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HomeMy WebLinkAboutPCReso03-10 PA03-004 Meilsoe ResSDR RESOLUTION NO. 03 - 10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 03-004 MEILSOE SITE DEVELOPMENT REVIEW FOR A SINGLE-FAMILY RESIDENCE ON AN EXISTING LOT (LOT 6) AT 11197 BRITTANY LANE WHEREAS, Mr. and Mrs. Meilsoe have requested approval of a Site Development Review for a single family home on an existing lot at 11197 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 Prezoning, 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, and approved by the Dublin City Council on August 12, 1985 with the stated project. 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 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 hearing on said application on April 8, 2003; and WHEREAS, proper notice of said hearing 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: The approval of this application (PA 03-004) is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 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. 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 have been met. Do Impacts to views have been addressed by the design and siting of the proposed single- family residence to provide a low profile along the street frontage which does not exceed the maximum height allowed by the standards in PA 82-85. The residence will, therefore, not block views of the home across Brittany Lane than would any ordinary home. Eo Impacts to existing slopes and topographic features are addressed in the project through the use of pier and grade beams, minimal grading, and a balance of cut and fill. Additionally, the residence has been designed to fit into the terrain and slope of the lot, which is approximately 23% in the rear yard area. Fo The approval of this application, as conditioned, is in conformance with regional transportation plans and has full access from an improved public roadway. 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, as the limits of construction are approximately 120 feet from the dripline of the Heritage Oak trees and would not disturb the trees. Additionally, fencing will be installed outside the dripline of the trees prior to construction to further protect the trees from earthwork and construction activities. II. 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. 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 and the character of adjacent buildings, neighborhood and uses. 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: 2 mo The Meilsoe Residence Site Development Review is consistent with the intent of applicable subdivision regulations and related ordinances. The design and improvements of the Meilsoe Residence Site Development Review are consistent with the Dublin General Plan policies as they relate to the subject property in that it is a single-family residential development consistent with the Single-Family Residential Designation of the Dublin General Plan. The Meilsoe Residence 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 home will be placed on a framework of deep-seated piers and grade beams. This will minimize grading impacts and allow the balancing of cut and fill on the site. Functional padded exterior living areas are proposed in the front 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. Eo 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, and previously approved by the City Council with that project on August 12, 1985. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission hereby conditionally approves the Site Development Review Application for PA 03-004 to construct a single family residence on Lot 6 of Block 1 Tract 5073 and further identified as Assessors Parcel Number 941-2775-035, and as generally depicted by materials labeled Exhibit "A", stamped "approved", and on file in the City of Dublin Planning Department. This approval shall conform to the Site and Grading Plan submitted by Jan and Pauline Meilsoe, and architectural plans submitted by The Drawing Room, St. George Utah, dated received April 1, 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, [BI Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, IF] 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 (!) year of Site Development Review (SDR) approval, or the Site Development Review approval shall lapse and become null and void. Commencement of construction means the actual construction of the structure 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 3 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 as required by the particular Permit, if applicable. Responsible Agency: PL Required By: On-going Modifications. Modifications or changes to this Site Development Review approval may be considered by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. Responsible Agency: PL Required By: On-going o e 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 Revocation. The Site Development Review 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 applicable permits required by other agencies (i.e., Alameda County Flood Control District Zone 7, California Department ofFish 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 Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit issuance. Responsible Agency: B When Required: Through Completion Compliance. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance, City Council Resolution 82-85, the Heritage Tree Preservation Plan and the Heritage Tree Ordinance for this project. Responsible Agency: PL When Required: Prior to 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 4 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: PW, PL Required By: Prior to issuance of Grading/Sit,work Permit 10. Hold Harmless/Indemnification. 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, 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 DRAINAGE/GRADING 11. Grading/Sitework Permit. The applicant shall obtain a Grading/Sitework Permit from the Public Works Department for site grading and improvements. Responsible Agency: PW Required By: Grading/Site Work Permit 12. 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: PW When required: Prior to any construction within the street rights of way 13. Building Permit for Retaining Walls. The applicant shall obtain a separate Building Permit from the Building Department for all retaining walls over three feet in height (which may be the total height of the stepped walls depending on the horizontal spacing). Responsible agency: B/PW When required: Prior to construction of any retaining wall 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: PW 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 west (Lot 7), and obtain written permission from the property owner for any grading or work to be performed on the adjacent property. Responsible agency: PW When required: Prior to grading or construction on the adjacent property 16. 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 · · · · Responsible agency: When required: lines; 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 incl.uding 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; 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; and, o Quantities of cut and fill. · Proposed drainage improvements including: 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; and, Direction of surface flow. Construction notes, sections and details as required. Proposed grading and improvements on Lot 7 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. PW Prior to Grading/Sitework Permit 17. Erosion Control Plan. The applicant shall prepare an Erosion Control Plan for review and approval of the Public Works Director. Responsible agency: PW When required: Prior to Grading/Sitework Permit 18. 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: PW When required: Prior to Grading/Sitework Permit 19. 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. Responsible agency: PW When required: Prior to Grading/Sitework Permit 20. Driveways. The driveway 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: PW 6 When required: Prior to Grading/Sitework Permit 21. Erosion Control Landscape. The landscape and irrigation plans shall be design to prevent long term erosion of the site. Responsible agency: PW When required: Prior to Grading/Sitework Permit UTILITIES 22. 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: PW When required: Prior to Grading/Sitework Permit CONSTRUCTION 23. 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: PW When required: During construction 24. Erosion control. The contractor is responsible for all measures necessary to prevent erosion of the site. At a minimum, the erosion and sedimentation control measures shown on the Erosion Control Plan shall be in place from October 1 ~t to April 1 st Responsible agency: PW When required: During construction 25. Dust Control. The contractor is responsible for preventing dust problems from the site by watering graded areas or implementing other palliative measures, as conditions warrant, or as directed by the Public Works Director. Responsible agency: PW When required: During construction 26. Parking. Construction and workers vehicles shall not park on the north side of Brittany Lane. Double parking will not be allowed. Responsible agency: PW When required: During construction 27. 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: PW When required: During construction 28. Trash and Debris Control. Measures shall be taken to contain all construction related trash, 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: PW When required: During construction 29. 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 30. slope of the construction area. Responsible agency: PW When required: During construction 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: PW When required: Prior to Occupancy HERITAGE TREES 31. 32. 33. 34. 35. Protection of Heritage Trees. Although the limits of the grading of the proposed property will be a substantial distance from the Heritage Trees (Oaks) located within the property boundaries in the rear yard area, to fulfill the intent of the Heritage Tree Protection Plan for the subdivision, the Applicant shall install a temporary fence/barrier across the rear yard to protect the trees during construction and to delineate the Tree Protection Zone. The fencing shall be located beyond the limits of grading and the construction fence, and at least 10 feet from the dripline of the Heritage Trees (Oaks) in the rear yard area. The fence/barrier shall be placed in such a manner to restrict all activities from disturbing the Oaks during site grading and construction. No grading, excavation construction or storage of materials shall occur within this zone. Any modifications to these requirements must be approved and monitored by the consulting arborist. Responsible agency: PW When required: During site grading/construction Pruning and Trimming of Trees. All pruning, including that after c~)mpletion 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. Responsible Agency: PL When Required: On-going Spoils. 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/Sitework Permit Damage During Construction. 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. 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 Brush. 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 off the site. Trees shall not be 8 climbed with spurs. Thinning cuts are to be employed rather than heading cuts. topped or headed back. Responsible Agency: PL When Required: Ongoing Trees shall not be 36. Recordation on Title. 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 Heritage 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 37. Location of Underground Utilities. No underground services including utilities, sub-drains, water or sewer lines shall be placed in the Heritage Tree Protection Zone. The location of the 4- foot dissipation bench shown on the Project Plans shall be adjusted in conformance with the DSRSD recommendations to avoid damage to the Oak trees, and in accordance with the provisions of the Heritage Tree Protection Plan. This relocation shall be reflected in the Final Utility Plan for the project. Responsible Agency: PL When Required: Ongoing 38. Location of Irrigation Systems. 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 39. Landscape Improvements. 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 40. Foundation Design. 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 When Required: Prior to issuance of Building Permit 41. Vehicles and Equipment. 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. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. Responsible Agency: PL When Required: Ongoing 42. Public Utility Lines. 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 9 43. 44. PARKS 45. may cause injury to the Heritage Tree. Responsible Agency: PL When Required: Ongoing Removal of Trees. 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 Comnmnity 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 Designated Heritage Trees. All Oak trees on the project site 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 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: Prior to issuance of Building Permit ARCHITECTURE 46. 47. 48. 49. 50. Exterior Colors and Materials. Exterior colors and materials shall be subject to final review and approval by the Community Development Director, be compatible with adjacent residences, and shall be shown on construction plans. Responsible Agency: PL Required By: Prior to issuance of Building Permit 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, including at each exterior entrance and in yard areas adjacent to steep slopes. Responsible Agency: PL Required By: Ongoing 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 Increase in Height of Residence Prohibited. The increase in height of the residence in this project beyond that approved by the Planning Commission is prohibited. Responsible Agency: PL Required By: On-going Finished Floor and Peak of Roof Elevation. A licensed Land Surveyor shall certify that the 10 finished floor of the room labeled "Great Room" does not exceed 601-feet above sea level prior to the close-in inspection, and also certify that the highest point of the roof ridge does not exceed 616-feet above sea level utilizing vertical datum that is subject to review and approval by the Director of Public Works prior to occupancy. Responsible Agency: PL Required By: Prior to close-in inspection and prior to occupancy LANDSCAPING 51. Final Landscaping and Irrigation Plan. Applicant/Developer shall submit a Final Landscaping and Irrigation Plan, conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution), stamped and approved by the Director of Public Works and the Director of Community Development. The plan should generally conform to the preliminary landscaping plan, and must reflect any revised project design shown on the Site Development Review with a later date. If landscape installation is to be phased, the Plan shall clearly show the proposed phasing of the installation. Responsible Agency: PL Required By: Prior to issuance of Building Permit 52. 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 issuance of Building Permit 53. Installation. Prior to final Occupancy approval, all required irrigation, front yard landscaping, and the first phase of the rear yard landscaping shall be installed. Subsequent phases of the rear yard landscaping shall be installed in conformance with the phasing shown on the Final Landscaping Plan. During interim periods and prior to installation of permanent landscaping in the rear yard area, groundcover or other appropriate material shall be installed in exposed soil areas to prevent erosion and dust. Responsible Agency: PL, B Required By: Prior to Occupancy 54. 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: On-going 55. Street Trees. Two street trees, of at least 15-gallon size, shall be planted in the street frontage area. Trees shall be planted in accordance with the final landscaping and irrigation plan showing the tree varieties and locations, approved by the Community Development Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. Responsible Agency: PL Required By: Prior to Occupancy POLICE SECURITY 56. 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 11 FIRE PROTECTION 57. 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 58. Wildfire Management Plan. Site Development shall be in accordance with all applicable regulations and requirements of the City of Dublin Wildfire Management Plan. Responsible Agency: F Required By: Prior to issuance of Building Permits 59. Rear Yard Accessibility. The rear yard shall be accessible from both sides of the structure. Responsible Agency: F Required By: Ongoing 60. Roofing material. The roofing material shall conform to the City of Dublin Fire Area specifications requiring Class A or better material. Responsible Agency: F Required By: Prior to issuance of Building Permits 61. Water supply. Water supply shall be adequate to support required fire flow. Responsible Agency: F Required By: Prior to issuance of Building Permits 62. 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 63. 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 64. Submittal to DSRSD. 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 o.f 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 65. Sewer Design. 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 12 66. 67. 68. 69. 70. 71. 72. 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 requires a pumping station. Responsible Agency: DSRSD. Required By: Ongoing Signature on Improvement Plans. 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. Required By: Prior to issuance of Building Permits Utility Construction Permits. 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 Indemnity Clause. 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 Construction Permit. 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 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 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 Fire Flows. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. Responsible Agency: DSRSD. 13 Required By: Approval of Improvement Plans MISCELLANEOUS 73. Building Permit Submittal. 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 74. 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 75. 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 PASSED, APPROVED and ADOPTED this 8th day of April 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST Planning Manager Cm. Fasulkey, Jennings, Nassar and King Cm. Machtmes '~Planni~g con~nls~ion ~rh~person 14