HomeMy WebLinkAboutPC Reso04-30PA02-063 Rec CC San Ramon Village Plaza SDR/Vtmap RESOLUTION NO. 04-30
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING APPROVAL BY CITY COUNCIL OF THE VESTING TENTATIVE MAP
AND SITE DEVELOPMENT REVIEW
FOR SAN RAMON VILLAGE PLAZA DEVELOPMENT PROJECT
PA 02-063 (Tract No. 7437)
WHEREAS, Mike Banducci of Bancor Properties., on behalf of Oliver Properties
(Applicant/Developer), has requested approval of a Planned Development Rezoning Stage 1
Development Plan and Stage 2 Development Plan for the San Ramon Village Plaza mixed-use project,
a Vesting Tentative Map for subdivision of a 4.62 acre site located on the east side of San Ramon Road
into 3 lots and Site Development Review to allow for the construction of 56 medium density units,
with common open space, within the Dublin General Plan Primary Planning Area (APN#941-0164-
001-04 & 941-0164-003-03 (A) (B)); and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, the Applicant/Developer has submitted an application for a General Plan
Amendment from Retail/Office to Mixed Use (retail office/medium density) and a Stage 1 and Stage 2
Development Plan for the project site (PA 02-063) as required by Section 8.32 of the Dublin Ordinance
to allow redevelopment of the entire site to include remodeling of 14,377 square feet of retail/office
building, demolition of 34,000 st. ft. of retail space and the construction of 56 units, in two phases; and,
WHEREAS, the Applicant/Developer has submitted Vesting Tentative Map and Site
Development Review project plans for the entire site (Exhibit A to Attachment 2), PUD Sheets 4
through 6, Sheets L-1 through L-7 by The Guzzardo Partnership, Architectural Sheets by The Dahlin
Group A-1 through A-18 and Vesting Tentative Map sheets C-1 through C-3 by Carlson, Barbee &
Gibson dated received March 15, 2004, except as modified by any condition of approval; and
WHEREAS, an Initial Study has been prepared for the potential impacts of the project pursuant to
CEQA Guidelines Section 15063. Based on the Initial Study, a Mitigated Negative Declaration and
Mitigated Monitoring Program has been prepared for the project with the finding that with the
implementation of Mitigation Measures contained in the Initial Study, the potential impacts of the project
would be reduced to a level of insignificance; and
WHEREAS, the Planning Commission did hold a public hearing on said application on April
13, 2004; 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
recommend approval of the Vesting Tentative Map and Site Development Review for the San Ramon
Village Plaza project to City Council, subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
WHEREAS, the Planning Commission hereby determines that because the project was
considered by the City Council as "high priority" in its 2003-2004 Goals and Objectives and as
provided for in Chapter 8.96, Section 8.96.20.A.3 of the Dublin Zoning Ordinance does hereby transfer
original heating jurisdiction to the City Council.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby recommend that the City Council make the following findings and determinations regarding
General Plan consistency:
1. A General Plan Amendment from Retail Commercial to Mixed Use and a Stage 1 and a
Stage 2 Development Plan have been proposed along with the Tentative Map and Site Development
Review applications, and are recommended for approval based upon the reasons stated in the Staff
Report and Planning Commission Resolution (Attachment 1). Upon City Council approval of the
General Plan Amendment and Stage 1 Development Plan, the land use diagram would be changed for
approximately 4.62 acres to reflect the mixed use retail office and medium density for 56 residential
units.
2. With the change to the land use diagram, the proposed project is consistent with the adopted
Dublin General Plan. The proposed project is also consistent with the goals, policies, and
implementation measures of the Dublin General Plan, and with the Dublin Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does recommend that the City Council make the following findings and determinations
regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and
conforms to the City's General Plan policies as they apply to the subject property in that it is a subdivision
for implementation of a mixed-use retail office/residential project in an area designated for Mixed Use
(Retail Office/Medium Density Residential).
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed
for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures contained in the Initial Study, Mitigated
Negative Declaration and Conditions of Approval, the design of the subdivision will not cause
environmental damage or substantially injure fish or wildlife or their habitat or cause public health
concerns.
6. 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.
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer
service for this subdivision shall be provided pursuant to an agreement between the applicant/developer
and DSRSD. School capacity for the residents of this project will be provided pursuant to a school
facilities mitigation agreement between the developer and the Dublin Unified School District prior to
issuance of building permit, as required city code.
8. The City of Dublin has considered the effect of this project on the housing needs of the
region in which it is situated and finds that the public services are available for the project and that
impacts to environmental resources will be mitigated to a level of less than significant pursuant to the
Mitigated Negative Declaration for the project (PA02-063).
9. The City of Dublin finds that this project does not discharge waste into an existing
community sewer system in violation of existing requirements prescribed by a California regional water
quality control board pursuant to Division 7 of the Water Code because the Dublin San Ramon Services
District has provided conditions of approval, which assure that its standards will be met.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend that the City Council make the following findings and
determinations regarding said proposed Site Development Review:
1. The approval of this application (PA 02-063), as conditioned, is consistent with the
intent/purpose of Chapter 8.104 (Site Development Review) of the Zoning Ordinance in that it will
promote orderly, attractive and harmonious site and structural development, resolves major project-related
issues, and ensures compliance with development regulations and the PD Zoning District.
2. The approval of this application, as conditioned, complies with the policies of the General
Plan, and the Planned Development Rezone Development Plan for the project that allows for residential
development at this location.
3. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans because road improvements and infrastructure
improvements will be made pursuant to a Stage 2 Development Plan and Tentative Map conditions.
4. 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 Dublin General Plan.
5. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to
provide a harmonious environment for the development.
6. The subject site is physically suitable to the type and intensity of the approved
development because it is relatively flat and has suitable soils.
7. The visual impacts of the project were reviewed in the Mitigated Negative Declaration and
the project is consistent with applicable scenic corridor policies for San Ramon Boulevard and 1-680.
8. The project has been designed with architectural considerations (including the character,
scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order
to ensure compatibility among the design of this project, the character of adjacent uses, and the
requirements of public service agencies.
9. Landscape elements (including the location, type, size, color, texture, and coverage of
plant materials, provisions, and similar elements) combined with Conditions of Approval have been
established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend that the City Council approve the Vesting Tentative Map and Site Development Review for
PA 02-063 subject to the following Conditions of Approval and subject to the adopted Mitigated Negative
Declaration and Mitigation Monitoring Program for PA 02-063 and the City Council approval of the
proposed General Plan Amendment to Mixed Use (Retail Office/Medium Density Residential) and PD
Rezoning with related Stage 1 and Stage 2 Development Plan:
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 Department of Community
Development review and approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval: [ADMI
Administration/City Attorney, [BI Building division of the Community Development
Department, [DSRl Dublin San Ramon Services District, IF] Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, |PL] Planning division
of the Community Development Department, [POl Police, IPWl Public Works Department.
VESTING TENTATIVE MAP
Approval. PA 02-063, Bancor Properties. - San Ramon Village Plaza, Vesting
Tentative Map 7437 is approved to subdivide an existing 4.62 acre parcel into three
individual lots for a commercial shopping center and 56 townhome-style
condominiums and common open space. This approval shall conform generally to the
plans, text, and illustrations contained in the Planned Unit Development Plans dated
received March 15, 2004, including Sheets 1 through 6, prepared by Carlson, Barbee
& Gibson, Inc. (March 10 2004) the Landscape Plans Sheets L1 through L6 prepared
by The Guzzardo Partnership, Inc. (March 10, 2004), the Architectural Plans Sheets
A-1 through A-18 prepared by the Dahlin Group March 2004), and the Vesting
Tentative Map prepared by Carlson, Barbee & Gibson, Inc., Sheets C-1 through C-3
(March 10, 20044), and other plans, programs, texts and diagrams submitted as part of
the subdivision proposal on file in the Community Development Department unless
modified by the Conditions of Approval contained herein. The Vesting Tentative Map
is only effective upon approval by the City Council of the General Plan Amendment,
the PD rezoning with Stage 1 and Stage 2 Development Plan.
PL, PW
Approval of
any plan or
filing of final
map
Standard Public Works Conditions of Approval. Developer shall comply with all
applicable City of Dublin Standard Public Works Conditions of Approval dated
February 10, 2004 unless specifically modified by these Conditions of Approval.
PW
Approval of
Improvement
Plans through
completion
Action Programs/Mitigation Measures. Applicant/Developer shall comply with all
applicable action programs and mitigation measures of the Mitigated Negative
Declaration (MND) and Mitigation Monitoring Plan for PA 02-063.
PL
Approval of
Improvement
Plans through
completion
Ordinances/General Plan/Policies. The Developer shall comply with, meet, and/or
perform all requirements of the Subdivision Map Act, City of Dublin Subdivision
Ordinance, City of Dublin Zoning Ordinance, the City of Dublin General Plan, City of
Dublin Standard Conditions of Approval, Public Works Policies and City grading
ordinance unless certain Public Works requirements are modified by the City
Engineer and Planned Development Standards for Tract 7437.
PW, PL
Approval of
Final Map and
Issuance of
Building
Permits
Clarification and Changes to Conditions. In the event that there needs to be
clarifications to these conditions of approval, the City Engineer has the authority to
clarify the intent of these conditions of approval to the Applicant/Developer without
going to a public hearing. The City Engineer 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 mitigations resulting from
impacts of this project.
PW
Approval of
Final Map and
Improvement
Plans
Sound wall: A sound barrier/wall shall be installed along the residential area
boundary with 1-680. An acoustical consultant shall review the design of the barrier at
applicant's expense to confirm that noise levels will achieve the City's goal of CNEL
to less than 70 dB ("conditionally acceptable") or better for outdoor common areas, as
evaluated in the Noise Study prepared by Rosen, Goldberg & Der dated January 20,
2004. Design of the noise barrier shall include mitigations prescribed in the Noise
Study, and/or other design alternatives determined appropriate by the acoustical
consultant to achieve this
PL
Prior to
acceptance of
improvement
plans for final
map and
construction
prior to
occupancy of
units.
PG&E Easement: The Developer coordinate with PG& E for improvements
installed in the PG&E Easement, and shall show documentation to the City Public
Works Department that PG & E will allow the storm drain improvements, fence/wall
and trees shown on the Tentative Map to be installed in their easement (RE: 2619
IM248).
PW
Approval of
Final Map
Underground Utility Lines: The Developer shall underground the existing overhead
utility lines along the east side of San Ramon Road between Bellina Street and
Alcosta Boulevard.
PW
Acceptance of
Improvements
Entrances: The entrances from Bellina Street and Alcosta Boulevard to remain
standard commercial driveway approaches. The new San Ramon Road entrance shall
be a modified driveway type entrances.
Driveway Width: The driveway width from Alcosta Boulevard and in front of the
retail shops shall be a minimum 24 feet wide from curb to curb. The driveway width
may be reduced to 20 feet, where there is no perpendicular parking, subject to the
approval of the City Engineer.
PW
PW
Approval of
Final Map
Improvement
Plans
Approval of
Final Map
Improvement
Plans
Curb Returns: All curb returns at the intersection of the main driveway aisles and
private streets shall be a minimum 15-foot radius. This includes all intersections along
Bellina Commons.
PW
Approval of
Final Map
hnprovement
Plans
12. Traffic Signs: Stop Signs shall be place at all exits to public streets. Additional Pw Acceptance of
traffic signs and curb markings shall be install as required by the City Engineer. Improvements
13. Private Street Name: Only one name shall be given to the private streets shown on I PW Prior Final
the Tentative Map as "Gullo Lane" and "Oliver lane". This street shall be named a I Map
"Place" not a "Lane".
14. No Parking. "No Parking" areas on Bellina Street: Parking shall be prohibited on I PW Acceptance of
Bellina Street for 50 feet east of the curb return at San Ramon Road and for 70 feet I Improvements
west of the project driveway.
15. Sidewalk: A sidewalk shall be provided along the west side of Bellina Commons I PW Approval of
Final Map
east of Building 11. [ hnprovement
Plans
16. Pedestrian Pathway: A pedestrian pathway shall be clearly defined through or I PW Approval of
Final Map
around the patio area at the south end of the retail building. [ Improvement
I
Plans
17. Traffic Calming: Traffic signing, pavement design and other traffic calming devices, I Pw Approval of
approved by the City Engineer, shall be used on Bellina Commons to discourage I Final Map
Improvement
traffic from cutting from Bellina Street through the site to Alcosta Boulevard. A speed I Plans or
table shall be used for the pedestrian crossing of the pathway to San Ramon I PermitBuilding
Boulevard. I
18. Garage Access: The distance from face of garage door to the face of curb or building I Pw Approval of
Final Map
opposite the garage shall be a minimum 24 feet. I Improvement
I
Plans/Building
Permit
19. Bus Stop: Developer shall install bus stop facilities on San Ramon Road as required / Pw Approval of
by LAVTA and approved by the City Engineer. The bus stop shall be located just / Final Map
Improvement
north of the Bellina Street intersection, not at the location shown on the Tentative / Plans and
Map. / prior to
occupancy of
/
first unit.
20. Alameda County Zone 7 Access: The Developer shall provide a 3-foot wide gate / pZ,~e, 7 Approval of
with pedestrian access at the east end of the proposed wrought iron fence along the / Planslmpr°vement
Alameda County drainage channel. Either through an easement or agreement with
Zone 7 the Developer shall provide pedestrian access to the gate for Zone 7 I
maintenance. Subject to Alameda County Zone 7 approval, the Developer shall
remove the existing chain link fence. The new fence shall be the maintenance I
resj~onsibility of the Homeowners Association.
21. Landscaping. Landscape / Parking Curbs: All landscape areas along the side of a PL, PW Approval of
Improvement
parking space shall have a 12-inch wide curb (Zoning Ord. 8.76.070 A 19). Plans;
22. Special Paving: Special paving shall be used at entrances to the commercial center ?L, PW Approval of
Improvement
and at key intersections. Plans;
23. Maintenance of Landscaping: All landscaping materials within the public right-of- PL, PW Prior to
approval of
way shall be maintained for 90 days and on-site landscaping shall be maintained in Final Map /
accordance with the "City of Dublin Standards Plant Material, Irrigation System and applicant shall
Maintenance Agreement" by the Developer after City-approved installation. This provide
CC&Rs for
maintenance shall include weeding, the application of pre-emergent chemical project which
applications, and the replacement of materials that die. Any proposed or modified shall include
maintenance
landscaping to the site, including the removal or replacement of trees, shall require program.
rior review and written approval from the Community Development Director.
24. Fire Flow. Provide a letter from DSRSD to ACFD stating what is the available fire [ Approval of
Improvement
flow. Plans
Fire flow and hydrant location. The Fire Prevention Bureau shall approve
minimum fire flow and fire hydrant location. The locations as shown on the Tentative
Map are not approved. Final location shall be approved by the Fire Prevention Bureau
prior to approval of improvement plans for Final Map
hnprovement
plans
ACFD Rules, Regulations and Standards. Applicant/Developer shall comply with
all Alameda County Fire Services (ACFD) rules, regulations and standards, including
minimum standards for emergency access roads and payment of applicable fees,
including a City of Dublin Fire >ital Impact Fee.
Issuance of
Building
Permits
After Hours Security. The perimeter of the site shall be fenced during construction,
and security lighting and patrols shall be employed as necessary. The Developer shall
provide after hours call-out information to Police Services on an "Emergency
Response Form." All information shall be kept current and up to date.
PL, B
Prior to
commenceme
nt of site work
and on-going
during
Construction
Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association
shall be formed by recordation of a declaration of Covenants, Conditions, and
Restrictions to govern use and maintenance of common areas and facilities. Said
declaration shall set forth the 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, fences, walls, drainage,
lighting, signs and other improvements in private common areas and within the
adjacent street frontage right of way along Bellina Street, San Ramon Road and
Alcosta Boulevard. The Developer shall submit a copy of the CC&R document to the
; for review and approval relative to this condition.
Affordable Housing Agreement. An Affordable Housing Agreement shall be
entered into by the Developer and the City of Dublin as required by Section 8.68 of
the Dublin Municipal Code.
PW
PL
Approval of
Final Map
Final Map
SITE DEVELOPMENT PERMIT (PA#02-063)
Approval. PA 02-063, Bancor Properties - San Ramon Village Plaza Site
Development Permit is approved to remodel a portion of an existing commercial
shopping center and construct 56 townhome style condominium residences and
common open space. This approval shall conform generally to the plans, text, and
illustrations contained in the Planned Unit Development Plans dated received
March 15, 2004, including Sheets 1 through 6, prepared by Carlson, Barbee &
Gibson, Inc. (March 10, 2004), Sheets L1 through L7 prepared by The Guzzardo
Partnership, Inc. (March 10, 2004), the Architectural Plans Sheets A-1 through A-
l 8 prepared by the Dahlin Group (March 10, 2004), and the Vesting Tentative
Map prepared by Carlson, Barbee & Gibson, Inc., Sheets C-1 through C-3
(March 10, 2004), and all plans, programs, texts and diagrams submitted as part
of the Stage 1, Stage 2 Development Plan, Tentative Map and Site Development
Review proposal on file in the Community Development Department unless
modified by the Conditions of Approval contained herein. The Vesting Tentative
Man and Site Development Review are only effective upon approval by the City
Council of the General Plan Amendment, PD rezoning with Stage 1 Development
Plan and the Stage 2 Development Plan.
PL
Standard Conditions (Site Development Review). The project shall comply
with the City of Dublin Site Development Review Standard Conditions.
PL, B
Standard Public Works Conditions of Approval. Developer shall comply with
all applicable City of Dublin Standard Public Works Conditions of Approval
dated February 10, 2004 unless specifically modified by these Conditions of
Approval.
PW
Term. Approval of the Site Development Review shall be valid for one year
from effective date of permit approval. If construction has not commenced by
that time, this approval shall be null and void. The approval period for Site
Development Review may be extended six (6) additional months by the Director
of Community Development upon determination that the Conditions of Approval
remain adequate to assure that the above stated findings of approval will continue
to be met. (Applicant/Developer must submit a written request for the extension
expiration date of the Site Development Review.)
PL
Building Codes and Ordinances. All project construction shall conform to all
codes and ordinances in effect at the time of the building permit.
Construction drawings: Construction plans shall be fully dimensioned
(including building elevations) 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.
B
PL, B, PW
Issuance of
building permits
On-going
Improvement
Plans through
completion
On-going
Through
completion
Issuance of
Building Permits
Building Permits. To apply for building permits, Applicant/Developer shall
submit eight (8) sets of construction plans to the Building Division for plan check.
Each set of plans shah 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/Developer will
be responsible for obtaining the approvals of all participation non-City agencies
prior to the issuance of building permits.
B
Issuance of
Building Permits
Engineer Observation. The Engineer of record shall be retained to provide 8
observation services for all components of the lateral and vertical design of the
building, including nailing, holddowns, straps, shear, roof diaphragm and
structural frame of building. A written report shall be submitted to the City
Inspector prior to scheduling the final frame inspection.
Phased Occupancy Plan. If occupancy is requested to occur in phases, then all 8, eL
physical improvements within each phase shall be required to be completed 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 Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of Community Development
and Public Works for review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased Occupancy Plan.
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 form remaining additional construction activity. Subject
to approval of the Director of Community Development, the completion of
landscaping may be deferred due to inclement weather with the posting of a bond
fro the value of the deferred landscaping and associated improvements.
Permits for Accessory items. City of Dublin Building Permits shall be obtained 8, eL
prior to installation of all accessory buildings, signage, and play structures, Mail
Kiosks, etcetera. Access to the Play Structure shall meet the disabled accessible
requirements. All electrical, and plumbing to exterior lights and fountains shall
have Building Division permits.
Air Conditioning Units - Air conditioning units and ventilation ducts shall be 8, PL
screened from public view 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. The Building Official and Director of
Community Development shall approve location and screening materials prior to
installation.
Temporary Fencing. Temporary Construction fencing shall be installed along
~erimeter of all work under construction.
B, P, PW
Through
construction and
prior to final frame
inspection
Prior to occupancy
of each affected
unit
Prior to
installation of
improvements
Occupancy of Unit
Through
Completion
Occupancy of Unit
Automatic Garage Door Openers - Automatic garage door openers shall be
provided for all dwelling units and shall be of a roll,up type. Garage doors shall
not intrude into the private access easements.
B, PL
Addressing.
a) Provide a site plan with the City of Dublin's address grid overlaid on the
plans (1 to 30 scale). Highlight all exterior door openings on plans (front,
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) Town homes / Condos are required to have address ranges posted on
street side of the buildings. (Occupancy of any Unit).
e) Address signage shall be provided as per the Dublin Residential Security
Code. (Occupancy of any Unit).
f) Provide a site plan with the approved addresses in 1 to 400 scale prior to
PL
Issuance of
Building Permits
and through
compl~ion
approval or release of the project addresses. (Prior to permitting).
Exterior address numbers shall be backlight and be posted in such a way
that they may be seen from the street. (Prior to permit issuance, and
through completion)
Retaining walls. All retaining walls over 30 inches in height and in a walkway
shall be provided with guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain permits and inspections
from Building Division.
B, PW
Issuance of
Building Permits
Green Building Guidelines. To the extent practical, the applicant shall
incorporate Green Building Measures. Green Building plan shall be submitted to
the Building Official for review.
Issuance of
Building Permits
Storage Area and Meter Closets. Storage area and meter closets shall be
provide with 1-hour fire resistive construction designed to the Building Code.
These areas shall be 3rovided with T ~e "X" 5/8 >sum Board.
Issuance of
building permits
Automatic Fire Sprinklers. The applicant/developer shall provide automatic
sprinklers in the residential and commercial buildings. Installation permits are
required from the Fire Department prior to the start of work on the systems.
Buildings with over 100 sprinklers shall have the sprinkler system monitored by a
UL listed central station.
Prior to issuance
of Building
Permits and
installation prior
to occupancy
Fire Alarm systems. The applicant/developer shall provide fire alarm systems in
the buildings as required by the California Building Code.
Prior to issuance
of Building
Permits and
installation prior
Fire apparatus roadways: Fire apparatus roadways must be installed, and fire
hydrants in service, prior to the commencement of vertical framing or
combustible storage placed on site.
hnprovement
plans and prior to
commencement of
vertical framing.
Knox boxes: Knox boxes are required at the entrance to the building and at any F
gates in the Fire Department access roads.
Occupancy of
units
Residential Security. The project shall comply with the City of Dublin
Residential Security Requirements and the Conditions of Approval for the
Vesting Tentative Map 7414.
PO, B
Occupancy of
Units
Projected Timeline. Developer shall submit a projected timeline for project
completion to the Dublin Police Services Department, to allow estimation of
staffing requirements and assignments.
PO
Issuance of
Building Permits
for each Phase
Addressing: Addressing and building numbers shall be visible from approaches
to the buildings. Addressing an building in the commercial portion of the project
shall be visible from the approaches to the building:
· If there are exterior doors on the rear, the business name and address is to be
painted on the door in a contrasting color. The lettering shall comply with the
Building Department Standards.
· Employee exit doors shall be equipped with 180 degree viewers if there is not
a bur ' resistant window panel in the door from which to scan the exterior.
Fencing during construction: The perimeter of the site shall be fenced during
construction, and security lighting and patrols shall be employed as necessary.
Entrances: All entrances to the commercial area parking shall be posed with
appropriate signs per Sec 22658(a) of the California Vehicle Code, to assist in
removin vehicles at the owner's/manager's request.
10
PO, B
Prior to issuance
of building
permits and
through
completion of
Improvements
PO, PL Issuance of
Grading/Sitework
Permit
PO Completion of
improvements
Posting: CC&R's for the residential portion of the project will include posting of
private street areas in accordance with California Vehicle Code Section 22568,
sections 1 and 2. Fire lanes will also be posted in accordance with California
Vehicle Code Section 22500.1. "No Trespassing" signs shall be placed along
pedestrian pathways, open space areas and the "tot lot" to indicated private use
areas.
Prior to occupancy
of units
Lighting: The applicant shall submit a final lighting plan for approval by the
Dublin Police Department. Lighting fixtures shall be of a vandal resistant type.
Issuance of
building permits
Graffiti: The applicant shall keep the site clear of graffiti vandalism on a regular
and continuous basis at all times. Graffiti resistant materials should be used
On-going
Security Program: The applicant shall work with the Dublin Police on an
ongoing basis to establish and effective theft prevention and security program.
Prior to
occupancy/on-
Self-policing: Primary living areas and windows of individual units should be
focused for observation of common use areas; adjacent units, recreation areas, and
child play areas to for and a sense of community.
Parking. Applicant/Developer shall provide parking in compliance with the PD
Stage 2 Development Plan (PUD Sheet 5)
Recreational Vehicle Parking. Recreation vehicle (as defined in the Dublin
Zoning Ordinance) parking shall be prohibited on public streets and along the
main private street of the project. Signs shall be posted to that effect.
Final Landscape and Irrigation Plans: A Final Landscape and Irrigation Plan
prepared and stamped by a State licensed landscape architect or registered
engineer, generally consistent with the preliminary landscape plan prepared by
The Guzzardo Partnership, dated March 10, 2004, except as modified by
Conditions of Approval below, along with a cost estimate of the work and
materials proposed, shall be submitted for review and approval by the Community
Development Director. Landscape & irrigation plans shall be at a scale not less
than 1"=20'. Key areas such as major intersections and plazas shall be at a scale
not less than 1" =10'.
Final Landscape Plan Review: The final plant palette varieties shall be subject
to review and approval of the Director of Community Development and reviewed
by the City's Landscape Architect to determine compatibility with reclaimed
water use, where appropriate. An irrigation plan shall be submitted with Final
Landscape Plans indicating that the system is designed for reclaimed water, where
DSRSD.
PL, PW
PL, PW
PL, PW
PL
Issuance of
Building permits
Completion of
Improvements
Acceptance of
Improvements by
City Council
Approval of
Improvement
Plans;
Landscaping to be
Constructed Prior
to Acceptance of
Improvements or
Occupancy of
First Unit in
affected Phase
Issuance of
Building Permits
Landscaping (project frontage): Applicant/Developer shall construct all
landscaping within the site and along the project frontage from the face of curb to
the site right-of-way to the design and specifications of the City of Dublin, and to
the satisfaction of the City Engineer, Director of Community Development and
City's Consulting Landscape Architect. Street trees that are required to be
removed for undergrounding of utilities shall be replaced by the applicant with
minimum 24 - inch trees as approved by the City Landscape Architect.
PL, PW
Approval of
Improvement
Plans
Landscaping (yards/common areas): All front yards and common areas shall be
landscaped by the Applicant/Developer prior to occupancy of the adjacent homes.
PL
Prior to
Occupancy of first
Unit in affected
Phase
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Entry Pilaster: Entry pilasters shall be designed to reflect the building
architecture and to be in scale with the pedestrian environment.
PL, PW
Approval of
Landscape
Plans/Construction
prior to occupancy
of first unit
Landscaping at Street/Drive Aisle Intersections: Landscaping shall not
obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees,
landscaping at drive aisle intersections shall not be taller than 30 inches above the
curb. Landscaping shall be kept at a minimum height and fullness giving patrol
officers and the general public surveillance capabilities of the area.
PL, PW
Approval of
Landscape Plans
Parking Area Tree Wells: Tree wells shall be centered on parking stripes
wherever possible. Tree wells placed in front of parking spaces shall provide a
minimum 3' clearance to the tree trunk. Tree wells shall be fitted with
ornamental cast iron tree grates. Tree grates must have narrow openings to met
handicap standards and meet the approval of the City Engineer.
PL, PW
Approval of
Landacape Plans
Landscape Screening of Parking: Landscaping shall screen parking with
berming or combination ofberming and landscaping to achieve an immediate 2-3
foot tall screen from the finish grade of the parking stalls as viewed from the
adjacent major road.
PL, PW
Approval of
Landscape Plan;
Corner Public Art Plaza/Landscaping. The comer public art plaza
feature/landscaping at the intersection of San Ramon Road and Alcosta
Boulevard shall be landscaped, paved and include the features (i.e., public art,
seatwall, bench, etc.) as generally shown on Sheet L-6 of the project plans dated
March 2004. The location/siting of the public art plaza shall be subject to
approval by the City Engineer to ensure that it meets site distance requirements
and that it does not conflict with utilities. The public art and landscaping features
shall be subject to the review and approval by the Community Development
Director and shall be included as part of the Final Landscape and Irrigation Plan
sub~rfittal. Responsibility for maintenance of the improvements associated with
the public art plaza and landscaping shall be that of the Applicant/Developer.
Since the Applicant will maintain these features which are partly within the public
right-of-way, the Applicant shall enter into an "Agreement for Long Term
Encroachments" with the City that regulates this type of encroachment.
of Walls and Trash Enclosures: The Applicant/Developer shall
screen all walls and the sides of walls surrounding trash enclosures. The use of
vines is encouraged
Air Conditioning Units: All Air Conditioning units shall be screened from view
with either walls or plant material to the satisfaction of the Community
Development Director and City's Consulting Landscape Architect.
Utility Screening: All above grade utilities shall be screened from view with
either walls or plant material to the satisfaction of the Community Development
Director and City's Consulting Landscape Architect.
PL, PW
Approval of
Landscape Plan
Approval of
Landscape Plans;
PL, PW
Prior to Approval
of Landscape
Plans;
PL, PW
Approval of
Landscape Plans;
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46 Wrought Iron Fencing, 6' High: Construct the wrought iron fencing from Pr, PW Approval of
Improvement
building 9 to building 10 along San Ramon Valley Blvd. Construct fencing from Plans;
buildings 7 to 8. Construct fencing from building 6 to the sound wall providing a Landscaping to be
3' wide maintenance gate for Alameda County Zone 7 access. Constructed Prior
to Acceptance of
Improvements or
Occupancy of
First Unit in
affected Phase
47. Wrought Iron Fencing, 4' High: Construct fencing from the 6' high fencing at PL, Pw Approval of
Improvement
building 8 to the 6' high fencing at building 9. Construct fencing from the 6' high Plans;
fencing at building 10 to the front of building 10. Landscaping to be
Constructed Prior
to Acceptance of
Improvements or
Occupancy of Ist
Unit in affected
Phase
48. Water Efficient Landscaping Ordinance: The Applicant/Developer shall Pt~, PW Approval of
submit written documentation to the Public Works Department (in the form of a Landscape plans
Landscape Documentation Package and other required documents) that the
development conforms to the City's Water Efficient Landscaping Ordinance.
49. Fire-resistant or drought tolerant plant varieties. Fire-resistant or drought PI, F Approval of
Landscape Plan/
tolerant plant varieties shall be provided in the plant palette to the maximum Installation prior
extent possible, to issuance of
Building Permits
50 Lighting: The Applicant/Developer shall prepare a lighting iso chart to the PL, PO, PW Approval to
occupancy of first
satisfaction of the Director of Public Works, Director of Community unit;
Development, the City's Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be provided within the parking lot and on the
building, and shall be ora design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic. Lighting used after
daylight hours shall be adequate to provide for security needs (1.5 foot candles).
51. Health, Design and Safety Standards. Prior to final approval allowing PW, PL Occupancy of Unit
occupancy of any new home, the physical condition of the subdivision and the lot
where the home is located shall meet minimum health, design, and safety
standards including, but not limited to the following:
a. The streets providing access to the home shall be complete to allow for PL Occupancy of Unit
safe traffic movements to and from the home.
b. All traffic striping and control signing on streets providing access to the PW Occupancy of Unit
home shall be in place.
c. All street name signs on streets providing access to the homes shall be in PL Occupancy of Unit
place.
d. All streetlights on streets providing access to the homes shall be energized PW Occupancy of Unit
and functioning.
e. All repairs to the street, curb, gutter, and sidewalk that may create a hazard PW Occupancy of Unit
shall be required or any non-hazardous repairs shall be complete and
bonded for.
f. Town homes shall have the dwelling address posted and backlit at or near ~, F, PL Occupancy of Unit
the front door and the garage vehicle door.
g. The lot shall be finish graded, and final grading inspection shall have been u Occupancy of Unit
approved by the Building Department.
h. All sewer clean-outs, water meter boxes, and other utility boxes shall be PW Occupancy of Unit
set to grade to the approval of the Director of Public Works.
13
i. The homes shall have received all necessary inspections and have final B Occupancy of Unit
approval by the Building Department to allow occupancy.
j. All fire hydrants in streets providing access to the homes shall be operable F Occupancy of Unit
to City and ACFD standards.
k. All streets providing access to the homes shall be improved to an adequate Pw, F Occupancy of Unit
width and manner to allow for fire engine circulation to the approval of the
Director of Public Works and ACFD.
1. All mailbox units shall be at the back of the curb/sidewalk as appropriate. PL Occupancy of Unit
The developer shall submit a mailbox design and location plan to indicate
where mailboxes and associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria. Architectural
enhancements should be provided to community mailboxes where visible
from the project streets.
m. Exterior lighting shall be provided for dwelling entrances and shall be of a Pt~, Po Occupancy of Unit
desi and lacement so as not to cause lare onto ad'oinin~ properties.
52. Architectural drawings: Residential Units and the commercial building shall Pt~ Issuance of
comply with the architectural drawings submitted by The Dahlin Group (March Building Permits
2004). Final colors shall be reviewed by the City's Architect and approved by the
Community Development Director, and shall generally conform to the colors and
materials approved for the Ramon Village Plaza project PA 02-063, on file in the
City of Dublin Department of Community Development.
53. Porches/decks: Porches or decks exposed to a CNEL of 65 or greater dBA as Pt~ Issuance of
identified in the Noise Study by Rosen, Goldberg and Der dated January 20, 2004 Building Permits
shall be designed to be partially or fully enclosed to help mitigate this potential
impact. Final designs of the residential are subject to review and approval by the
Community Development Director. Final approval shall require a written
statement by a licensed acoustical consultant confirming that the units as designed
have achieved the City's interior living and exterior recreation noise goals. The
elimination of porches or decks shall be considered a maj or amendment of this
permit and shall require approval by the Planning Commission and City Council.
54. Glare/Reflective Finishes - The use of reflective finishes on building exteriors is PL Issuance of
prohibited. In order to control the effects of glare within this subdivision, Building Permits
reflective glass shall not be used on all east-facing windows.
55. Affordable Housing Agreement. An Affordable Housing Agreement shall be PL Final Map and
prior to occupancy
entered into by the Developer and the City of Dublin as required by Section 8.68 of units in affected
of the Dublin Munici ~al Code. phase.
56. Action Programs/Mitigation Measures. Applicant/Developer shall comply with p~ Approval of
Improvement
all applicable action programs and mitigation measures of the Mitigated Negative Plans through
~ ~ Plan forP5 0?063. ___._ completion
57. The applicant/developer shall submit a master sign program for the commercial pi Prior to
installation of
and residential components of the project. The sign program shall conform to the building
City of Dublin Sign Ordinance in effect at the time of the application. The master permit/installation
sign program be shall be subject to review and approval of the Director of of signs.
Community Development and reviewed by the City's Contract Architect to
determine compatibility of design with the buildings.
14
58. Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid ^~)M On-going
waste management and recycling requirements.
59. Refuse Collection. The refuse collection service provider shall provide a letter Occupancy of first
building.
confirming that adequate space is provided to accommodated collection and Provisions for
sorting ofpetrucible solid waste as well as source-separated recyclable materials collection to be
generated by the residents within the project, shown on plans.
60. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of PW, PL Various times, but
no later than
building permit issuance, including, but not limited to, Planning fees, Building Issuance of
fees, Dublin San Rarnon Services District fees, Public Facilities fees, Dublin Building Permits
Unified School District School Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing
In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as noted in the
Development Agreement. Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and assessment of the fair share of
the new or revised fees.
61. Parkland Dedication - The developer shall be required to pay a Public Facilities PL Issuance of
Fee in the amounts and at the times set forth in the City of Dublin Resolution No. Building permit
60-99, adopted by the City Council on April 6, 1999, or in the amounts and at the
times set forth in any resolution revising the amount of the Public Facilities Fee,
as implemented by the Administrative Guidelines adopted by Resolution 195-99.
No credit against the dedication requirement shall be given for open space within
this project.
62. School Mitigation Agreement. The Developer shall enter into a School m. Building Permits
for each affected
Mitigation Agreement with the Dublin Unified School District. Phase
63. Compliance With Requirements. Applicant/Developer shall comply with all r, PW, PO, Approval of
Zone 7, Improvement
applicable requirements of the Alameda County Fire Department, Public Works r)s[t, PL Plans
Department, Dublin Police Service, Alameda County Flood Control District Zone
7, and Dublin San Ramon Services District.
PASSED, APPROVED AND ADOPTED this 13th day of April, 2004.
AYES:
Cm. Fasulkey, Nassar, Jennings, King, and Machtmes
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Mana~r
g:\pa02-063\Reso VTMSDR
15