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HomeMy WebLinkAboutReso 24-02 SDR Permit and VTTM Dublin Centre ProjectReso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 1 of 43 RESOLUTION NO. 24-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE TRACT MAPS FOR THE DUBLIN CENTRE PROJECT PLPA-2023-00029 (APNS 985-0051-006, 985-0052-024, AND 985-0052-025) WHEREAS, the Applicant, Landsea Homes, is proposing to develop the Dublin Centre project, which includes development of 500 residential units and approximately 30,000 square feet of retail commercial development on the 54 acres of the SCS Property. Requested approvals include a Site Development Review Permit and Vesting Tentative Tract Maps 8449, 8452, 8677 and 8683. Centre WHEREAS, the Project site includes the development of approximately 54 acres generally bounded by Tassajara Road, Gleason Drive, Brannigan Street and Dublin Boulevard (APNs, 985- 0051-006, 985-0052-024, and 985-0052-025), and off-site improvements south of Dublin Boulevard adjacent to APNs 985-0051-004 and 985-0051-005; and WHEREAS, on February 15, 2022, the City Council approved the Preferred Plan for the SCS Property, which stemmed from an extensive City-led Community Outreach process to engage the community on appropriate land uses for the property; and WHEREAS, on November 15, 2022, the City Council approved the SCS Dublin project, which was the first step in implementing the Preferred Plan and included certification of a Final Environmental Impact Report, General Plan and Eastern Dublin Specific Plan Amendments, a Planned Development Rezone with Stage 1 and Stage 2 Development Plans, and a Development Agreement; and WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use designations for the project site are General Commercial, Medium-Density Residential, Medium/High-Density Residential, Public/Park Recreation and Public/Semi-Public; and WHEREAS, the Project site is located within Planned Development Ordinance No. 14-22, which allows for up to 500 market rate residential units, up to 100 affordable units, and up to 265,000 square feet of commercial development; and WHEREAS, the Project site is located within the Dublin Town Center Priority Development Area (PDA), which includes a mix of housing types including single-family detached, townhomes, as well as commercial buildings and shophouses. The Town Center PDA is envisioned as a walkable area with locally serving businesses within walking distance or a short ride from residential neighborhoods, conveniently served by transit; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 2 of 43 WHEREAS, on November 15, 2022, the City Council certified the Final Environmental Impact Report (EIR) for the SCS Dublin Project, which included up to 550 market rate residential units, up to 100 affordable units, up to 265,000 square feet of retail commercial development and related infrastructure and landscape improvements. Upon approval of the SCS Dublin Project, the City Council adopted a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations (Resolution No. 135-22); and WHEREAS, based on the Project record as a whole, the proposed project is within the scope of the project covered by the SCS Dublin Project EIR. The circumstances under which the Project is to be undertaken have not substantially changed since the SCS Dublin Project EIR was prepared and will not substantially change with the approval of the Project. Approval of the project will not create any site specific operations giving rise to environmental effects different from those examined by the EIR or requiring the preparation of an Initial Study. Consequently, pursuant to CEQA Guidelines Section 15162, the Project impacts are covered by the SCS Dublin Project EIR and no further environmental review is required for this project; and WHEREAS, on December 12, 2023, the Planning Commission held a study session on the proposed project, received presentations by Staff and the Applicant, and provided feedback on the project; and WHEREAS, a Staff Report, dated February 13, 2024, and incorporated herein by reference, described and analyzed the Project, including the Site Development Review Permit and Vesting Tentative Tract Maps; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on February 13, 2024, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered all above-referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding the Site Development Review Permit: A.The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: 1) the Project provides an orderly, attractive and harmonious development compatible with surrounding properties and neighborhoods. The development gives thoughtful consideration to building locations, uses, architectural and landscape design and theme, vehicular and pedestrian access and on-site circulation, parking and traffic impact; 2) the Project is utilizing traditional building forms with contemporary, high-quality materials and finishes in compliance with the design guidelines of the Eastern Dublin Specific Plan and Community Design and Sustainability Element of the General Plan; 3) the Project will conform to the density, design, and allowable uses as stated in the Stage 2 Development Plan; 4) the Project includes streetscape Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 3 of 43 enhancements to complement those already in place which completes the street infrastructure network for the area as well as bicycle and pedestrian infrastructure; and 5) the Project is consistent with the General Plan and Eastern Dublin Specific Plan. B.The proposal is consistent with the provisions of Title 8, Zoning Ordinance and for new multifamily residential development only, the proposal is either consistent with all of the Citywide Multifamily Objective Design Standards adopted pursuant to Section 8.36.020(B); alternatively, if the proposal deviates from one or more objective design standards, then the proposal is consistent with the purpose and intent of the applicable standard. because: 1) the architecture and landscape design for the Project provides a mix of residential and commercial uses; 2) the Project provides a pedestrian scale with connecting the residential and commercial uses such as retail and restaurants; 3) the overall design of the Project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan and the proposed layout of buildings, landscaping and parking are well-suited to the uses; 4) the overall Project is consistent with the total development potential for the site as stated in the Stage 1 and Stage 2 Development Plan; 5) the proposed Project meets the intent of the Dublin General Plan which discourages Projects that do not relate well to the surrounding developments and the proposed Project is compatible with the surrounding neighborhood that includes residential and commercial uses; and 6) for the multi-family residential portions of the project, the project either fully complies with the MFODS or complies with the intent of the MFODS. C.The design of the Project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the Project is proposed because: 1) the architecture and landscape design for the Project provides an appropriate pedestrian scale and the landscaping and parking areas are well- suited to the uses; 2) the overall design of the Project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed development is compatible with the General Plan land use designations which allow for a mix of residential and commercial retail uses; and 4) the proposed Project meets the intent of the Dublin General Plan which discourages Projects that do not relate well to the surrounding developments and the proposed Project is compatible with the surrounding neighborhood that includes office, residential, and commercial uses. D.The subject site is suitable for the type and intensity of the approved development because: 1) the Project will provide additional housing in a mix of types as well as commercial uses that will be a benefit to the Dublin community and is within the density requirements of the Planned Development Zoning District, the General Plan, and the Eastern Dublin Specific Plan; 2) the Project provides for its own infrastructure and required services and is designed to include sufficient vehicular and pedestrian access, with parking to support the uses; and 3) the proposed density of the site is consistent with the General Plan and Eastern Dublin Specific Plan. E.Impacts to existing slopes and topographic features are addressed because : 1) the Project site is relatively flat with a slight sloping from the north to the south; 2) the roadway and utility infrastructure to serve the site already exists and the Project will complete the frontage improvements on all street frontages; and 3) future approval of grading and improvement plans will enable the site to be modified to suit the Project, which will be developed for the site in accordance with City policies and regulations. F.Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 4 of 43 building materials and colors and similar elements result in a Project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the architectural style and materials will be consistent and compatible with the contemporary architectural style, colors, and materials being utilized on other residential and commercial Projects in the City; 2) the Project is utilizing traditional building forms with contemporary, high-quality materials and finishes in compliance with the design guidelines of the Eastern Dublin Specific Plan; 3) the size and scale of the development will be similar to other buildings in the Project vicinity; and 4) unsightly uses (e.g., loading docks, parking lots) will be screened with appropriate materials that are architecturally compatible with the design of the buildings. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the Project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) the Preliminary Landscape Plan for the Project site emphasizes the creation of a comfortable pedestrian environment that will include a variety of outdoor amenities for residents and visitors; 2) a network of parks, paseos and sidewalks is proposed throughout the Project site including a two-acre public park centrally located; 3) landscaping will be provided throughout the parking areas, along the street and rear of the Project buildings; and 4) the Project perimeter and interior landscaping is consistent with other residential and commercial development in the vicinity and conforms to the r H.The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) all infrastructure including driveways, pathways, sidewalks, and street lighting have been reviewed for conformance with City policies, regulations, and best practices and have been designed with multi-modal travel in mind; 2) the Project includes a multi- use path through the public park connecting the residential and commercial uses on the north and for an efficient flow of vehicles to and from major arterials and the I-580 freeway; and 4) development of this Project will conform to the major public improvements already installed allowing patrons the safe and efficient use of these facilities. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission City of Dublin does hereby make the following findings and determinations regarding the proposed Vesting Tentative Tract Maps 8449, 8452, 8677 and 8683 for the Dublin Centre project: A. The proposed subdivision map together with the provisions for its design and improvement is consistent with the general plan and any applicable specific plan because: 1) proposed Vesting Tentative Tract Maps 8449, 8452, 8677 and 8683 together with the provisions for their design and improvements comply with the development standards of the Eastern Dublin Specific Plan and Stage 2 Development Plan. B. The subdivision site is physically suitable for the type and proposed density of development because: 1) the Project site is physically suitable for the type and proposed density of development is consistent with the General Commercial, Medium-Density Residential, Medium/High-Density Residential, Public/Park Recreation and Public/Semi-Public land use designations of the General Plan, Eastern Dublin Specific Plan and Stage 2 Development Plan; 2) the proposed development is consistent with the scale of other developments in the immediate vicinity; and 3) the Project site is located on 54 acres of relatively flat topography, and so therefore is physically suitable for the type and density of development that is proposed. Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 5 of 43 C.The tentative tract map is consistent with the intent of applicable subdivision design or applicable specific plan because: 1) the proposed Vesting Tentative Tract Maps create parcels for residential and commercial uses consistent with the development densities of the General Plan, Eastern Dublin Specific Plan and Stage 2 Development Plan D.The subdivision design and proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because: 1) the proposed Vesting Tentative Tract Maps are for the development of an relatively flat and vacant property which has been disturbed through vegetation management for years; 2) the City certified an Environmental Impact Report (Resolution No. 135-22) which mitigated any potential impacts and, therefore, the proposed subdivision will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. E.The design of the subdivision or type of improvements will not cause serious public health concerns because: 1) the design of the subdivision or type of improvements will not cause serious public health concerns as it has been conditioned to comply with all building codes and ordinances in effect at the time of permit issuance; 2) in addition, the City conducted a review to evaluate the and 3) the City certified an Environmental Impact Report (Resolution No. 135- 22) which mitigated any potential impacts to public. F. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or alternate easements are provided pursuant to Government Code Section 66474(g) because: 1) the City Engineer has reviewed the Vesting Tentative Tract Maps and title report and has determined that the future proposed buildings will not conflict with existing or new easements nor with future property lines. G. any applicable specific plan because: 1) the proposed Vesting Tentative Maps together with the provisions for their design and improvements comply with the development standards of the General Plan, Eastern Dublin Specific Plan and Stage 2 Development Plan. H.The subdivision is designed to provide for future passive or natural heating or cooling opportunities because: 1) the Project would be constructed in accordance with the latest building code and green building regulations/ CalGreen; 2) the Project includes green common spaces through a network of plazas, parks and paseos that are designed with landscaping to reduce urban heat island effects; and 3) landscaping will be provided throughout the surface parking lot providing natural shading. I.The tentative tract map, including design and improvement, shall comply with all the applicable provisions and requirements of the zoning ordinance, the latest municipal stormwater permit issued to the city by the Regional Water Quality Control Board, this title, any other ordinance of the city, and the Subdivision Map Act because: 1) the Project is compliant with the California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit; 2) the Project would include bioretention areas and stormwater treatment vaults to ensure consistency with regional C.3 stormwater treatment; and 3) the Project would include Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 6 of 43 full trash capture devices to ensure consistency with regional C.10 stormwater treatment requirements. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby approves the Site Development Review Permit and Vesting Tentative Tract Maps 8449, 8452, 8677 and 8683 for the Dublin Centre Project, subject to the conditions included below, and in accordance with the Project Plans, incorporated herein by reference and attached as Exhibits A and B to this Resolution. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ESD] Environmental Services Division; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. # CONDITION TEXT RESPON. AGENCY Prior to: General Conditions 1. Approval. This approval is for the Dublin Centre Project (PLPA-2023-00029). This approval shall be as generally depicted and indicated on the Site Development Review Permit Plans dated February 5, 2024, attached as Exhibit A and Vesting Tentative Tract Maps 8449, 8452, 8677 and 8683 prepared Ruggeri Jensen Azar, dated January 9, 2024, attached as Exhibit B and other plans, text, and diagrams relating to this Project, and as specified as the following Conditions of Approval for this project. PL On-going 2. Effective Date. This approval becomes effective 10 days after action by the Planning Commission unless otherwise appealed to the City Council. PL On-going 3. Permit Expiration. The Site Development Review Permit and Vesting Tentative Maps term shall coincide with the Term of Project Approvals defined in the Development Agreement. PW Defer to the DA 4. Compliance. Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision and Zoning Ordinances, City of Dublin Title 7 Public Works Ordinance, which includes the Grading Ordinance, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Applicant/Developer and to Applicant/Developer, in constructing such improvements, Various Final Map Approval, Grading Permit or Building Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 7 of 43 shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 5. Revocation of Permit. The Site Development Review Permit approval shall be revocable for cause in accordance with Dublin Municipal Code (DMC) Section 8.96.020.I. Any violation of the terms or conditions of this permit shall be subject to citation. PL On-going 6. Fees. Applicant/Developer shall pay all applicable fees and receive all applicable fee credits in effect at the time of Final Map approval, Grading Permit issuance and Building Permit issuance, including, but not limited to: Planning fees; Building fees; Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees; Public Facilities fees; Dublin Unified School District Impact fees, Fire Facilities Impact fees, Alameda County Flood Control and Water Conservation District (Zone 7) fees, and any other fee or credit that may be adopted and applicable, as provided by the Development Agreement or as otherwise provided by State Law as determined by the City Attorney. The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF) credits for public improvements constructed on Tassajara Road, Dublin Boulevard, Central Parkway and Gleason Drive as well as certain improvements to Branigan associated with intersection improvements. The amount of credit shall be consistent with the improvements constructed, not to exceed the amount set forth in the EDTIF. Various Final Map Approval, Grading Permit or Building Permit Issuance 7. Zone 7 Impervious Surface Fees. Applicant/Developer review by the Public Works Department. Fees generated by this application will be due at issuance of Building Permit. PW Encroachment Permit, Final Map or Building Permit Issuance 8. 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 advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law: provided, indemnify, and hold harmless shall be submitted to the cooperation in the defense of such actions or proceedings. ADM On-going 9. Clarifications and Changes to the Conditions. In the event that there needs to be clarification to these Conditions of Approval, the City Engineer and Community Development Director have the authority to clarify the intent of these Conditions of Approval to the Applicant/Developer without going to a public hearing. PL, PW On-going Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 8 of 43 The City Engineer and Community Development Director also have 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. Planning Project Specific Conditions 10. Mitigation Monitoring Program. Applicant/ Developer shall comply with SCS Dublin Environmental Impact Report (EIR) certified by City Council Resolution No. 135- 22, including all mitigation measures, action programs, and implementation measures contained therein. PL, PW Approval of Improvement Plans and On- going 11. P Public Art. Applicant/Developer is intending to acquire and install public art on the Project site in accordance with DMC Chapter 8.58. The value of the public art component is required to equal or exceed 0.5 percent of the building valuation (exclusive of land) for the Project. The total Public Art valuation is $1,025,178. All public art installations are subject to approval of the City Council upon recommendation by the Heritage and Cultural Arts Commission. PL, PCS Defer to Public Art Improvement Agreement 12. Commercial Retail Shade Structures. The design of the shade structures attached to or immediately adjacent to the retail buildings in the Town Square shall be constructed of solid materials (e.g., metal, wood, etc.) and shall be anchored to the ground (excluding shade accessories associated with outdoor furniture). The design shall be consistent with the architecture, color and materials of the retail space. PL Building Permit Issuance 13. Community Building. The design and layout of the community building is not part of this approval. The final design is subject to review by the City Council, Parks and Community Services Commission and Planning Commission. PL Construction of Community Building 14. Central Parkway Landscape. The privately owned and maintained landscape area on the north and south sides of Central Parkway, west of the Grand Paseo to Tassajara Road, shall be landscaped in a manner to effectively connect the Grand Paseo along Central Parkway. PL Approval of Improvement Plans 15. Town Square Specimen Tree. As shown on the project plans, the final design of the Town Square shall be anchored by a specimen tree as a point of focus in a landscape. PL Approval of Landscape Plans 16. Brannigan Street Sidewalk. The sidewalk along the project frontage at Brannigan Street shall be eight feet wide. Any trees or other plantings shall not overhang the sidewalk at a height of less than eight feet at maturity. PL, PW Approval of Improvement Plans and On- going 17. Mailboxes. Location shall be subject to USPS review and approval. Clustered mailboxes shall utilize the same colors and/or materials to the main buildings on the site. PL Approval of Improvement Plans 18. On-Street Parking Spaces (Public and Private Streets): Counted for Guest Parking. Parking spaces on both the public and private streets throughout the Project area have been counted to satisfy the guest PL, PW On-going Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 9 of 43 parking requirement. However, none of the parking spaces on public streets shall be assigned or reserved for use by residents or guests only. These spaces shall remain open to public use and shall have no restrictions other than the time limits imposed by the City of Dublin. None of the parking spaces on private streets s hall be assigned or reserved to a specific unit or person and shall be open to use by any guest to the Project area. 19. Waste Enclosure Screening. All waste enclosures shall be screened in compliance with the Dublin Municipal Code. In addition, trash enclosures adjacent to the public right-of-way shall employ additional screening by way of an additional row of tall shrubs or similar planting. PL Approval of Improvement Plans 20. Bike Racks. At least one long-term bicycle storage space is required for each unit and may be located within a designated space within the unit. This may be satisfied by providing for a wall hung bike rack in every garage. PL Building Permit Issuance 21. Pedestrian Crossings. Pedestrian crossings shall be a minimum of one foot wider than connecting walkways across the length of the intersecting primary and side streets. PL Approval of Improvement Plans 22. Garage Doors. Garage doors shall be recessed into the garage wall with a minimum of four inches provided between the face of the garage door and the adjacent primary wall plane to accentuate shadow patterns and relief. PL Building Permit Issuance 23. Open Space Areas. Private open space areas shall be planted and irrigated to create landscape that is attractive, conserves water, and requires minimal maintenance. PL Approval of Improvement Plans 24. Walls, Fences and Mailboxes. Walls and fences installed within the neighborhoods shall be in accordance with this approval. Final details of the walls and fences shall be reviewed and approved by the Planning Division through Improvement Plans and/or Master Building Plan Checks. Mailbox locations shall be integrated wit hin the landscape and shall comply with USPS requirements. PL Issuance of Sitework Permits or Approval of Final Landscape Plans, whichever comes first 25. Equipment Screening. All electrical equipment, fire risers, and/or mechanical equipment shall be screened from public view by landscaping and/or architectural features. Any roof-mounted equipment shall be completely screen from adjacent public street view by materials architecturally compatible with the building to the satisfaction of the Community Development Director. The building permit plans shall show the location of all equipment and screening for review and approval by the Community Development Director. PL Building Permit Issuance and Through Completion/ On-going 26. Outdoor Dining/Seating Areas for Commercial Uses. Outdoor dining/seating areas may be permitted through a Site Development Review Waiver. Outdoor dining/seating areas (including furniture and barriers/enclosures) shall be suitable for all-weather conditions and made of high- quality, durable materials and maintained in good condition at all times by the owners/operators of the PL On-going Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 10 of 43 associated restaurant or the commercial property management. Logos, or the name of the restaurant, may be printed on the umbrella canvas, but logos for products sold are prohibited. 27. Master Sign Program. A Master Sign Program is required for all project-related signage including, but not limited to, wall signs, monument signs, community identification signage, directional signage, parking signage, retail tenant signage (including shophouses), and other signage deemed necessary by the City. The wall and monument signs shown in the Project Plans are for illustrative purposes only and the full details of the sign sizes, materials, and construction shall be shown in the Master Sign Program package. PL Installation of any Project-Related Signage 28. Construction Trailer. Applicant/Developer shall obtain a Temporary Use Permit prior to the establishment of any construction trailer, storage shed, or container units on the project site. PL Establishment of Temporary Use Building and Safety Division Residential Projects 29. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. B Through Completion 30. 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 plans and details shall be consistent with each other. B Issuance of Building Permits 31. Building Permits. To apply for building permits, Applicant/Developer shall submit electronic drawings and specifications for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/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 32. As-Built Drawings. All revisions made to the building the final occupancy. B Occupancy 33. Addressing a) grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. See address application for B Release of Addresses Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 11 of 43 additional information. Application and Plans shall be submitted electronically. b) Provide plan for display of addresses. The Chief Building Official 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. d) Townhomes / Condos are required to have address ranges posted on street side of the buildings. e) Address signage shall be provided as per the Dublin Residential Security Code. f) Exterior address numbers shall be illuminated or backlit and be posted in such a way that they may be seen from the street. g) Driveways servicing more than one (1) individual dwelling unit shall have a minimum of 4-inch-high identification numbers, noting the range of unit numbers placed at the entrance to each driveway at a height between 36 and 42 inches above grade. The light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. Prior to Permitting Prior to Permitting Occupancy of any Unit Occupancy of any Unit Prior to Permit Issuance and Through Completion Prior to Permit Issuance and Through Completion 34. Engineer Observation. The Engineer of Record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, 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. B Prior to Scheduling the Final Frame Inspection 35. No Build Covenant. If the project design uses frontage increase to increase the allowable area, pursuant to DMC Section 7.32.140, the owner shall file with the Building Official a Covenant and Agreement Regarding Maintenance of Yards for an Oversized Building binding such owner, his heirs, and assignees, to set aside the front area used as unobstructed space having no improvements. After execution by the owner and Building Official, such covenant shall be recorded in the Alameda long as an oversized building remains or unless otherwise released by authority of the Chief Building Official. B Prior to Permitting 36. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. B Prior to Permit Issuance 37. Phased Occupancy Plan. If occupancy is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy of any buildings within that phase except for B Prior to Occupancy of any Affected Building Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 12 of 43 items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Director. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 90 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 38. Universal Design Ordinance. As the project is in excess of 20 single-family, duplex, and triplex units, the design per DMC Chapter 7.90. Provide site plan showing all requested exceptions. B Issuance of Building Permits 39. Retaining Walls. All retaining walls over 30 inches in height and adjacent to a walkway shall be provided with guardrails. All retaining walls with a surcharge and all retaining walls without a surcharge over 36 inches in height shall obtain permits and inspections from the Building and Safety Division. B Through Completion 40. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building. Units may only be roof mounted if they are not visible from the public right- of-way and can be maintained and replaced without the use of a crane. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the Planned Development text. B Occupancy of Building/Unit 41. Temporary Fencing. Temporary construction fencing shall be installed along the perimeter of all work under construction. B Through Completion 42. Parking. The required number, design and location of accessible parking stalls shall be as required by the CA Building Code. B Through Completion Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 13 of 43 The design and number of clean air / EV ready stalls shall be as required by the CA Green Building Standards Code. 43. Accessory Structures. Building permits are required for all trash enclosures, play structures, signs and associated amenities/structures and are required to meet the accessibility and building codes. In addition, outdoor sinks shall obtain approval for DSRSD. B Through Completion 44. Emergency Access. Vehicle Gates. Private roads and parking areas or structures controlled by unmanned mechanical parking type gates shall be provided with police emergency access by Opticom LED Emitter and providing the gate access code for distribution to emergency responders. The control box for the code device shall be mounted on a control pedestal consisting of a metal post/pipe, which shall be installed at a height of 36 to 42 inches to the center of the keypad and a minimum of 15 feet (4.6m) from of the road or driveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to drive on the wrong side of the road or driveway, not to require any back-up movements in order to enter / exit the gate. The gates accesses devices shall be designed and installed to allow for entry through the vehicular gate under three different and unique situations: a) The system is in services and under normal operations. b) A power failure has occurred and battery powered convenience open systems are employed. c) A power failure has occurred and the convenience open system has failed (dead or low charged battery). Pedestrian Gates. All lockable pedestrian gates to residential neighborhoods serving six (6) or more dwellings units shall provide for policy emergency access utilizing an approved key switch device or approved Knoxbox, which shall be installed in a manner approved by the Chief Building Official. B Prior to Occupancy and Through Life of Project 45. Recreation Centers. Building permits are required for all recreation centers, swimming pools, spas, and associated amenities, and are required to meet the accessibility and building codes. Pool and deck areas shall be considered conceptual in nature only; items such as exiting and permit requirements shall be reviewed during the permitting process. B Through Completion 46. Options. Selected options that affect the square footage of the dwellings shall be listed on the building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan B Through Completion 47. Wildfire Management. Provide in the master drawing set, a sheet detailing which lots are adjacent to open B Through Completion Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 14 of 43 space and subject to the Wildfire Management provisions of the code. Add a note to the plot plan that for each lot that is subject to wildfire management. 48. Standards for Construction Site Fire Safety. The applicant/developer shall provide a Fire Protection Plan minimum safeguards for new building construction. B Prior to Permitting 49. Construction Trailer. Due to size and nature of the development, the Applicant/Developer, shall provide a construction trailer will all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Chief Building B Prior to Permit Issuance 50. Copies of Approved Plans. Within 30 days of issuance, Applicant shall provide City with one reduced (1/2 size) copy of the City of Dublin stamped approved plan. B 30 Days After Permit and Each Revision Issuance 51. Separate Utility Meters. Each new dwelling unit shall include separate meters. Condition is limited to electrical and gas. If the project is all electric, gas meter is not required. B Prior to Permitting Show on Plans. Install Prior to Occupancy Building and Safety Division Commercial Projects 52. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. B Through Completion 53. 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 Issuance of Building Permits 54. Building Permits. To apply for building permits, Applicant/Developer shall submit electronic drawings for plan check. An annotated copy of the Conditions of Approval shall be included with the submittal. 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 55. As-Built Drawings. All revisions made to the building the final occupancy. B Occupancy Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 15 of 43 56.Addressing a) grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. Application and required plans shall be submitted electronically. b) Address signage shall be provided as per the Dublin Commercial Security Code. c) Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 4 inches in height minimum. B Prior to Release of Addresses Prior to Permitting Prior to Occupancy 57. Engineer Observation. The Engineer of Record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, 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. B Prior to Scheduling the Final Frame Inspection 58. No Build Covenant. If the project design uses frontage increase to increase the allowable area, pursuant to DMC Section 7.32.140, the owner shall file with the Building Official a Covenant and Agreement Regarding Maintenance of Yards for an Oversized Building binding such owner, his heirs, and assignees, to set aside the front area used as unobstructed space having no improvements. After execution by the owner and Building Official, such covenant shall be recorded in the Alameda long as an oversized building remains or unless otherwise released by authority of the Chief Building Official. B Prior to Permitting 59. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. B Prior to Permit Issuance 60. CASp Reports. Applicant/Developer shall submit a written letter to the City Building Inspector prior to scheduling the final inspection. B Prior to Final Inspection 61. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other non- movable materials approved by the Chief Building Official and Director of Community Development. B Occupancy of Building 62. Plumbing Fixture Count. The plumbing fixture count (e.g., water closets, lavatories, urinals, drinking fountains) shall meet the minimum requirements for the use as regulated by the CA Plumbing Code. B Prior to Permitting 63. Solar Zone CA Energy Code. Show the location of the Solar Zone on the site plan. Detail the orientation of the Solar Zone. This condition of approval will be waived if B Through Completion Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 16 of 43 the project meets the exceptions provided in the CA Energy Code. 64. Accessible Parking. The required number design and location of the accessible parking stalls shall be as required by the CA Building Code, Chapter 11-B. B Through Completion 65. Green Parking. The design and number of clean air/ EV ready stalls shall be as required by the CA Green Building Standards Code. B Through Completion 66. Retaining Walls. All retaining walls over 30 inches in height and adjacent to a walkway shall be provided with guardrails. All retaining walls with a surcharge and all retaining walls without a surcharge over 36 inches in height shall obtain permits and inspections from the Building and Safety Division. B Through Completion 67. Accessory Structures. Building permits are required for all trash enclosures, Play Structures, signs and associated amenities/structures and are required to meet the accessibility and building codes. In addition, outdoor sinks shall obtain approval for DSRSD B Through Completion 68. Temporary Fencing. Temporary construction fencing shall be installed along perimeter of all work under construction B Through Completion 69. Construction Trailer. Due to size and nature of the development, Applicant/Developer shall provide a construction trailer will all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the Applicant/Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official B Prior to Permit Issuance 70. Copies of Approved Plans. Applicant shall provide City with one reduced (1/2 size) copy of the City of Dublin stamped approved plan. B 30 Days After Permit and Each Revision Issuance Fire Prevention 71. A four-foot unobstructed path at the public park (Parcel P) in Tract 8449 is required for Fire Department access to Buildings 19 and 20. It will require an easement. F Approval of Improvement Plans 72. Fire Apparatus Access Road. All fire apparatus access road shall be with an approved all-weathered surface and capable of supporting imposed load of 75,000 lbs. F Approval of Improvement Plans 73. Fire Hydrants. Fire hydrant system design and installation shall meet requirements of California Fire Code and Dublin San Ramon Services District. F Approval of Improvement Plans 74. No fire service lines shall pass beneath buildings. F Approval of Improvement Plans Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 17 of 43 75.New Fire Sprinkler System and Monitoring Requirements. In accordance with the Dublin Fire Code, fire sprinklers shall be installed in the building. The systems shall be in accordance with the NFPA 13/13R/13D, the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. a) Sprinkler Plans. (Deferred Submittal Item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. b) All sprinkler system components shall remain in compliance with the applicable NFPA 13/13R/13D Standards, the CA Fire Code and the CA Building Code. c) Fire Protection Equipment shall be identified with approved signs constructed of durable materials, permanently installed and readily visible. d) Underground Plans where required by CA Fire Code. (Deferred Submittal Item). Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All underground and fire water supply system components shall be in compliance with the applicable NFPA 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The system shall be hydrostatically tested and inspected prior to being covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department. e) Central Station Monitoring where required by CA Fire Code. Automatic fire extinguishing systems installed within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. F Building Permit Issuance 76. Fire Alarm System Where Required by CA Fire Code. A Fire Alarm System in conformance with the Dublin Fire Code where required shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes. a) Fire Alarm Plans. (Deferred Submittal Item). Submit detailed drawings of the fire alarm system, including floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire F Occupancy Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 18 of 43 Department for review and permit prior to the audible alarm coverage, circuits shall be initially designed with a minimum 20% spare capacity for adding appliances to accommodate hearing impaired b) Central Station Monitored Account. Automatic fire alarm systems shall be monitored by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be approved by the Fire Department. c) Qualified Personnel. The system shall be installed, inspected, tested, and maintained in accordance with the provisions of NFPA 72. Only qualified and experienced persons shall perform this work. Examples of qualified individuals are those who have been factory trained and certified or are NICET Fire Alarm Certified. d) Inspection and Testing Documentation. Performance testing of all initiating and notification devices in the presence of the Fire Inspector shall occur prior to final of the system. Upon this inspection, proof that the specific account is UL Certificated must be provided to the Fire Inspector. 77. Fire Access During Construction. a) Fire Access. Access roads, turnaround, pullouts, and fire operation areas are fire lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. b) Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. c) Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to construction commencing. d) Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, within a 150-foot distance to Fire Lane shall be maintained. e) Personnel Access. Route width, slope, surface and obstructions must be considered for the approved route to furthermost portion of the exterior wall. f) All-weather access. Fire access is required to be all- weather access. Show on the plans the location of the all-weather access and a description of the construction. Access roads must be designed to support the imposed loads of fire apparatus. F During Construction 78. Addressing. Addressing shall be illuminated or in an illuminated area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers. Building Address. The building shall be provided with all addresses or the assigned address range so as to be F Occupancy of any Building Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 19 of 43 clearly visible from either direction of travel on the street the address references. The address characters shall not be less than five inches in height by one-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. 79. FD Building Key Box. Building Access. A Fire Department Key Box shall be installed at the main entrance to each of the retail and community buildings. Note these locations on the plans. The key box should be installed approximately 5.5 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key shall also be installed in the box. The key box door and necessary keys are to be provided to the fire inspector upon the final inspection. The inspector will then lock the keys into the box. F Occupancy 80. Fire Safety During Construction and Demolition. a) Clearance to combustibles from temporary heating devices shall be maintained. Devices shall be fixed in place and protected from damage, dislodgement or instructions. b) Smoking shall be prohibited except in approved areas. conspicuous location in each structure or location in which smoking is prohibited. c) Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. d) Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. F On-going During Construction and Demolition Dublin San Ramon Services District 81. Regulations that Apply to Development Projects. The regulations that apply to development projects are codified in: the Dublin San Ramon Services District Code (DSRSD) Specifications and Drawings for Design and Installation of from time to time; all applicable DSRSD Master Plans and all DSRSD policies. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the pertinent documents. DSRSD Building Permit Issuance 82. Fees. Planning and review fees, inspection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules and at time of payment as established in the DSRSD Code. Planning and review fees are due after the 1st submittal of plans. Construction Permit and Inspection Fees are due prior to the issuance of a Construction Permit. Capacity Reserve Fees are due before the water meter can be set or the connection to the sewer system. DSRSD Permit Submittal and Construction Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 20 of 43 83.District Review and Acceptance. Prior to issuance of any building permit by the City; or any Building Permit or Construction Permit by the Dublin San Ramon Services District, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans for DSRSD facilities shall contain a signature block for the District Engineer indicating approval of the sanitary sewer and/or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide and water systems, a faithful performance 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. DSRSD Building Permit Issuance or Construction Permit Issuance 84. Easements. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. DSRSD Building Permit Issuance or Construction Permit Issuance 85. Water and Sewer Services Analysis. The Developer will be required to enter into a Planning Services Agreement with DSRSD to conduct a Water and Sewer Services Analysis to adequately size the water and sewer facilities for the project. DSRSD Building Permit Issuance or Construction Permit Issuance 86. Installation in Main Thoroughfares. Where the narrow width of a proposed alley or cul-de-sac is so restrictive that the standard separation requirements for water mains and sewer mains cannot be maintained, the water and sewer mains shall be installed within main thoroughfares, outside of alleyways or cul-de-sacs. Water and sewer mains may not be installed within courtyards. Water meters shall be installed around the outer perimeter of buildings. Installation of water lines from the meter to each unit shall be documented and submitted to the District. DSRSD Building Permit Issuance or Construction Permit Issuance 87. Provide Sufficient Capacity. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. DSRSD Approval of Improvement Plans 88. Submission of Proposed Easements. Prior to approval by the City of a grading permit or a site development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. DSRSD Grading Permit Issuance 89. Locate Facilities in Public Streets. Water and sewer mains shall be located in public streets rather than in off- street locations to the fullest extent possible. If unavoidable, then sewer or water easements must be established over the alignment of each sewer or water main in an off-street or private street location to provide DSRSD Approval of Improvement Plans Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 21 of 43 access for future maintenance and/or replacement. 90.Looped or Interconnect Pipelines. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. DSRSD Approval of Improvement Plans 91. Sewers to Operate by Gravity Flow. Sewers shall be designed to operate by gravity flow to sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 30-year operations and maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. DSRSD Approval of Improvement Plans 92. Advanced Metering Infrastructure (AMI). The District employs Advanced Metering Infrastructure (AMI), a fixed water meter reading system. The system uses radio communication between the individual water meter boxes or vaults and Tower Gateway Base Stations (TGBs) to transmit data on water consumption and meter readings. Due to the high density and tall profile of the buildings in this project, the buildings themselves may hinder effective communication between the individual meter boxes and the TGBs. Applicant shall fund an AMI Propagation Study provided by the District to determine if supplementary AMI communication equipment is required. If findings show that additional communication equipment is required, the developer shall be responsible for providing site and installation off supplementary equipment specific to the Dublin and the District. DSRSD Building Permit Issuance or Construction Permit Issuance 93. Water and/or Sewer Capacity Demands. This project will be analyzed by DSRSD to determine if it represents additional water and/or sewer capacity demands on the District. Applicant will be required to pay all incremental capacity reserve fees for water and sewer services as required by the project demands. All capacity reserve fees must be paid prior to installation of a water meter for water. If a water meter is not required, the capacity reserve fee shall be paid prior to issuance of a building permit. The District may not approve the building permit until capacity reserve fees are paid. DSRSD Building Permit Issuance or Construction Permit Issuance 94. Obtain Permit to Construct. No sewer line or waterline 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 Condition No. 2 have been satisfied. DSRSD Building Permit Issuance or Construction Permit Issuance 95. Backflow Prevention Devices/Double Detector Check DSRSD Approval of Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 22 of 43 Valves. Above ground backflow prevention devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. Improvement Plans 96. Proposed Irrigation. Any proposed irrigation for this project shall be designed for and connected to potable water. Unless explicitly stated otherwise by DSRSD, recycled water irrigation is unavailable for use for this project per DERWA recycled water moratorium Resolution No. 19-3 dated 3/24/2019. DSRSD Approval of Improvement Plans 97. Submission of Landscape Plans. Development plans will not be approved until landscape plans are submitted and approved. DSRSD Approval of Landscape Plans 98. No Installation Under Pavers, Decorative Pavement or Concrete. Pipelines and related appurtenances shall not be constructed underneath pavers or decorative pavement or concrete unless a DSRSD grant of easement form is signed by the property owner. DSRSD Approval of Improvement Plans 99. Trash Enclosures. If trash enclosures are required to drain to the sanitary sewer system, grease interceptors shall be connected downstream of the drain and installed near the trash enclosure area. The trash enclosure shall be roofed and graded to minimize rainwater or stormwater from entering the drain within the trash enclosure. DSRSD Building Permit Issuance or Construction Permit Issuance Public Works General Conditions 100. Conditions of Approval. Applicant/Developer shall comply with the City of Dublin Public Works Standard Conditions of Approval below. PW On-going 101. Clarifications and Changes to the Conditions. In the event that there needs to be clarification 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 the impacts of this project. PW On-going Public Works Agreements 102. Stormwater Management Maintenance Agreement. Developer or Property Owner shall enter into an Agreement with the City of Dublin that guarantees the stormwater management measures installed as part of the project, including those on-site and within the public Rights of Way. In addition to stormwater management measures, drainage v-ditches, mitigation areas, and existing wetlands shall be included for reference, as applicable. Said Agreement is required pursuant to PW Final Map Approval, or Building Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 23 of 43 Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2022-0018. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 103. Improvement Agreement. Applicant/Developer shall enter into an Improvement Agreement with the City for all public and common area improvements, including any required off-site storm drainage or roadway improvements that are needed to serve the development, as determined by the City Engineer. PW Final Map Approval 104. Shared Parking and Access Agreement. As the community building requires access through Finnian Way and the private subdivision, the Developer shall sign and and recorded to run with the land, which provides for easements, covenants, and conditions relating to applicable parking, vehicle access, pedestrian access, utility use, and other uses between the subject properties. The agreement, together with all attachments, must be prior to the approval of the Tract 8683 Final Map, or Final Map that includes the community building parcel. PW Final Map Approval 105. Landscape Features within Public Right-of-Way. The require the Property Owner to maintain the landscape and decorative features within public right-of-way including frontage landscaping, decorative pavements and special features (i.e. walls, portals, benches, etc.). The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowners Association and/or Property Owners Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. PW First Final Map Approval 106. Convenants, Conditions, and Restrictions (CC&Rs): agreement: Stormwater Management Maintenance Agreement. The Development is subject to the Stormwater Management Maintenance Agreement dated ______________________ and recorded on ______________________ as Document No. ______________________________ in the records of Alameda County, CA. Under the Stormwater Management Maintenance Agreement, this Development is responsible for ensuring that the installed stormwater management measures remain in effective operating condition in perpetuity. PW/ESD Final Map Approval Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 24 of 43 Commencing on the date the Homeowners appropriate entity) begins operation, the Association assumes the rights and duties of the Property Owner as defined in the Stormwater Management Maintenance Agreement. The Board shall have full right, power and authority to act on behalf of the Association, its Members and the town home, condominium, single-family homeowners, commercial tenants under the Stormwater Management Maintenance Agreement. On-lot bioretention areas (as applicable): The Homeowner's Association shall be responsible for the maintenance of all stormwater management measures, including the bioretention areas on private lots. The private, on-lot bioretention areas shall be maintained in accordance with the Stormwater Management Maintenance Agreement and shall not be modified without written approval from the City of Dublin. Stormwater Treatment Measure Maintenance: The stormwater management measures (bioretention, ponds, trash capture devices, etc.) shall be inspected and maintained as detailed in the Stormwater Management Maintenance Agreement. The Association shall maintain an inspection and maintenance record on file made available to the City upon request. In addition, all on-site storm drains shall be cleaned at least annually before commencement of the rainy season (by October 1) of each year. Storm Drainage Restrictions: As part of the original construction of the Development, stormwater management measures were installed within the Development in connection with t drainage system. Neither the Association nor any Owner shall do any work, construct any improvement, place any landscaping or otherwise perform any action whatsoever which alters or interferes with the drainage pattern for any Lot or any portion of the Common Areas, except to the extent such alteration in drainage pattern is approved in writing by the City of Dublin. Good Housekeeping: The Homeowner's Association shall be responsible for litter control and sweeping of all paved surfaces within the development. All private storm drain systems are to be cleaned immediately before the commencement of the rainy season (October 1). Landscape Maintenance: Landscaping shall be designed with an efficient irrigation system to reduce runoff and promote surface infiltration. Landscaping shall also be designed and maintained to minimize the use of fertilizers, herbicides and pesticides. Each Owner, and the Association, is encouraged to use integrated pest management practices (less toxic pest Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 25 of 43 management) as a first step in maintaining landscaping. Chemical pesticides and fertilizers should be employed as a last step in managing weeds and other pests, and shall not be applied prior to forecast rain. Waste Haul Vehicle Back-up Noise: For units where individual cart service is proposed for short alleys without truck turnaround, the property disclosures shall notify future property owners that waste service vehicles will include backup noise/beeping as early as 6AM on trash service day. Public Works Permits and Bonds 107. Encroachment Permit. Applicant/Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way. At the discretion of the City Engineer an encroachment permit for work specifically included in an Improvement Agreement may not be required. PW Permit Issuance 108. Grading Permit. Applicant/Developer shall obtain a Grading Permit from the Public Works Department for all grading. PW Permit Issuance 109. Sitework Permit. Applicant/Developer shall obtain a Sitework Permit from the Public Works Department for all private site improvements requiring Public Works inspection, including private street improvements, parking lot pavement, and C.3 and C.10 improvements. PW Permit Issuance 110. Security. Applicant/Developer shall provide faithful performance and labor and materials securities in accordance with the improvement agreement(s), approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. PW Final Map Approval 111. Permits from Other Agencies. Applicant/Developer shall obtain all permits and/or approvals required by other agencies including, but not limited to: Army Corps of Engineers US Fish and Wildlife Regional Water Quality Control Board Federal Emergency Management Agency California Department of Fish and Wildlife California Dept. of Transportation (Caltrans) Bay Area Rapid Transit (BART) Livermore-Amador Valley Transit Authority (LAVTA) Tri-Valley-San Joaquin Valley Regional Rail Authority Dublin San Ramon Services District (DSRSD) Alameda County Flood Control and Water Conservation District Zone 7 (Zone 7) PW Permit Issuance Public Works - Submittals 112. Improvement Plan Submittal Requirements. All submittals of plans shall comply with the requirements of PW Encroachment and Grading/Sitework Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 26 of 43 Works and industry standards. A complete submittal of improvement plans shall include all civil improvements, joint trench, street lighting and on-site safety lighting, landscape plans, and all associated documents as required. Applicant/Developer shall not piecemeal the submittal by submitting various components separately. In general, improvement plans for off-site street improvements shall be separate from improvement plans for private common lot and internal tract improvements. 113. Final Map Submittal Requirements. All Final Map submittals shall comply with the requirements of the d current Public Works and industry standards. The accompanying improvement plans shall be submitted concurrently with the final map. PW Final Map Approval 114. Improvement Plan Requirements from Other Agencies. Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies, including but not limited to: the Alameda County Fire Department and the Dublin San Ramon Services District. PW Sitework Permit Issuance 115. Composite Exhibit. Construction plan set shall include a Composite Exhibit showing all site improvements, utilities, landscaping improvements and trees, etc. to be constructed to ensure that there are no conflicts among the proposed and existing improvements. PW Sitework Permit Issuance 116. Geotechnical Report. Applicant/Developer shall submit a Design Level Geotechnical Report, which includes street pavement sections, grading and additional information and/or clarifications as determined by the City Engineer. PW Grading/Sitework Permit Issuance 117. Ownership and Maintenance of Improvements. Applicant/Developer shall submit an Ownership and Maintenance Exhibit for review and approval by Planning Division and Public Works Department. Terms of maintenance are subject to review and approval by the City Engineer. PL, PW Approval of Parcel Map or Sitework Permit Issuance 118. Building Pads, Slopes and Walls. Applicant/Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top and toe of banks and retaining walls are at the locations shown on the approved Grading Plans. PW Acceptance of Improvements 119. Approved Plan Files. Applicant/Developer shall provide the Public Works Department a PDF format file of approved site plans, including grading, improvement, landscaping and irrigation, joint trench and lighting. PW Grading/Sitework Permit Issuance 120. Master Files. Applicant/Developer shall provide the Public Works Department a digital vectorized file of the City Engineer. Digital raster copies are not acceptable. PW Acceptance of Improvements Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 27 of 43 The digital vectorized files shall be in AutoCAD 14 or higher drawing format. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. 121. Environmental Services Files. Applicant/Developer shall provide to the Public Works Department GIS shape files, provided in a format acceptable to the City, all MRP Provision C.3 stormwater features, trash capture devices, mitigation measures, wetlands, v-ditches and public waste containers. PW/ESD Acceptance of Improvements 122. SB 1383 Compliance Reporting. To comply with SB 1383, applicant shall provide to the Public Works Department records indicating where SB 1383 compliant mulch or compost was applied in the project, the source and type of product, quantity of each product, and invoices demonstrating procurement. PW/ESD Acceptance of Improvements Public Works Final Maps, Easements and Access Rights 123. Substantial Conformance. The Final Map(s) shall be substantially in accordance with the Vesting Tentative Map approved with this application, unless otherwise modified by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the Vesting Tentative Map, that phasing progresses in an orderly and logical manner, and adequate infrastructure is installed with each phase to serve that phase as a standalone project that is not dependent upon future phasing for infrastructure. PW Approval of Final Map 124. Final Map Recordation. The Final Maps for the tracts shown on the Vesting Tentative Map shall record prior to the issuance of the first building permit within the associated tract. PW Building Permit Issuance 125. Soils Report. Soils and geotechnical reports prepared for the subdivision shall be indicated on the final maps(s). Submit a copy of the report with the first submittal of the final map(s). As required by the State Seismic Hazards Mapping Act, a project site-specific geotechnical investigation shall be conducted by a registered soils/geologist identifying any seismic hazards and recommending mitigation measures to be taken by the project. The applicant, through the the project complies with the requirements of the State Seismic Hazards Mapping Act. Indicate the location (page number) within the geotechnical report of where this certification is located, or provide a separate letter stating such. PW Approval of Final Map 126. Utility Easement and Approvals. Dedicate utility easements, as required by the utility companies and as approved by the Public Works Director. All street and public service easement dedications are to be shown on PW Approval of Final Map Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 28 of 43 the Final Map(s). The subdivider shall submit a copy of the map to DSRSD, PG&E, AT&T, Comcast, and Zone 7 for their review and determination of easement needs. The public service easement dedications must be approved by the utility companies prior to the approval of each final map. 127. Dedications. All rights-of-way and easement dedications required by these conditions, shown on the Vesting Tentative Map, or determined necessary by the City Engineer shall be shown on the Final Map. PW Approval of Final Map 128. Community Building Dedication. The community building parcel shall be dedicated (or permanently made available) to the City via deed or Final Map. PW Approval of Final Map and per the Development Agreement 129. Street Names. Street names shall be assigned to each public/private street pursuant to DMC Chapter 7.08. The approved street names shall be indicated on the Final Map. PW Approval of Final Map 130. Public Service Easements. Six-foot minimum Public Service Easements (PSE) shall be dedicated along the public utility vaults, boxes, appurtenances or similar items behind the back-of-sidewalk. Private improvements such as structures, fences, gates or trellises shall not be located within the PSE. Additional public service easements may be necessary, as required by the approved joint trench utility plans. PW Approval of Final Map 131. Emergency Vehicle Access Easements. Applicant/Developer shall dedicate Emergency Vehicle Access Easements (EVAE) over the clear pavement width of all drive aisles as required by the Alameda County Fire Department and City Engineer. PW Approval of Final Map 132. Abandonment of Easements. Applicant/Developer shall obtain abandonment from all applicable public agencies of existing easements and rights-of-way within the project site that will no longer be used. Prior to completion of abandonment, the improvement plans may be approved if the Applicant/Developer can demonstrate to the satisfaction of the City Engineer that the abandonment process has been initiated. PW Approval of Final Map 133. Acquisition of Easements. Applicant/Developer shall be responsible for obtaining all onsite and off-site easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements not located on their property. The Applicant/Developer shall prepare all required documentation for dedication of all easements on-site and off-site. The easements and/or rights-of-entry shall be in writing and copies furnished to the Public Works Department. PW Approval of Final Map 134. Approval by Others. Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all applicable non-City agencies. PW Approval of Final Map Public Works - Grading Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 29 of 43 135.Grading Plan.The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the approved Vesting Tentative Map and Site Development Review, and the City design standards and ordinances. In recommendation and the City ordinances, the City Engineer shall determine which shall apply. PW Grading Permit Issuance 136. Geotechnical Engineer Review and Approval. The Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval. PW Grading/Sitework Permit Issuance 137. Grading Off-Haul. The disposal site and haul truck route for any off-haul dirt materials shall be subject to the review and approval by the City Engineer prior to the issuance of a Grading Permit. If the Applicant/Developer does not own the parcel on which the proposed disposal site is located, the Applicant/Developer shall provide the City with a Letter of Consent signed by the current owner, approving the placement of off-haul material on their parcel. A Grading Plan may be required for the placement of the off-haul material. A Transportation Permit or Encroachment Permit may be required for the haul route, as determined by the City Engineer, which shall include a pre- and post-hauling survey of the pavement condition. Applicant/Developer shall be responsible for repairing damaged pavement due to hauling operations, as determined by the City Engineer. PW Grading/Sitework Permit Issuance 138. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. The plan shall also address site housekeeping best management practices. PW Grading/Sitework Permit Issuance 139. Demolition Plan. shall prepare a demolition plan for the project, which shall be submitted concurrent with the improvement plan package. The demolition plan shall address the following: Pavement demolition, including streetlights and landscaped median islands. Landscaping and irrigation Fencing to be removed and fencing to remain Any items to be saved in place and or protected, such as trees, water meters, sewer cleanouts, drainage inlets or backflow prevention devices. PW Grading/Sitework Permit Issuance Public Works Storm Drainage and Other Utilities 140. On-site Storm Drain System. Storm drainage for the 10- year storm event shall be collected on-site and conveyed through storm drains to the public storm drain system. Show the size and location of existing and proposed storm drains and catch basins on the site plan. Show the size and location of public storm drain lines and the points of PW Grading/Sitework Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 30 of 43 connection for the on-site storm drain system. 141.Overland Release. Grading and drainage shall be designed so that surplus drainage (above and beyond that of the 15-year storm event) not collected in site catch basins, is directed overland so as not to cause flooding of existing or proposed buildings. PW Grading/Sitework Permit Issuance 142. Storm Drain Easements. Private storm drain easements and maintenance roads shall be provided for all private storm drains or ditches that are located on private property. The Applicant/Developer shall be responsible for the acquisition of all storm drain easements from off- site property owners which are required for the connection and maintenance of all off-site storm drainage improvements. PW Grading/Sitework Permit Issuance 143. Storm Drain Inlet Markers. All public and private storm drain inlets must be marked with storm drain markers that shown on the improvement plans. The markers may be purchased from the Public Work Department. PW Acceptance of Improvements 144. Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant and shown on the signing and striping plan. PW Acceptance of Improvements 145. Dry Utilities. Applicant/Developer shall construct gas, electric, telephone, cable TV, and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. PW Certificate of Occupancy or Acceptance of Improvements 146. Dry Utility Locations. All new and existing electric, telephone, cable TV, and communications utilities shall be placed underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements or public services easements and sized to meet utility company standards. PW Certificate of Occupancy or Acceptance of Improvements 147. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer or this condition, shall be underground and placed in landscaped areas and screened from public view. Landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes, and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be submitted along with the grading and/or improvement plans. Pad mount transformer is allowed with each Joint T rench Plan submittal, if applicant can demonstrate that there is a continued industry-wide shortage for underground transformers that would cause significant project delays. PW Certificate of Occupancy or Acceptance of Improvements Public Works Street Improvements 148. Public Improvements. The public improvements shall be constructed generally as shown on the Site Development PW Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 31 of 43 Review and Vesting Tentative Map. However, the approval of the Vesting Tentative Map and Site Development Review is not an approval of the specific design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks, and street improvements. 149. Public Improvement Conformance. All public improvements shall conform to the City of Dublin Standard Plans, current practices, and design requirements and as approved by the City Engineer. PW Encroachment Permit Issuance 150. Public Street Slopes. Public streets shall be a minimum 0.5 percent slope with minimum gutter flow of 0.7 percent around bulb outs. PW Encroachment Permit Issuance 151. Pavement Structural Sections. Asphalt concrete pavement sections within the public right-of-way shall be designed using the Caltrans method for flexible pavement design (including the asphalt factor of safety), an assumed R-Value of 5. Final pavement sections shall be based on the actual R-Value obtained from pavement subgrade. PW Encroachment Permit Issuance 152. Street Restoration. A pavement treatment, such as slurry seal, grind and overlay, and/or final lift, will be required within the public streets fronting the site as determined by the Public Works Department and generally as described below. The type and limits of the pavement treatment shall be determined by the City Engineer based upon the number and proximity of trench cuts, extent of frontage and median improvements, extent of pavement striping and restriping, excessive wear and tear/damage due to construction traffic, etc. Slurry seal will be required along the following project frontages: Dublin Boulevard (eastbound direction from lip of gutter to median curb) Tassajara Road (northbound direction from lip of gutter to median curb) Minimum two-inch grind and overlay will be required along the following project frontages: Brannigan Street (full street width) Central Parkway (full street width) Gleason Drive (full street width) Final lift shall be required for the westbound direction on Dublin Boulevard from lip of gutter to median curb. PW Certificate of Occupancy or Acceptance of Improvements 153. Decorative Pavement. Any decorative pavers/paving installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal loops shall be put under the decorative pavement. Decorative pavements shall not interfere with the placement of traffic control devices, including pavement markings. Where decorative treatments are used, all turn PW Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 32 of 43 lane stripes, stop bars and crosswalks shall be delineated with concrete bands or colored pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Applicant/Developer or future property owner. 154. Curb, Gutter and Sidewalk. Applicant/Developer shall remove and replace damaged, hazardous, or nonstandard curb, gutter and sidewalk along the project frontages. Contact the Public Works Department to mark the existing curb, gutter and sidewalk that will need to be removed and replaced. PW Encroachment Permit Issuance 155. Curb Ramps. City standard curb ramps are required at all intersections. All curb ramps shall include truncated domes and meet the most current City and ADA design standards. Show curb ramp locations on the plans. Please note that all curb returns on public streets shall have directional or dual ADA ramps one for each crosswalk and oriented to align parallel with the crosswalk. Adjustments to curb ramps may require relocation of existing improvements such as signal poles, utility boxes, streetlights, fire hydrants, etc. PW Encroachment Permit Issuance 156. Street Trees. Street trees, irrigation, and street grates along project frontages shall be in conformance with the City of Dublin Streetscape Master Plan, unless otherwise modified by the Site Development Review plans. PW Encroachment Permit Issuance 157. Sight Distance Visibility Triangle. On-site and off-site intersections shall comply with intersection sight distance requirements per AASHTO and corner sight distance requirements per Dublin Municipal Code. Plans shall show sight distance triangles to the satisfaction of the City Engineer. All improvements within the sight visibility triangle at all intersections, including but not limited to walls and landscaping, shall be a m from the roadway surface elevation at the nearest lane. PW Encroachment Permit Issuance 158. Bus Stops. Bus stops shall be installed as per the requirements of the Livermore Amador Valley Transit Authority (LAVTA). LAVTA shall approve the location and design of all bus stops as part of the off-site improvement plan review and approval. PW Encroachment Permit Issuance 159. Traffic Signing and Striping. Applicant/Developer shall install all traffic signage, striping, and pavement markings as required by the City Engineer. Signing plans shall show street name and stop signs and any other regulatory signage appropriate for the project. Striping plans shall show stop bars, lane lines and channelization as necessary. Striping plans shall distinguish between existing striping to be removed and new striping to be installed. All striping shall be thermoplastic. Project shall provide wayfinding signage for bicycles and pedestrians. PW Encroachment Permit Issuance 160. Street Name Signs. Developer shall furnish and install street name signs for the project to the satisfaction of the City Engineer. Public Street Names and Private Street Names shall be clearly signed. PW Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 33 of 43 161.Existing Sign Replacement.All existing signs not meeting retro-reflectivity standards shall be replaced with new signs. PW Encroachment Permit Issuance 162. Traffic Signal Modifications. Signal modification plans will include but not be limited to: signal pole and mast arm upgrades, pedestrian countdown signal heads, ADA compliant pedestrian push buttons, bicycle detection, battery backup units, blank out signs for Class IV lanes on northbound Tassajara Road, etc. Traffic Signal Modifications shall follow the latest Caltrans Standard Plans and Specifications. Dedicate Traffic Signal Easements if necessary to accommodate signal equipment and directional/dual ADA ramps, If an intersection requires a non-standard traffic signal pole due to the width of the street, appropriate structural calculations by a certified Structural Engineer shall be provided to the satisfaction of the City Engineer. PW Encroachment Permit Issuance 163. Street Lighting. Street light standards and luminaries shall be designed and installed or relocated as determined by the City Engineer. Public streetlight conduit shall not be located within the joint trench. PW Encroachment Permit Issuance 164. Traffic Signal Fiber and Conduit Installation. Applicant shall provide traffic signal conduit and fiber at the following intersections to the satisfaction of the City Engineer: Install 2- Road between Dublin Corporate Way and Gleason Drive. Install 2- Parkway between Tassajara Road and Brannigan Street. Install 2- Drive between Tassajara Road and Brannigan Street. Install 2-3 Street between Gleason Drive and Dublin Boulevard. PW Encroachment Permit Issuance 165. Traffic Signal Fiber Connection. Connect all the signalized project intersections including but not limited to Tassajara Road/Dublin Corporate Way, Tassajara Road/The Shops-Finnian Way, Tassajara Road/Central Parkway, Tassajara Road/Gleason Drive, Central Parkway/Brannigan Street and Gleason Drive/Brannigan Street via fiber to the Traffic Operations Center (TOC) in City Hall. The fiber should be landed into the cabinet at each intersection, appropriate network switches should be provided and programmed, and any other necessary appurtenances should also be provided. The connection to the TOC can be made via splicing to the existing fiber at Dublin Boulevard/Tassajara Road intersection. Details should be shown on the improvement plans. Provide separate sheets showing fiber optic installation plan. PW Encroachment Permit Issuance 166. Traffic Signal Conduit and Pull Boxes. The conduits, and Caltrans standard plans and specifications. The pull boxes and conduits used for connecting the intersections PW Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 34 of 43 via fiber cannot be shared with any other utilities. 167.Traffic Signal Cabinets. Traffic signal cabinets may need to be upgraded after further evaluation to accommodate additional infrastructure such as fiber optic lines, additional detection capabilities, etc. Generally, intersections shall be upgraded to TS2 type cabinets. PW Encroachment Permit Issuance 168. CCTV Camera. Provide CCTV cameras at all the intersections the project will be modifying including Tassajara Road/Dublin Corporate Way, Tassajara Road/The Shops-Finnian Way, Tassajara Road/Central Parkway, Tassajara Road/Gleason Drive, Gleason Drive/Brannigan Street, Brannigan Street/Central Parkway, and Dublin Boulevard/Brannigan Street and upgrade the existing CCTV at Tassajara Road/Dublin Boulevard, except as otherwise approved by the City Engineer. PW Encroachment Permit Issuance 169. Accessible Pedestrian Push Buttons. The pedestrian push buttons at the intersections the project will be modifying shall be upgraded to Accessible Pedestrian Signals: Tassajara Road/Dublin Corporate Way, Dublin Boulevard/Tassajara Road, Tassajara Road/The Shops- Finnian Way, Tassajara Road/Central Parkway, Tassajara Road/Gleason Drive, Gleason Drive/Brannigan Street, Brannigan Street/Central Parkway, and Dublin Boulevard/Brannigan Street. PW Encroachment Permit Issuance 170. Video Detection. All the signalized project intersections shall be upgraded with video detection system with back up loops on side streets and left turn pockets to the satisfaction of the City Engineer. Intersections should be equipped and programmed with video detection prior to the start of construction. This will minimize the disruption to the signal operations that may be due to existing loop damage during construction. PW Encroachment Permit Issuance 171. Traffic Signal Controller. To the satisfaction of the City Engineer, the traffic signal controllers at all the project signalized intersections shall be upgraded to Naztec 980 ATC Traffic Controller or approved equal and shall have the latest version NTCIP based Naztec intersection control software. The controller shall be equipped with ethernet and USB hardware. The controller shall be licensed with a Transit Signal Priority (TSP) module. PW Encroachment Permit Issuance 172. Signal Coordination Tassajara Road. Applicant shall provide new signal timing sheets with updated minimum parameters including but not limited to Minimum Green, provide Time-of-Day Coordination plans between Dublin Corporate Way and Gleason Drive. The signal timing and coordination design shall follow the applicable standards including but not limited to CA MUTCD, Caltrans standards etc. The project applicant shall provide for fine tuning of the intersection coordination plans once the development is completed to the satisfaction of the City Traffic Engineer. PW Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 35 of 43 173.Signal Coordination Central Parkway. Applicant shall provide new signal timing sheets with updated minimum signal timing parameters including but not limited to etc. Applicant shall provide Time-of-Day Coordination plans on Central Parkway between Tassajara Road and Keegan Street. The project applicant shall provide for fine tuning of the intersection coordination plans once the development is completed to the satisfaction of the City Traffic Engineer. PW Encroachment Permit Issuance 174. Signal Timing Brannigan Street. Applicant shall provide new signal timing sheets with updated minimum parameters including but not limited to Minimum Green, provide Time-of-Day Coordination plans between Dublin Boulevard and Gleason Drive. The project applicant shall provide for fine tuning of the intersection timing plans once the development is completed to the satisfaction of the City Traffic engineer. PW Encroachment Permit Issuance 175. Street Lighting. Street lighting plans and photometric plans using the latest (Leotek) 3000K color temperature fixtures shall be provided. Street light standards and luminaires shall be designed and installed or relocated as determined by the City Engineer. The proposed lighting at all the project intersections, roadways, sidewalks and publicly accessible pedestrian and bike ways shall meet IES standards. PW Encroachment Permit Issuance 176. Diablo View Street Angle Parking. On the eastern side of Diablo View Street, in Planning Area 2, parking stalls shall be angled and designed so that vehicles backing out of the spaces do not cross into the opposing lane. PW Encroachment Permit Issuance 177. Finnian Way Crossing. Applicant shall provide a Rapid Rectangular Flashing Beacon (RRFB) or equivalent safety measures (e.g., signing, striping, etc.) and bulb-outs/curb extensions at the Finnian Way crossing west of Diablo View Street. PW Encroachment Permit Issuance 178. AB 413: Daylighting. Per AB 413, vehicular parking shall be prohibited within 20 feet of the vehicle approach side of any unmarked or marked crosswalk or 15 feet of any crosswalk where curb extension is present. PW Encroachment Permit Issuance 179. Tassajara Road Class IV Bicycle Facility. Improvement plans shall include the following but not limited to: Seven-foot-wide bike lane adjacent to the sidewalk along the project frontage. Six-foot-wide landscaping strip separating the travel and bike lanes. Protected intersection elements such as corner islands, bollards, etc. so that vehicles do not encroach on the bikeway. A pedestrian crossing with ADA compliant curb ramps and truncated domes providing access to the proposed bus stop from the sidewalk north of Finnian Way. PW Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 36 of 43 Bicycle signals with the appropriate detection, actuation, and signage at the intersection of Dublin Boulevard/Tassajara Road, Tassajara Road/Finnian Way, Tassajara Road/Central Parkway, Tassajara Road/Gleason Drive. At intersection corners of the Class IV facility, the project shall provide two ADA compliant curb ramps per corner with truncated domes. 180. Central Parkway Mid-Block Crossing. Developer shall install a Pedestrian Hybrid Beacon (PHB) also known as HAWK signal at the mid-block crossing on Central Parkway between Tassajara Road and Brannigan Street east of Diablo View Drive. Improvements shall also include but not limited to: Modifications to the median including eastbound left turn storage at the intersection of Tassajara Road and Central Parkway Appropriate striping and signage. Other safety treatments as determined by the PW Encroachment Permit Issuance 181. Eastern Dublin Transportation Impact Fee (EDTIF) Improvements. Developer shall construct all improvements shown on the EDTIF conceptual plans and as applicable. Developer and the City agree to discuss the implementation of improvements on Segment 22A and 23 of the EDTIF conceptual plan and cost estimate prior to approval of off-site plans, which may result in additional improvements as determined by the City Engineer. PW Encroachment Permit Issuance and Approval of Off-Site Improvement Plans Public Works - Construction 182. Erosion Control Implementation. The Erosion and Sediment Control Plan shall be implemented between October 1st and April 30th unless otherwise allowed in writing by the City Engineer. The Applicant/Developer will be responsible for maintaining erosion and sediment control measures for acceptance of the improvements. PW Start of Construction and On-going 183. Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 ft of these materials shall be halted until a professional Archaeologist certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. PW Start of Construction and On-going 184. Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 6:00 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. Note that the construction hours of operation within the PW Start of Construction and On-going Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 37 of 43 public right-of-way are more restrictive. 185.Temporary Fencing. Temporary construction fencing shall be installed along the construction work perimeter to separate the construction area from the public. All construction activities shall be confined within the fenced area. Construction materials and/or equipment shall not be operated/stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. PW Start of Construction and On-going 186. Construction Noise Management Plan. Applicant/Developer shall prepare a construction noise management plan that identifies measures to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. PW Start of Construction Implementation, and On-going as needed 187. Traffic Control Plan. Closing of any existing travel lane(s), bicycle lane, pedestrian pathway and/or sidewalk during construction shall be implemented through a City- approved Traffic Control Plan and shall be done with the goal of minimizing the impact on vehicular and pedestrian circulation. PW Start of Construction and On-going as needed 188. Construction Traffic Interface Plan. Applicant/Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. PW Start of Construction; Implementation, and On-going as needed 189. Pest Control. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. PW On-going 190. Dust Control Measures. Applicant/Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. PW Start of Construction; Implementation On-going as needed 191. Dust Control/Street Sweeping. Applicant/Developer shall provide adequate dust control measures at all times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud- tracking on the haul routes shall be prevented at all times. The Applicant/Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project, as well as along the haul route, if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. PW During Grading and Site Work 192. Construction Traffic and Parking. All construction- related parking shall be off-street in an area provided by the Applicant/Developer. Construction traffic and parking shall be provided in a manner approved by the City Engineer. PW Start of Construction and On-going Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 38 of 43 Public Works Erosion Control and Stormwater Quality 193.Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP) Order No. R2-2022-0018 and with Order No. R2-2003- 0032, Water Quality Certification and Waste Discharge Requirements, Dublin Ranch Project, City of Dublin, Alameda County (Dublin Ranch WDR), the Applicant/Developer shall submit documentation including construction drawings demonstrating all stormwater treatment measures and hydromodification requirements as detailed in the Orders and the associated Revised Stormwater Management Plan for Dublin Ranch, City of Dublin, California prepared by Balance Hydrologics, Inc. and dated March 2003 (Dublin Ranch Revised SWMP) are met, as applicable. PW/ESD Sitework Permit Issuance 194. Stormwater Site Design and Source Control. All applicable site design measures and structural and operational stormwater source controls shall be implemented as required by the MRP, the Dublin Ranch WDR, and the Dublin Ranch Revised SWMP. PW/ESD Sitework Permit Issuance 195. Maintenance Access. Applicant shall design and construct maintenance access to all stormwater management measures and mitigation swales, as appropriate. Maintenance access for equipment and personnel to overflow risers, cleanouts and other structures is required. The final number, location, width, and surfacing of maintenance access points from public or private streets is subject to the approval of the City Engineer and GHAD Engineer, as applicable. PW/ESD Sitework Permit Issuance 196. Green Stormwater Infrastructure. Applicant/Developer shall incorporate Green Infrastructure facilities within the public rights-of-way of newly constructed or widened streets, subject to the review of the Public Works Department. Green Stormwater Infrastructure facilities include, but are not limited to: infiltration basins, bioretention facilities, pervious pavements, etc. PW/ESD Sitework Permit or Encroachment Permit Issuance 197. Stormwater Management Plan. The preliminary Stormwater Management Plan submitted with the Site Development Review has been reviewed in concept only. A final Stormwater Management Plan shall be submitted for review and approval by the City Engineer. The applicant shall continue to investigate and identify feasible locations to include low impact development stormwater facilities to treat street and parking lot runoff (i.e., along Street K or other locations). Approval is subject to the Applicant/Developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Clean Water Program, as well as the latest City of Dublin standard details. Landscape Based Stormwater Management Measures shall be irrigated and be on a separate irrigation controller from traditional landscape, and meet WELO requirements. PW/ESD Sitework Permit or Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 39 of 43 198.Stormwater Control Plan. A narrative Stormwater Control Plan with sufficient detail to ensure the stormwater design, site plan, and landscaping plan are congruent shall be submitted for review and approval by the City Engineer. The Stormwater Control Plan shall consist of a report and exhibit. Required details of the plan are available at https://dublin.ca.gov/1656 PW/ESD Sitework Permit or Encroachment Permit Issuance 199. SB 1383 Compliance. To comply with SB 1383 procurement requirements, all mulch and compost used in stormwater management measures and general landscape areas shall meet SB 1383 procurement requirements. Specifically, compost must be produced at a permitted composting facility; digestate, biosolids, manure and mulch do not qualify as compost. Eligible mulch must be derived from organic materials and be produced at a permitted transfer station, landfill, or composting facility. Examples of allowed compost include arbor mulch and composted mulch. PW/ESD Building Permit Issuance and Sitework Permit Issuance 200. Trash Capture. The Project must include appropriate full trash capture devices for both private and public improvements. Specific details on the trash capture devices selected are required on the construction plan set demonstrating how MRP Provision C.10 (trash captur e) requirements are met. A list of approved full trash capture devices may be found at the California Stormwater Quality Association website at the following link: https://www.casqa.org/resources/trash/certified-full- capture-system-trash-treatment-control-devices. Please note that lead time for trash capture device delivery can be substantial. The Applicant/Contractor shall plan accordingly. PW Building Permit Issuance and Sitework Permit Issuance 201. Phased Construction and Stormwater Management Measures. Required stormwater treatment, hydromodification management, and trash capture devices shall be installed concurrent with construction of the each phase of improvements. Temporary facilities are not permitted. PW/ESD Building Permit Issuance and Sitework Permit Issuance 202. Hydromodification Management Standards. This Project is subject to hydromodification management measures. The Applicant/Developer shall review the Bay Area Hydrology Model (BAHM) Review Worksheet for all projects that must meet Hydromodification Management website at the following webpage: http://dublin.ca.gov/1656/ PW Sitework Permit or Encroachment Permit Issuance 203. Non-LID Stormwater Treatment. Non-LID stormwater treatment installed in the development in compliance with the Dublin Ranch Revised SWMP must meet the General Use Level Designation on the Washington Department of Ecology TAPE protocol: (https://ecology.wa.gov/Regulations-Permits/Guidance- technical-assistance/Stormwater-permittee-guidance- resources/Emerging-stormwater-treatment- technologies#tape). PW/ESD Sitework Permit or Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 40 of 43 204.NOI and SWPPP.Prior to any clearing or grading, Applicant/Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. PW Start of Any Construction Activities 205. SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion and sediment control measures in accordance with the regulations outlined in the most current version of the Association of Bay Area Governments (ABAG) Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Applicant/Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. PW SWPPP to be Prepared Prior to Grading Permit Issuance; Implementation Prior to Start of Construction and On-going as needed Public Works On-Site Improvements 206. Drive Aisle Width. The parking lot aisles shall be a minimum of 24 feet wide to allow for adequate on-site vehicle circulation for cars, trucks, and emergency vehicles or as otherwise allowed by the Dublin Municipal Code. PW Sitework Permit Issuance 207. Vehicle Parking. All on-site vehicle parking spaces shall conform to the following: All parking spaces shall be double striped using four- inch white lines set two feet apart in accordance with City Standards and DMC Section 8.76.070.A.17. Twelve-inch-wide concrete step-out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. Where wheel stops are shown, individual six-foot long wheel stops shall be provided within each parking space in accordance with City Standards. A minimum two-foot radius shall be provided at curb returns and curb intersections where applicable. Parking stalls next to walls, fences and obstructions to vehicle door opening shall be an additional four feet in width per DMC Section 8.76.070.A.16. Landscaped strips adjacent to parking stalls shall be unobstructed in order to allow for a minimum two-foot vehicular overhang at front of vehicles. PW Sitework Permit Issuance 208. On-site Signing and Striping Plan. A Traffic Signing and Striping Plan showing all proposed signing and striping within on-site parking lots and drive aisles, shall be submitted for review and approval by the City Engineer. PW Sitework Permit Issuance 209. Photometrics. Applicant/Developer shall provide a complete photometrics plan for parking lots, private streets, and public street frontages. Include the complete data on photometrics, including the High, Average and Minimum values for illuminance and uniformity ratio. PW Sitework Permit or Encroachment Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 41 of 43 210.Project Signs.All proposed project monument signs shall be placed on private property. Signs should be located outside of any easement areas unless specifically approved by the City Engineer. Any signage allowed to be located in an easement is subject to removal and replacement at the expense of the Developer/Property Owner if required by the easement holder. PW Sitework Permit Issuance 211. Solid Waste Requirements. The Project must comply with all requirements in DMC Chapter 7.98, including the following requirements: Install trash, recycling and organics collection containers in parks and community congregation areas. Install pet waste disposal stations within parks and along pedestrian trails. Install trash, recycling and organics collection containers along public and private sidewalks. All three streams shall have wide openings and shall be color coded with clear signage describing organics, recycling, and garbage. Waste enclosure gates and pedestrian access doors to waste enclosures must be locked to prevent access and commingling of single-family residential waste with commercial/multi-family waste. Note the locks on the plans and include locking requirements in the HOA/POA CC&Rs. PW/ESD Building Permit or Sitework Permit Issuance 212. Waste Enclosure. The waste enclosure shall meet all of the requirements set forth within DMC Section 7.98, including but not limited to providing sewer and water hook-ups. The improvement plans and/or building permit plans shall show additional information demonstrating these requirements are met. A standard plan for the waste enclosure can be downloaded at https://dublin.ca.gov/341/Standard-Plans in the path of travel shall be provided for employees from the building to the waste enclosure in conformance with current accessibility requirements. PW/ESD Building Permit Issuance and /Sitework Permit Issuance 213. Cigarette Butt Collection. Install and appropriately site cigarette butt collection containers for employee and public use. PW/ESD Building Permit or Sitework Permit Issuance 214. Garbage Truck Access. Applicant shall provide plans and details on anticipated garbage truck access and routes, in addition to example set-out diagrams for waste carts/bins placement on garbage day demonstrating adequate space available for carts/bins. Carts and bins shall not block street or driveway access. On-street parking must be considered (e.g., if on-street parking is allowed, demonstrate that there is adequate space for parked cars and three-stream carts). PW/ESD Building Permit or Sitework Permit Issuance Public Works Special Conditions 215. Street Landscape and Lighting Maintenance Assessment District. Developer shall annex into PW First Final Map Approval Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 42 of 43 PASSED, APPROVED, AND ADOPTED this 13th day of February 2024 by the following vote: Landscape and Lighting Maintenance Assessment District (LLMD) 99-1 for maintenance of the proposed decorative lighting and fronting median landscaping. The property is currently subject to LLMD 83-1 assessments and upon annexation into LLMD 99-1, will be removed from LLMD 83-1. The Developer shall provide all exhibits required for the annexation into the LLMD. In addition, Developer shall pay all administrative costs associated with processing the formation or annexation. 216. CFD Services/Maintenance. Property Owner shall vote to initiate the formation and/or annex into a Community - pursuant to the provisions of California Government Code Sections 53311 et seq., for the purpose of financing the services and maintenance of certain public facilities/improvements constructed by the Applicant/Developer if Property Owner is in agreement with the Rate, Method of Apportionment and Manner of Property. Applicant/Developer shall pay its fair share of administrative costs incurred by the City associated with the formation of the CFD-Services and/or annexation into the CFD-Services, as determined by the City Engineer. Applicant/Developer and Property Owner agrees that the boundaries of any CFD-Services will include, but may not be limited to, all the Property. The requirement for the formation of a CFD-Services is subject to City Council approval of the Community Facilities District for Facilities as defined in the Development Agreement. PW First Final Map Approval 217. Neighborhood Park. The Neighborhood Park (Grand Paseo) shall contain a minimum of two acres and be shown on the Final Map as future parkland to be dedicated to the City of Dublin on the map or by separate document. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Vesting Tentative Tract Map 8449 and 8452 to the satisfaction of the City Engineer and Parks and Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb and gutter, utility stubs to parcel. Neighborhood parkland and improvement credits to satisfy City requirement in full will be provided at the completion of grading and street improvements or as specified in a Park Improvement Agreement with the City. PW Final Map Approval Planning Commission Conditions 218. Gleason Drive and Finnian Way Bike Lanes. Staff shall work with the Applicant to provide additional protected elements to the bike lanes along Gleason and Finnian Way. PL,PW Sitework Permit Issuance Reso. No. 24-02, Item 6.1, Adopted 02/13/2024 Page 43 of 43 AYES: Aini, Grier, Thalblum, Tyler, Wright NOES: ABSTAIN: ATTEST: ______________________________ Planning Commission Chair ___________________________________ Interim Assistant Community Development Director 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 02-05-2024 JOB NO. DATE SHEET INDEX SITE DEVELOPMENT REVIEW - PA2, PA3 & PA4, THE DC, DUBLIN, CA PROJECT DIRECTORY: APPLICANT/ DEVELOPER LANDSEA Homes 3130 Crow Canyon Pl, Suite 325 San Ramon, CA 94583 Contact: Mark Chamberlain Email: mchamberlain@landseahomes.com Ph no: 415-306-1548 APPLICANT/ DEVELOPER Mission Valley Properties 801 San Ramon Valley Boulevard, Suite F Danville, CA 94526 Contact: Kevin Fryer Email: Kevin@missionvalleyhomes.com Ph no: 925- 467-9990 ARCHITECT DAHLIN Architecture Planning Interiors 5865 Owens Drive, Pleasanton, CA 94588 Contact: Kriselle Rodrigues Email: Kriselle.Rodrigues@dahlingroup.com Ph no: 925- 251-7329 CIVIL RUGGERI-JENSON-AZAR 4690 Chabot Drive, Suite 200 Pleasanton, CA 94588 Contact: Dominic Carucci Email: dcarucci@rja-gps.com Ph no: 925-249-5036 LANDSCAPE Roach & Campbell 947 Enterprise Drive Loft B, Sacramento, CA 95825 Contact: David Campbell Email: david@roachcampbell.com Ph no: 916-342-7119 LANDSCAPE: SITE ANALYSIS & CONTEXT L0.1 EXISTING CONTEXT MAP L0.2 EXISTING RECREATION L0.3 EXISTING PEDESTRIAN, BICYCLE, AND TRANSIT CIRCULATION LANDSCAPE MASTER PLAN L1.1 LANDSCAPE MASTER PLAN L1.2 LANDSCAPE TYPOLOGIES L2.1 PEDESTRIAN & BICYCLE CIRCULATION L2.2 POTENTIAL OPEN SPACE PROGRAMMING L2.3 TREE PLAN - MAJOR PUBLIC STREETS L2.4 TREE PLAN - INTERNAL STREETS & PRIVATE LOTS L2.5 OPEN SPACE CALCULATION L2.6 IRRIGATION MASTER PLAN L2.7 HYDROZONE MASTER PLAN L2.8 LIGHTING CONCEPT PLAN L2.9 LIGHTING PALETTE L2.10 MAIL DELIVERY PLAN IMAGES AND MATERIALS L3.1 HARDSCAPE PALETTE L3.2 FURNISHINGS PALETTE L3.3 TYPICAL DETAILS L3.4 PLANT PALETTE - TREE L3.5 PLANT PALETTE - SHRUBS L3.6 PLANT PALETTE - SHRUBS (CONT.) L3.7 PLANT PALETTE - VINES AND GROUNDCOVER L3.8 PLANT PALETTE - BIORETENTION PA-2 L4.1 PA-2 LANDSCAPE PLAN L4.2 ENLARGEMENT - GATEWAY PLAZA (PLAN) L4.3 ENLARGEMENT - COMMUNITY CENTER (PLAN) L4.4 PA-2 KEY MAP - FINNIAN WAY RETAIL & SHOPHOUSES L4.5 ENLARGEMENT - FINNIAN SQUARE (PLAN) L4.6 ENLARGEMENT - FINNIAN WAY SHOPHOUSES (PLAN) L4.7 ENLARGEMENT - FINNIAN WAY SHOPHOUSES (ELEVATION) L4.8 PA-2 KEY MAP - MAJOR PASEOS AT ROWTOWNS L4.9 ENLARGEMENT - PASEO HERNANDEZ (PLAN) L4.10 ENLARGEMENT - PASEO DIABLO (PLAN) L4.11 PA-2 KEY MAP - MINOR PASEOS AT ROWTOWNS L4.12 ENLARGEMENT - ROWTOWNS (PLAN AND ELEVATION) L4.13 PA-2 KEY MAP - ENTRY-LEVEL TOWNHOMES L4.14 ENLARGEMENT - ENTRY LEVEL TOWNHOMES (PLAN) L4.15 GRAND PASEO SECTION L4.16 SECTIONS - DUBLIN BOULEVARD & CENTRAL PARKWAY L4.17 SECTIONS - TASSAJARA ROAD & BRANNINGAN STREET ARCHITECTURE: SFD 2 & 3 STORY T1.1 2 & 3 STORY COVER SHEET T1.2 SFD 2 & 3 - STORY TYPICAL LOT LAYOUT A1.1 SFD 2 -STORY - STREETSCAPE VIEW (ON PA-4) A1.2 SFD 2 - STORY - MATERIAL CALLOUTS A1.3 SFD 3 - STORY - STREETSCAPE VIEW A1.4 SFD 3 - STORY - MATERIAL CALLOUTS A1.5 PLAN 1 - FLOOR PLANS (ON PA-4) A1.6 PLAN 1 - UNIVERSAL DESIGN ORDINANCE PLAN A1.7 PLAN 1 - ROOF PLANS (ON PA-4) A1.8 PLAN 1 - PERSPECTIVE - ELEV A (ON PA-4) A1.9 PLAN 1 - ELEVATIONS - ELEV A (ON PA-4) A1.10 PLAN 1 - PERSPECTIVE - ELEV B (ON PA-4) A1.11 PLAN 1 - ELEVATIONS - ELEV B (ON PA-4) A1.12 PLAN 1X - FLOOR PLAN (ON PA-3) A1.13 PLAN 1X - FLOOR PLAN (ON PA-3) A1.14 PLAN 1X - ROOF PLANS (ON PA-3) A1.15 PLAN 1X - PERSPECTIVE - ELEV A (ON PA-3) A1.16 PLAN 1X - ELEVATIONS - ELEV A (ON PA-3) A1.17 PLAN 1X - PERSPECTIVE - ELEV B (ON PA-3) A1.18 PLAN 1X - ELEVATIONS - ELEV B (ON PA-3) A1.19 PLAN 2 - FLOOR PLANS (ON PA-4) A1.20 PLAN 2 - UNIVERSAL DESIGN ORDINANCE PLAN A1.21 PLAN 2 - ROOF PLANS (ON PA-4) A1.22 PLAN 2 - PERSPECTIVE - ELEV A (ON PA-4) A1.23 PLAN 2 - ELEVATIONS - ELEV A (ON PA-4) A1.24 PLAN 2 - PERSPECTIVE - ELEV B (ON PA-4) A1.25 PLAN 2 - ELEVATIONS - ELEV B (ON PA-4) A1.26 PLAN 2X - FLOOR PLANS (ON PA-3) A1.27 PLAN 2X - FLOOR PLANS (ON PA-3) A1.28 PLAN 2X - ROOF PLANS (ON PA-3) A1.29 PLAN 2X - PERSPECTIVE - ELEV A (ON PA-3) A1.30 PLAN 2X - ELEVATIONS - ELEV A (ON PA-3) A1.31 PLAN 2X - PERSPECTIVE - ELEV B (ON PA-3) A1.32 PLAN 2X - ELEVATIONS - ELEV B (ON PA-3) A1.33 SFD 2 & 3 - STORY - COLOR & MATERIAL PALETTE (CONTINUED ON NEXT SHEET) PA-3 & PA-4 L5.1 PA-3 & PA-4 LANDSCAPE PLAN L5.2 PA-3 & PA-4 FENCE & WALL PLAN L5.3 PA-3 & PA-4 KEY MAP - SFD 2 & 3 STORY L5.4 ENLARGEMENT - 3 STORY SFD AT PA-3 L5.5 PA-3 & PA-4 KEY MAP - SFD W/ ADU L5.6 ENLARGEMENT - SFD W/ ADU (PLAN AND ELEVATION) L5.7 ENLARGEMENT - SFD W/ ADU (SINGLE SITE PLAN EXAMPLE) L5.8 SECTIONS - BRANNINGAN STREET & GLEASON DRIVE L5.9 SECTIONS -TASSAJARA ROAD CIVIL: PA-2 C2.1 PA-2 SITE DEVELOPMENT AND SIGHT DISTANCE PLAN C2.2 PA-2 LAND USE SUMMARY C2.3 PA-2 STREET SECTIONS C2.4 PA-2 ADDRESS PLAN C2.5 PA-2 PARKING PLAN C2.6 PA-2 TRASH PICKUP PLAN C2.7 PA-2 MAILBOX LOCATION PLAN C2.8 PA-2 FIRE ACCESS PLAN C2.9 PA-2 ACCESSIBILITY PLAN C2.10 PA-2 MAINTENANCE RESPONSIBILITY PLAN PA-3 & PA-4 C3.1 PA-3 SITE DEVELOPMENT AND SIGHT DISTANCE PLAN C3.2 PA-3 LAND USE SUMMARY C3.3 PA-3 STREET SECTIONS C3.4 PA-3 ADDRESS PLAN C3.5 PA-3 PARKING PLAN C3.6 PA-3 TRASH PICKUP PLAN C3.7 PA-3 MAILBOX LOCATION PLAN PLAN C3.8 PA-3 FIRE ACCESS PLAN C3.9 PA-3 ACCESSIBILITY PLAN C3.10 PA-3 MAINTENANCE RESPONSIBILITY PLAN Exhibit A 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 02-05-2024 JOB NO. DATE SHEET INDEX SITE DEVELOPMENT REVIEW - PA2, PA3 & PA4, THE DC, DUBLIN, CA PROJECT DIRECTORY: APPLICANT/ DEVELOPER LANDSEA Homes 3130 Crow Canyon Pl, Suite 325 San Ramon, CA 94583 Contact: Mark Chamberlain Email: mchamberlain@landseahomes.com Ph no: 415-306-1548 APPLICANT/ DEVELOPER Mission Valley Properties 801 San Ramon Valley Boulevard, Suite F Danville, CA 94526 Contact: Bo Radanovich Email: Bo@missionvalleyhomes.com Ph no: 925- 467-9906 ARCHITECT DAHLIN Architecture Planning Interiors 5865 Owens Drive, Pleasanton, CA 94588 Contact: Kriselle Rodrigues Email: Kriselle.Rodrigues@dahlingroup.com Ph no: 925- 251-7329 CIVIL RUGGERI-JENSON-AZAR 4690 Chabot Drive, Suite 200 Pleasanton, CA 94588 Contact: Dominic Carucci Email: dcarucci@rja-gps.com Ph no: 925-249-5036 LANDSCAPE Roach & Campbell 947 Enterprise Drive Loft B, Sacramento, CA 95825 Contact: David Campbell Email: david@roachcampbell.com Ph no: 916-342-7119 SFD WITH DETACHED GARAGE & ADU T2.1 SFD W DETACHED GARAGE & ADU COVER SHEET T2.2 SFD WITH ADU TYPICAL LOT LAYOUT A2.1 SFD WITH ADU - FRONT STREETCAPE VIEW 1 A2.2 SFD WITH ADU - REAR STREETCAPE VIEW 2 A2.3 SFD WITH ADU - STREET VIEW ELEVATIONS A2.4 SFD WITH ADU - PLAN 1 - FLOOR PLAN A2.5 SFD WITH ADU - PLAN 1 - UNIVERSAL DESIGN ORDINANCE PLAN A2.6 SFD WITH ADU - PLAN 1 - ROOF PLANS A2.7 SFD WITH ADU - PLAN 1 - PERSPECTIVES A2.8 SFD WITH ADU - PLAN 1 - ELEVATIONS - ELEV A A2.9 SFD WITH ADU - PLAN 1 - ELEVATIONS - ELEV B A2.10 SFD WITH ADU - PLAN 1 - ELEVATIONS - ELEV C A2.11 SFD WITH ADU - PLAN 2 - FLOOR PLANS A2.12 SFD WITH ADU - PLAN 2 - UNIVERSAL DESIGN ORDINANCE PLAN A2.13 SFD WITH ADU - PLAN 2 - ROOF PLANS A2.14 SFD WITH ADU - PLAN 2 - PERSPECTIVES A2.15 SFD WITH ADU - PLAN 2 - ELEVATIONS - ELEV A A2.16 SFD WITH ADU - PLAN 2 - ELEVATIONS - ELEV B A2.17 SFD WITH ADU - PLAN 2 - ELEVATIONS - ELEV C A2.18 ADU BUILDING 1 - FLOOR PLANS A2.19 ADU BUILDING 1 - ROOF PLANS A2.20 ADU BUILDING 1 - PERSPECTIVE - ELEV A A2.21 ADU BUILDING 1 - ELEVATIONS - ELEV A A2.22 ADU BUILDING 1 - ELEVATIONS - ELEV B A2.23 SFD WITH ADU COLOR & MATERIAL PALETTE ENTRY LEVEL TOWNHOMES: T3.1 ENTRY LEVEL TOWNHOMES COVER SHEET 13-PLEX T3.2 ENTRY LEVEL TOWNHOMES COVER SHEET 15-PLEX A3.1 ENTRY LEVEL TOWNHOMES STREETSCAPE VIEW A3.2 13-PLEX BUILDING 1 - FIRST FLOOR PLANS A3.3 13-PLEX BUILDING 1 - SECOND FLOOR PLANS A3.4 13-PLEX BUILDING 1 - THIRD FLOOR PLANS A3.5 13-PLEX BUILDING 1 - ROOF PLANS A3.6 BUILDING 1 - 13-PLEX - PERSPECTIVE A3.7 13-PLEX STYLE ‘A’ - ELEVATIONS A3.8 13-PLEX STYLE ‘A’ - ELEVATIONS A3.9 13-PLEX STYLE ‘A’ - MOTORCOURT ELEVATIONS A3.10 15-PLEX BUILDING 2 - FIRST FLOOR PLANS A3.11 15-PLEX BUILDING 2 - SECOND FLOOR PLANS A3.12 15-PLEX BUILDING 2 - THIRD FLOOR PLANS A3.13 15-PLEX BUILDING 2 - ROOF PLANS A3.14 15-PLEX STYLE ‘A’ - ELEVATIONS A3.15 15-PLEX STYLE ‘A’ - ELEVATIONS A3.16 15-PLEX STYLE ‘A’ - MOTORCOURT ELEVATIONS A3.17 UNIT 1 - FLOOR PLANS A3.18 UNIT 2 - FLOOR PLANS A3.19 UNIT 3 - FLOOR PLANS A3.20 UNIT 4 - FLOOR PLANS A3.21 UNIT 5 - FLOOR PLANS A3.22 UNIT 6 - FLOOR PLANS A3.23 UNIT 7 - FLOOR PLANS A3.24 COLOR & MATERIAL PALETTE ROWTOWNS T4.1 ROWTOWNS COVER SHEET A4.1 ROWTOWNS - STREETSCAPE VIEW A4.2 ROWTOWNS - 5 PLEX - FLOOR PLANS A4.3 ROWTOWNS - 5 PLEX - FLOOR PLANS A4.4 ROWTOWNS - 5 PLEX STYLE ‘A’ - PERSPECTIVE A4.5 ROWTOWNS - 5 PLEX STYLE ‘A’ - ELEVATIONS A4.6 ROWTOWNS - 5 PLEX STYLE ‘B’ - ELEVATIONS A4.7 ROWTOWNS - 6 PLEX - FLOOR PLANS A4.8 ROWTOWNS - 6 PLEX - FLOOR PLANS A4.9 ROWTOWNS - 6 PLEX - STYLE “B” PERSPECTIVE A4.10 ROWTOWNS - 6 PLEX STYLE ‘A’ - ELEVATIONS A4.11 ROWTOWNS - 6 PLEX STYLE ‘B’ - ELEVATIONS A4.12 ROWTOWNS - 8 PLEX - FLOOR PLANS A4.13 ROWTOWNS - 8 PLEX - FLOOR PLANS A4.14 ROWTOWNS - 8 PLEX STYLE ‘A’ - PERSPECTIVE A4.15 ROWTOWNS - 8 PLEX STYLE ‘A’ - ELEVATIONS A4.16 ROWTOWNS - 8 PLEX STYLE ‘B’ - ELEVATIONS A4.17 ROWTOWNS - PLAN 1 - FLOOR PLANS A4.18 ROWTOWNS - PLAN 1 - FLOOR PLANS A4.19 ROWTOWNS - PLAN 2 - FLOOR PLANS A4.20 ROWTOWNS - PLAN 2 - FLOOR PLANS A4.21 ROWTOWNS - PLAN 3 - FLOOR PLANS A4.22 ROWTOWNS - PLAN 3 - FLOOR PLANS A4.23 ROWTOWNS - COLOR & MATERIAL PALETTE FINNIAN WAY SHOPHOUSES T5.1 FINNIAN WAY - COVER SHEET T5.2 FINNIAN WAY - TYPICAL LOT LAYOUT A5.1 FINNIAN WAY - STREETSCAPE VIEW A5.2 BUILDING 1 - SHOPHOUSE - FLOOR PLANS A5.3 BUILDING 1 - SHOPHOUSE - FLOOR PLANS & ROOF PLAN A5.4 BUILDING 1 - SHOPHOUSE - PERSPECTIVE A5.5 BUILDING 1 - SHOPHOUSE - ELEVATIONS A5.6 BUILDING 2 - SHOPHOUSE - FLOOR PLANS A5.7 BUILDING 2 - SHOPHOUSE - FLOOR PLAN & ROOF PLAN A5.8 BUILDING 2 - SHOPHOUSE - PERSPECTIVE A5.9 BUILDING 2 - SHOPHOUSE - ELEVATIONS A5.10 BUILDING 3 - SHOPHOUSE - FLOOR PLANS A5.11 BUILDING 3 - SHOPHOUSE - FLOOR PLAN & ROOF PLAN A5.12 BUILDING 3 - SHOPHOUSE - PERSPECTIVE A5.13 BUILDING 3 - SHOPHOUSE - ELEVATIONS A5.14 BUILDING 4 - SHOPHOUSE - FLOOR PLANS A5.15 BUILDING 4 - SHOPHOUSE - FLOOR PLANS & ROOF PLAN A5.16 BUILDING 4 - SHOPHOUSE - PERSPECTIVE A5.17 BUILDING 4 - SHOPHOUSE - ELEVATIONS A5.18 SHOPHOUSE- COLOR & MATERIAL PALETTE STAND ALONE RETAIL T6.1 STAND ALONE COVER SHEET A6.1 STAND ALONE RETAIL - AXON VIEW A6.2 CODE ANALYSIS - RETAIL A6.3 BUILDING #31 - RETAIL - FLOOR PLAN A6.4 BUILDING #31 - RETAIL - ELEVATIONS A6.5 BUILDING #32 - RETAIL - FLOOR PLAN A6.6 BUILDING #32 - RETAIL - ELEVATIONS A6.7 BUILDING #33 & #34 - RETAIL - FLOOR PLAN A6.8 BUILDING #33 & #34 - RETAIL - ELEVATIONS A6.9 BUILDING #35 - RETAIL - FLOOR PLAN A6.10 BUILDING #35 - RETAIL - ELEVATIONS A6.11 STAND ALONE RETAIL - TYPICAL TRASH ENCLOSURE A6.12 PA-2 TRASH ENCLOSURE DISTRIBUTION PLAN A6.13 PA-3 & PA-4 TRASH ENCLOSURE DISTRIBUTION PLAN A6.14 TRASH CALCULATION - RESIDENTIAL AND COMMERCIAL A6.15 STAND ALONE RETAIL- COLOR & MATERIAL PALETTE CIVIL: VESTING TENTATIVE MAP 0.1 COVER SHEET 0.2 OFF-SITE STREET SECTIONS 0.3 OFF-SITE STREET SECTIONS 0.4 OFF-SITE STREET SECTIONS 0.5 OFF-SITE IMPROVEMENT PLAN - GLEASON DRIVE, CENTRAL PARK- WAY, DUBLIN BOULEVARD 0.6 DUBLIN BOULEVARD STRIPING & BUS STOP PLAN 0.7 OFF-SITE IMPROVEMENT PLAN - BRANNIGAN STREET 0.8 OFF-SITE IMPROVEMENT PLAN - TASSAJARA ROAD 0.9 OFF-SITE DETAILS TRACT 8449 & 8683 (PA-2) 2.0 EXISTING CONDITION 2.1 PROPOSED LOTTING PLAN 2.2 PRELIMINARY GRADING AND DRAINAGE PLAN 2.3 PRELIMINARY UTILITY PLAN 2.4 PRELIMINARY STORM WATER MANAGEMENT PLAN 2.5 SECTIONS AND DETAILS 2.6 SECTIONS AND DETAILS 2.7 SECTIONS AND DETAILS TRACT 8452 & 8677 (PA-3&4) 3.0 EXISTING CONDITION 3.1 PROPOSED LOTTING PLAN 3.2 PRELIMINARY GRADING AND DRAINAGE PLAN 3.3 PRELIMINARY UTILITY PLAN 3.4 PRELIMINARY STORM WATER MANAGEMENT PLAN 3.5 SECTIONS AND DETAILS 3.6 SECTIONS AND DETAILS 3.7 SECTIONS AND DETAILS L0.15865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE KOLB ELEMENTARY SCHOOL EDUCATION EMPLOYMENT MEDICAL CdA - CLEAR LAKE CLAY, DRAINED, 0 TO 2% SLOPES CdB - CLEAR LAKE CLAY, DRAINED, 3 TO 7% SLOPES, MLRA 14 LaC - LINNE CLAY LOAM, 3 TO 15% SLOPES EMERALD HIGH SCHOOL EMERALD GLEN PARK SUTTER HEALTH KAISER PERMANENTEDUBLIN COPRATE CENTER BRAY COMMONS CLOVER PARK DEVANY SQUARE PIAZZA SORRENTO DEALERSHIP DEALERSHIP PASSATEMPO PARK NOT TO SCALE PROJECT SITE FALLON SPORTS PARK DUBLIN ULFERTS CENTER GRAFTON STATION SHOPS AT WATERFORD DUBLIN CORNERS FALLON GATEWAY SUNRISE PARK 1/4 MILE RADIU S - 5-M I N W A L K 1/2 MILE RADIUS - 10-MIN W ALK EXISTING CONTEXT MAP N RETAIL PARK & RECREATION TASSAJARA CREEK TRAIL EXISTING LAND USE SOIL TYPE LEGEND (USDA) L0.25865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE 1/4 MILE RADI U S - 5 -M I N W A L K 1/2 MILE RADIUS - 1 0 -M I N W A L K 3/4 MILE RADIUS - 15-MIN WALK 1 /4 M IL E R ADIUS - 5-MIN WALK 1/2 MILE RADIUS - 10-MIN WALK EMERALD GLEN PARK BRAY COMMONS CLOVER PARK DEVANY SQUARE PIAZZA SORRENTO PASSATEMPO PARK FALLON SPORTS PARK PROJECT SITE EXISTING RECREATION NOT TO SCALE N Note: Proposed “Grand Paseo” is envisioned to include neighborhood-focused amenities and not to duplicate regional or community-wide amenities already provided. EXISTING PROGRAMMING IN ADJACENT PARKS EMERALD GLEN PARK FALLON SPORTS PARK AQUATIC COMPLEX BASEBALL / SOFTBALL FIELDS BASKETBALL COURTS BATTING CAGES BBQ GRILLS BMX COURSE BOCCE BALL COURTS CRICKET FIELD & PITCH DOG RUN PICNIC AREA PLAYGROUND PUBLIC ART ROSE GARDEN VOLLEYBALL COURTS SKATE PARK SOCCER FIELDS TENNIS COURTS WATER PLAY AREA L0.35865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE 1 MILE TO DUBLIN/PLEASANTON BART 1 MILE TO DUBLIN/PLEASANTON BART STATIONSTATION DUBLIN BLVD & KEEGAN ST (WESTBOUND) DUBLIN BLVD & LOCKHART ST (WESTBOUND) DUBLIN BLVD & FALLON GATEWAY (WESTBOUND) DUBLIN BLVD & FALLON GATEWAY (EASTBOUND) DUBLIN BLVD & KEEGAN ST (EASTBOUND) DUBLIN BLVD & TASSAJARA RD (WESTBOUND) CENTRAL PKWY & KILLIAN ST (EASTBOUND) CENTRAL PKWY & GLYNNIS ROSE DR (WESTBOUND) CENTRAL PKWY & GLYNNIS ROSE DR (EASTBOUND) PRIMARY CONNECTION WITH EMERALD GLEN PARK SECONDARY CONNECTION WITH EMERALD GLEN PARK DUBLIN BLVD & MYRTLE DR (WESTBOUND) DUBLIN BLVD & MYRTLE DR (EASTBOUND)DUBLIN BLVD & GRAFTON ST (EASTBOUND) 2605 CENTRAL PKWY (WESTBOUND) DUBLIN BLVD & JOHN MONEGO CT (EASTBOUND) TA S S A J A R A R O A D BR A N N I G A N S T R E E T GLEASON DRIVE CLASS I BIKE PATH CLASS II BIKE LANE CLASS III BIKE ROUTE BUS ROUTE BUS STOP FOCAL POINT SIGNIFICANT ACCESS BUS 30R WESTBOUND TO DUBLIN/PLEASANTON BART STATION BUS 30R EASTBOUND TO LIVERMORE DUBLIN BLVD & GRAFTON ST (WESTBOUND) LEGEND EMERALD HIGH SCHOOL NOT TO SCALE N EXISTING PEDESTRIAN, BICYCLE, AND TRANSIT CIRCULATION KOLB ELEMENTARY SCHOOL I-580 Note: See sheet L2.1 for proposed circulation. CENTRAL PARKWAY DUBLIN BOULEVARD GATEWAY ENTRY SIGNIFICANT ROUTE FOR HIGH SCHOOL ACCESS PROJECT SITE TASSAJARA CREEK TRAIL L1.15865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE OPEN SPACE (PUBLIC) OPEN SPACE (PRIVATE/HOA-MAINTAINED) TURF PRIVATE YARD SINGLE FAMILY RESIDENTIAL MULTI-FAMILY RESIDENTIAL (PER CITY OF DUBLIN) RETAIL/COMMERCIAL COMMUNITY CENTER AFFORDABLE HOUSING (NOT A PART) BIOSWALE 1. REFER TO SHEET L2.3 AND L2.4 FOR TREE LEGEND AND SYMBOL LEGEND. 2. REFER TO CIVIL PLANS FOR GRADES AND CONTOURS. A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N LANDSCAPE MASTER PLAN LEGEND NOTES L1.25865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N Dublin, California Programming Diagram June 2023 0'80'160' 1" = 80' N LANDSCAPE TYPOLOGIES Landscape knits together differing land uses & a range of housing types. Planting and landscape design is generally characterized by the five separate zones identified here. Each zone is not necessarily discrete, rather, these describe the design goals and character of each as they blend from one to the other. The overall characteristics of each zone provide visual queues to guide and facilitate appropriate activity within each area. DESTINATION / AMENITY Large shade trees, exciting specimen planting, specialty collection and planting areas, and open lawns welcome active uses and draw attention to these amenity and destination areas. Flowering shrubs, perennials, and succulents are massed to provide visual impact throughout the year. The overall landscape design welcomes active uses and group activity, enlivening these spaces and attracting residents and guests alike. Pedestrian-scale lights are supplemented with specialty accent lighting at key features. URBAN FABRIC Broad swathes of tree canopy and understory planting typify the large-scale nature of this zone. Double allées of large trees are recognizable at a glance to motorists and can provide welcome shade and heat island reduction to pedestrians. This zone provides structure and identity to the neighborhood as a whole. At the same time, this zone buffers and softens the scale of adjacent buildings, which are often three stories, while clear sightlines to destinations and other users are preserved. Within the right-of-way, larger scale streetlights provide efficient lighting. COMMUNAL Often a mix of public, quasi-public, and private ownership, this zone is welcoming and open, with a gentle hierarchy of planting that transitions between the adjacent public and private areas. Quieter than the urban fabric, this zone still encourages active use and is a place for frequent interactions between neighbors. Pedestrian scale light standards along roadways and paseos and bollard lighting along interior pedestrian walks identify these spaces as part of the public domain, while transitioning to private spaces beyond. PRIVATE / PUBLIC FACING This zone consists of predominately visual landscape on private property. Massed planting at foundations grounds the architecture and drifts of groundcovers, perennials, ornamental grasses, succulents, and other plantings create a gardenesque character that provides interest and variety at the human scale. Smaller accent and patio trees are interspersed amongst broad-leaf canopy trees, adding to the diversity of this zone and signaling the entrances to private residences and spaces. PRIVATE / INTERIOR Though not HOA-maintained or master planned, private landscape is nonetheless an important component of the overall landscape fabric. Planted pots, vines atop trellises and overhanging balconies, and vertical planting visible over fence lines provide interest, evaporative cooling, as well as softening and enlivening the overall community. LANDSCAPE TYPOLOGIES A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N PA-3PA-4 PA-2 L2.15865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N CONNECTION TO EMERALD GLEN PARK CONNECTION TO EMERALD GLEN PARK PEDESTRIAN & BICYCLE CIRCULATION LEGEND EXISTING CLASS I BIKE PATH PROPOSED CLASS I BIKE PATH EXISTING CLASS II BIKE LANE PROPOSED CLASS II BIKE LANE PROPOSED CLASS IV SEPARATED BIKEWAY WALKABLE AREA AND POTENTIAL ROUTES SIDEWALK IMPORTANT CONNECTION PEDESTRIAN CONNECTION TO GLEASON DRIVE PA-3PA-4 PA-2 L2.25865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE PASSIVE RECREATION COMMUNITY RECREATIONACTIVE RECREATION POTENTIAL OPEN SPACE PROGRAMMING LEGEND URBAN CANOPY CREATIVE SHADE SENSORY GARDEN POLLINATOR GARDEN PLAY STRUCTURE OUTDOOR YOGA FITNESS EQUIPMENT WALKING PATHS FARMER’S MARKET OUTDOOR SEATING PERFORMING ARTS OPEN EVENT LAWN 1. Refer to sheet L2.3 and L2.4 for tree legend and symbol legend. 2. Refer to civil plans for grades and contours. 3. Specific programming & park design to be developed per City of Dublin Parks and Community Services Department process. NOTES L2.35865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-18-2024 JOB NO. DATE TREE PLAN - MAJOR PUBLIC STREETS A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N PA-3PA-4 PA-2 L2.45865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-18-2024 JOB NO. DATE TREE PLAN - INTERNAL STREETS & PRIVATE LOTS A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N TREES 7.5’ AWAY FROM WATER LINES, ARBORIST’S LETTER REQUIRED PER DSRSD PER STAGE 1 ZONING OVERALL LANDSCAPE CONCEPT, LONDON PLANE TREES ALONG AVIANO WAY PA-3PA-4 PA-2 L2.55865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE OPEN SPACE ACREAGE GRAND PASEO: 2.17 AC* TOWNHOME PASEO: 1.20 AC FINNIAN SQUARE: 0.29 AC HOA-MAINTAINED (DEDICATED OPEN SPACE ONLY): 6.06 AC * PORTIONS OF THE PRIVATE STREETS ARE INCLUDED IN GRAND PASEO (PARK/PUBLIC RECREATION). OPEN SPACE CALCULATION A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T 92 ' 82 ' 511' 37 ' 657' 61 ' 30 3 ' 13 8 ' 92' 342' 40' 87 ' 445' 24 1 ' 40 ' 0.29 AC 0.27 AC 0.73 AC 0.72 AC 0.72 AC 0.18 AC 0.79 AC Dublin, California Open Space Diagram November 2023 0'80'160' 1" = 80' N A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T 92 ' 82 ' 511' 37 ' 657' 61 ' 30 3 ' 13 8 ' 92' 342' 40' 87 ' 445' 24 1 ' 40 ' 0.29 AC 0.27 AC 0.73 AC 0.72 AC 0.72 AC 0.18 AC 0.79 AC Dublin, California Open Space Diagram November 2023 0'80'160' 1" = 80' N PA-3PA-4 PA-2 L2.65865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE IRRIGATION MASTER PLAN A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T 2 4 6 5 13 1 3 8 7 10 9 12 11 14 Dublin, California Irrigation Master Plan November 2023 0'80'160' 1" = 80'N LEGEND POINT-OF-CONNECTION (P.O.C.) WATER METER, BACKFLOW DEVICE, AND IRRIGATION CONTROLLER BUILDING NUMBER NOTES/ASSUMPTIONS: A.IRRIGATION SERVICES ARE NUMBERED FOR CONVENIENCE OF MASTER PLANNING ONLY (NOT NECESSARILY CONSTRUCTION SEQUENCE). B.LOCATIONS WILL BE UPDATED TO REFLECT FINAL ROADWAY GEOMETRY, DEVELOPMENT, AND TO ACCOUNT FOR PRESSURE LOSSES IN IRRIGATION SYSTEMS. C.SIZES BASED ON PRELIMINARY CALCULATED DEMAND AND DSRSD MAXIMUM CAPACITY PER SIZE, AND ARE SUBJECT TO CHANGE. D.STATIC PRESSURE BASED ON WATER SYSTEM ANALYSIS MODELING DATA RECEIVED FROM DSRSD ON 8/30/23: MIDPOINT AT GLEASON: 124PSI (PZ 2); MIDPOINT AT CENTRAL: 64 PSI (PZ 1); MIDPOINT AT DUBLIN: 71 PSI (PZ 1). E.PEAK DEMAND TYPICALLY BASED ON REASONABLE FLOW FOR IRRIGATION ZONES BASED ON SIZE OF LANDSCAPED AREA, AND INCLUDES MULTIPLE ZONES BEING IRRIGATED SIMULTANEOUSLY. CALCULATED DEMAND IS LESS. WATERING WINDOW ASSUMED TO BE 9 HOURS PER DAY, 3 DAYS PER WEEK. F.ALL IRRIGATION SERVICES ARE ASSUMED TO BE POTABLE. ABSENT ADDITIONAL RECYCLED WATER (RW) SUPPLY, DSRSD WILL NOT ALLOW NEW RECYCLED WATER IRRIGATION SERVICES AND WILL NOT ALLOW IRRIGATION SYSTEMS TO BE DESIGNED WITH EQUIPMENT OR PIPING MARKED FOR USE WITH RECYCLED WATER. G.DSRSD DOES NOT ALLOW PRIVATELY MAINTAINED IRRIGATION SYSTEMS TO CROSS PUBLIC RIGHTS OF WAY H.FEES INCLUDE DSRSD CAPACITY, ZONE 7 CAPACITY, METER INSTALLATION, AND BACKFLOW INSPECTION AS OF JULY 1, 2023. PLAN REVIEW AND ANY OTHER FEES ARE NOT INCLUDED. X POINT OF CONNECTION TABLE SLEEVES REQUIRED TO CONTINUE PARK SERVICES UNDER ROAD X A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T 2 4 6 5 13 1 3 8 7 10 9 12 11 14 Dublin, California Irrigation Master Plan November 2023 0'80'160' 1" = 80'N LEGEND POINT-OF-CONNECTION (P.O.C.) WATER METER, BACKFLOW DEVICE, AND IRRIGATION CONTROLLER BUILDING NUMBER NOTES/ASSUMPTIONS: A.IRRIGATION SERVICES ARE NUMBERED FOR CONVENIENCE OF MASTER PLANNING ONLY (NOT NECESSARILY CONSTRUCTION SEQUENCE). B.LOCATIONS WILL BE UPDATED TO REFLECT FINAL ROADWAY GEOMETRY, DEVELOPMENT, AND TO ACCOUNT FOR PRESSURE LOSSES IN IRRIGATION SYSTEMS. C.SIZES BASED ON PRELIMINARY CALCULATED DEMAND AND DSRSD MAXIMUM CAPACITY PER SIZE, AND ARE SUBJECT TO CHANGE. D.STATIC PRESSURE BASED ON WATER SYSTEM ANALYSIS MODELING DATA RECEIVED FROM DSRSD ON 8/30/23: MIDPOINT AT GLEASON: 124PSI (PZ 2); MIDPOINT AT CENTRAL: 64 PSI (PZ 1); MIDPOINT AT DUBLIN: 71 PSI (PZ 1). E.PEAK DEMAND TYPICALLY BASED ON REASONABLE FLOW FOR IRRIGATION ZONES BASED ON SIZE OF LANDSCAPED AREA, AND INCLUDES MULTIPLE ZONES BEING IRRIGATED SIMULTANEOUSLY. CALCULATED DEMAND IS LESS. WATERING WINDOW ASSUMED TO BE 9 HOURS PER DAY, 3 DAYS PER WEEK. F.ALL IRRIGATION SERVICES ARE ASSUMED TO BE POTABLE. ABSENT ADDITIONAL RECYCLED WATER (RW) SUPPLY, DSRSD WILL NOT ALLOW NEW RECYCLED WATER IRRIGATION SERVICES AND WILL NOT ALLOW IRRIGATION SYSTEMS TO BE DESIGNED WITH EQUIPMENT OR PIPING MARKED FOR USE WITH RECYCLED WATER. G.DSRSD DOES NOT ALLOW PRIVATELY MAINTAINED IRRIGATION SYSTEMS TO CROSS PUBLIC RIGHTS OF WAY H.FEES INCLUDE DSRSD CAPACITY, ZONE 7 CAPACITY, METER INSTALLATION, AND BACKFLOW INSPECTION AS OF JULY 1, 2023. PLAN REVIEW AND ANY OTHER FEES ARE NOT INCLUDED. X POINT OF CONNECTION TABLE SLEEVES REQUIRED TO CONTINUE PARK SERVICES UNDER ROAD X A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N PA-3PA-4 PA-2 L2.75865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE HYDROZONE MASTER PLAN A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Hydrozone Map November 2023 0'80'160' 1" = 80'N LEGEND MEDIUM AND LOW WATER USE HYDROZONE, IRRIGATED PRIMARILY BY INLINE SUBSURFACE DRIP SYSTEMS, AND SEPARATE ZONES FOR TREE IRRIGATON (DRIP RINGS OR BUBBLERS). LARGER AREAS, MAY BE IRRIGATED VIA OVERHEAD MULTI-TRAJECTORY, MULTI-STREAM ROTATORS, AND TOP AND BOTTOM OF SLOPES WILL BE ZONED SEPARATELY AS APPROPRIATE. ADDITIONAL RESOLUTION. INCLUDING DIVISION OF LOW OR MEDIUM ONLY ZONES, WILL BE PROVIDED WITH IMPROVEMENT PLANS. NOTES/ASSUMPTIONS: A.BACKFLOW PREVENTION SHALL BE VIA REDUCED PRESSURE PRINCIPLE DEVICE ON STATE APPROVED LIST, PER DSRSD REQUIREMENTS. FREEZE PROTECTION AND A LOCKING ENCLOSURE SHALL BE PROVIDED. B.IRRIGATION CONTROLLERS SHALL BE "SMART" (SELF-ADJUSTING BASED ON LOCAL WEATHER CONDITIONS), AND SHALL INCLUDE A FLOW-SENSOR AND MASTER VALVE TO EFFECTUATE SYSTEM SHUT-DOWN IN THE EVENT OF RAINFALL OR FLOWS ABOVE DESIGN INDICATING A SYSTEM DAMAGE. C.PRESSURE REGULATING DEVICES (INCLUDING PRESSURE REGULATING OVERHEAD BODIES AS REQUIRED BY CEC MANDATE), AND/OR BOOSTER PUMPS (IF REQUIRED) SHALL BE PROVIDED TO ENSURE APPROPRIATE PRESSURE AT EMITTERS. INDIVIDUAL DRIP EMITTERS SHALL BE PRESSURE COMPENSATING. D.LANDSCAPE AREAS SHALL BE ZONED BASED ON PLANT WATER DEMAND, MICROCLIMATE, SLOPE, AND OTHER FACTORS. PER THE LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) REQUIREMENTS, PLANTS WITH ADJACENT WATER DEMANDS (I.E. LOW-MEDIUM OR MEDIUM-HIGH) MAY BE ZONED TOGETHER. E.IRRIGATION EQUIPMENT/EMITTERS SHALL MEET OR EXCEED MINIMUM WELO REQUIREMENTS, INCLUDING AN EVAPOTRANSPIRATION FACTOR (ETAF) OF .55 FOR RESIDENTIAL AREAS &AND .45 FOR NON-RESIDENTIAL AREAS, AND AN IRRIGATION EFFICIENCY (IE) OF .75 FOR SPRAY [OVERHEAD] DEVICES AND .81 FOR DRIP SYSTEMS. HIGH WATER USE ZONES (TURF) MEDIUM-HIGH WATER USE ZONES (BIORETENTION PLANTERS): THOUGH PLANT WATER USE IS LOW, A MEDIUM-HIGH DESIGNATION ACCOUNTS FOR HIGH INFILTRATION RATE OF THE MANDATED BIOFILTRATION MEDIA. PUBLIC PARK TO BE DEVELOPED DURING SEPARATE DESIGN PROCESS. RECREATION AREAS ARE "SPECIAL LANDSCAPE AREAS" WITH AN ETAF OF 1.0. PA-3PA-4 PA-2 L2.85865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N LIGHTING CONCEPT PLAN A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N LEGEND GENERAL NOTES: ROADWAY FIXTURES DECORATIVE ROADWAY AND PARKING LOT FIXTURES PEDESTRIAN-SCALE STANDARDS PARKING LOT FIXTURE BUILDING-MOUNTED FIXTURES BOLLARDS SPECIALTY FIXTURES 1. Light fixtures shall be LED, 4000K, wattage and distribution type per lighting designer. 2. All exterior fixtures shall be IP66 (outdoor wet location) rated, powder coated matte black. 3. All poles shall be smooth, powder coated black, finish to match luminaire. Poles up to 14’ high shall be 4” round. Poles over 14’ shall be 5” round. All poles shall be fitted with decorative bases, “9100 Lancaster Pole” series or approved equal. 4. Where within vehicular travel ways and not protected by curbs or other vehicular barriers, poles shall be elevated on minimum 24” concrete piers with chamfered edges and smooth sacked finish. 5. Building-mounted fixtures at retail frontage only shall be mounted on similar yard-arms with diagonal supports. 6. All fixtures shall be included in the development “Exterior Lighting Control Plan” and specified per Mitigation Measure AES-4.1 to minimize light trespass and glare. PA-3PA-4 PA-2 L2.95865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE LIGHTING PALETTE CATENARY FIXTURE LINEAR LED FIXTURE TREE UPLIGHTING HALO/INTERNALLY LIT LETTERING AS PLACEMAKING Notes: 1. Project lighting will utilize dark sky techniques and not create unnecessary spillover or glare onto adjacent properties. 2. Uplighting may be utilized for key specimen trees and public art. SPECIALTY FIXTURES: For ambient, area, or decorative effect, as specified. Specialty lighting may include but is not limited to specimen tree uplighting at significant focal/ gateway areas, catenary lighting at pedestrian circulation or gathering areas, halo-effect or internal illumination of signs, seating, or other elements. Specialty lighting may be colored, otherwise, color temperature may vary between 3000-4000k, as specified. ROADWAY FIXTURES: (Applicable to Major and Collector Roadways surrounding the development) Per City of Dublin Public Works Standards. DECORATIVE ROADWAY AND PARKING LOT FIXTURES: (Applicable to interior streets within the development) Post- top (light source height of 16-18’ adjacent roadways/parking), black domed-top with angled shade mounted on yard-arm with diagonal support. PEDESTRIAN-SCALE STANDARDS: Post-top, pedestrian-scale (light source of 12’-14 adjacent pedestrian walkways), black domed-top LED with angled shade mounted on yard-arm with diagonal support. “Cal” by NLS, GL1960 Medium Gallery™ by Sternberg Lighting, or approved equal. PARKING LOT FIXTURE: (Applicable to future affordable housing only) Blade-style LED, black, “NV” series by NLS, “Altitude” by Kim Lighting, PureForm P15 by Gardco, or approved equal. (light source height not to exceed 24’) BUILDING-MOUNTED FIXTURES: (Applicable to building rear façade and garage entry) PureForm LED wall sconce comfort PWS by Gardco, or approved equal. BOLLARDS: Internally-lit decorative aluminum body, directed beam pattern (to shield light from adjacent residences), 36” high; “Klien Pro H900” by Flos Outdoor, PureForm LED bollard PBL by Gardco, or approved equal. L2.105865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/ C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C T A S S A J A R A R O A D B R A N N I G A N S T R E E T G L E A S O N D R I V E A V I A N O W A Y F I N N I A N D U B L I N B O U L E V A R D W A Y C E N T R A L P A R K W A YDIABLO V I E W S T R E E T Dublin, California Programming Diagram November 2023 0'80'160' 1" = 80' N MAIL DELIVERY PLAN LEGEND RESIDENTIAL AREA COMMERCIAL AREA CBU WITH SHELTER (MAIL HUB) CBU WITHOUT SHELTER MAIL DELIVERY ROUTE TYPICAL MAILBOX SHELTER PLAN (SCALE: 1”=5’)REPRESENTATIVE MAIL HUB PERSPECTIVE EXAMPLE CBU CALCULATIONS 5'-0" 5' - 0 " 5' - 0 " 12'-9" 3' - 0 " 5'-0" 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU16-UNIT CBU16-UNIT CBUPARCEL LOCKER PARCEL LOCKER 13 ' - 0 " 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU16-UNIT CBU16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 40'-6" 12'-9"5'-0" 16-DOOR CLUSTER BOX UNIT, TYP. OF 18 4-DOOR PARCEL LOCKER, TYP. OF 2 0'5'10' 1" = 5' POSTS, TYP. OVERHEAD CANOPY CONCRETE PAD Type of address Number of address Commercial 66 Residential 566 2 & 3 story SFD 28 SFD with ADU (with separate addresses)212 Entry-level townhomes 112 Rowtowns 230 Total 632 Note: Products shown are representative of the style, features and design intent only. Manufacturer and/ or model of final products may vary based on availability and other factors. Color shall be textured black. (2) 12-UNIT CBU FOR 20 ADDRESSES (1) 16-UNIT CBU FOR 16 ADDRESSES (1) 16-UNIT CBU FOR UP TO 12 ADDRESSES MAIL HUB: (7) 16-UNIT CBU FOR 100 ADDRESSES (1) 8-UNIT CBU FOR UP TO 8 ADDRESSES (1) 16-UNIT CBU FOR 10 ADDRESSES MAIL HUB: (18) 16-UNIT CBU FOR 277 ADDRESSES (INCLUDING SEPARATE ADDRESSES FOR ADU) MAIL HUB: (12) 16-UNIT CBU FOR 190 ADDRESSES (1) 16-UNIT CBU FOR 15 ADDRESSES PA-3PA-4 PA-2 L3.15865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE LINEAR PAVERS (PEDESTRIAN AREAS ONLY)CONCRETE TEXTURE CONCRETE TEXTURE CONCRETE WITH ENHANCED COLOR/FINISH PEDESTRIAN PATHSSTAMPED ASPHALT PAVING COLORATION STAMPED ASPHALT GREEN MARKING AT BICYCLE & VEHICULAR TRANSITIONS GOOD NEIGHBOR PRIVACY FENCE RETAINING WALL DECOMPOSED GRANITE PAVING LANDSCAPE TYPOLOGIES URBAN FABRIC DESTINATION / AMENITY COMMUNAL PRIVATE / PUBLIC FACING PRIVATE / INTERIOR EQUIPMENT SCREEN FENCE HARDSCAPE PALETTE Note: Material & product shown are representative of the style, features and design intent only. Manufacturer and/or model of final products may vary based on availability and other factors. Selections to be confirmed during final design. L3.25865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE MOVABLE FURNISHINGS SEAT WALL / PLANTER OUTDOOR GATHERING BENCHES SHORT-TERM BIKE PARKING LONG-TERM BIKE PARKING PET WASTE STATION WASTE RECEPTACLES WASTE RECEPTACLES LANDSCAPE TYPOLOGIES URBAN FABRIC DESTINATION / AMENITY COMMUNAL PRIVATE / PUBLIC FACING PRIVATE / INTERIOR FURNISHING PALETTE Notes: 1. Material & product shown are representative of the style, features and design intent only. Manufacturer and/or model of final products may vary based on availability and other factors. Selections to be confirmed during final design. 2. No fence, wall, sign or other structure over 30 inches in height above the nearest curb elevation shall be erected or placed within the traffic visibility area. 3. 3-stream waste receptacles shall include color-coded icons and text labeling. * Seatwall and raised planters will include skateboard deterrents. SHADE STRUCTURE TREE GRATEBOLLARDSPLANTER POTS BOULDERS L3.35865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE TYPICAL DETAILS 30'-0" 5'-0" CLR. 8' - 0 " 3'-0" MIN. CORNER VISIBILITY 1/8" = 1'-0"PLAN TYPICAL TRANSFORMER SCREENING 1/8" = 1'-0"PLAN TYPICAL TRASH ENCLOSURE AND SCREENING 1/8" = 1'-0"PLAN HB 25'-0" MIN, 28'-0" MAX. 15 ' - 0 " M I N , 18 ' - 0 " M A X . A.Per City of Dublin 'Traffic Visibility Area," Zoning Code 8.72.030 A. 24. NOTES 1 2 3 VARIES A.Transformer shown; other equipment similar NOTES 30 ' - 0 " 5' - 0 " M I N . 5'-0" (min. for shade tree) 4'-0" min. clr. 6'-0" TYPICAL PARKING STALL CLEARANCES 1/8" = 1'-0"PLAN 18 ' - 0 " 9'-0" 4 7'-0" separated bikeway 6'-0" sidewalk Varies, 8'-13' (Berm, 2:1 max ) BERM AT TASSAJARA ROAD FRONTAGE 1/8" = 1'-0"ELEVATION5 SLOPE AT PARCEL 'S' (NORTH OF CENTRAL PKWY) 1/8" = 1'-0"ELEVATION6 14'-0" (10' Class I path with 2' shoulders) 6'-0" Landscape+/-28'-6" landscape A.Lot 'S' within PA-3 shown, other locations similar. NOTES Larger shrubs (over 30" tall at maturity) behind clear visibility triangle Smaller shrubs (30" or less above curb at maturity) within clear visibility triangle Clear visibility triangle Accessible path of travel Larger evergreen screen in lieu of narrow upright shrubs where space allows Hierarchy of larger shrubs, mid-ground shrubs, and groundcover (where space allows) Larger evergreen screen shrubs in addition to, or in lieu of, narrow upright shrubs where space allows Hierarchy of larger shrubs, mid-ground shrubs, and groundcover (where space allows) Minimum screening: upright evergreen shrubs within allowable "clear working area," approximately 3' wide, but less than 5' tall (spaced for full shrub-to-shrub coverage at maturity) Required clearance from PG&E equipment (including pad) to trees, per PG&E Greenbook 1.10.1 Groundcover only within 8' of equipment access doors per PG&E Document 063422 Trees permissible when branches are pruned at least 6' above the level of the intersection Edge of transformer pad, maximum 90" x 106" size shown Person door (location varies) Hose bib (may be from irrigation system) Upright evergreen screen shrubs Overhead canopy (see architectural plans) Allow for 2' Overhang where walks are adjacent stalls. 12" wide curbs adjacent vehicular step-out areas EV charger, where occurs Parking lot shade tree (minimum 1 tree per 4 stalls in aggregate) Minimum 30" high evergreen screening shrubs and/or berms where adjacent the public right-of-way Parking lot shade tree Right of Way Parking lot shade tree / street tree Stormwater planter, if occurs Evergreen shrubs and groundcover Minimum 1' bench at top and bottom of slope 2:1 maximum slope at planted areas Retaining wall height varies, see civil drawings Secondary/accent tree behind (at private lot) Primary street tree per City of Dublin Streetscape Master Plan; second row planted at back of walk to create allee Right of Way Varied planting including groundcover, accent plants, and evergreen shrubs Public Services Easement Minimum 1' bench at top and bottom of slope Groundcover only within vehicular overhang area 6'-0" bioretention planter Dublin, California Landscape Details November 2023 L3.45865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE NO.BOTANICAL / COMMON NAME WATER USE CONTAINER SIZE (MIN.)TREE CATEGORY 1 Celtis sinensis / Chinese Hackberry L 24” BOX Public street trees 2 Pistacia chinensis `Red Push` / Red Push Pistache L 24” BOX 3 Platanus x acerifolia `Columbia` / London Plane Tree M 24” BOX 4 Pistacia chinensis ‘Keith Davey’ / Keith Davey Chinese Pistache M 24” BOX 5 Quercus trojana / Macedonian Oak L 24” BOX 6 Lagerstroemia indica x fauriei ‘Natchez’ / Natchez Crape Myrtle L 15 GAL.Accent or gateway trees7Magnolia grandiflora `Kay Parris` / Kay Parris Southern Magnolia M 15 GAL. 8 Carpinus betulus / European Hornbeam M 15 GAL. Internal street trees or parking lot shade trees 9 Celtis sinensis / Chinese Hackberry L 15 GAL. 10 Gleditsia triacanthos / Honey Locust L 15 GAL. 11 Koelreuteria paniculata / Golden Rain Tree M 15 GAL. 12 Pistacia chinensis `Red Push` / Red Push Pistache L 15 GAL. 13 Platanus x acerifolia `Columbia` / London Plane Tree M 15 GAL. 14 Pyrus calleryana `Trinity` / Trinity Callery Pear M 15 GAL. 15 Pyrus kawakamii / Evergreen Pear M 15 GAL. 16 Quercus agrifolia / Coast Live Oak VL 15 GAL. 17 Quercus douglasii / Blue Oak VL 15 GAL. 18 Quercus ilex / Holly Oak L 15 GAL. 19 Quercus lobata / Valley Oak L 15 GAL. 20 Quercus rugosa / Netleaf Oak L 15 GAL. 21 Quercus trojana / Macedonian Oak L 15 GAL. 22 Quercus virginiana ‘Cathedral’ / Cathedral™ Live Oak M 15 GAL. 23 Tilia cordata / Littleleaf Linden M 15 GAL. 24 Ulmus davidiana var. japonica ‘Prospector’ / Prospector Elm L 15 GAL. 25 Ulmus parvifolia / Chinese Elm L 15 GAL. 26 Zelkova serrata / Japanese Zelkova M 15 GAL. 27 Acer buergerianum / Trident Maple M 15 GAL. Smaller scale trees at HOA-maintained walkway, courtyard, or residential frontyards 28 Acer palmatum / Japanese Maple M 15 GAL. 29 Acer rubrum ‘Armstrong’ / Armstrong Red Maple M 15 GAL. 30 Arbutus x ‘Marina’ / Marina Strawberry Tree L 15 GAL. 32 Carpinus betulus / European Hornbeam M 15 GAL. 33 Cercidium x ‘Desert Museum’ / Desert Museum Palo Verde L 15 GAL. 34 Cercis occidentalis / Western Redbud VL 15 GAL. 35 Citrus x var. / Citrus As Available M 15 GAL. 36 Eriobotrya deflexa / Bronze Loquat M 15 GAL. 37 Lagerstroemia indica x fauriei ‘Natchez’ / Natchez Crape Myrtle L 15 GAL. 38 Laurus nobilis / Sweet Bay L 15 GAL. 39 Magnolia grandiflora ‘Little Gem’ / Little Gem Dwarf Southern Magnolia M 15 GAL. 40 Nyssa sylvatica ‘WFH1’ / Tupelo Tower™ Sour Gum M 15 GAL. 41 Olea europaea `Monher` / Majestic Beauty® Fruitless Olive VL 15 GAL. 42 Podocarpus gracilior / Weeping Podocarpus M 15 GAL. 43 Quercus robur ‘Fastigiata’ / Skyrocket® English Oak M 15 GAL. 44 Elaeocarpus decipiens / Japanese Blueberry Tree M 15 GAL. Secondary screening trees 45 Laurus nobilis / Sweet Bay L 15 GAL. 46 Magnolia grandiflora sp. / Southern Magnolia M 15 GAL. 47 Quercus ilex / Holly Oak L 15 GAL. 48 Quercus virginiana sp. / Southern Live Oak M 15 GAL. 49 Quercus virginiana ‘Cathedral’ / Cathedral™ Live Oak M 60” BOX Specimen tree PLANT PALETTE - TREE Notes: 1. Species listed are indicative and not intended to be exhaustive or exclusive. Selections to be confirmed during final design. 2. No shrubs over 30 inches in height above the nearest curb elevation shall be installed within the traffic visibility area. 1, 9 2, 12 7, 46 3, 13 4 5, 21 6, 37 8, 32 10 11 1615 17 18, 47 19 20 21, 49 23 24 25 26, 35 27 28 29 30 39 40 41 42 43 44 48 33 34 35 36 38, 45 L3.55865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE NO.BOTANICAL / COMMON NAME WATER USE CONTAINER SIZE (MIN.)SHRUB CATEGORY 1 Arbutus unedo ‘Compacta’ / Dwarf Strawberry Tree L 15 GAL. Large evergreen shrubs 2 Arctostaphylos densiflora ‘Howard Mcminn’ / Manzanita L 15 GAL. 3 Dodonaea viscosa ‘Purpurea’ / Hopseed Bush L 15 GAL. 4 Elaeocarpus decipiens ‘Little Emperor’ / Japanese Blueberry Tree M 15 GAL. 5 Feijoa sellowiana / Pineapple Guava M 15 GAL. 6 Heteromeles arbutifolia / Toyon L 15 GAL. 7 Laurus nobilis sp. or ‘Saratoga’ / Sweet Bay L 15 GAL. 8 Ligustrum japonicum ‘Texanum’ / Wax Leaf Privet M 15 GAL. 9 Olea europaea ‘Little Ollie’ / Little Ollie Olive VL 15 GAL. 10 Osmanthus fragrans / Sweet Olive M 15 GAL. 11 Photinia x fraseri / Photinia M 15 GAL. 12 Pittosporum tobira ‘Variegata’ / Mock Orange L 15 GAL. 13 Podocarpus macrophyllus ‘Maki’ / Shrubby Yew M 15 GAL. 14 Prunus caroliniana ‘Bright ‘N Tight’ or ‘Compacta’ / Carolina Laurel L 15 GAL. 15 Prunus laurocerasus ‘Compacta’ / English Laurel M 15 GAL. 16 Rhamnus californica ‘Eve Case’ / California Coffeeberry L 15 GAL. 17 Rhaphiolepis x ‘Montic’ / Magestic Beauty Indian Hawthorn L 15 GAL. 18 Teucrium fruticans ‘Azureum’ / Bush Germander L 15 GAL. 19 Viburnum tinus ‘Compactum’ / Spring Bouquet Laurustinus M 15 GAL. 20 Westringia fruticose ‘Morning Light’ / Coast Rosemary L 15 GAL. 21 Xylosma congestum ‘Compacta’ / Xylosma L 15 GAL. 22 Abelia x grandiflora ‘Canyon Creek’ or ‘Edward Goucher’ / Abelia M 5 GAL. Shrubs 23 Arctostaphylos densiflora ‘Howard Mcminn’ / Manzanita L 5 GAL. 24 Buxus microphylla japonica ‘Green Beauty’ or ‘Winter Gem’ / Japanese Boxwood M 5 GAL. 25 Callistemon x ‘Better John’ or ‘Little John’ / Bottle Brush L 5 GAL. 26 Camellia sasanqua / Camellia M 5 GAL. 27 Ceanothus maritimus ‘Valley Violet’ / Ceanothus L 5 GAL. 28 Cistus hybridus / White Rockrose L 5 GAL. 29 Cistus pulverulentus ‘Sunset’ / Rockrose L 5 GAL. 30 Cistus salviifolius sp. or ‘Prostratus’ / Sageleaf Rockrose L 5 GAL. 31 Dietes x (or Vegata) ‘Nola Alba’ / Katrina African Iris L 5 GAL. 32 Escallonia x ‘Compacta’ or ‘Newport Dwarf’ / Escallonia M 5 GAL. 33 Grevillea x ‘Noelli’ / Grevillea L 5 GAL. 34 Ilex crenata ‘Sky Pencil’ / Japanese Holly M 5 GAL. 35 Ilex vomitoria sp., ‘Nana’ / Yaupon Holly L 5 GAL. 36 Loropetalum chinense rubrum (var.) ‘Fire Dance’ or ‘Razzleberry’ / Purple Leaf Fringe Flower L 5 GAL. 37 Pittosporum tobira ‘Wheelers Dwarf’ / Dwarf Mock Orange L 5 GAL. 38 Prunus laurocerasus ‘Otto Luyken’ / Laurel M 5 GAL. 39 Punica granatum ‘Nana’ / Pomegranate L 5 GAL. 40 Rhaphiolepis indica ‘Jack Evans’ or ‘Pink Dancer’ / Indian Hawthorn L 5 GAL. 41 Rhaphiolepis umbellata ‘Minor’ / Yeddo Hawhorne L 5 GAL. 42 Rosa floribunda (var.) / Rose M 5 GAL. 43 Rosmarinus officinalis ‘Collingwood Ingram’ / Rosemary L 5 GAL. 44 Westringia fruticosa ‘Blue Gem’ or ‘Morning Light’ / Coast Rosemary L 5 GAL. PLANT PALETTE - SHRUBS Notes: 1. Species listed are indicative and not intended to be exhaustive or exclusive. Selections to be confirmed during final design. 2. No shrubs over 30 inches in height above the nearest curb elevation shall be installed within the traffic visibility area. 3 16 22 28 41 2 15 21 27 40 1 14 20 26 39 32 33 34 35 36 37 38 7 8 9 10 11 12 13 4 17 23 29 42 6 19 25 31 44 5 18 24 30 43 L3.65865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE NO.BOTANICAL / COMMON NAME WATER USE CONTAINER SIZE (MIN.)SHRUB CATEGORY 1 Achillea millefolium (Var.) / Common Yarrow L/M 5 GAL. Flowering accent and perennial shrubs 2 Agapanthus africanus ‘Blue’ or ‘White’ / Lily Of The Nile M 5 GAL. 3 Agave bracteosa / Candelabrum Agave L 5 GAL. 4 Agave desmettiana ‘Variegata’ / Agave L 5 GAL. 5 Anigozanthos sp. / Kangaroo Paw L 5 GAL. 6 Asparagus densiflorus ‘Myers’ / Asparagus Fern M 5 GAL. 7 Aspidistra elatior / Cast Iron Plant L 5 GAL. 8 Bulbine frutescens / Bulbine L 5 GAL. 9 Coleonema pulchellum ‘Dwarf Pink’ / Pink Breath Of Heaven M 5 GAL. 10 Dianella revoluta ‘Little Rev’ or ‘Big Rev’ / Flax Lily M 5 GAL. 11 Dianella tasmanica ‘Silver Streak’ / Flax Lily M 5 GAL. 12 Erigeron glaucus ‘Wayne Roderick’ / Seaside Daisy L 5 GAL. 13 Hemerocallis x ‘Stella De Oro’ or ‘Stella Supreme’ / Daylily M 5 GAL. 14 Hesperaloe parviflora ‘Brakelights’ (‘Perpa’) / Red Yucca L 5 GAL. 15 Kniphofia uvaria / Reblooming Torchlily L 5 GAL. 16 Lavandula dentata ‘Munstead’ or ‘Goodwin Creek’ / French Lavender L 5 GAL. 17 Leucadendron ‘Safari Sunset’ or ‘Winter Red’ / Conebush L 5 GAL. 18 Liriope muscari ‘Big Blue’ or ‘Variegata’ / Lily Turf M 5 GAL. 19 Phormium sp. (var.) / New Zealand Flax L 5 GAL. 20 Polystichum munitum / Western Sword Fern M 5 GAL. 21 Salvia (var.) ‘Furmans Red’, ‘Pozo Blue’, or ‘Dara’s Choice’ / Salvia L 5 GAL. 22 Salvia chamaedryoides / Mexican Blue Sage or Germander Sage L 5 GAL. 23 Salvia leucantha / Mexican Bush Sage L 5 GAL. 24 Salvia microphylla ‘Hot Lips’ / Lipstick Sage L 5 GAL. 25 Salvia nemorosa ‘Pink Friesland’ / Meadow Sage M 5 GAL. 26 Santolina chamaecyparissus / Lavender Cotton L 5 GAL. 27 Spiraea x bumalda ‘Anthony Waterer’ / Spiraea M 5 GAL. 28 Teucrium chamaedrys sp. or ‘Prostratum’ / Germander L 5 GAL. 29 Yucca filamentosa ‘Color Guard’ / Adams Needle L 5 GAL. 30 Zauschneria californica ‘Catalina’ / California Fuchsia L 5 GAL. 31 Bouteloua gracilis ‘Blonde Ambition’ / Blue Grama L 1 GAL. Ornamental grasses and sedges 32 Calamagrostis x acutiflora ‘Karl Foerster’ / Feather Reed Grass M 1 GAL. 33 Carex divulsa (And Others) / Berkeley Sedge L 1 GAL. 34 Chondropetalum tectorum Sp. or ‘El Campo’ / Cape Rush L 1 GAL. 35 Festuca glauca ‘Elijah Blue’ or ‘Siskiyou Blue’ / Blue Fescue L 1 GAL. 36 Festuca mairei ‘Greenlee’s Form’ as Avail. / Atlas Fescue L 1 GAL. 37 Helictotrichon sempervirens / Blue Oat Grass L 1 GAL. 38 Juncus patens / California Rush L 1 GAL. 39 Lomandra longifolia ‘Breeze’ / Mat Rush L 1 GAL. 40 Muhlenbergia capillaris / Pink Muhly L 1 GAL. 41 Muhlenbergia dubia / Pine Muhly L 1 GAL. 42 Muhlenbergia rigens / Deer Grass L 1 GAL. 43 Pennisetum spatheolatum / Slender Veldt Grass M 1 GAL. 44 Pennisetum x ‘Fairy Tails’ or ‘Hameln’ / Evergreen Fountain Grass M 1 GAL. 45 Sesleria ‘Greenlee’ / Greenlee’s Moor Grass M 1 GAL. PLANT PALETTE - SHRUBS (CONT.) Notes: 1. Species listed are indicative and not intended to be exhaustive or exclusive. Selections to be confirmed during final design. 2. No shrubs over 30 inches in height above the nearest curb elevation shall be installed within the traffic visibility area. 321 8 15 16 17 18 19 20 21 9 10 11 12 13 14 4 6 75 272625242322 28 35 41 42 43 44 45 36 37 38 39 40 29 30 31 32 3433 L3.75865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE NO.BOTANICAL / COMMON NAME WATER USE CONTAINER SIZE (MIN.)CATEGORY 2 Clematis ligusticifolia / Western White Clematis M 5 GAL. Vines 3 Clytostoma callistegioides / Violet Trumpet Vine M 5 GAL. 4 Ficus pumila / Creeping Fig M 5 GAL. 5 Hardenbergia violacea / Lilac Vine M 5 GAL. 6 Lonicera japonica ‘Halliana’ / Hall’s Japanese Honeysuckle M 5 GAL. 7 Macfadyena unguis-cati / Catclaw Trumpet Vine L 5 GAL. 8 Parthenocissus tricuspidata ‘Veitchii’ / Boston Ivy L 5 GAL. 9 Rosa sp. ‘Cecile Brunner’ / Rose M 5 GAL. 10 Trachelospermum jasminoides / Star Jasmine M 5 GAL. 11 Wisteria floribunda ‘Domino’ / Japanese Wisteria, As Avail.M 5 GAL. 12 Acacia redolens ‘Low Boy’ / Prostate Acacia VL 1 GAL. Groundcover 13 Arctostaphylos x ‘Emerald Carpet’ / Manzanita M 1 GAL. 14 Coprosma petriei ‘Verde Vista’ / Creeping Coprosma L 1 GAL. 15 Cotoneaster dammeri ‘Lowfast’ / Bearberry Cotoneaster L 1 GAL. 16 Erigeron karvinskianus ‘Profusion’ / Santa Barbara Daisy L 1 GAL. 17 Euonymus fortunei ‘Colorata’ / Winter Creeper M 1 GAL. 18 Grevillea lanigera ‘Coastal Gem’ or ‘Mt. Tamboritha’ / Woolly Grevillea L 1 GAL. 19 Juniperus horizontalis ‘Blue Rug’ or ‘Blue Chip’ / Juniper L 1 GAL. 20 Juniperus sabina ‘Buffalo’ / Buffalo Juniper L 1 GAL. 21 Myoporum parvifolium ‘Prostratum’, ‘Pink’, or ‘Putah Creek’ / Trailing Myoporum L 1 GAL. 22 Ophiopogon japonicus / Mondo Grass M 1 GAL. 23 Rosa x varieties ‘Flower Carpet Rose’, ‘Noala’, or ‘Noashnee’ / Groundcover Rose M 1 GAL. 24 Rosmarinus officinalis ‘Huntington Carpet’ / Rosemary L 1 GAL. 25 Senecio serpens ‘Blue Chalk Fingers’ / Dwarf Blue Chalk Sticks L 1 GAL. 26 Sodded no-mow / Fescue Blend H SOD 27 Sodded Turf / 90% Dwarf Fescue, 10% Perennial Rye Grass H SOD 28 Teucrium chamaedrys ‘Prostratum’ / Germander L 1 GAL. 29 Thymus praecox ‘Purple Carpet’ / Mother Of Thyme L 1 GAL. 30 Trachelospermum asiaticum / Asian Jasmine M 1 GAL. 31 Trachelospermum jasminoides / Star Jasmine M 1 GAL. 32 Verbena canadensis ‘Homestead Purple’ / Verbena L 1 GAL. 33 Vinca minor / Periwinkle M 1 GAL. 34 Westringia fruticosa ‘Mundi’ / Coast Rosemary L 1 GAL. PLANT PALETTE - VINES AND GROUNDCOVER Notes: 1. Species listed are indicative and not intended to be exhaustive or exclusive. Selections to be confirmed during final design. 2. No shrubs over 30 inches in height above the nearest curb elevation shall be installed within the traffic visibility area. 7 13 19 25 31 2 8 14 20 26 32 3 9 15 21 27 33 4 10 16 22 28 34 5 11 17 23 29 6 12 18 24 30 L3.85865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE NO.BOTANICAL / COMMON NAME WATER USE CONTAINER SIZE (MIN.)CATEGORY 1 Achillea filipendulina / Cloth of Gold Yarrow L 1 GAL. Bioretention (Storm Water Treament) 2 Achillea millefolium / Common Yarrow - White VL 1 GAL. 3 Achillea millefolium / Common Yarrow (Native/Non-Native)L/M 1 GAL. 5 Arctostaphylos uva-ursi 'Emerald Carpet' / Emerald Carpet Manzanita L 1 GAL. 6 Baccharis pilularis 'Twin Peaks' / Dwarf Coyote Brush L 1 GAL. 7 Bulbine frutescens 'Orange' / Orange Bulbine L 1 GAL. 8 Carex barbarae / Santa Barbara Sedge L 1 GAL. 9 Carex pansa / California Meadow Sedge M 1 GAL. 10 Chondropetalum tectorum / Cape Rush L 1 GAL. 11 Deschampsia cespitosa / Tufted Hairgrass L 1 GAL. 12 Epilobium canum / California Fuchsia L 1 GAL. 13 Festuca rubra / Red Fescue L 1 GAL. 14 Festuca rubra 'Molate' / Molate Fescue L 1 GAL. 15 Juncus patens / California Gray Rush L 1 GAL. 16 Juncus patens 'Elk Blue' / Elk Blue California Gray Rush L 1 GAL. 17 Lomandra hystrix / Lomandra VL 1 GAL. 18 Muhlenbergia rigens / Deer Grass L 1 GAL. 19 Salvia sonomensis / Creeping Sage L 1 GAL. 20 Santolina chamaecyparissus / Lavender Cotton L 1 GAL. 21 Sesleria autumnalis / Autumn Moor Grass M 1 GAL. 22 Teucrium fruticans 'Azureum' / Azure Bush Germander L 1 GAL. 23 Westringia fruticosa / Morning Light Westringia L 1 GAL. 24 Westringia sp. / Westringia L 1 GAL. PLANT PALETTE - BIORETENTION Notes: 1. Species listed are indicative and not intended to be exhaustive or exclusive. Selections to be confirmed during final design. 2. No shrubs over 30 inches in height above the nearest curb elevation shall be installed within the traffic visibility area. * Plant species listed above are from City of Dublin Recommended Plant List for Bioretention Areas (2023) and/or the Alameda County Clean Water Program C.3 Stormwater Technical Guidance Appendix B Plant List. 1 7 13 19 2 8 14 20 3 9 15 21 10 16 22 5 11 17 23 6 12 18 24 L4.15865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE PA-2 LANDSCAPE PLAN 0'50'100' 1" = 50' N ROWTOWN PASEO ENLARGEMENT, SEE L4.9 FINNIAN WAY SHOPHOUSES ENLARGEMENT, SEE L4.6-4.7 LIGHT FIXTURE, TYP. FIRE HYDRANT, TYP.LANDSCAPED BERM, TYP. AT PARKING, SEE L3.3WASTE RECEPTACLE, TYP.TRANSFORMER, TYP.BIORETENTION PLANTER, TYP. TRASH ENCLOSURE, TYP. FINNIAN SQUARE ENLARGEMENT, SEE L4.5 PASEO DIABLO, SEE L4.10 COMMUNITY CENTER, SEE L4.3 GATEWAY PLAZA, SEE L4.2 ROWTOWN ENLARGEMENT, SEE L4.12 ENTRY-LEVEL TOWNHOME ENLARGEMENT, SEE L4.14 AFFORDABLE HOUSING: 1.88 AC NOTE: REFER TO SHEET L1.1 FOR LEGEND, L2.3 AND L2.4 FOR TREE SYMBOLS. SE E L 5 . 1 F O R P A - 3 L A N D S C A P E P L A N L4.25865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE ENLARGEMENT - GATEWAY PLAZA (PLAN) ESS ESSESS ESS ESSESS T A S S A J A R A R O A D D U B L I N B O U L E V A R D Dublin, California Site Plan - Gateway Plaza July 2023 N 0'8'16' 1/8" = 1'-0" 0' REPRESENTATIVE GATEWAY IMAGES Notes: 1. Art shown conceptually. Specific design pending project valuation, artist selection, and city review. DECORATIVE PAVING TURF GATEWAY/PROJECT IDENTITY MONUMENT EXTENDED PEDESTRIAN AREA SPECIMEN TREES PUBLIC ART OPPORTUNITIES LANDSCAPED BERM ADJACENT PARKING LIGHT “DC” LETTERING SIGNAGE PROPOSED FIRE ACCESS STREET TREES: LONDON PLANE TREES (PER CITY OF DUBLIN STREETSCAPE MASTER PLAN) L4.35865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE T A S S A J A R A R O A D 0'8'16' 1/8" = 1'-0" 0' Dublin, California Site Plan - Finnian Square June 2023 N ENLARGEMENT - COMMUNITY CENTER (PLAN) STORMWATER PLANTER TRASH ENCLOSURE MOVEABLE FURNITURES, TYP. (BY OTHERS) SIGN WALL AT COMMUNITY CENTER ENTRY CURVED SEAT WALL FACING COURTYARD SHORT-TERM BICYCLE PARKING PARKING LOT SHADE TREES PARKING LOT SHADE TREES CURVED SEATWALL FACING OUTDOOR PLAZA & SIDEWALK DECORATIVE PAVING FIRE HYDRANT TRANSFORMER STREET LIGHT, TYP. 3-STREAM WASTE RECEPTACLE, TYP. TRASH ENCLOSURE STREET TREES PER PRIOR CITY COMMENTS GATEWAY TREESCOMMUNITY CENTER TASSAJARA ROAD L4.45865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE PA-2 KEY MAP - FINNIAN WAY RETAIL & SHOPHOUSES 0'50'100' 1" = 50' N FINNIAN SQUARE & STAND ALONE RETAIL FINNIAN WAY SHOPHOUSES NOTE: REFER TO SHEET L1.1 FOR LEGEND, L2.3 AND L2.4 FOR TREE SYMBOLS. Dublin, California Site Plan - Finnian Square May 2023 0'10'20' 1" = 10' N L4.55865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE ENLARGEMENT - FINNIAN SQUARE (PLAN) TREE GRATE, TYP. CLASS II BIKEWAY (BIKE LANE) GREEN MARKING AT INTERSECTIONS MID-BLOCK CROSSING BUFFERED PATIOS WITH PLANTERS OVERSIZED TENSILE UMBRELLA STRUCTURES (2 TOTAL): SINGLE POST WITH DUAL CANOPIES FURNITURE ARRANGEMENTS BENEATH 6’ WIDE ENTRY WALK, PLANK PAVING OR OTHER SPECIAL PAVING FESTOON LIGHTING PLANTER POT, TYP. 48” FIREPITS (2 TOTAL) WITH MOVABLE SEATING OPEN SYNTHETIC TURF FOR LAWN GAMES INTERIOR PAVING: ENHANCED CONCRETE PAVING BLDG #32 ± 2,905 GSF BLDG #35 ± 3,693 GSF BLDG #33 ± 2,920 GSF BLDG #34 ± 3,572 GSF UTILITY WALK AROUND BUILDING, TYP. LONG-TERM BICYCLE PARKING TRANSFORMER, TYP. STREET LIGHT, TYP. SPECIMEN OAK IN RAISED PLANTER BENCH, TYP. 3-STREAM WASTE RECEPTACLE, TYP. SHORT-TERM BICYCLE PARKING, TYP. PEDESTRIAN-SCALE POST-TOP LIGHTING ACCENT TREES DENOTE PEDESTRIAN ACCESS OVERHEAD CANOPIES, SEE ARCHITECTURAL DRAWINGS F I N N I A N W A Y Dublin, California Site Plan - Finnian Way January 2023 0'8'16' 1/8" = 1'-0" 0' N L4.65865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE ENLARGEMENT - FINNIAN WAY SHOPHOUSES (PLAN) ACCENT PAVING DENOTES WORK/LIVE ZONE USPS CLUSTER BOX UNIT SITE FURNISHINGS, TYP. (WASTE RECEPTACLE, BENCHES) CONDENSER UNITS WITH SCREEN HEDGE SHORT-TERM BICYCLE PARKING UTILITY CABINET ACCESS PAD WITH SCREEN HEDGE 6’ MINIMUM AT SECONDARY WALKWAYS ESPALIER OR VINE AT ENTRY RETAIL USE AREA (PUBLIC ZONE AVAILABLE FOR SEATING, ETC.)FESTOON LIGHTING POSSIBLE AT PRIMARY WALKWAYS TREE GRATE, TYP. ALTERNATING PLANTER & TURF AREAS CREATE RHYTHM ALONG STREETCLASS II BIKEWAY (BIKE LANE)3-STREAM WASTE RECEPTACLE, TYP. PEDESTRIAN-SCALE LIGHTING TIGHTER SCORING INDICATES SEMI-PUBLIC/SEMI-PRIVATE AREAS LARGE SCREENING SHRUBS AT BUILDING FOUNDATIONS ACCENT TREES DENOTE PEDESTRIAN ACCESS MINIMUM 4’ WIDE WALK TYP. AT RESIDENTIAL ENTRIES STREET LIGHT, TYP. FENCED UTILITY/STORAGE AREA (IF REQUIRED) F I N N I A N W A Y BLDG #36 BLDG #37 BLDG #38 L4.75865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE ENLARGEMENT - FINNIAN WAY SHOPHOUSES (ELEVATION) 0'4'8' 1/4" = 1'-0" 5’2’2’8’5’1.5’VARIES VARIESVARIES10’-6”10’-6”5’8’5’ SHOPHOUSES, SEE ARCHITECTURAL DRAWINGS SHOPHOUSES, SEE ARCHITECTURAL DRAWINGSVARIES, SEE PLAN ALL WALLS TO INCLUDE SKATEBOARD DETERRENTS L4.85865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE PA-2 KEY MAP - MAJOR PASEOS AT ROWTOWNS 0'50'100' 1" = 50' N PASEO HERNANDEZ PASEO DIABLO NOTE: REFER TO SHEET L1.1 FOR LEGEND, L2.3 AND L2.4 FOR TREE SYMBOLS. L4.95865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE ENLARGEMENT - PASEO HERNANDEZ (PLAN) 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU 16-UNIT CBU BL D G 1 7 Dublin, California Site Plan - Row townhomes paseo September 2023 N 0'10'20' 1" = 10' USPS CLUSTER BOX UNITS OUTDOOR GATHERING SPACE PET WASTE STATION RAISED PEDESTRIAN CROSSING WITH 12’ DECORATIVE PAVING AT APRONS MULTI-USE TURF IN COMMON AREAS PEDESTRIAN-SCALE POST TOP LIGHTING AT PRIMARY PATH, TYP. OUTDOOR GATHERING SPACE WITH BENCHES & WASTE RECEPTACLE BICYCLE RACK SEE L4.12 FOR LANDSCAPE BETWEEN FRONTAGE OF ROWTOWNS BOLLARD LIGHTING AT SECONDARY PASEO, TYP. BIO-RETENTION, SEE CIVIL DRAWINGS FIRE HYDRANT, TYP. WASTE RECEPTACLE, TYP. STREET LIGHT, TYP. 8’ PLANTER POCKETS ADD GREEN RELIEF AT ALLEYS L4.105865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE ENLARGEMENT - PASEO DIABLO (PLAN) ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S ES S PL A N 3 PL A N 1 PL A N 2 - R PL A N 2 PL A N 2 PL A N 2 - R PL A N 3 - R PL A N 1 R ELECTRICALF.R. ELECTRICAL Dublin, California Site Plan - Paseo Diablo (South) June 2023 0'20'40' 1" = 20' N REPRESENTATIVE IMAGES MAIL HUB WITH CBUS, SEATING, SHADE STRUCTURE, AND WASTE RECEPTACLE PLANTER POCKETS ADD GREEN RELIEF AT ALLEYS RAISED PEDESTRIAN CROSSING WITH 12’ DECORATIVE PAVING AT APRONS PET WASTE STATION GATEWAY TREES WASTE RECEPTACLE, TYP. DOUBLE ALLÉES OF STREET TREES AT MAJOR ROADS BOLLARD LIGHTING AT SECONDARY PASEO, TYP. PEDESTRIAN-SCALE POST TOP LIGHTING AT PRIMARY PATH, TYP. TRASH ENCLOSURE STREET LIGHT, TYP.FIRE HYDRANT, TYP SEE L4.12 FOR LANDSCAPE BETWEEN FRONTAGE OF ROWTOWNS TRANSFORMER, TYP. SEE L4.2 FOR GATEWAY PLAZASEE L4.3 FOR COMMUNITY CENTER SE E L 4 . 5 F O R F I N N I A N S Q U A R E MULTI-USE TURF IN COMMON AREAS LANDSCAPE BERM FOR VISUAL AND RECREATIONAL PURPOSES OUTDOOR GATHERING SPACE WITH SEATING BIORETENTION PLANTER, TYP.DU B L I N BO U L E V A R D L4.115865 Owens Drive Pleasanton, CA 94588 925-251-7200 1213.010 01-10-2024 JOB NO. DATE PA-2 KEY MAP - MINOR PASEOS AT ROWTOWNS 0'50'100' 1" = 50' N MINOR PASEOS AT ROWTOWNS NOTE: REFER TO SHEET L1.1 FOR LEGEND, L2.3 AND L2.4 FOR TREE SYMBOLS.