HomeMy WebLinkAboutPC Reso05-52 Dublin Ranch Area F Sorrento SDR MEMORANDUM
To: File 04-042 Toll Brothers Area F — Sorrento
From: Mike Porto — Consultant Project Manager
Subject: Administrative Amendment to Resolution 05-052 (09-13-05)
Final Total Number of Units
PA — 04-042
At the City Council Meeting of October 4, 2005,Councilmember George Zika,referenced
concerns regarding the proximity of guest parking to the units that the parking was meant to
serve. His concern was primarily in Neighborhoods 3 and 4 of the West portion of Sorrento. He
asked that Staff see what could be done about this during the final construction plan review.The
other Councilmembers did not object.
Staff,working with Toll Brothers was able to add a series of additional parking stalls to meet the
intent of Councilmember Zika's concerns,however, in order to do this, 5 units were lost from the
westerly portion of the Sorrento development.Neighborhood 3 (Tract 7644)originally had a total
of 69 units.Neighborhood 4(Tract 7645)originally had a total of 66 units.Three units were lost
from Neighborhood 3 and two units were lost from Neighborhood 4.The loss of units was able to
be accommodated by substituting other buildings of that development style and thereby not
creating a distinct building type. The lost units were accommodated in Neighborhood 10 of the
easterly portion of the Sorrento development.However, like the substitution of buildings on the
west to gain area for parking,the addition of units on the easterly portion of development in
Neighborhood 10 needed similar substitutions. The building types in Neighborhood 10 only
would accommodate an even number of units.Neighborhood 10 originally had 254 units. The
revised number of units in neighborhood 10 became 260. Therefore, 5 units were lost in the
westerly portion of Sorrento and 6 units were added to the easterly portion.The total number of
approved units in the westerly portion was 423 and is now 418 and was originally 688 and is now
694 in the easterly portion.The total number of approved units in Sorrento is 1,112.
In accordance with Section 8.32.080 of the City of Dublin Zoning Ordinance—"Amendments,"
The Director of Community Development,by administrative action.....may approve minor
amendments to an adopted Development Plan upon a finding that the amendment substantially
complies with and does not material change the provisions or intent of the adopted Planned
Development Zoning District Ordinance for the site. In the instance described above,the change
IS considered minor and will not change the provisions or intent of the adopted Planned
Development Zoning Ordinance for the site.
Approved:( Dated:ated: Z/// 0?
.Ie am, ommuni ty Development Director
RESOLUTION NO. 05 - 52
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR "SORRENTO AT DUBLIN RANCH
AREA F," MASTER VESTING TENTATIVE TRACT MAP 7641 FOR AREA F WEST,
MASTER VESTING TENTATIVE TRACT MAP 7651 FOR AREA F EAST, AND TEN
NEIGHBORHOOD VESTING TENTATIVE TRACT MAPS 7642, 7643, 7644, 7645, 7646, 7652,
7653,7654,7655 & 7656 FOR NEIGHBORHOODS 1 THROUGH 10, RESPECTIVELY WITHIN
A PORTION OF THE PROPERTIES IN AN EXISTING PD-PLANNED DEVELOPMENT
DISTRICT KNOWN AS DUBLIN RANCH AREA F
SOUTH OF GLEASON DRIVE
PA 04-042
WHEREAS, the Applicant, Toll Brothers, Inc. on behalf of Chang Su-O Lin, et. al. and
representative James Tong, submitted applications for an area of approximately 124.8 acres known as
"Sorrento at Dublin Ranch Area F" located within Dublin Ranch Area F south of Gleason Drive and north
of Central Parkway in the Eastern Dublin Specific Plan Area; and
WHEREAS, The applications include: a) Stage I Planned Development zoning amendment to
PA 01-037; b) Stage 2 Development Plan for 124.8 acres south of Gleason Drive; c) Site Development
Review for areas known as Area F West and Area F East; c) Master Vesting Tentative Tract Map 7641
(Area F West) and Master Vesting Tentative Tract Map 7651 (Area F East); and e) ten Neighborhood
Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 for
Neighborhoods I through 10, respectively. The project proposes a total of 1,111 residential units of
medium density residential for sale as lots or condominiums and associated parking structures. Other
uses include an Elementary School site, Neighborhood Square, Neighborhood Park, Open Space Multi-
Use Trail system, private recreation facilities, and associated public right-of-way. The applications
collectively define this "Project"; and
WHEREAS, the Project site generally is located north of Central Parkway and south of Gleason
Drive between the proposed extensions of Brannigan Street on the west and Lockhart Street on the east;
the project site currently is vacant land; and
WHEREAS, for the purposes of the California Environmental Quality Act (CEQA), the proposed
project generally was addressed by a program EIR (with all subsequent addenda and related mitigated
Negative Declarations), initially certified by the City of Dublin in 1993 (SCH#91103064) and in an
Addendum to the Eastern Dublin EIR, including an updated traffic study, addressing Dublin Ranch Area
F in its entirety (PA 01-037). The Addendum was certified by City Council Resolution No. 48-04 on
March 16, 2004; and
WHEREAS, also for the purposes of the California Environmental Quality Act (CEQA), an
Initial Study was prepared for the proposed project Sorrento at Dublin Ranch Area F and a determination
was made that the proposed project is within the scope of the Addendum certified by City Council
Resolution 48-04 and that no additional negative impacts would result from the proposed project; and
WHEREAS, the Planning Commission adopted a Resolution on September 13, 2005
recommending City Council approval of a Stage I Planned Development zoning amendment to PA 01-
037 and Stage 2 Development Plan for the Project; and
WHEREAS, a staff report, dated September 13,2005 and incorporated herein by reference,
described and analyzed the Project; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on September 13, 2005 at which time all interested parties had the opportunity to be heard.
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review:
A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104,
Site Development Review of the Dublin Zoning Ordinance.
B. The proposed project, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan and the Stage 2 Development Plan for PA 04-042 and with all
other requirements ofthe Dublin Zoning Ordinance.
C. The proposed project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and general
welfare because the development is consistent with all laws and ordinances and implements
the Eastern Dublin Specific Plan and Dublin General Plan.
D. The proposed project, as conditioned, will not be injurious to property or improvements in the
neighborhood and will comply with all requirements of the Building Division, Fire
Department, Public Works Department, and Dublin San Ramon Services District.
E. The proposed site development (including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements) has been designed to
provide a desirable environment for the development.
F. The subject site is physically suitable for the type and intensity of the proposed project because
the exiting land is designated for medium density residential, substantial open space has been
incorporated, and the site can accommodate the proposed structures and uses.
G. The proposed project will not negatively impact views because the proposed project conforms
to the Eastern Dublin Scenic Corridor Policies and Standards.
H. Impacts to existing slopes and topographic features are addressed because attention has been
paid to the natural slope and contours of site in designing the architecture and siting the
structures so as to minimize over grading and extensive use of retaining walls.
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1. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to insure compatibility of
this development with the development's design concept or theme and the character of adjacent
buildings within Sorrento at Dublin Ranch and Dublin Ranch as a whole.
J. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual relief
and an attractive environment for the public.
K. The approval of the Site Development Review for the proposed project is consistent with the
Dublin General Plan and with the Eastern Dublin Specific Plan.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby
make the following findings and determinations regarding Master Vesting Tentative Tract Maps 7641 &
7651 and Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654,
7655 & 7656 for Neighborhoods I through 10, respectively:
Vestinl! Tentative Tract Maps
A. The proposed Tentative Tract Maps are consistent with the intent of applicable subdivision
regulations and related ordinances.
B. The design and improvements ofthe proposed Tentative Tract Maps are consistent with the
General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject
property in that it is a subdivision for implementation ofa portion of Dublin Ranch Area F, a
medium density residential community in an area designated for this type of development.
C. The proposed Vesting Tentative Tract Maps are consistent with the Planned Development
approved for Dublin Ranch Area F south of Gleason Drive (P A 04-042) and are therefore
consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Maps will have adequate
access to major constructed or planned improvements as part of the Dublin Ranch Master Plan.
E. Project design, architecture, and concept as an Italian hill town have been integrated with
topography of the project site created by the proposed Vesting Tentative Tract Maps to
minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivisions are physically suitable for the type and intensity of development proposed.
F. The Mitigation Monitoring program adopted with the program EIR for the Eastern Dublin
Specific Plan Area and subsequent environmental documents would be applicable as
appropriate for addressing or mitigating any potential environmental impacts identified.
G. The proposed Vesting Tentative Tract Maps will not result in environmental damage or
substantially injure fish or wildlife or their habitat or cause public health concerns.
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H. The design of the subdivisions will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City Engineer
has reviewed the maps and title report and has not found any conflicting easements of this
nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions the Site Development Review PA 04-042 for "Sorrento at Dublin Ranch Area
F" south of Gleason Drive, including Area F West and Area F East, based on the findings set forth above.
All development within the area covered by this approval shall conform generally to the plans prepared by
MacKay & Somps and the subconsultants labeled, respectively, "Area F West, Site Development Review
Package" and "Area F East, Site Development Review Package," and attached to the Staff Report of
September 13, 2005 Planning Commission meeting as Attachment 2 and Attachment 3.
BE IT FURTHER RESOLVED that the Planning Commission ofthe City of Dublin hereby
approves with conditions Master Vesting Tentative Tract Map 7641 for Area F West (44.1 acres) and
Master Vesting Tentative Tract Map 7651 for Area F West East (79.8 acres); and ten Neighborhood
Vesting Tentative Tract Maps: Map 7642 (Neighborhood I - 75 units), Map 7643 (Neighborhood 2 - 117
units), Map 7644 (Neighborhood 3 - 69 units), Map 7645 (Neighborhood 4 - 66 units), Map 7646
(Neighborhood 5 - 96 units), Map 7652 (Neighborhood 6 - 75 units), Map 7653 (Neighborhood 7 - 94
units), Map 7654 (Neighborhood 8 - 148 units); Map 7655 (Neighborhood 9 - 117 units, and Map 7656
(Neighborhood 10 - 254 units). This recommendation is based on findings that the proposed Vesting
Tentative Tract Maps are consistent with the Site Development Review, Stage 2 Development Plan,
General Plan, and Eastern Dublin Specific Plan. This approval shall conform generally to the plans
prepared by MacKay & Somps and the subconsultants labeled Attachments I through 4 to the Staff
Report of September 13, 2005, consisting ofthe packages, sheets, booklets, and plans date stamped
received August 17,2005, and on file with the Community Development Department and the Applicant's
written statement, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Tentative Map Conditions of Approval shall be complied with prior to
approval of the Final Map. The Site Development Review Conditions of Approval shall be complied with
prior to final occupancy of any building (or depending on the context shall remain in effect throughout the
life of the Project) and shall be subject to Planning Department review and approval.
This approval for both the Site Development Review and Vesting Tentative Maps shall be subject to City
Council adoption of the Stage I and Stage 2 Planned Development Rezoning.
TENT A TIVE TRACT MAP CONDITIONS OF APPROVAL
TRACT 7641 (Master Map West of Grafton Street)
1. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Development Agreement: In accordance with Section 7 of the Master Development Agreement
between the City Of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Specific
Plan, a Development Agreement between the City of Dublin and the Developer shall be entered
into and recorded prior to any development.
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3. Street Lighting Maintenance Assessment District: The Developer shall petition to have the area
annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation..
4. Landscape Features within Public Right of Way. The Developer shall enter into an
"Agreement for Long Term Encroachments" with the City for maintaining the landscape features
within public Right of Way including frontage & median landscaping, decorative pavements and
special features (i.e., fountain, wall, bench, etc.) as generally shown on Site Development Review
exhibits. The Agreement shall include the features within Grafton Street. The Agreement shall
identify the ownership of the special features and maintenance responsibilities. The Developer
will be responsible for maintaining the surface of all decorative pavements including restoration
required as the result of utility repairs.
5. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govem use
and maintenance ofthe landscape features within the public right of way contained in the
Agreement for Long Term Encroachments, Parcel 9 and the frontage landscaping along Gleason
Drive, Grafton Street, Central Parkway and Brannigan Street. The landscaping in the medians in
Central Parkway and Gleason Drives are to be maintained by the City of Dublin and not by the
Homeowners Association. Said declaration shall set forth the Association name, bylaws, rules and
regulations. The CC&Rs shall also contain a provision that prohibits the amendment of the
provisions ofthe CC&Rs requested by City without the City's approval. The CC&Rs shall ensure
that there is adequate provision for the maintenance, in good repair and on a regular basis, the
landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting,
signs and other related improvements. The Developer shall submit a copy of the CC&R document
to the City for review and approval relative to these conditions of approval.
6. Aviano Way, Palermo Way, Capoterra Way and Perugia Street: Developer shall construct
street improvements and offer for dedication to the City of Dublin the rights of way for Aviano
Way, Palermo Way, Capoterra Way and Perugia Street as shown on the Tentative Map, to the
satisfaction ofthe City Engineer. The improvements shall include six-foot wide walkways on
both sides of Aviano Way, Palermo Way and Capoterra Way, except that the walkway does not
need to be constructed by the Developer on the Neighborhood Square frontage, and five-foot wide
sidewalks on both sides ofPerugia Street. Six-foot wide parkways shall be included along Aviano
Way, Palermo Way and Capoterra Way at the entrance to the Tract.
7. Landscape Bump outs: The location of the midblock and corner bump outs may be adjusted in
final design to optimize parking and landscaping. The 22-foot length ofthe end parking space
may be measured at the center of the parking space width. Single parking spaces should be
avoided.
8. Brannigan Street: The Developer shall construct improvements and offer for dedication to the
City of Dublin the rights of way for Brannigan Street, including walkways on the east side, as
shown on the Tentative Map, to the satisfaction ofthe City Engineer.
9. Central Parkway: The Developer shall complete the Central Parkway improvement from
Brannigan Street to Grafton Street as shown in the Improvement Plans for Central Parkway
prepared by MacKay & Somps to the satisfaction of the City Engineer. The walkway along the
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northern frontage to be included with the development of the adjacent Tract improvements and not
with Tract 7641.
10. Grafton Street: The Developer shall construct the Grafton Street improvement, as shown in the
Improvement Plans for Grafton Street prepared by MacKay & Somps as modified to include the
12-foot wide walkway on the west side, 14-foot wide travel lanes, and the traffic circles &
decorative pavements per the SDR exhibits to the satisfaction of the City Engineer. The inner 25-
foot radius of the traffic circles shall be a rough surface. The Grafton Street improvements include
the traffic signal modifications. The pedestrian bridge is not included with the Tract 7641
improvements.
11. Gleason Drive Frontage Improvements: The Developer shall construct the Gleason Drive
walkway from Brannigan Street to Grafton Street with the Tract 7641 improvements.
12. Central Parkway Pathway: If the City obtains a pedestrian easement across the Dublin Land
Company's property, the Developer shall construct a temporary five-foot wide AC path on the
north side of Central Parkway between Tassajara Road and Brannigan Street to the satisfaction of
the City Engineer.
13. Traffic Signals on Brannigan Street: The Developer shall modify the traffic signals at the
intersection of Brannigan Street / Central Parkway and Brannigan Street / Gleason Drive as
needed to accommodate the addition of Brannigan Street.
14. Street Monuments: The Final Map shall include the street monuments to be set in Grafton Street
and Brannigan Street.
15. Neighborhood Square: The Neighborhood Square, Parcel 8, shall contain a minimum of2.00
acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by
separate document. The parcel line shall be at the back of curb. The Neighborhood Square shall be
rough graded, as shown on the Tract 7641 Tentative Map Grading Plan including erosion control
measures, to the satisfaction of the City Engineer, and dedicated to the City of Dublin prior to the
issuance of building permit for the 200th unit within Tract 7641. The City will not accept this
parcel until the site is rough graded. Neighborhood parkland credits will not be provided until the
site is accepted by the City.
16. Neighborhood Square Utility Stubs: Utilities shall be stubbed to the Neighborhood Square at
locations approved by the City's Parks & Community Service Department.
17. Public Access Easement: The Public Access Easement on Parcel 6 for the approach to the
pedestrian bridge as shown on the Tentative Map for Tract 7646 shall be offer for dedication on
the Tract 7641 Final Map.
18. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel 9 shall be completed with the Tract 7641 improvements. This includes the parkway and
frontage landscaping along Aviano Way, Palermo Way, Capoterra Way, Perugia Street, Brannigan
Street (east side), Gleason Drive (south side) and Grafton Street (west side and median). The
Central Parkway landscaping will be installed with the development ofthe adjacent Tracts. All
street trees shall be installed along the parkways and frontage concurrently with the street
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improvements. Shrubs and ground cover installation shall be deferred until the construction of the
adjacent buildings but completed prior to occupancy.
19. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements within the public right of way and Parcel 9
showing details, sections and supplemental information as necessary for design coordination of the
various design features and elements including utility location to the satisfaction of the City
Engineer. The design development landscape plans shall be submitted for review prior to the
approval ofthe Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7641.
20. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-20
of the Site Development Review package for Area F West shall also apply to the northeast corner
of Brannigan Street and Central Parkway.
21. Master Drainage Plan: The Developer shall update the Dublin Ranch Master Drainage Plan for
the proposed development within the Tract 7641 area.
22. Drainage Release: The Developer shall provide the City a Drainage Release for any drainage
from public streets that will temporarily drain across the undeveloped land ofthe Developer.
TRACT 7642 (Neighborhood 1)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Rimini Lane and Perugia Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Rimini Lane and Perugia Street as shown on
the Tentative Map, to the satisfaction of the City Engineer.
4. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel A, B, C & D shall be included in the Tract 7642 Improvements Agreement. Landscape
Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7642.
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TRACT 7643 (Neighborhood 2)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Motor Court Improvements: The "Motor Court" improvements on Parcels A thru G, as shown
in the Typical Section on the Tentative Map, shall be included in the Tract Improvement
Agreement.
3. Rimini Lane and RiIilini Court: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Rimini Lane and Rimini Court as shown on
the Tentative Map, to the satisfaction of the City Engineer.
4. Central Parkway Frontage Improvements: The Developer shall construct the walkway on the
north side of Central Parkway along the frontage of Tracts 7643.
5. Public Access Easement: A public access easement shall be dedicated on the Final Map to
provide a turn-around for trucks at the end ofRimini Court.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, shall be included in the Tract 7643 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7643.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7644 (Neighborhood 3)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The Alley improvements, as shown in the Typical Alley Section on the
Tentative Map, shall be included in the Tract Improvement Agreement.
3. Montalcino Street: Developer shall construct street improvements and offer for dedication to the
City of Dublin the right of way for Montalcino Street as shown on the Tentative Map, including
six-foot sidewalks on both sides of the street, to the satisfaction of the City Engineer. The Typical
Section on the Tentative Map for the entrance shall be corrected to be 40 feet between curbs.
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4. Central Parkway Frontage Improvements: The Developer shall construct the walkway on the
north side of Central Parkway along the frontage of Tracts 7644.
5. Traffic Signal at Montalcino Street and Central Parkway: The Developer shall install a traffic
signal at the intersection ofMontacino Street and Central Parkway. This traffic signal shall be
interconnected by hard wire with the existing City traffic signals on Central Parkway.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, shall be included in the Tract 7644 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7644.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7645 (Neighborhood 4)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The Alley improvements as shown in the Typical Alley Section on the
Tentative Map shall be included in the Tract Improvement Agreement.
3. Mirano Court: Developer shall construct street improvements and offer for dedication to the City
of Dublin the rights of way for Mirano Court as shown on the Tentative Map, to the satisfaction of
the City Engineer. The final design shall improve the street profile by reducing the magnitude in
grade changes to the satisfaction of the City Engineer.
4. Public Access Easement: A public access easement shall be dedicated on the Final Map to
provide a turn-around for trucks at the end of Mirano Court to the satisfaction of the City
Engineer.
5. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the frontage of Tract 7645.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, shall be included in the Tract 7645 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
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Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7645.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&Rs document to the City for review and approval
relative to this condition.
TRACT 7646 (Neighborhood 5)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Pathway and Driveway Improvements: The pathway to the future pedestrian bridge, the
driveways and any improvements within the public right of way shall be included in the Tract
Improvement Agreement.
3. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7651 (Master Map East of Grafton Street)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Development Agreement: In accordance with Section 7 of the Master Development Agreement
between the City Of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Specific
Plan, a Development Agreement between the City of Dublin and the Developer shall be entered
into and recorded prior to any development.
3. Street Lighting Maintenance Assessment District: The Developer shall petition to have the area
annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation.
4. Landscape Features within Public Right of Way. The Developer shall enter into an
"Agreement for Long Term Encroachments" with the City for maintaining the landscape features
within Public Right of Way including frontage & median landscaping, decorative pavements and
special features (i.e., fountain, wall, bench, etc.) and the pedestrian bridge as generally shown on
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Site Development Review exhibits. The Agreement shall include the landscaping in the median
and both frontages of Lockhart Street and the frontage landscaping along Gleason Drive, Grafton
Street and Central Parkway. The Agreement shall identify the ownership of the special features
and maintenance responsibilities. The Developer will be responsible for maintaining the surface
of all decorative pavements including restoration required as the result of utility repairs.
5. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of the landscape features within the public right of way contained in the
Agreement for Long Term Encroachments and the Streambed Corridor (see below). The
landscaping in the medians in Central Parkway and Gleason Drives are to be maintained by the
City of Dublin and not by the Homeowners Association. Said declaration shall set forth the
Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that
prohibits the amendment of the provisions of the CC&Rs requested by City without the City's
approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative pavements, median islands,
fences, walls, drainage, lighting, signs and other related improvements. The Developer shall
submit a copy of the CC&R document to the City for review and approval relative to this
condition. The Homeowners Association for Tract 7651 may be combined with the Homeowners
Association for Tract 7641.
6. Palermo Way and Capoterra Way: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Palermo Way and Capoterra Way, as shown
on the Tentative Map, to the satisfaction of the City Engineer. The improvements to include six-
foot wide walkways on both sides ofthe Palermo Way and Capoterra Way including the park and
school frontage. Six-foot wide parkways along Palermo Way and Capoterra Way to be included at
the entrance to the Tract.
7. Lee Thompson Street: Developer shall construct street improvements and offer for dedication to
the City of Dublin the rights of way for Lee Thompson Street as shown on the Tentative Map,
including six-foot wide sidewalks on both sides of the street, to the satisfaction of the City
Engineer. The typical section at the entrance from Central Parkway shall be modified from that
shown on the Tentative Map to include six-foot wide parkways on both sides of the street.
8. Central Parkway: The Developer shall complete the Central Parkway improvement from Grafton
Street to Lockhart Street as shown in the Improvement Plans for Central Parkway prepared by
MacKay & Somps to the satisfaction of the City Engineer. The walkway along the northern
frontage to be included with the development of the adjacent Tract improvements and not with
Tract 7651.
9. Grafton Street Frontage Improvements: The Developer shall construct the walkway on the east
side of Grafton Street from Gleason Drive to Central Parkway with the Tract 7651 improvements.
10. Gleason Drive Frontage Improvements: The Developer shall construct the Gleason Drive
walkway from Grafton Street to Lockhart Street with the Tract 7651 improvements.
II. Lockhart Street Frontage Improvements: The Developer shall construct the Lockhart Street
walkway from Gleason Drive to Central Parkway with the Tract 7651 improvements.
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12. Landscape Bump outs: The location of the midblock and corner bump outs may be adjusted in
final design to optimize parking and landscaping. The 22-foot length of the end parking space
may be measured at the center of the parking space width. Single parking spaces should be
avoided.
13. Lockhart Street Monuments: The Final Map shall include the street monuments to be set in
Lockhart Street.
14. Neighborhood Park: The Neighborhood Park, Parcel 7, shall contain a minimum of5.20 acres
and be shown on the Final Map as future parkland to be deeded to the City of Dublin under
separate document. The parcel line shall be at the back of curb. The Neighborhood Park shall be
rough graded, as shown on the Tract 7651 Tentative Map Grading Plan including erosion control
measures, to the satisfaction of the City Engineer, and dedicated to the City of Dublin prior to the
issuance of building permit for the 300th unit within Tract 7651. The City will not accept this
parcel until the site is rough graded. Neighborhood parkland credits will not be provided until the
site is accepted by the City.
15. School Site: The school site, Parcel 8, shall contain a minimum of 10.00 acres and be shown on
the Final Map as future school site to be deeded to the Dublin Unified School District under
separate document. The Developer shall rough grade the school site, including erosion control
measures, as generally shown on the Tentative Map Grading Plan, including erosion control, to the
satisfaction of the City Engineer prior to the issuance of building permit for the 400th unit within
Tract 7651 or one year after notification from the School District to complete the bulk grading
whatever occurs first.
16. Neighborhood Park & School Utility Stubs: Utilities shall be stubbed to the Neighborhood Park
and school site at locations approved by the City's Parks & Community Service Department and
School District.
17. Pedestrian Bridge: The Developer shall construct the pedestrian bridge over Grafton Street with
Tract 765 I including both approaches. The bridge shall be bonded with Tract 7651,but
construction may be deferred until the start of construction of the Tract 7654 (Neighborhood 8)
improvements or the school whichever occurs first.
18. Public Access Easement: The Public Access Easement on Parcel 3 for the approach to the
pedestrian bridge which is shown on the Tentative Map for Tract 7654 shall be offered for
dedication on the Tract 7651 Final Map
19. Streambed Corridor: The Developer shall improve and landscape the Streambed Corridor,
including the 12-foot wide pathway, along the south frontage of Gleason Drive between Fallon
Road and Lockhart Street and along the eastern frontage of Lockhart Street between Gleason
Drive and Central Parkway (Parcel 13, Tract 7281). The maintenance of these improvements shall
be included in the maintenance responsibilities of the Homeowners Association of Tract 7651.
The completion of these improvements may be deferred until the acceptance of the first of Tracts
7653 (Neighborhood 7) or Tract 7656 (Neighborhood 10) improvements.
20. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way shall be
completed with the Tract 7651 improvements. This includes the parkway and frontage
landscaping along, Palermo Way, Capoterra Way, Lee Thompson Street, Grafton Street (east
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side), Gleason Drive (south side) and Lockhart Street (both sides and median). The Central
Parkway landscaping will be included with the development of the adjacent Tracts. Street trees
shall be installed along the parkways and frontage concurrently with the street improvements.
Shrubs and ground cover installation shall be deferred until the construction of the adjacent
buildings but completed prior to occupancy.
21. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements within the public right of way showing details,
sections and supplemental information as necessary for design coordination of the various design
features and elements including utility location to the satisfaction ofthe City Engineer. The design
development landscape plans shall be submitted for review prior to the approval of the
Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7651.
23. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-17
(not L-16 as shown) of the Site Development Review package for Area F east shall also apply to
the northwest corner of Lockhart Street and Central Parkway.
22. Master Drainage Plan: The Developer shall update the Dublin Ranch Master Drainage Plan for
the proposed development within the Tract 7651 area.
23. Drainage Release: The Developer shall provide the City a Drainage Release for any drainage
from public streets that will temporarily drain across the undeveloped land of the Developer.
24. Traffic Signal at Palermo Way and Lockhart Street: The Developer shall install a traffic
signal at the intersection of Palermo Way and Lockhart Street. This traffic signal shall be
interconnected by hard wire with the existing City traffic signals on Lockhart Street at Gleason
Drive and at Central Parkway.
25. Traffic Signal at Lee Thompson Street and Central Parkway: The Developer shall modify the
traffic signal at the intersection of Keegan Street and Central Parkway as needed to accommodate
the addition of Lee Thompson Street. This traffic signal shall be interconnected by hard wire with
the existing City traffic signals on Central Parkway.
26. School District Conduit: One empty 3" conduit with pull wire, to accommodate future School
District communication use, shall be installed from the existing conduit in Gleason Drive along
the west side of Lockhart Street from Gleason Drive to Central Parkway, and along the south side
of Palermo Way from Lockhart Street to the school entrance.
TRACT 7652 (Neighborhood 6)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
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Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel A, B & C shall be included in the Tract 7652 Improvements Agreement. Landscape Plans
for these improvements shall be submitted for review prior to the approval of the Improvement
Plans (public improvements), Tract Improvement Agreement and Final Map for Tract 7652.
4. Vittoria Way and Bramante Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Vittoria Way and Bramante Street as shown
on the Tentative Map, to the satisfaction of the City Engineer.
5. Vittoria Way: The west end ofVittoria Way shall be redesigned to provide Public Access
Easements and pavement delineation as required to accommodate auto and truck turn-around
capabilities, to the satisfaction of the City Engineer.
TRACT 7653 (Neighborhood 7)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Vittoria Way, Vittoria Court and Arezzo Street: Developer shall construct street improvements
and offer for dedication to the City of Dublin the rights of way for Vittoria Way, Vittoria Court
and Arezzo Street as shown on the Tentative Map, to the satisfaction of the City Engineer.
3. Pathway Vittoria Court - Lockhart Street: A Public Access Easement shall be shown on the
Final Map and a pedestrian pathway shall be constructed connecting Vittoria Court and Lockhart
Street to the satisfaction of the City Engineer.
4. Alley Improvements: The Alley improvements as shown in the Typical Alley Section on the
Tentative Map, Sheet C.2.7 .B, shall be included in the Tract Improvement Agreement.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way, shall be
included in the Tract 7653 Improvements Agreement. Landscape Plans for these improvements
shall be submitted for review prior to the approval of the Improvement Plans (public
improvements), Tract Improvement Agreement and Final Map for Tract 7653.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
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TRACT 7654 (Neighborhood 8)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Araldi Court and Bramante Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Araldi Court and Bramante Street as shown
on the Tentative Map, to the satisfaction of the City Engineer.
3. Storm Drain Easement: Public storm drain lines should be within public streets whenever
practical. The storm drain line and easement along the eastern boundary of Tract 7654 between
Araldi Court and Capoterra Way needs to be rerouted unless shown not to be practical to the
satisfaction of the City Engineer. The storm drain easement should not straddle the property line
and must provide a minimum five-feet of "flat" area on each side ofthe pipe.
4. Driveway and Walkway Improvements: The private driveway improvements as shown in the
Typical Section on the Tentative Map and the walkway to the pedestrian bridge (unless previously
constructed) shall be included in the Tract Improvement Agreement.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way, shall be
included in the Tract 7654 Improvements Agreement. Landscape Plans for these improvements
shall be submitted for review prior to the approval of the Improvement Plans (public
improvements), Tract Improvement Agreement and Final Map for Tract 7654.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy ofthe CC&R document to the City for review and approval relative
to this condition.
TRACT 7655 (Neighborhood 9)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The alley improvements as shown in the Typical Alley Section on the
Tentative Map shall be included in the Tract Improvement Agreement.
3. Sardinia Lane: Developer shall construct street improvements and offer for dedication to the City
of Dublin the rights of way for Sardinia Lane as shown on the Tentative Map, to the satisfaction of
the City Engineer.
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4. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the frontage of Tract 7655.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, shall be included in the Tract 7655 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7655.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7656 (Neighborhood 10)
1. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Tarcento Lane and Driveway Improvements: The Tarcento Lane & private driveway
improvements as shown in the Typical Sections on the Tentative Map and any improvements
within the public right of way shall be included in the Tract Improvement Agreement.
3. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the frontage of Tract 7656.
4. Tarcento Lane: The Tarcento Lane shall be a private street with Public Service Easement and
Emergency Vehicle Easement. Trarcento Lane entrance from Central Parkway shall be a modified
driveway approach (not a full street intersection with curb returns); the entrance from Lee
Thompson Street may be a street entrance with curb returns.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, shall be included in the Tract 7656 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7656.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
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Developer shall submit a copy of the CC&Rs document to the City for review and approval
relative to this condition.
GENERAL CONDITIONS OF APPROVAL FOR VESTING TENTATIVE MAPS, TRACTS 7641-
7646 & TRACTS 7651-7656
The following conditions shall apply to each of the following Vesting Tentative Maps for Tracts 7641,
7642,7643,7644,7645,7646,7651,7652,7653, 7654, 7655,and7656:
Public Works:
General:
I. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning,
and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building
and fire codes and ordinances in effect at the time of building permit. All public improvements
constructed by Developer and to be dedicated to the City are hereby identified as "public works"
under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall
comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following)
2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or
its advisory agency, appeal board, Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department, committee, or agency of the City related to
this project to the extent such actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The
Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of
such actions or proceedings.
3. In the event that there needs to be clarification to these Conditions of Approval, the Director of
Community Development and the City Engineer have the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the authority to make minor
modifications to these conditions without going to a public hearing in order for the Developer to
fulfill needed improvements or mitigations resulting from impacts of this project.
Agreement and Bonds:
4. The Developer shall enter into a Tract Improvement Agreement with the City for all public
improvements including any required offsite storm drainage or roadway improvements that are
needed to serve the Tract that have not been bonded with another Tract Improvement Agreement.
5. The Developer shall provide performance (100%), and labor & material (100%) securities to
guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the
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improvements, the performance security may be replaced with a maintenance bond that is 25% of
the value of the performance security.)
Fees:
6. The Developer shall pay all applicable fees in effect at the time of building permit issuance
including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic
Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-
Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees as noted in the Development Agreement.
7. The Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in
City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as
implemented by the Administrative Guidelines adopted by Resolution 195-99.
Permits:
8. Developer shall obtain an Encroachment Permit from the Public Works Department for all
construction activity within the public right-of-way of any street where the City has accepted the
improvements. The encroachment permit may require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for work specifically included in an Improvement
Agreement may not be required.
9. Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all
grading and private site improvements that serves more that one lot or residential condominium unit.
10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda
County Flood Control and Water Conservation District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide
copies ofthe permits to the Public Works Department.
Submittals
11. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin
Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin
Improvement Plan Review Check List".
12. The Developer will be responsible for submittals and reviews to obtain the approvals of all
participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon
Services District shall approve and sign the Improvement Plans.
13. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading
recommendations.
14. Developer shall provide the Public Works Department a digital vectorized file of the "master" CAD
files for the project when the Final Map has been approved. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall
be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by
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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.
Final Map:
15. The Final Map shall be substantially in accordance with the Tentative Map approved with this
application, unless otherwise modified by these conditions.
16. All rights-of-way and easement dedications required by the Tentative Map including the Public
Service Easement shall be shown on the Final Map.
17. Any phasing of the final mapping or improvements of a Tentative Map is subject to the approval
and conditions of the City Engineer.
18. Street names shall be assigned to each public/private street pursuant to Municipal Code Chapter
7.08. The approved street names shall be indicated on the Final Map.
Easements:
19. The Developer shall obtain abandonment from all applicable public agencies of existing easements
and right of ways that will no longer be used.
20. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for any improvements on their property. The easements and/or rights-of-entry shall be in
writing and copies furnished to the City Engineer.
Grading:
21. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report,
the approved Tentative Map and/or Site Development Review, and the City design standards &
ordinances. In case of conflict between the soil engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
22. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall
include detailed design, location, and maintenance criteria of all erosion and sedimentation control
measures.
23. Tiebacks or structural fabric for retaining walls shall not cross property lines.
24. Bank slopes along public streets shall be no steeper than 3:1 unless shown otherwise on the
Tentative Map Grading Plan exhibits. The toe or top of any slope along public streets shall be three
feet back of walkway. Minor exception may be made in the above slope design criteria to meet
unforeseen design constraints subject to the approval of the City Engineer.
Improvements:
25. The public improvements shall be constructed generally as shown on the Tentative Map and/or Site
Development Review. However, the approval of the Tentative Map and/or Site Development
Review is not an approval of the specific design of the drainage, sanitary sewer, water, traffic
circulation, and street improvements.
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26. All public improvements shall conform to the City of Dublin Standard Plans and design
requirements and as approved by the City Engineer.
27. Public streets shall be at a minimum I % slope with minimum gutter flow of 0.7% around bump
outs. Private streets and alleys shall be at minimum 0.5% slope.
28. Curb Returns to Brannigan Street, Central Parkway, Grafton Street and Lockhart Street shall be 40-
foot radius, all internal public streets curb returns shall be 30-foot radius (36-foot with bump outs)
and private streets/alleys shall be a minimum 20-foot radius.
29. Any decorative pavers installed within City right-of-way shall be done to the satisfaction ofthe City
Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal
loops shall be placed under the decorative pavement. All turn lane stripes, stop bars and crosswalks
shall be delineated with concrete bands or contrasting color pavers to the satisfaction of the City
Engineer Maintenance costs of the decorative paving shall be the responsibility of the Homeowners
Association
30. The Developer shall install all traffic signs and pavement marking as required by the City Engineer.
31. Street light standards and luminaries shall be designed and installed per approval of the City
Engineer. The maximum voltage drop for streetlights is 5%.
32. The Developer shall construct bus stops and shelters at the locations designated and approved by the
LA VT A and the City Engineer. The Developer shall pay the cost of procuring and installing these
improvements.
33. Developer shall construct all potable and recycled water and sanitary sewer facilities required to
serve the project in accordance with DSRSD master plans, standards, specifications and
requirements.
34. 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.
35. The Developer shall furnish and install street name signs for the project to the satisfaction of the
City Engineer.
36. Developer shall construct gas, electric, 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.
37. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the
City policies and ordinances. All utilities shall be located and provided within public utility
easements and sized to meet utility company standards.
38. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer,
shall be underground and placed in landscape areas and screened from public view. Prior to Joint
Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all
utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench
Plans shall be signed by the City Engineer prior to construction of the joint trench improvements.
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Construction:
39. The Erosion Control Plan shall be implemented between October 15th and April 15th unless
otherwise allowed in writing by the City Engineer. The Developer will be responsible for
maintaining erosion and sediment control measures for one year following the City's acceptance of
the subdivision improvements.
40. If archaeological materials are encountered during construction, construction within 100 feet of
these materials shall be halted until a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures.
41. Construction activities, including the maintenance and warming of equipment, shall be limited to
Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer.
42. Developer shall prepare a construction noise management plan that identifies measures to be taken
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
included in the project plans and specifications.
43. Developer shall prepare a plan, to be submitted with the Improvement Plans, 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.
44. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due
to construction activities.
45. The Developer shall be responsible for watering or other dust-palliative measures to control dust as
conditions warrant or as directed by the City Engineer.
46. The 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 & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
Storm Water Quality (NPDES):
47. Prior to any clearing or grading, the 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.
48. 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
control measures in accordance with the regulations outlined in the most current version of the
ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices
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Handbook. The Developer is responsible for ensuring that all contractors implement all storm water
pollution prevention measures in the SWPPP.
49. Although the project drains to the Dublin Ranch Water Quality Pond, to the maximum extent
practical the roof drainage shall drain across landscape areas or into bio-swales prior to entering the
storm drain system. The landscaping and drainage improvements in the bio-swale shall be
appropriate for water quality treatment. The City Engineer may exempt specific roof leaders from
this requirement if space limitations prevent adequate water treatment without creating hazards,
nuisance or structural concerns. Concentrated flows will not be allowed to drain across public
sidewalks.
50. Developer shall enter into an agreement with the City of Dublin that guarantees the perpetual
maintenance obligation for all storm water treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the
issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires
the City to provide verification and assurance that all treatment devices will be properly operated
and maintained.
Fire:
I. All portions of the exterior walls of the buildings shall be within 150 feet of an emergency vehicle
access road. The distance is measured as someone would be able to walk and shall consider
parked cars. Sloped areas beyond the access roads needed for emergency access shall be
permanent walkway or stairs as required by the Fire Department. CFC 902.2.1,902.3.1
2. The maximum length of a dead end street without an approved turn around for emergency vehicles
is 150 feet. Cul-de-sacs bulbs requiring a turn around for emergency vehicles shall be a minimum of
40-foot radius unobstructed by parking.CFC902.2.2.4
3. The radius for emergency vehicle turns shall be based on a 42 ft. radius. Emergency vehicle access
roadways must have a minimum unobstructed width of 20 feet and an unobstructed, vertical
clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted with labels on both sides of the street as follows:
"NO STOPPING, FIRE LANE - CVC 22500.1". CFC 902.2.2.1
4. The maximum grade allowed for a Fire Department access road is 12%. CFC Appendix III-D
5. All emergency vehicle access roads (first lift of asphalt) and the public water supply including all
hydrants shall be in place prior to vertical construction or combustible storage on site.
6. Hydrants shall have an average spacing of 400 ft on center in the single family areas and 300 ft on
centers in all other areas. Thy hydrants shall be a maximum of 225 feet from any point on a street or
driveway used for fire department access. UFC appendix ilIA and B. The applicantlDeveloper
shall construct all new fire hydrants in accordance with the ACFD and City of Dublin
requirements.
7. The minimum fire flow design shall be 1500 gallon per minute at 20 psi residual (flowing from a
single hydrant) and as required by CFC Appendix ilIA. Raised blue reflectorized traffic markers
shall be epoxied to the center of the street opposite each hydrant.
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8. ApplicantlDeveloper shall comply with all Alameda County Fire Department (ACFD) rules,
regulations, City of Dublin standards, including minimum standards for emergency access roads
and payment of applicable fees including City of Dublin Fire facility fees.
DSRSD:
1. Prior to issuance of any building permit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the
DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water
and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies.
2. 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.
3. Sewers shall be designed to operate by gravity flow to DSRSD' s existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate agreement with the applicant for
any proj ect that requires a pumping station.
4. 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.
5. DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. Ifunavoidable, then public sewer or water
easements must be established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance and/or replacement.
6. 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.
7. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map.
8. 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.
9. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater
discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in
the DSRSD Code.
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10. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing of improvement plans shall contain a signature
block for the District Engineer indicating approval of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least
15 working days for final improvement drawing review by DSRSD before signature by the
District Engineer.
II. 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.9 have been satisfied.
12. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines
resulting from the construction and completion of the project.
13. Improvement plans shall include recycled water improvements as required by DSRSD. Services
for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and conform to the requirements therein.
14. Any new development shall be constructed in conformance with the fire flow criteria documented
in the Dublin San Ramon Services District 2000 Water Master Plan, in order to not exceed the
water system infrastructure capacities.
15. The project will be located within the District Recycled Water Use Zone (Ord. 301), which calls
for installation of recycled water irrigation systems to allow for the future use of recycled water
for approved landscape irrigation demands. Recycled water will be available as described in the
DSRSD Water Master Plan Update, September 2000. Unless specifically exempted by the District
Engineer, compliance with Ordinance 301, as may be amended or superseded, is required.
Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in
compliance with District's "Recycled Water Use Guidelines" and Dept. of Health Services
requirements for recycled water irrigation design.
16. A landscape Master Plan shall be submitted to District to allow determination of appropriate
recycled water irrigation uses on site, prior to review and approval of improvement plans.
17. Potable mains, sewer mains and their appurtenances shall be located in areas accessible for
maintenance, repair and servicing at all times. Potable and Recycled water mains shall be located
within public right-of-way and easements with a set back of no less than 7.5 feet from any
building or permanent structure. Sewer mains shall be located within public right-of-way and
easements with a set back of no less than 5 feet from any building or permanent structure.
18. Improvement plans shall show all existing and proposed potable and recycled water mains, storm
and sanitary sewers in the vicinity of the project location.
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Landscape:
I. Final Landscape Plans: Final Landscape Plans for the streets medians, parkways & frontage,
prepared and stamped by a State licensed landscape architect or registered engineer, shall be
submitted for review and approval by the City Engineer and the Community Development
Director. The final Landscape Plans shall include the following:
a. Landscape grading plan with spot elevations. Grading information shall extend a
minimum of 10' beyond the property line.
b. Location and identification of all above grade and below grade utilities shown on all
sheets.
c. Planting plan
d. Irrigation plan.
e. Layout plan of any special paving areas such as walkways or driveways, and any proposed
walls.
f. Details and specifications for design elements, such as special paving finish and color,
drain inlets, fencing, walls, entrance features, corner monuments, pilasters, pots, urns and
mailbox stations including irrigation and drainage for pots and urns, and secure mounting,
anti-vandalism measures.
g. Design details for all entry features and monuments at a scale no less than I" = 10'.
Information shall show location, spot elevations, top and bottom of walls, colors, finishes
and all materials.
h. Design details for the site furniture and amenities that match the Tuscan village character
of the entry features.
2. Recycled Water: Landscape and irrigation plans shall provide for a recycled water system. Plans shall
be submitted to DSRSD for their review and approval.
3. Irrigation System: Irrigation systems shall be designed to current industry standards. No fixed risers ar(
allowed. Spay heads shall have MPR and check valves on slopes. Pressure regulating devices may be
required to prevent nozzle fogging. Irrigation shall provide for 100% head-to-head coverage of all
planting areas, with no over spray onto pavement, walls, fencing or buildings.
4. Plant Species: Developer shall submit a plant list, which has been reviewed by a qualified arborist or
horticulturist. The plant list shall reflect considerations such as heavy clay soil, climate, drought
tolerance, the relationship of plant size to intended space, and the character of the Tuscan village concept.
Street trees shall be high branching, produce minimal litter and not have seriously aggressive roots.
Following grading, soil samples throughout the project shall be tested by an approved soils testing
laboratory. The final plant list and soil amendment amounts shall be adjusted per the recommendations of
an approved soils testing laboratory. Final plant choices shall be submitted for review and approval by
the Director of Community Development.
5. Landscaping at Street Intersections: Landscape structures and planting shall not obstruct the sight
distance of motorists, pedestrians or bicyclists. Except for trees, landscaping (and/or landscape structures
such as walls) at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping
shall be kept at a minimum height and fullness giving patrol officers and the general public surveillance
capabilities ofthe area.
6. Lighting: The Developer shall prepare a lighting isochart to the satisfaction ofthe City Engineer,
Director of Community Development, the City's Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining
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properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate to
provide for security needs. Lighting and street tree placement shall be coordinated such that the street tret
pattern takes precedence.
7. Street Tree Criteria: Trees planted adjacent to streets and sidewalks shall meet the following minimum
setback/clearance guidelines:
a 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines.
b 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains
c 5' from utility boxes
d 15' from stop signs, street or curb sign returns.
e 15' from either side of streetlights.
8. Root Barriers: A 24" Deep Root Barrier shall be installed at each tree that is closer than 5' from existing
or future curb, sidewalk or wall. Length of barrier shall be 12' and shall be centered on tree trunk.
Include standard detail on plans.
9. Plant Standards: All street trees shall be 24" box minimum; all shrubs shall be 5-gallon minimum
within the public right of way.
10. Phasing: All physical improvements within each phase are required to be completed prior to occupancy
of any buildings within that phase. Subject to the approval of the Director of Community Development,
the completion oflandscaping may be deferred due to inclement weather with the posting of a bond for
the value of the deferred landscaping and associated improvements.
II. Retaining Walls: All retaining walls over 30 inches in height and adjacent to a walkway shall be
provided with a guardrail. All retaining walls over 24 inches with a surcharge or over 36 inches without 3
surcharge shall obtain permits and inspections from the Building Division.
12. Project Walls: Private rear and side yards along a public street in Tracts 7642 and 7652 shall have a 6-
foot high community project wall.
13. Maintenance of Landscaping: All landscaping materials within the public right-of-way for this project
will be maintained by the Homeowners Association. This maintenance shall include weeding, the
application of pre-emergent chemical applications, and the replacement of materials that die. Any
modified landscaping to the site, including the removal or replacement of trees, shall approved by the CitJ
Engineer.
14. Water Efficient Landscaping Ordinance: Developer shall submit written documentation to the Public
Works Department (in the form of a Landscape Documentation Package and other required documents)
that the development conforms to the City's Water Efficient Landscaping Ordinance.
15. Walls and Monument Features: Walls and project monument features shall be constructed of concrete,
CMU or other non-wood material approved by the City Engineer.
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SITE DEVELOPMENT REVIEW CONDITIONS OF APPROVAL
PROJECT SPECIFIC
1. Approval. This Site Development Review approval for Sorrento (Toll Brothers, Inc.), P A 04-
042, establishes the detailed design concepts and regulations for the project. Development
pursuant to this Site Development Review generally shall conform the project plans submitted by
Toll Brothers, Inc., dated received August 12,2005, on file in the Community Development
Department, and other plans, text, and diagrams relating to this Site Development Review, unless
modified by the Conditions of Approval contained herein.
2. Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin
and its agents, officers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board, Planning Commission, City Council,
Community Development Director, Zoning Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or proceedings.
3. Modifications. The Community Development Director may consider modifications or changes to
this Site Development Review approval ifthe modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
4. Mitigation Monitoring Program. The Developer shall comply with the Eastern Dublin Specific
Plan EIR Mitigation Monitoring Program and subsequent environmental documents pertaining to
this site including all mitigation measures, action programs, and implementation measures on file
with the Community Development Department.
5. Tentative Map Conditions of Approval: All applicable Conditions of Approval for Tentative
Maps for Tracts 7641-7646 & 7651-7656 shall apply to this Site Development Review.
6. Grading / Sitework Permit: Developer shall obtain a Grading / Sitework Permit from the Public
Works Department for all grading and private site improvements for each Neighborhood.
7. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements showing details, sections and supplemental
information including topography as necessary for design coordination of the various design
features and elements including utility location to the satisfaction of the City Engineer. The design
development landscape plans shall be submitted for review prior to the issuance of a Grading /
Sitework Permit for the private site improvements for each Neighborhood.
8. Private Recreation Facilities in Tract 7641: Complete building permit application for the private
recreation facility within Tract 7641 shall be submitted to the Building Department prior to the
issuance of the first building permit within Tracts 7642 - 7646 (Neighborhoods I - 5). The private
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recreation facility shall be completed and open prior to the issuance of the occupancy permit for
the 300th unit within Tracts 7642 - 7646 (Neighborhoods I - 5).
9. Private Recreation Facilities in Tract 7651: Complete building permit application for the private
recreation facility within Tract 7651 shall be submitted to the Building Department prior to the
issuance for the first building permit within 7652 - 7656 (Neighborhoods 6 - 10). The private
recreation facility shall be completed and open prior to the issuance of the occupancy permit for
the 400th unit within Tracts 7652 - 7656 (Neighborhoods 6 - 10).
10. School Site: The school site shall be bulk graded as shown on the Tract 7651 Tentative Map
Grading Plan, to the satisfaction of the City Engineer prior to the issuance of building permit for
the 400th unit within Tract 7651 or one year after notification from the School District to complete
the bulk grading whatever occurs first.
II. Walkways: Prior to the occupancy of any unit, that unit shall have continuous walkway access
from the unit to Gleason Drive and to Central Parkway.
12. Roadway Access: Two roadway access routes shall be open within Tract 7641 and within Tract
7651 prior to the issuance of the occupancy permit of the 100th unit within that Tract.
13. Ownership/Maintenance Exhibit: Prior to recordation of the Final Map the Developer shall
submit an exhibit showing ownership and maintenance responsibilities of the site improvements
for that Neighborhood.
14. Trash Areas, Neighborhood 1 & 6: Revised building plans indicating areas for trashcans shall
be provided for House Plan 5 to the satisfaction of the Community Development Director prior to
the issuance of building permits for the first unit in either neighborhood.
15. Architectural Elevations, Neighborhoods 1 & 6: Prior to the issuance of Building Permits, the
architect for Neighborhoods I (Tract7642) and 6 (Tract7652) shall submit revised elevations for
Unit I, Unit 2 and Unit 4 to the Director of Community Development for review and approval.
These revised elevations shall demonstrate upgraded architectural features on the side walls for
any units that side on to a public street or project entry (Lots 1,2,59,60,61,62,74 and 75, Tract
7642) and (Lots 39,40, 41, 42, 49 50, 51 and 52, Tract7652) or any other lots whose side
elevations can be seen from off-site. The intent of this condition is to assure that off-site views of
blank walls will be mitigated with design features from the front of the homes. Blank walls are to
be avoided at all costs.
16. Pedestrian Bridge: The pedestrian bridge shall be completed prior to the occupancy of the
adjacent buildings in Neighborhood 8.
17. Parking Garage Spaces, Neighborhood 10: Garage Parking spaces in Neighborhood 10 shall be
9 feet wide and 20 feet deep. Up to 35% of the spaces may be compact parking spaces 8 feet by
17 feet. Any parking space next to a wall shall be two additional feet in width. Parking space
dimensions shall be clear dimensions free of columns or other obstacles. Wheel stops or concrete
curbs shall be provided for all spaces. The aisle width shall be minimum 24 feet.
18. Building 7, Neighborhood 10: Building 7 shall be designed to accommodate a six-foot parkway
along Lee Thompson Street. The building foundation shall be exposed as much as allowed by
Building Codes to minimize the height of any retaining wall between the sidewalk and the
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building to the satisfaction of the City Engineer and Community Development Director. The brick
material shown on Page Al 0.34 of the SDR package shall be applied to the building foundation
for a finished appearance.
19. Capoterra Way Frontage Landscaping, Neighborhood 5: Developer shall provide design
alternatives for the sloped landscape area between the Building 4 and Capoterra Way to include
retaining walls and stairs as part ofthe landscaping. Changes in direction for the stairs may be
required to accommodate landings and the number of stairs required. The design may replace the
two stairways with one stairway of upgraded design.
20. Color & Materials, Neighborhood 5: The Applicant shall work with Staff to provide a color and
material palette for the building elevations that will be equal to or better than the color and
materials on the other neighborhoods in this project. The exterior paint colors of the buildings are
subject to City review and approval. The Applicant shall paint a portion of the building the
proposed color for review and approval by the Director of Community Development prior to
painting the entire structure.
21. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-20
of the Site Development Review package for Area F West shall also apply to the northeast corner
of Brannigan Street and Central Parkway. The corner landscape monument features shown on
Sheet L-17 (not L-16 as shown) of the Site Development Review package for Area F east shall
also apply to the northwest corner of Lockhart Street and Central Parkway
22. Wall & Patio Design: Developer shall submit refined wall/ rail/ patio designs to reflect grades, utilities,
paving and walls. Plans shall reflect site topography. Provide sections from typical patios to the street.
Provide sections across typical patios, reflecting on-site grades and drainage. Minimum patio size shall
be 75 square feet.
23. Paseo Plan: Developer shall submit detailed plan ofpaseos/ walkways at sufficient scale to resolve
conflicts. Include grading information, spot elevations on walkway, finish floor elevations at all building
entrances, area drains, storm drain locations, utility boxes, screening and piping, AC unit locations with
required screening and trees. Site lights, sconces and bollards should be included as part ofthe streetscape
and paseo design.
24. Telecommunications: If the City of Dublin approves a revised telecommunications ordinance that
contains requirements to provide conduit to contain category 5 wiring from the street to each
dwelling unit prior to Building Permit for the residential units, the Developer shall be required to
provide said conduit.
25. Satellite Dishes: Prior to the issuance of Building Permits, the Developer's Architect shall prepare
a plan for review and approval by the Director of Community Development and the Chief
Building Official that provides a consistent and unobtrusive location for the placement of
individual satellite dishes. Individual conduit will be run from the individual residential unit to the
location on the building to limit the amount of exposed cable required to activate any satellite
dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into
the chimney. In instances where the buildings have mechanical wells (Neighborhood's 5 and 10)
that those buildings provide locations within the well for individual unit connections. In instances
where neither chimneys nor mechanical wells exist, then the plan shall show a common and
consistent location for satellite dish placement to eliminate the over proliferation, haphazard and
irregular placement.
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The Covenants Conditions and Restrictions (CC&R's) shall contain language stating that the
individual units contain conduit and central locations for satellite dish connections and failure to
use those conduits and locations (if the resident has or wants a satellite dish) will constitute a
violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to
the issuance of building permits, the developer shall prepare a disclosure statement to be signed by
every first time home purchaser indicating that utilizing this dedicated conduit and central
mounting location is a requirement if a satellite dish is installed.
STANDARD CONDITIONS
Planninl! Division:
1. Permit Expiration. Construction or use shall commence within one (I) year of Permit approval
or the Permit shall lapse and become null and void. Commencement of construction or use means
the actual construction or use pursuant to the Permit approval or, demonstrating substantial
progress toward commencing such construction or use. If there is a dispute as to whether the
Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must be made and processed according to
the requirements of this Ordinance.
2. Time Extension. The original approving decision-maker may, upon the Applicant's written
request for an extension of approval prior to expiration, and upon the determination that any
Conditions of Approval remain adequate to assure that applicable findings of approval will
continue to be met, grant a time extension of approval for a period not to exceed six (6) months.
All time extension requests shall be noticed and a public hearing or public meeting shall be held as
required by the particular Permit.
3. Revocation of Permit. The Site Development Review approval shall be revocable for cause in
accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms
or conditions of this permit shall be subject to citation.
4. Sound Attenuation. The Developer shall submit a site-specific acoustic report to be prepared by
qualified acoustical consultants. The acoustic report shall include detailed identification of noise
exposure levels on the individual project site and a listing of specific measures to reduce both
interior and exterior noise levels to normally acceptable levels including but not limited to glazing
and ventilation systems, construction of noise barriers and use of buildings to shield noise. Prior to
the issuance of building permits for any building where attenuation is required, plans shall be
submitted for review and approval of the Community development Director that indicate
compliance with recommendations contained in the' acoustical report for the exterior noise
attenuation as applied by the City of Dublin General Plan Noise Element. Said Plans shall indicate
design continuity with the original approval for any barriers required for exterior noise attenuation
and should be designed to blend with the approved architecture and to be unobtrusive.
5. Equipment Screening. All electrical and/or mechanical equipment shall be screened from public
view. Any roof-mounted equipment shall be completely screened from view by materials
architecturally compatible with the building and to the satisfaction of the Community
Development Director.
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6. Master Sign Program. If it is the Developer's intent to provide signage, it may be necessary
either to prepare a Master Sign Program or apply for a SDR waiver depending upon the amount
and location of proposed signage.
7. Colors. The exterior paint colors of the buildings are subject to City review and approval
consistent with the color and material boards presented. The Applicant may be required to paint a
portion of the building with the proposed color for review and approval by the Director of
Community Development prior to painting the entire structure.
8. Internet Access: The Developer shall comply with ANSVTIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlets for high-speed Internet access within
individual residential units.
9. Final Building and Site Development Plans: Final Building and Site Development Plans shall be
reviewed and approved by the Community Development Director prior to the issuance of a
building permit. All such plans shall insure:
a. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
b. That exterior lighting of the building and site is not directed onto adjacent properties and
the light source is shielded from direct offsite viewing.
c. That all mechanical equipment, including electrical and gas meters, is architecturally
screened from view, and that electrical transformers are either underground or
architecturally screened.
d. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with
the architecture of the building(s).
e. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of the
adjacent surface. Neighborhood 10 may have bronze color gutters and downspouts.
f. That all exterior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the exterior of the building.
g. That all other public agencies that require review of the project be supplied with copies of
the final building and site plans and that compliance be obtained with at least their
minimum Code requirements.
10. Occupancy Permits: Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved plans and the conditions
required by the City.
Landscapin!!:
1. General Landscape Conditions for Tentative Maps: Landscaping conditions I-Final
Landscape Plans, 2- Recycled Water, 3- Irrigation System, 4- Plant Species, 6-Lighting, 8- Root
Barriers, 12- Project Walls, 14- Water Efficient Landscaping Ordinance) & 15- Walls and
Monument Features contained in the General Conditions of Approval for the Vesting Tentative
Map for Tracts 7641-7646 & 7651-7656 shall also apply to the Site Development Review.
2. Plant Standards: All the proposed trees on the site shall be a minimum 15 gallons in size, and at least
80% of the proposed shrubs shall be a minimum 5 gallons in size.
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3. Landscape Screening: Landscape screening is of a height and density so that it provides a positive visual
impact within three years from the time of planting.
4. Landscape Edges: Concrete curbs or bands shall be used at the edges of all planters and paving surfaces.
The design width and depth of the concrete edge to be to the satisfaction of the Community Development
Director and City Engineer.
5. Wall and Fencing Plan: Developer shall submit a detail fencing, wall, walkway and retaining wall plan.
6. Tree Composite Plan: Developer shall submit composite utility, lighting, joint trench, mailbox cluster
and tree plan to resolve potential conflicts.
7. Mailbox Plan: Developer shall submit detailed vignette of typical mailbox location. Show: utilities,
streetlights, trees, grading, accessible path of travel, and design of the mailbox structure in relationship to
the building(s) and any landscape/retaining walls.
8. Joint Trench Improvements: Joint trench and Utilities shall be considered part of the overall design.
Joint trench and Utilities shall be organized and grouped to preserve space for landscaping where
possible, and be placed under walkways, drive aisles or other pavement as much as possible.
9. Maintenance: Permanent provisions for all landscaping maintenance shall be included in the CC&Rs
insuring regular irrigation, fertilization, weed abatement and plant replacement. All shrubs, ground cover,
trees, and the irrigation system shall be guaranteed by the contractor for one year.
Buildin!! Division:
I. Accessible Units: All required accessible units will need to comply with the applicable code and
amendments at the time of permit issuance. Detailed drawings outlining access to all accessible
units showing elevations, and drawings showing floor plan with dimensions for the first floor shall
be submitted to the Building Division for review prior to the Grading/Sitework Permit for each
Neighborhood.
2. Accessible Parking at Garages: All accessible parking will be required per applicable codes and
amendments at the time of permit issuance.
3. Accessible Routes: All accessible routes to accessible units including ramps and loading zones
throughout the project will be required per applicable codes and amendments at the time of
occupancy.
4. Third and fourth floor Square Footages: Each dwelling unit which has a floor area greater than
500 square feet at or above the 3rd floor will be required to have access to a 2nd exit from those
floors.
5. Under-Floor Area: The under floor areas appear to be useable space and therefore will be
required to meet the I hour fire resistive requirements under section 712 Uniform Building Code
(UBC). (Prior to permitting.)
6. Accessory Buildings and / or Structures: Building permits are required for all accessory
buildings and / or structures. This includes but is not limited to fountains, swimming pools, spas,
clock towers, sound walls, and mail kiosks. To apply for building permits, Applicant/Developer
32
shall submit eight (8) sets of construction plans to the Building Division for plan check.
Developer will be responsible for obtaining the approvals of all participation non-City agencies
prior to the issuance of building permits. (Issuance of accessory building permit)
7. Building Codes and Ordinances: All project construction shall conform to all building codes
and ordinances in effect at the time of building permit. (Through Completion)
8. Retaining Walls: All retaining walls over 30 inches in height and in a walkway shall be provided
with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a
surcharge shall obtain permits and inspections from the Building Division. (Through Completion)
9. 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 items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved by the Department of Community
Development. The Phased Occupancy Plan shall be submitted to the Director of Community
Development and Public Works for review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels in each phase, and shall substantially conform
to the intent and purpose ofthe 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. (Prior to Occupancy of any affected building)
10. Building Permits: To apply for building permits, ApplicantlDeveloper shall submit eight (8) sets
of construction plans to the Building Division for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate
how all Conditions of Approval will or have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to each set of plans. ApplicantlDeveloper will
be responsible for obtaining the approvals of all participation non-City agencies prior to the
issuance of building permits. (Issuance of Building Permits)
II. Constrnction 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. (Prior to issuance of building permits)
12. Air Conditioning Units: Air conditioning units and ventilation ducts shall be screened from
public view with materials compatible to the main building. Air conditioning units may be roof
mounted only on flat roofs with parapets or screening to the satisfaction of the Community
Development Director. Units shall be permanently installed on concrete pads or other non-
movable materials to be approved by the Building Official and Director of Community
Development. Air conditioning units shall be located such that each dwelling unit has one side
that is used for their pedestrian access and egress that has an unobstructed width of not less then
36 inches. Air conditioning units shall be located in accordance with the SDR exhibits.
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13. Temporary Fencing: Temporary Construction fencing shall be installed along perimeter of all
work under construction.
14. Addressing Display: Provide proposal for display of addresses. To be secured in the field and
ready for view/acceptance prior to final. Addresses will be required on front ofbuilding(s) and
rear for dwellings for the Single Family Cluster Homes. Town homes will require address ranges
be posted on street side of building.
15. Addressing.
a) Provide a site plan with the City of Dublin's address grid overlaid on the plans (I to 30 scale).
Highlight all exterior door openings on plans (front, rear, garage, etc.). (Prior to release of
addresses)
b) Provide plan for display of addresses. The Building Official and Director of Community
Development shall approve plan prior to issuance of the first building permit. (Prior to
permitting)
c) Addresses will be required on the front of the dwellings. Addresses are also required near the
garage door opening if the opening is not on the same side of the dwelling as the front door.
(Prior to permitting)
d) Town homes / Condos are required to have address ranges posted on street side ofthe
buildings. (Occupancy of any Unit).
e) Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of
any Unit).
f) Provide a site plan with the approved addresses at 400-scale prior to approval or release of the
project addresses. (Prior to permitting)
g) Exterior address numbers shall be backlight and be posted in such a way that they may be seen
from the street. (Prior to permit issuance, and through completion)
h) An approved apartment unit-numbering plan shall be incorporated into the construction
drawings. (Prior to permit issuance)
i) All landscaping controls, meters and utilities that would require addressing, will need to be
identified and addressed as part of the overall proj ect.
16. 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.
17. 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. (Prior to permit
issuance)
18. Green Building Guidelines: To the extent practical the applicant shall incorporate Green
Building Measures. Green Building plan shall be submitted to the Building Official for review.
(Through Completion)
19. Cool Roofs: Flat roof areas shall have their roofing material coated with light colored gravel or
painted with light colored or reflective material designed for Cool Roofs.
20. Electronic File: The applicant/developer shall submit all building drawings and specifications for
this project in an electronic format to the satisfaction of the Building Official prior to the issuance
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of building permits. Additionally, all revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final
occupancy.
21. Construction trailer: Due to size and nature ofthe development, the applicant/developer shall
provide a construction trailer with 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 at the applicant/developer's expense.
Fire Department:
I. The buildings shall not exceed 3 stories in height as defined in the California Building Code.
Basements shall meet the definition in CBC section 220.
2. All portions of the exterior walls of the buildings shall be within 150 feet of an emergency vehicle
access road. The distance is measured as someone would be able to walk and shall consider
parked cars. Sloped areas beyond the access roads needed for emergency access shall be
permanent walkway or stair as required by the Fire Department. CFC 902.2.1, 902.3.1
3. Provide escape or rescue window for every sleeping room below the fourth story in accordance
with the UBC section 310.4
4. Automatic sprinklers shall be provided throughout the multi-family buildings as required by the
Dublin Fire Code. Sprinkler systems with over 100 sprinklers shall be monitored by UL listed
central station. The monitoring system shall be UL certificated.
5. Buildings that are three stories or have 16 or more dwelling units shall have a fire alarm system as
required by CFC 1006.2.9.1.1.
6. The project shall comply with Uniform Building and Fire Codes as adopted by the City of Dublin
Police Department:
1. The Applicant shall comply with all applicable City of Dublin Residential Security Requirements.
In those projects where a parking structure is built the Applicant shall also comply with all
applicable City of Dublin Non-Residential Security Requirements.
2. The applicant shall keep the site clear of graffiti vandalism on a continuous basis at all times.
Graffiti resistant materials should be used.
3. The applicant shall work with Dublin Police Services on an ongoing basis to establish an effective
theft prevention and security program.
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4. The perimeter of the sites shall be fenced during construction, a temporary address sign shall be
placed at the site and security lighting and patrols shall be employed as necessary. A
Business/Residence Site Emergency Response Card shall be completed and returned to Dublin
Police Services. The card will be supplied to the applicant by Dublin Police Services.
5. Addressing and building numbers shall be visible from the approaches to the buildings.
6. Address range markers shall be placed at exits from elevators.
7. Elevator operation shall be designed to meet City of Dublin Residential Security Requirements.
8. All entrances to the private property areas shall be posted to identify the property as "Private
Property" per CPC 602L.
9. All entrances to the private parking areas shall be posted with appropriate signs per City of Dublin
Ordinance 6.04.200, to assist in removing vehicles at the property owner's/manager's request. A
notice of a size at least seventeen inches by twenty-two inches (l7"x22") with letters at least one
inch (1 ") high.
10. There shall be positioned at each driveway entrance an illuminated diagrammatic representation
(map) of the complex that shows the location of the viewer and the unit designations within the
complex. The map should be oriented specific to each entrance. Directory map boards shall be
installed at project's entrances at a Kiosk that is positioned at eye level of a person driving a
vehicle and would not require the drive to exit the vehicle to read the map. The map Kiosk
location should be in a location that would not have interference with parked vehicles or parking
stalls. The Kiosk should be located so as to eliminate vehicle stacking or the interference with
smooth vehicle movement. The boards shall be readable and well lighted. The lettering or
diagrams should be large enough to read from three feet.
11. Parking areas or structures controlled by unmanned mechanical parking type gates shall provide
for emergency access as follows:
a. An approved Knoxbox or Knox type key switch is to be mounted on a control pedestal
consisting of a metal post/pipe at a height of 42 inches and a minimum of 15 feet (4.6m)
from the entry/exit gates of the parking structure. The Knox box device shall be located on
the left side of the road or driveway of the gate. It shall be accessible in such a manner that
it will not require a person to exit their vehicle to reach it, nor to require any vehicle back-
up movement to enter a parking structure.
b. Multi-tenant buildings utilizing electronic access control systems on the main entry door
shall provide police emergency access utilizing an approved key pad switch device which
shall be installed as follows:
. All doors using an electromagnetic type of lock shall install a key pad switch
device at the building's exterior. A telephone/intercom console or a control
housing, needs to be of a heavy gauge metal, vandal and weather resistant
housing,which is accesible to a driver of a vehicle. An approved Knoxbox or
Knox type key switch is to be mounted on the side facing the roadway located
within close proximity and in a visible area near the door.
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12. Tenant buildings shall be equipped with electromagnetic type of locks on the main entry doors and
gates. Locked gates shall secure the private pool courtyard, leasing office, clubhouse and fitness
area. Locks can be electromagnetic type or standard protected door/lock mechanisms.
13. Access to the common areas and elevators on the podium level shall be restricted. Gates and
signage may be used to accomplish this.
Parking Structure (Applicable to Neighborhoods 5 and 10)
14. The City of Dublin Non-Residential Building Security Provisions 7.32.230 (h) (3) requires that
parking structures have installed security telephones with monitoring capability. It is
recommended that each telephone location have a parking structure security phones shall be
equipped with a blue light to identify the locations of emergency/security telephones. If a blue
light is not used it is recommended that the phone box or area around the phone box be marked
with letters that read "Emergency Telephone". The letters should be in red and each letter should
be three (3) inches tall.
15. The interior of any common parking structure shall be painted white allowing lighting to be
reflective. The parking structure lighting requirements are covered in 7.32.230(c) (10)
16. 5 M.P .H. signs be posted inside the structure to limit vehicle signs be posted inside the structure to
limit vehicle accidents and protect pedestrians.
17. Stairways shall have shatter resistant mirrors or other equally reflective material at each level and
landing and be designed or placed in such manner as to provide visibility around corners.
18. Areas beneath stairways at or below ground level shall be fully enclosed or access to them
restricted.
19. Blind corners in parking structure shall be provided with shatterproof convex mirrors to improve
visibility for both operators of vehicles and pedestrians.
20. The parking structure shall be secure and controlled by electronically controlled gates and security
screens over ventilation spaces to prohibit access by unauthorized persons.
21. Pedestrian paths in parking structure will be shown with appropriate crosswalks areas depicted.
22. Grill work covering openings for the parking area will be designed to prohibit their use as ladders
or access points to podium level windows or doors.
23. Lighting fixtures shall be of a vandal resistant type.
24. The interior portion of the parking structure shall be illuminated with a uniformly maintained
minimum level of one-foot candles of light between ground level and 6 vertical feet. Submit a
lighting plan prepared by a certified lighting specialist with point-by-point photometric
measurements for the parking structure. Parking Garage Lighting is covered under Security
Requirements 7.32.230, (c) (10).
25. The developer shall insure Radio Frequency transmit and receive capabilities for
Police/Fire/Ambulance Radios.
26. An on site closed circuit surveillance camera network in the parking garage is recommended.
Closed circuit surveillance cameras will aide law enforcement if criminal acts occur. The
equipment would be monitored by site management and activity should be recorded on closed
circuit surveillance tape.
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PASSED, APPROVED, AND ADOPTED this 13th day of September, 2005 by the following
vote:
AYES:
Chair Schaub, Cm. Biddle, King, Wehrenberg, Fasulkey
NOES:
ABSENT:
ABSTAIN:
¿4{çf~eL-
Plannmg mmission Chair
ATTEST:
Pla~~anager
G:\PA#\2004\04-042 Toll Area F & B\PC\PC Reso SDR & TTMaps.DOC
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