Community Development Director. Responsible Agency: PL. When Required: Prior to approval of Final Landscaping and Irrigation Plans. 38. Finished Floor and Peak of Roof Elevation. A licensed Land Surveyor shall certify that the finished floor of the room labeled "Foyer" does not exceed 609-feet and the highest point of the roof ridge does not exceed 624-feet utilizing vertical datum that is subject to review and approval by the Director of Public Works. Responsible Agency: PL When Required: Prior to Close-in Inspection and prior to occupancy. 40. Increase in height of residences prohibited. The increase in height of residences in this project beyond that originally approved by the City is prohibited. LANDSCAPING 41. 42. Final Landscaping and Irrigation Plan. Applicant/Developer shall submit a Final Landscaping and Irrigation Plan, conforming to the requirements o£ Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution), stamped and approved by the Director o£ Public Works and the Director of Community Development. The plan should generally con£orm to the landscaping plan and must reflect any revised project design shown on the Site Development Review with a later date. Responsible Agency: PL Required By: Prior to building permit Wildfire Management Plan. The Final Landscaping and Irrigation Plan shall be in accordance with the City of Dublin Wildfire Management Plan. Responsible Agency: F Required By: Prior to building permit 43. Installation. Prior to final occupancy approval, all required landscaping and irrigation, shall be installed. Responsible Agency: PL, B Required By: Prior to occupancy 44. Drought-tolerant and/or native species. The landscape design and construction shall emphasize drought-tolerant and/or native species wherever possible. Responsible Agency: PL Required By: Prior to occupancy POLICE SECURITY 45. Residential Security Requirements. The development shall comply with the City of Dublin Residential Security Requirements. Security hardware must be provided for all doors, windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. Responsible Agency: B, PO Required By: Prior to Occupancy of first residence FIRE PROTECTION 46. 47. Applicable regulations and requirements. The Applicant/Property Owner shall comply with all applicable regulations and requirements of the Alameda County Fire Department (ACFD), including payment of all appropriate fees. Responsible Agency: F Required By: Ongoing Fireground operation area. area. Responsible Agency: Required By: The rear yard shall have a minimum 10 foot of fireground operation F Ongoing 48. Rear yard accessibility. Responsible Agency: Required By: The rear yard shall be accessible from both sides of the structure. F Ongoing 49. Roof'mg material. The roofing material shall conform to the City of Dublin Fire Area specifications which require Class A or better. Responsible Agency: F Required By: Prior to issuance of Building Permits 50. Wildfire Management Plan. Wildfire Management Plan. Responsible Agency: Required By: Site development shall be in accordance with the City of Dublin F Prior to issuance of Building Permits 51. Water supply. Water supply shall be adequate to support required fire flow. Responsible Agency: F Required By: Prior to issuance of Building Permits 52. Fire Hydrants. The applicant shall construct any required new fire hydrants in streets to City and Alameda County Fire Department standards. The Developer shall comply with applicable Alameda County fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. Responsible Agency: F, PW Required By: Prior to Occupancy of adjacent building 53. Delivery of any combustible material. Prior to the delivery of any combustible material for storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall be first lift of asphalt. Responsible Agency: F Required By: Prior to delivery of any combustible material DSRSD 54. Prior to issuance of any building permit, complete 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 policies. Prior to the issuance of a building permit, all utility connection fees, plan check fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. Responsible Agency: DSRSD. Required By: Prior to issuance of Building Permits 55. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewerage 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 repons, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. Responsible Agency: DSRSD. Required By: Ongoing 56. Prior to the issuance of a building permit, 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, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. Responsible Agency: DSRSD. 10 Required By: Prior to issuance of Building Permits 57. No sewer line or water line construction shall be 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 the condition immediately before this one have been satisfied. Responsible Agency: DSRSD. Required By: Ongoing 58. The Applicant/Property Owner shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from completion of the project. Responsible Agency: DSRSD. Required By: Ongoing 59. The Applicant/Property Owner shall obtain a limited construction permit from the DSRSD prior to commencement of any work. Responsible Agency: DSRSD. Required By: Prior to commencement of any work 60. Construction by Applicant/Developer. All onsite potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Responsible Agency: DSRSD. Required By: Completion of Improvements 61. DSRSD Water Facilities. Water facilities must be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Responsible Agency: DSRSD. Required By: Completion of Improvements 62. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. Responsible Agency: DSRSD. Required By: Approval of Improvement Plans MISCELLANEOUS 71. To apply for building permits, the Applicant shall submit thirteen (13) sets of full construction plans 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 be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for compliance with all Conditions of Approval specified and obtaining the approvals of all participating non-City agencies prior to the issuance of building or grading permits. Responsible Agency: B, PL, PW. Required By: Prior to issuance of building permits 11 72. 73. Construction plans. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by an appropriately design professional. The site plan, landscape plan and details shall be consistent with each other. Responsible Agency: B, PL, PW. Required By: Prior to issuance of building permits Postal authorities. The developer shall confer with the local postal authorities to determine the type of mail receptacles necessary and provide a letter stating their satisfaction with the type of mail service to be provided. Specific locations for such units shall be to the satisfaction of the Postal Service. Responsible Agency: PL When Required: Prior to issuance of Building Permit. HERITAGE TREES: 74. A statement shall be prepared and recorded on the title of the subject property, with the Alameda County Recorders Office, which states that Heritage Trees are located on the subject property and a Tree Protection Plan has been prepared and any damage to the trees will result in penalties as required by the City's Heritage Tree Ordinance. The precise language of the deed restriction shall be submitted by the applicant and shall be subject to review and approval by the Director of Community Development. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 75. A Tree Protection Zone shall be established 5-feet away from the edge of the drip lines of trees #346 - 351. No grading, excavation, construction or storage of materials shall occur within this zone. Any modifications must be approved and monitored by the consulting arborist. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 76. No underground services including utilities, sub-drains, water or sewer lines shall be placed in the Tree Protection Zone. Responsible Agency: PL When Required: Ongoing 77. Tree Preservation Notes, prepared by the consulting arborist, shall be included on all construction plans. Responsible Agency: PL When Required: Prior to issuance of Building Permit 78. Irrigation systems must be designed so that no trenching will occur within the Tree Protection Zone. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 79. No landscape improvements such as lighting, pavement, drainage or planting may occur which may negatively affect the health or structural stability of the trees. Responsible Agency: PL When Required: Ongoing 80. Foundations, footings and pavement on expansive soils near the Heritage Trees should be designed to withstand differential displacement due to expansion and shrinking of the soil. Responsible Agency: PL 12 When Required: Prior to issuance of Building Permit. 81. 82. 83. 84. 85. 86. All pruning, including after completion of construction and occupancy, shall be completed by a Certified Arborist and Tree Worker in the presence of the City's arborist and be in conformance with the guidelines of the International Society of Arboriculture, Tree Pruning Guidelines, current edition, on file in the Community Development Department. In addition, pruning shall be in conformity with the provisions of the Pruning Specifications of the Tree Protection Plan for this project. Responsible Agency: PL When Required: On-going. The Tree Protection Zone shall completely surround those trees to the satisfaction of the City's arborist. A fence shall completely surround and define the Tree Protection zone to the satisfaction of the City's arborist prior to demolition, grubbing or grading. Fences shall be 6 feet tall chain link or equivalent as approved by the consulting arborist. Fences are to remain until all grading and construction is completed. All pruning approved by the City' Consulting Arborist shall be in accordance with the Tree Pruning Guidelines (International Society of Arboriculture) and adhere to the most recent editions of the American National Standard for Tree Care Operations (Z 133.1) and Pruning (A300). Responsible Agency: PL When Required: Prior to issuance of Grading Permit and Through Construction. Prior to work the contractor must meet with the City's consulting arborist at the site to review all work procedures, access routes, storage areas and tree protection measures. Responsible Agency: PL When Required: Prior to issuance of Building Permit. No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within the Tree Protection Zone. Spoil from trench, footing, utility or other excavation shall not be placed within Tree Protection Zone. Responsible Agency: PL When Required: Prior to issuance of Grading Permit. If damage should occur to any tree during construction it shall be immediately reported to the Director of Community Development so that proper treatment may be administered. The Director will refer to a City selected Arborist to determine the appropriate method of repair of any damage. The cost of any treatment or repair shall be borne by the developer/applicant responsible for the development of the project. Failure to do so may result in the issuance of a stop work order. Responsible Agency: PL When Required: Ongoing While in the tree, the arborist shall perform an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Project Arborist. Responsible Agency: PL When Required: Ongoing 13 87. Brush shall be chipped and chips shall be spread underneath trees to a maximum depth of 6 inches, leaving the trunk clear of mulch. Wood shall be hauled offthe site. Trees shall not be climbed with spurs. Thinning cuts are to be employed rather than heading cuts. Trees shall not be topped or headed back Responsible Agency: PL When Required: Ongoing 88. Vehicles and heavy equipment shall not be parked beneath the trees. If access by equipment is required to accomplish the specified pruning, the soil surface shall be protected with 6 inches to 8 inches of wood chips before placing equipment or vehicles. Responsible Agency: PL When Required: Ongoing 89. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. Responsible Agency: PL When Required: Ongoing 90. A certified arborist shall be present on the project site during grading or other construction activity that may impact the health of the Heritage Trees in this project. Responsible Agency: PL When Required: Ongoing 91. The applicant's arborist shall prepare a Guide to Maintenance for Native Oaks that describes the care needed to maintain tree health and structural stability including pruning, fertilization, mulching and pest management as may be required. In addition, the Guide shall address monitoring both tree health and structural stability of trees. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential should be addressed in the Guide. A copy of this Guide shall be provided to the homeowner. Responsible Agency: PL When Required: Prior to occupancy 92. The applicant/developer shall guarantee the protection of the Heritage Trees on the project site through placement of a cash bond or other security deposit in the amount of equal to the valuation of the trees as determined by the City's selected arborist. The cash bond or other security shall be retained for a reasonable period of time following the occupancy of the last residence occupied, not to exceed one year. The cash bond or security is to be released upon satisfaction of the Director of Community Development that the Heritage Trees have not been endangered. The cash bond or security deposit shall be forfeited toward payment of the civil penalty, pursuant to Section 5.60.120 for any removal or destruction of a Heritage Tree. Responsible Agency: PL When Required: Prior to issuance of Building Permit and Ongoing for up to one- year beyond occupancy 93. Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a Heritage Tree in this project shall obtain permission from the Director of Community Development before performing any work, which may cause injury to the Heritage Tree. Responsible Agency: PL When Required: Ongoing 14 94. 95. No heritage Tree on the project site shall be removed unless its condition presents an immediate hazard to life or property. Such Heritage Tree shall be removed only with the approval of the Director of Community Development, City Engineer, Police Chief, Fire Chief or their designee. The Fire Marshall has indicated the Heritage Trees conform with the Wildfire Management Plan and that no Heritage Tree on the project site will be removed pursuant to the Wildfire Management Plan. Responsible Agency: PL When Required: Ongoing All Oak trees on the project site addressed by the Tree Protection Plan are designated as Heritage Trees by this Site Development Review and shall be protected by the provisions of the Heritage Tree Ordinance pursuant to Section 5.60.40.2. Responsible Agency: PL When Required: Ongoing PASSED, APPROVED and ADOPTED this 25th day of March, 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST Pl~nn~g Manager ~lannlng, l_~mmlsslon cn~rson 15