HomeMy WebLinkAboutAttachmt 6 Reso Appv TMAP 7586
RESOLUTION NO. 05-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENT A TIVE TRACT MAP 7586
CONCERNING PA 05-038, BRADDOCK AND LOGAN PROPERTIES
(APNs 985-0028-002, 905-0002-003)
WHEREAS, Braddock and Logan has requested approval of Vesting Tentative Tract Map 7586
for PA 053-038, proposing development of 1,043 dwellings along with elementary schools, parks, and
open space on approximately 488 acres of land within the Fallon Village project area, located in the
northerly portion of the area bounded by 1-580 to the south, Fallon Road and the Dublin Ranch
development to the west, the easterly Dublin city limit line to the east, and the northerly Dublin city limit
line to the; and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin
Subdivision Regulations require that no real property may be divided into two or more parcels for purpose
of sale, lease or financing, unless a tentative map is acted upon, and a final map is approved consistent
with the Subdivision Map Act and City of Dublin Subdivision Regulations; and
WHEREAS, Braddock and Logan as the Applicant/Developer has submitted a complete
application for a Vesting Tentative Tract Map dated November I, 2005 and on file in the Community
Development Department, Planning Division; and
WHEREAS, the project site is in Eastern Dublin for which the City adopted the 1993 Eastern
Dublin General Plan Amendment and Specific Plan to provide a comprehensive planning framework
for future development of the area. In connection with this approval, the City certified a program EIR
pursuant to CEQA Guidelines section 15168 (SCH No. 91103064, Resolution 51-93, and Addendum
dated August 22, 1994, hereafter "Eastern Dublin EIR" or "program EIR") that is available for review in
the City planning department and is incorporated herein by reference. The program EIR was integral to
the planning process and examined the direct and indirect effects, cumulative impacts, broad policy
alternatives, and areawide mitigation measures for developing Eastern Dublin; and
WHEREAS, in connection with an annexation and prezoning request for the project area in 2002,
the City certified a Supplemental EIR that is available for review in the planning department and is
incorporated herein by reference. In connection with the 2002 project approval, the City Council adopted
supplemental mitigation measures, mitigation findings, a statement of overriding considerations and a
mitigation monitoring program. All adopted supplemental mitigation measures continue to apply to the
project area; and
WHEREAS, consistent with CEQA and the CEQA Guidelines, the City prepared a 2005
Supplement to the 1993 and 2002 EIRs for the Fallon Village project. The 2005 Supplemental EIR
contains Draft and Final Supplemental EIR documents and was presented to the Planning Commission for
review prior to its recommendation on the project. The Braddock and Logan subdivision is part of the
project that was analyzed in the prior EIRs and the 2005 Supplemental EIR; and
WHEREAS, on November 8, 2005, the Planning Commission held a duly noticed public hearing
on the project, including the proposed vesting tentative map, at which time all interested parties had the
opportunity to be heard. The Planning Commission considered a staff report dated November 8, 2005 and
I
ATTACHMENT
6
incorporated herein by reference, recommending approval of the vesting tentative map subject to the
conditions prepared by staff. The Planning Commission also considered the 2005 Supplemental EIR, and
all written and oral testimony; and
WHEREAS, following the public hearing, the Planning Commission adopted the following
resolutions, all of which are incorporated herein by reference: Resolution 05-_ recommending that the
Council certify the 2005 Supplemental EIR and make all appropriate findings; Resolution OS-_
recommending that the Council approve the Fallon Village general and specific plan amendments;
Resolutions 05-_ and 05-_recommending that the Council adopt a PD-Planned Development
Rezone and related Stage I and Stage 2 Development Plans for the Fallon Village project and the
Braddock and Logan subdivision, respectively.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that City of Dublin Planning Commission hereby finds as
follows.
I. Vesting Tentative Tract Map 7586 is consistent with the intent of applicable subdivision
regulations and related ordinances.
2. The design or improvements of Vesting Tentative Tract Map 7586 is consistent with the
City's General Plan and Eastern Dublin Specific Plan policies as amended by the Fallon Village General
and Eastern Dublin Specific Plan amendments CPA 04-040) as they apply to the subject property in that it
is a subdivision for implementation of a residential community in an area designated for residential and
supporting, complementary uses.
3. Vesting Tentative Tract Map 7586 is consistent with the Stage I and 2 PD, Planned
Development Zoning District Development Plans approved as PA 04-040 for the Fallon Village project
and is therefore consistent with the City of Dublin Zoning Ordinance.
4. The subdivision avoids placing lots in the steeper portions of the project site and complies
with the City's General Plan Development Elevation Cap, and is, therefore, physically suitable for the
type and density of development.
5. With the incorporation of mitigation measures from the previous EIRs and the 2005
Supplemental EIR, the design of the subdivision will not cause environmental damage or substantially
injure fish or wildlife or their habitat or cause public health concerns.
The design of the subdivision will not conflict with easements, acquired by the public at large, or access
through or use of, property within the proposed subdivision. The City Engineer has reviewed the map and
title report and has not found any conflicting easements of this nature.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT the City of Dublin Planning
Commission hereby conditionally approves Vesting Tentative Tract Map 7586, Exhibit A, PA 05-038
which will subdivide the property into 1,043 residential lots and other lots as shown. This approval shall
conform generally to: the Vesting Tentative Tract Map 7586 prepared by Mackay & Somps, dated
received on November 1,2005, by the Community Development Department, and consisting of 38 sheets
stamped approved except as specifically modified by the Conditions of Approval contained below.
2
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use. and shall be subiect to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL.l Planning. rBl Building. [POl Police. [PWl Public Works
[ADMl Administration/City Attorney. [FINl Finance. [Fl Alameda Countv Fire Department. [DSRl
Dublin San Ramon Services District. [COl Alameda County Department of Environmental Health. [Z7l
Zone 7.
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL CONDITIONS
I. Fire Station 18: The developer shall pay a fair share PUPW Prior to
portion of costs advanced by the Developer of Dublin approval of
Ranch Area A for Fire Station 18. The payment will Final Maps
be payable at the time of filing each final map, and
shall be prorated based on the percentage of total
residential units included in each map. The
developer's fair share has been determined to be
$805,526.30. Fire Facilities Fee credits will be
Drovided for this payment.
PLANNING
2. Inclusionary Zoning: Prior to approval of Site PL Prior to SDR
Development Review or recordation of the first approval or
phased Final Map, whichever occurs first, the owner recordation of
or owners of all of the property subject to this vesting the first Final
tentative map shall enter into an Affordable Housing Map,
Agreement with the City for the entire Vesting whichever
Tentative Map area, which agreement shall be occurs first.
recorded against such area and against any other
property where Developer proposes to construct off-
site affordable units if approved by the City Council
pursuant to Dublin Municipal Code section
8.68.040.B. Such agreement shall include but is not
limited to providing detail regarding the number of
affordable units required, specify the schedule of
construction of affordable units, set forth the
developer's manner of compliance with City of
Dublin Inclusionary Zoning Regulations and impose
appropriate resale controls and/or rental restrictions
on the affordable units. If the agreement provides for
construction of units off-site, as provided in DMC
section 8.68.040.B, it shall require City Council
approval and Council findings as required by said
section and shall include provision for security
3
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Priorto:
adequate to assure construction of the off-site
affordable units concurrently with the completion of
construction of the market rate units to be constructed
on the lots created by the vesting tentative map.
DUBLIN SAN RAMON SERVICES DISTRICT
3. Prior to issuance of any building permit, complete DSRSD Prior to
improvement plans shall be submitted to DSRSD issuance of
than conform to the requirements of the Dublin San building permit
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
Dolicies.
4. All mains shall be sized to provide sufficient capacity DSRSD Prior to
to accommodate future flow demands in addition to approval of
each development project's demand. Layout and Improvement
sizing of mains shall be in conformance with DSRSD Plans or Final
utility master planning. Map
5. Sewers shall be designed to operate by gravity flow DSRSD Pri or to
to DSRSD's existing sanitary sewer system. approval of
Pumping of sewage is discouraged and may only be Improvement
allowed under extreme circumstances following a Plans or Final
case by case review with DSRSD staff. Any Map
pumping station will require specific review and
approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of
present worth 20 year maintenance costs as well as
other conditions within a separate agreement with the
applicant for any project that requires a pumping
station.
6. Domestic and fire protection waterline systems for DSRSD Prior to
Tracts or Commercial Developments shall be approval of
designed to be looped or interconnected to avoid Improvement
dead end sections in accordance with requirements of Plans or Final
the DSRSD Standard Specifications and sound Map
engineering practice.
7. DSRSD policy requires public water and sewer lines DSRSD Prior to
to be located in public streets rather than in off-street approval of
locations to the fullest extent possible. If Improvement
unavoidable, then public sewer or water easements Plans or Final
must be established over the alignment of each public Map
sewer or water line in an off-street or private street
location to provide access for future maintenance
and/or replacement.
8. Prior to approval by the Citv of a grading permit or a DSRSD Prior to
4
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Site Development permit, the locations and widths of Grading Permit,
all proposed easement dedications for water and Improvement
sewer lines shall be submitted to and approved by Plans or Final
DSRSD. MaD
9. All easement dedications for DSRSD facilities shall DSRSD Prior to
be by separate instrument irrevocably offered to approval of
DSRSD or by offer of dedication on the Final Map. Final Map
10. Prior to issuance by the City of any Building Permit DSRSD Prior to
or Construction Permit by the Dublin San Ramon issuance of
Services District, whichever comes first, all utility Building
connection fees including DSRSD and Zone 7, plan Permits,
checking fees, inspections fees, connection fees, and approval of
fees associated with a wastewater discharge permit Improvement
shall be paid to DSRSD in accordance with the rates Plans or
and schedules established in the DSRSD Code. approval of
Final MaD
II. Prior to issuance by the City of any Building Permit DSRSD Prior to
or Construction Permit by the Dublin San Ramon issuance of
Services District, whichever comes first, all Building
improvements plans for DSRSD facilities shall be Permits,
signed by the District Engineer. Each drawing of approval of
improvement plans shall contain a signature block for Improvement
the District Engineer indicating approval of the Plans or
sanitary sewer or water facilities shown. Prior to approval of
approval by the district engineer, the applicant shall Final Map
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.
12. No sewer line or waterline construction shall be DSRSD Ongoing
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. II have been satisfied.
13. The applicant shall hold DSRSD, its Board of DSRSD Ongoing
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 comDletion of the project.
14. Improvement plans shall include recycled water DSRSD Prior to
improvements as required by DSRSD. Services for aPDroval of
5
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
landscape irrigation shall connect to recycled water Improvement
mains. Applicant must obtain a copy of the DSRSD Plans or Final
Recycled Water Use Guidelines and conform to the Map
re~uirements therein.
15. The project will be located within the District DSRSD Prior to
Recycled Water Use Zone (Ord. 301), which calls for approval of
installation of recycled water irrigation systems to Improvement
allow for the future use of recycled water for Plans or Final
approved landscape irrigation demands. Recycled Map
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 Department of
Health Services requirements for recycled water
irrigation design.
16. A landscape Master Plan shall be submitted to DSRSD Prior to
District to allow determination of appropriate issuance of
recycled water irrigation uses on site, prior to review Improvement
and approval of improvement plans. Plans or Final
MaD
17. Portable mains, sewer mains and their appurtenances DSRSD Prior to
shall be located in areas accessible for maintenance, issuance of
repair and servicing at all times. Portable and Improvement
Recycled water mains shall be located within public Plans or Final
right-of-way and easements with a set back of no less Map
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 DSRSD Prior to
proposed potable and recycled water mains, storm issuance of
and sanitary sewers in the vicinity of the project Improvement
location. Plans or Final
Map
19. Construction of an underground interim sewer pump DSRSD Pri or to
station would require that the property owners and issuance of
Dublin San Ramon Services District enter into an Improvement
Interim Sewer Facilities Agreement in order to Plans or Final
provide service to the sewer area to be pumDed. Map
POLICE
20. The applicant shall comply with all applicable City of PO Prior to
Dublin Residential Security Requirements. All OCCUDanCy and
6
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
residential buildings shall be in accordance with the ongoing
currently adopted Uniform Building Security Code
pursuant to Chapter 7.32.220 of the Dublin Municipal
Code.
21. Unit address numbers shall be lighted at night and PO Pri or to
clearly visible from the middle of the street. Said occupancy and
numbers shall contrast with their backgrounds. ongoing
22. Street names will not duplicate those already being PO Prior to
used in other segments of the City. approval of
final maD
23. CC&R's for the residential portion of the project will PO Prior Final map
include posting of private street areas in accordance
with California Vehicle Code Section 22658, sections
I & 2. Fire lanes will also be posted in accordance
with California Vehicle Code Section 22500.1.
24. The applicant shall submit a residential lighting plan PO Prior to
with point by point photometric measurements for issuance of
connecting paths, and outdoor parking areas. The improvement
applicant shall submit a final lighting plan for plans
approval by Dublin Police.
25. Pathways around the site development shall be PO Pri or to
designed to support the weight and width of issuance of
emergency response vehicles to aid in police patrols improvement
and emergency response situations. plans
26. Locked gates will be provided for emergency PO Pri or to
response situations. acceptance of
subdivision
Improvements
27. Restricted areas will be posted as such. PO Pri or to
acceptance of
subdivision
Improvements
28. The applicant shall keep the site clear of graffiti PO Ongoing
vandalism on a regular and continuous basis at all
times. Graffiti resistant material should be used.
29. The applicant shall work with Dublin Police on an PO Ongoing
ongoing basis to establish an effective theft
prevention and security program.
30. The perimeter of the site shall be fenced (minimum PO Prior to
height of six feet) during construction, and security issuance of
lighting, alarm system, surveillance cameras and Building
patrols shall be employed as necessary. A temporary Permits or Start
address sign of sufficient size and color contrast to be of Construction
seen during night time hours with existing street
lighting is to be posted at entrance to site. The
developer will file a Dublin Police Emergency
7
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Contact Business Card prior to any phase of
construction that will provide 24 hour phone contact
numbers of persons responsible for the construction
site. Good security practices shall be followed with
respect to storage of building materials and storage of
tools at the construction site. Construction materials
and/or equipment shall not be operated or stored
outside of the fenced area or within the public right-
of-way unless approved in advance by the City
Engineer/Public Works Director.
31. There shall be delineation between private and public PO Prior to SDR
areas around the perimeter of the residential area.
This can be accomplished with fixed or perceived
barriers such as fences of landscaping.
32. Developer shall submit a projected timeline for PO Pri or to
project completion to Dublin Police Services, to approval of the
allow estimation of staffing requirements and first Final Map
assignments.
33. The cul-de-sacs shall be separated from open space PO Prior to SDR
areas by bollards, gates or decorative fencings to
prevent access areas that are not publicly accessible.
If gates are used they shall be secured by lock
approved by Police and Fire and provide for
emergency response access.
34. Signs shall be placed at the ends of cul-de-sacs that PO Prior to
are adjacent to open space with the name of the approval of
street. The street signs will assist emergency Improvement
responders identifying specific streets from the open Plans
space areas.
35. Parcels Hand K shall be posted with "No PO Prior to
Trespassing, Private Property" signs to identify as acceptance of
private per 602 L of the California Penal Code. subdivision
improvements
36. The fences at the back and of lots adjacent to Parcels PO Prior-Issuance
Hand K shall be an open type fence to improve of Building
surveillance and include a means for emergency Permits for
response access by police and fire. affected lots
37. The design of structures on flag-lots should attempt to PO Prior to
minimize the impacts of noise, view shed, and issuance of
privacy with regard to adjacent homes. The optimal Building
grading of the lots to achieve the recommendations Permits for
may diminish the imDacts. affected lots
PUBLIC WORKS
38. General Public Works Conditions of Approval: PW Ongoing
Developer shall comply with the City of Dublin
General Public Works Conditions of Approval for
8
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Tracts 7586 contained below unless specifically
modified by these Conditions of Approval.
39. Development Agreement: A Development PW First Final Map
Agreement between the City of Dublin and the
Developer shall be recorded. The Development
Agreement shall include an infrastructure-sequencing
program that ties the improvements required in these
Conditions of Approval to a specific phase of
development (each final map) within Tract 7586.
40. Street Lighting Maintenance Assessment District: PW Pri or to
The Developer shall request the area to be annexed approval of
into a subzone of the Dublin Ranch Street Lighting each Final Map
Maintenance Assessment District and shall provide
any exhibits required for the annexation.
41. Ownership and Maintenance of Improvements: PW Final Map and
Ownership, dedications on final map, and ongoing
maintenance of street right-of-ways, common area
parcels, and open space areas shall be by the City of
Dublin, the Homeowner's Association, and a
Geologic Hazard Abatement District, as shown on
the Open Space Maintenance Diagram included in
the Fallon Village Design Guidelines, prepared by
Gates and Associates, dated October 2005.
42. Landscape Features within Public Right of Way. PW First Final
The Developer shall enter into an "Agreement for Map; Modify
Long Term Encroachments" with the City to allow with Successive
the HOA to maintain the landscape and decorative Final Maps
features within public Right of Way including
frontage & median landscaping, decorative
pavements and special features (i.e., walls, portals,
benches, etc.) as generally shown on Site
Development Review exhibits. The Agreement shall
identify the ownership of the special features and
maintenance responsibilities. The Homeowner's
Association will be responsible for maintaining the
surface of all decorative pavements including
restoration required as the result of utility repairs.
43. Covenants, Conditions and Restrictions (CC&Rs). PW First Final
A Homeowners Association shall be formed by Map; Modify
recordation of a declaration of Covenants, with Successive
Conditions, and Restrictions to govern use and Final Maps
maintenance of the landscape features within the
public right of way contained in the Agreement for
Long Term Encroachments and the frontage
landscaping along the Upper Loop Road, Croak
Road, and interior streets. Said declaration shall set
9
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
forth the Association name, bylaws, rules and
regulations. The CC&Rs shall ensure that there is
adequate provision for the maintenance, in good
repair and on a regular basis, of the landscaping &
irrigation, decorative pavements, median islands,
fences, walls, drainage, lighting, signs and other
related improvements. The CC&Rs shall also contain
all other items required by these conditions. The
Developer shall submit a copy of the CC&R
document to the City for review and approval.
44. Public Streets: Developer shall construct street PW Each Final Map
improvements and offer for dedication to the City of
Dublin the rights of way for the Upper Loop Road,
Croak Road, and interior streets as shown on the
Tentative Map, to the satisfaction of the City
Engineer.
45. Acoustic Study: An acoustic study is needed to PW First Final Map
determine the need for additional sound mitigation
measures along the Upper Loop Road (Old Fallon
Road) frontage that is contiguous with the existing
lots on Piper Glen Terrace within Tract 7142.
46. Traffic Control Measures: Traffic control measures PW Improvements
on the intersections along the Upper Loop Road shall to be Installed
be as follows: with Applicable
· Upper Loop Road/ Fallon Road: 4-Phase Final Map
Traffic signal with separate left -turn phase
from southbound Fallon Road.
· Upper Loop Road/ Street "A": 6-Phase
traffic signal (no separate left-turn phase
for side streets).
· Upper Loop Road/ Street "V": 8-phase
traffic signal with separate left-turn phase
for side streets. Median islands on side
streets shall be modified as needed to
accommodate separate left turn lanes.
· Upper Loop Road/ Street "N": 4-way
STOP.
· Upper Loop Road/ Street "CC": I-way
STOP for side streets only. Sign as trail
crossing (no marked crosswalk across
Upper Loop Road). Traffic control may
require revision if a fourth leg (driveway
to school site) is required as part of the
final school design. Cost of any
modification shall be borne by the
developer.
10
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
. Upper Loop Road/ Croak Road: 4-way
STOP. Roundabout shown on tentative
map shall be modified during final design
to relocate the crosswalk closer to the
intersection.
47. Upper Loop Road! Fallon Road Intersection: In First finàl map
conjunction with the first final map, the Upper Loop
Road/ Fallon Road intersection shall be constructed..
Improvements shall be in conformance with the
recommendations of the Fallon Village Traffic Study,
TJKM Transportation Consultants, August 2005, or
as approved by the Senior Transportation Engineer.
The intersection shall be improved to include the
following:
· Northbound Fallon Road Approach: One
Right Turn Lane
· Southbound Fallon Road Approach: Two
Left Turn Lanes (The Senior
Transportation Engineer may modify this
to one lane based on further analysis).
· Westbound Upper Loop Road Approach:
Two Left Turn Lanes and Two Right Turn
Lanes
· Southbound Transition South of the
Intersection on Fallon Road from Two
Thru Lanes to One Thru Lane
· Eastbound Transition East of the
Intersection on the Upper Loop Road
from Two Thru Lanes to One Thru Lane
48. Fallon Road Improvements: Fallon Road shall be PW First final maD
improved to provide at least two lanes constructed to
the ultimate grade and alignment from the Upper
Loop Road south to Central Parkway in conjunction
with the first final map. The improvements shall be in
general conformance with the interim improvement
exhibit included in the tentative map; final
geometrics, lane channelization, and conform to
adjoining improvements shall conform to City design
criteria and are subject to approval by the Director of
Public Works. The improvements shall include
transition to the Upper Loop Road/ Fallon Road
Intersection. Improvements shall also include
reconstruction of the existing frontage improvements
(curb and gutter, 20' of pavement, lighting, and
landscaping) along the Tract 7142 frontage between
II
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
the Upper Loop Road and Bent Tree Drive. The
improvements shall be bonded for with the first final
map and completed prior to occupancy of the first
unit. Eastern Dublin Traffic Impact Fee (EDTIF)
Section 1 credits will be given for these
improvements as outlined in the 2004 EDTIF Update
or subsequent updates.
49. Fallon Road Widening: Fallon Road shall be PW Final map
widened to four lanes to the ultimate grade and creating 719th
alignment from Bent Tree Drive south to 1-580. residential lot
These improvements shall be either be completed or
bonded for with the final map that creates the 719th
residential lot within the project. The improvements
shall be completed not later than prior to the
occupancy of the 719th unit, as required in the Fallon
Village Traffic Study/ DEIR. Eastern Dublin Traffic
Impact Fee (EDTIF) Section 1 credits will be given
for these improvements as outlined in the 2004
EDTIF UDdate or subsequent uDdates.
50. Trail Link to Fallon Road: The Class I bicycle/ PW First final map
pedestrian trail on the north side of the Upper Loop
Road shall connect to the existing sidewalk on the
east side of Fallon Road along the Tract 7142
frontage, and also provide a connection to the
existing sidewalk to Piper Glen Terrace. The trail on
the south side of the Upper Loop Road shall be .
extended along the east side of Fallon to the south
end of the Tract 7586 frontage. This work will be in
general conformance with the Fallon Road Entry
design included in the Stage 2 Design Guidelines by
Gates and Associates. From this point, an interim
asphalt concrete trail (minimum 5' width) shall be
continued along the east side of Fallon Road south to
Central Parkway. The proposed traffic signal at the
Central Parkway/ Fallon Road intersection shall be
modified to add a signalized pedestrian phase across
Fallon Road, including a crosswalk. The developer
may utilize the existing Fallon Road pavement,
which will be abandoned when Fallon Road is
improved to two lanes along the ultimate alignment.
The above improvements will be completed with the
1 st final map. In the event that the Central Parkway/
Fallon Road traffic signal is not operational at the
time of the first final map, the walkway construction
may be deferred until the signal is operational.
51. Pedestrian Overcrossin2: The ultimate and interim PW Ongoing
12
NO.· CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
design of Fallon Road shall accommodate a grade-
separated trail crossing of Fallon Road north of
Central Parkway, as shown on the Stage 1
Development Plan, Master Landscape and
Circulation Plan. In the event that the EDTIF has
been updated to include this improvement at time of
filing a final map, the developer shall pay a fair share
portion of the trail crossing through the EDTIF
payment.
52. Fallon Road! Croak Road Intersection PW Applicable
Improvements: The Fallon Road/ Croak Road final maD
intersection shall be improved in conjunction with the
final map that triggers the need for the second public
street access connection via Croak Road.
Improvements shall restrict turning movements to
right-turn in, right-turn out. The final scope of
improvements shall be determined by the City Senior
Transportation Engineer, based on the timing of the 1-
580/ Fallon Road Interchange improvements, the
extension of Dublin Boulevard east to Fallon Road,
and the widening of Fallon Road by others.
53. Offsite Right-of-Way: Jordan, Lin and Croak PW First Final Map
Properties: Right-of-way necessary for the (Lin, Jordan
improvement of the Upper Loop Road, Fallon Road, properties): as
and Croak Road shall be acquired from the Jordan, needed for
Lin, and Croak properties as necessary. Acquisition Croak property
of the Jordan and Lin right-of-way shall be
completed prior to filing of the first final map.
Acquisition of the Croak property shall be completed
prior to filing of the final map that creates the need
for public access via Croak Road. Land acquisition
costs shall be at the expense of the developer.
Acquisition of offsite right-of-way covered by this
condition shall be subject to Section 66462.5 of the
Subdivision Map Act. Eastern Dublin Traffic Impact
Fee (EDTIF) Section 1 credits will be given for this
right-of-way as outlined in the 2004 EDTIF Update
or subsequent updates.
54. Offsite Right-of-Way: Parcel F, Tract 7142: The PW First Final Map
developer shall initiate the current property owner's
dedication of the right-of-way, which was previously
reserved for right-of-way dedication on the final map
for Tract 7142. The developer shall cause the right-
of-way necessary for the improvement of the Upper
Loop Road to be dedicated over Parcel F of Tract
7142 as necessarv. The dedication shall be completed
13
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
prior to filing of the first final map.
55. Emergency Vehicle Access Route: An emergency PW Final map that
vehicle access route shall be provided with the final creates the 25 th
map that creates 25 or more total lots within the residential lot
development served by the Upper Loop Road. The
access route shall provide a second access to the site
from a public street. The second access shall be
remote from the Fallon Road/ Upper Loop Road
intersection; final location and design shall be
approved by the Alameda County Fire Department.
The emergency vehicle access route may be via a
connection between Bent Tree Drive and either Court
D or Court E, as shown on the tentative map. This
route shall be abandoned upon opening of a second
public street access route to the site.
56. Temporary Second Public Street Access: If PW Final map
developer elects to defer completion of Croak Road creating 75th
as shown on the Tentative Map, a temporary second residential lot
public street access shall be provided with the final
map that creates 75 or more total lots-within the
development served by the Upper Loop Road. The
second public street access shall be remote from the
Fallon Road/ Upper Loop Road intersection; final
location and design shall be approved by the
Alameda County Fire Department and the
Department of Public Works. The second public
street access may be via an interim public street
connection from Court D to Bent Tree Drive, as
shown on the tentati ve map. This connection shall be
limited to development in the westerly portion of the
project, generally west of Street "V" and south of
Street "N" totaling approximately 400 units.
57. Croak Road Public Access: The final map creating PW Prior to
in excess of 75 lots, but outside of the area bounded approval of
by the project boundary on the south, Street N on the Final Mar
north, and street V on the east, will require an creating 75t lot
additional public street access remote from Bent Tree
Drive, at which time the interim connection to Bent
Tree Drive shall be abandoned. The second street
access may be provided by the interim improvements
to Croak Road as shown on the tentative map.
58. Dublin Boulevard! Dougherty Road Intersection PW First Final Map
Contribution: The developer shall pay a fair share
portion of the funding deficiency between the cost of
the Dublin/ Dougherty Intersection Improvements
and available funding. The payment shall be due with
14
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
the filing of the 1st final map. The amount of the
deficiency, if any, shall be the amount of the
deficiency as determined or estimated by the Director
of Public Works at the time the map is filed. The fair
share portion has been determined to be 3.0011 %. In
the event that the deficit is estimated, the City will
refund any excess to the developer when the actual
amount of the deficit is known. Section 2 EDTIF
credits will be provided for this payment.
59. Fallon Road/ 1-580 Interchange Improvement PW Each Final Map
Contribution: The developer shall pay a fair share
portion of costs advanced by the Lin Family for
improvements to the Fallon Road/ 1-580 Interchange.
The payment will be payable at the time of filing
each final map, and shall be prorated based on the
percentage of total residential units included in each
map. The developer's fair share has been determined
to be 4.2560% of the total funds advanced by the Lin
Family. Section 2 EDTIF credits will be provided for
this payment.
60. Dublin Boulevard! Fallon Road Intersection PW First Final Map
Realignment Contribution: The developer shall pay
a lump sum payment of $80,000 to cover the fair
share cost of realigning and redesigning the Dublin
Boulevard/ Fallon Road intersection. Payment will be
at the time of filing the 1st final map. Section 1
EDTIF credits will be provided for this payment.
61. Dublin High School Traffic Mitigation: The PW Issuance of
developer shall pay a fair share portion of costs for Building
traffic improvements identified as mitigation Permits
measures in the Dublin High School Expansion Final
Environmental Impact Report only in the event that
the EDTIF has been updated to include this
improvement at time of filing a final map, the
developer shall pay a fair share portion of the
mitigation through the EDTIF payment.
62. Santa Rita Road! 1-580 Interchange 5th Eastbound PW Prior to Each
Offramp Lane: The developer shall be responsible Final Map
for payment of a fair share portion of the costs
associated with adding a 5th eastbound offramp lane
at the Santa Rita Road/ 1-580 Interchange, as required
in the Fallon Village Traffic Study/ DEIR. The
payment will be payable at the time of filing each
final map, and shall be prorated based on the
percentage of total units included in each map. The
fair share has been determined to be 3.0010%. In the
15
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
event that the EDTIF has been updated to include this
improvement at time of filing a final map, the
payment will not be required if the developer agrees
in writing prior to the filing of the final map to pay
the updated EDTIF.
63. Central Parkway at Hacienda Drive, Second
Westbound Left Turn Lane: The developer shall be
responsible for payment of a fair share portion of the
costs associated with adding a 2nd westbound left turn
lane on Central Parkway at Hacienda Drive. This
improvement is included in the current EDTIF, and
this obligation may be satisfied through the payment
of EDTIF fees, provided the EDTIF has not been
amended to eliminate this improvement at the time of
payment.
64. Traffic Impact Fees: The developer shall be PW Issuance of
responsible for payment of the Eastern Dublin Traffic Building
Impact Fee (Sections 1 and 2), the Eastern Dublin 1- Permits
580 Interchange Fee, and the Tri- Valley
Transportation Development Fee. Fees will be
payable at issuance of building permits.
65. Eastern Dublin Traffic Impact Fee Minimum PW Issuance of
Payment: The developer shall be responsible for Building
payment of a minimum portion of the Eastern Dublin Permits
Traffic Impact Fee in cash. The cash payment shall
be 11 % for Section 1 and 25% for Section 2, or as
may have been modified by City Council action at
the time of building permit issuance. These minimum
cash payment shall be in addition to any other
payment noted in these conditions and may not be
offset by fee credits.
66. Transportation Demand Management Program: PW Prior to First
As required by the Fallon Village Draft Final Map
Environmental Impact Report, the developer shall
develop, participate in, or partially fund a
Transportation Demand Management Program and
other trip reduction measures of the Alameda County
Congestion Management Agency Congestion
Management Program. The measures shall be
determined prior to filing the first final map and shall
be subject to the approval of the Directors of Public
Works and Community Development.
67. Neighborhood Square: The Neighborhood Square, PW Pri or to
Parcel E, shall contain a minimum of 4.60 acres and recordati on of
be shown on the Final Map as future parkland to be the last phased
dedicated to the City of Dublin on the map or by Final Map
16
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
separate document. The parcel line shall be at the
back of curb. The City will not accept this Parcel
until the site is rough graded, including erosion
control measures, as generally shown on the tentative
map, Sheet 12. Neighborhood parkland credits will
not be provided until the site is rough graded and
offered to the Citv.
68. Neighborhood Park: The Neighborhood Park, PW Final-map
Parcel F, shall contain a minimum of 5.00 acres and creating the
be shown on the Final Map as future parkland to be 400th
dedicated to the City of Dublin on the map or by residential lot
separate document. The parcel line shall be at the
back of curb. The City will not accept this Parcel
until the site is rough graded, including erosion
control measures, as generally shown on the
Tentative Map, Sheet 11, to the satisfaction of the
City Engineer. Neighborhood parkland credits will
not be provided until the site is rough graded and
offered to the City.
69. School Site: The Developer shall rough grade the PW School Site to
school site (Parcel G), including erosion control Be Reserved on
measures, as generally shown on the Tentative Map, the Appropriate
Sheets 11 and 14, to the satisfaction of the City Final Map;
Engineer. The Developer shall be responsible for Dedication to
ongoing erosion control, weed abatement, and trash be as Required
removal until the school site is accepted by the by School
Dublin Unified School District. District;
Grading to be
Completed as
Required Under
Improvement
Agreement
70. Neighborhood Park & School Utility Stubs: PW Applicable
Utilities shall be stubbed to the Neighborhood Park, final map
Neighborhood Square, and school site at locations
approved by the City's Parks Department and School
District.
71. School District Conduit: One empty 3" conduit with PW Applicable
pull wire, to accommodate future School District final map
communication use, shall be installed from the
existing conduit in Fallon Road at Bent Tree Drive
south on Fallon Road to the Upper Loop Road, then
east along the south side of the Upper Loop Road to
the school entrance.
72. Offsite Fallon Road Storm Drain Improvements: PW First Final Map
A storm drain shall be installed in Fallon Road from
17
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
the Upper Loop Road south to the existing G-3
culvert in conjunction with the first final map. The
City Engineer will consider use of interim or
permanent redundant capacity in the existing Dublin
Ranch storm drain system for the initial stages of
development to allow deferral or downsizing of the
offsite pipe. The City will consider a request by the
Developer to form a benefit district or other cost-
sharing arrangement to assign a fair-share cost of the
storm drain to other tributarv Dfoperties.
73. Golf Course Storm Drain Improvements: The new PW Prior to
inlet at the upstream end of the existing 48" storm approval of
drain traversing the golf course (below Court "0" Grading
shall be designed to retain debris and provide a Permits or
secondary inlet in the event the inlet is clogged by Improvement
debris. The inlet design shall set the primary and Plans
secondary entries to the structure below the grade of
the adjoining golf course improvements. This work
shall be completed in conjunction with mass grading
of the site.
74. Master Drainage Plan: The Developer shall update PW Prior to First
the Dublin Ranch Master Drainage Plan for the Final Map;
proposed development within the Tract 7586 area. Update with
Successi ve
Maps
75. Dublin Ranch Eastside Storm Drain Benefit PW Prior to Each
District (G-3 Culvert): The property shall be Final Map
included in the Dublin Ranch Eastside Storm Drain
Benefit District (G-3 Culvert) and shall pay the fair
share portion of the fees shown in the engineer's
report for the district. Fees will be payable at the time
of filing final maps, prorated to the percentage of the
total lots included in each maD.
76. Geologic Hazard Abatement District: Prior to PW Prior to Each
filing the 1st final map, the formation of a Geologic Final Map;
Hazard Abatement District (GHAD) covering the Update with
entire project shall be completed. The board of Successive
directors for the GHAD shall be the City Council of Maps as
the City of Dublin. The GHAD shall be responsible Needed
for the ongoing maintenance of the open space areas
(including benches and brow ditches, maintenance
roads or trails, and fencing) and the water quality
control ponds, and shall include a reserve for
unforeseen repair of future slope instability.
Developer shall be responsible for submitting all
documents necessary to form the GHAD, including a
18
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
plan of control, which shall include an annual
operating budget for buildout of the project, and the
petition. Initial assessments against property owners
shall not be lower than ultimate assessments at
buildout. The CC&Rs for the project shall contain
financial mechanisms, such as deed assessments,
enforceable by the City that to ensure that the
property owners are obligated to pay the costs of
maintenance in the event that the GHAD is dissolved
or does not have sufficient resources to perform its
obligations. The CC&Rs shall also include
provisions that require the property owners'
association to pay the GHAD or City's attorneys'
fees in the event that either enforces the
Homeowner's Association's obligation to fund
maintenance of the open space areas and the water
quality control pond. The CC&Rs shall be reviewed
and approved by the City Engineer and City Attorney
to ensure compliance with this condition of approval.
Ownership of GHAD-maintained parcels shall be by
the GHAD in fee as shown in the Vesting Tentative
Map.
77. Remedial Grading Plan: The grading plan shall PW First Final Map
include a remedial grading plan prepared by the
project geotechnical consultant, outlining area of
slide repair, benches, keyways, overexcavation at cut-
fill transitions, subdrains, and other recommendations
of the consultant. The remedial grading plan will be
subject to review and approval by the City's own
geotechnical consultant.
78. Lot Line Adjustment: Prior to filing of the first PW First Final map
final map, the develop shall complete a lot line
adjustment with the Dublin Ranch Golf Course
property along the westerly edge of the project, in
general conformance with the lot line adjustment
shown on the vesting tentative map.
79. Conservation Easement: An open space PW Pri or to First
conservation easement or similar instrument shall be Final Map
offered for dedication to the City, or another public and/or
or nonprofit entity approved by the City over Parcels Appropriate
A, 8, C, and D, in conjunction with the final map that Successive
creates lots adjacent to these parcels or prior to Maps
grading these parcels, whichever occurs first.. The
conservation easement shall conform to the intent of
the Memorandum of Understanding between the City
of Dublin and the City of Livermore dated May 1,
19
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
2002, shall be consistent with the requirements of the
resource agencies, and shall allow the developer to
obtain all required agency approvals and permits.
The easement shall allow for the construction and
operation of trails, maintenance roads, and drainage
facilities that may be constructed within the 30'
benches along the edges of the parcels, as well as
other acti vities required under the plan of control for
the GHAD, and activities which may be required for
wildfire management in accordance with
requirements of the Alameda County Fire
Department.
80. Resource Agency Permits: Prior to the filing of the PW Prior to First
1 st final map, and prior to the start of any grading of Final Map or
the site as necessary, permits shall be obtained from Issuance of
the US Army Corps of Engineers, the San Francisco Grading Permit
Bay Regional Water Quality Control Board, the State Improvement
of California Department of Fish and Game, and the Agreement
US Fish and Wildlife Service for the grading or
alteration of wetland areas within the site.
PUBLIC WORKS GENERAL CONI>ITIONS OF
APPROVAL FOR TRACT 7586
81. The Developer shall comply with the Subdivision PW Ongoing
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).
82. The Developer shall defend, indemnify, and hold PW Ongoing
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 (Tract
7586) to the extent such actions are brought within
the time period required by Government Code
20
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
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.
83. In the event that there needs to be clarification to PW Ongoing
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 imnacts of this project.
AGREEMENTS AND BONDS
84. The Developer shall enter into a Tract Improvement PW First Final Map
Agreement with the City for all public improvements and Successive
including any required offsite storm drainage or Maps
roadway improvements that are needed to serve the
Tract that have not been bonded with another Tract
Improvement Agreement.
85. The Developer shall provide performance (100%), PW First Final Map
and labor & material (100%) securities to guarantee and Successive
the tract improvements, approved by the City Maps
Engineer, prior to execution of the Tract
Improvement Agreement and approval of the Final
Map. (Note: Upon acceptance of the improvements,
the performance security may be replaced with a
maintenance bond that is 25% of the value of the
performance security.)
FEES
86. The Developer shall pay all applicable fees in effect PW Zone 7 and
at the time of building permit issuance including, but Parkland In-
not limited to, Planning fees, Building fees, Dublin Lieu Fees Due
San Ramon Services District fees, Public Facilities Prior to Filing
fees, Dublin Unified School District School Impact Each Final
fees, Public Works Traffic Impact fees, Alameda Map; Other
County Fire Services fees; Noise Mitigation fees, Fees Required
Inclusionary Housing In-Lieu fees; Alameda County with Issuance
Flood and Water Conservation District (Zone 7) of Building
Drainage and Water Connection fees; and any other Permits
fees either in effect at the time and/or as noted in the
21
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Development Agreement.
87. The Developer shall dedicate parkland or pay in-lieu PW Prior to Each
fees in the amounts and at the times set forth in City Final Map
of Dublin Resolution No. 60-99, or in any resolution
revising these amounts7 and as implemented by the
Administrative Guidelines adopted by Resolution
195-99.
PERMITS
88. Developer shall obtain an Encroachment Permit from PW Prior to Start of
the Public Works Department for all construction Work
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.
89. Developer shall obtain a Grading / Sitework Permit PW Prior to Start of
from the Public Works Department for all grading Work
and private site improvements that serves more that
one lot or residential condominium unit.
90. Developer shall obtain all permits required by other PW Pri or to S tart of
agencies including, but not limited to Alameda Work
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
of the permits to the Public Works Department.
SUBMITTALS
91. All submittals of plans and Final Maps shall comply PW Prior to
with the requirements of the "City of Dublin Public Approval of
Works Department Improvement Plan Submittal Improvement
Requirements", and the "City of Dublin Plans or Final
Improvement Plan Review Check List". Map
92. The Developer will be responsible for submittals and PW Pri or to
reviews to obtain the approvals of all participating Approval of
non-City agencies. The Alameda County Fire Improvement
Department and the Dublin San Ramon Services Plans or Final
District shall approve and sign the Improvement Map
Plans.
93. Developer shall submit a Geotechnical Report, which PW Prior to
includes street pavement sections and grading Approval of
recommendations. Improvement
Plans, Grading
Plans, or Final
Map
22
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
94. Developer shall provide the Public Works PW Prior to
Department a digital vectorized file of the "master" Acceptance of
files for the project when the Final Map has been Improvements
approved. Digital raster copies are not acceptable. and Release of
The digital vectorized files shall be in AutoCAD 14 Bonds
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 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
95. The Final Map shall be substantially in accordance PW Pri or to
with the Tentative Map approved with this Approval of
application, unless otherwise modified by these Final Map
conditions. Multiple final maps may be filed in
phases, provided that each phase is consistent with
the tentati ve map, that phasing progresses in an
orderly and logical manner, and adequate
infrastructure is installed with each phase to serve
that phase as a stand-alone project that is not
dependent upon future phasing for infrastructure.
96. All rights-of-way and easement dedications required PW Prior to
by the Tentative Map including the Public Service Approval of
Easement shall be shown on the Final Map. Final Map
97. Street names shall be assigned to each public/private PW Pri or to
street pursuant to Municipal Code Chapter 7.08. The Approval of
approved street names shall be indicated on the Final Final Map
Map.
98. The Final Map shall include the street monuments to PW Monuments to
be set in all public streets. be Shown on
Final Map and
Installed Prior
to Acceptance
of
Improvements
EASEMENTS
99. The Developer shall obtain abandonment from all PW Prior to
applicable public agencies of existing easements and Approval of
right of ways within the development that will no Improvement
longer be used. Plans or
Appropriate
Final Map
100. The Developer shall acquire easements, and/or obtain PW Pri or to
rights-of-entry from the adjacent property owners for Approval of
23
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
any improvements on their property. The easements Improvement
and/or rights-of-entry shall be in writing and copies Plans or
furnished to the City Engineer. Appropriate
Final Map
GRADING
101. The Grading Plan shall be in conformance with the PW Prior to
recommendations of the Geotechnical Report, the Approval of
approved Tentative Map and/or Site Development Grading Plans
Review, and the City design standards & ordinances. or Issuance of
In case of conflict between the soil engineer's Grading
recommendations and City ordinances, the City Permits, and
Engineer shall determine which shall apply. Ongoing
102. A detailed Erosion Control Plan shall be included PW
with the Grading Plan approval. The plan shall
include detailed design, location, and maintenance
criteria of all erosion and sedimentation control
.
measures.
103. Tiebacks or structural fabric for retaining walls shall PW Prior to
not cross property lines, or shall be located a Approval of
minimum of 2' below the finished grade of the upper Grading Plans
lot. or Issuance of
Grading
Permits, and
Ongoing
104. Bank slopes along public streets shall be no steeper PW Pri or to
than 3:1 unless shown otherwise on the Tentative Approval of
Map Grading Plan exhibits. The toe of any slope Grading Plans
along public streets shall be one foot back of or Issuance of
walkway. The top of any slope along public streets Grading
shall be three feet back of walkway. Minor exception Permits, and
may be made in the above slope design criteria to Ongoing
meet unforeseen design constraints subject to the
approval of the City Engineer.
IMPROVEMENTS
105. The public improvements shall be constructed PW Pri or to
generally as shown on the Tentative Map and/or Site Approval of
Development Review. However, the approval of the Improvement
Tentative Map and/or Site Development Review is Plans or Start
not an approval of the specific design ofthe drainage, of
sanitary sewer, water, and street improvements. Construction,
and Ongoing
106. All public improvements shall conform to the City of PW Prior to
Dublin Standard Plans and design requirements and Approval of
as approved by the City Engineer. Improvement
Plans or Start
of
24
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Construction,
and Ongoing
107. Public streets shall be at a minimum 1 % slope with PW Pri or to
minimum gutter flow of 0.7% around bumpouts. Approval of
Private streets and alleys shall be at minimum 0.5% Improvement
slope. Plans or Start
of
Construction,
and Ongoing
108. Curb Returns on the Upper Loop Road and Croak PW Prior to
Road shall be 40-foot radius, all internal public Approval of
streets curb returns shall be 30-foot radius (36-foot Improvement
with bump outs) and private streets/alleys shall be a Plans or Start
minimum 20-foot radius. of
Construction,
and Ongoing
109. Any decorative pavers installed within City right-of- PW Pri or to
way shall be done to the satisfaction of the City Approval of
Engineer. Where decorative paving is installed at Improvement
signalized intersections, pre-formed traffic signal Plans or Start
loops shall put under the decorative pavement. All of
turn lane stripes, stop bars and crosswalks shall be Construction,
delineated with concrete bands or color pavers to the and Ongoing
satisfaction of the City Engineer Maintenance costs
of the decorative paving shall be the responsibility of
the Homeowners Association
110. The Developer shall install all traffic signs and PW Prior to
pavement marking as required by the City Engineer. Occupancy of
Units or
Acceptance of
Improvements
111. Street light standards and luminaries shall be PW Prior to
designed and installed per approval of the City Occupancy of
Engineer. The maximum voltage drop for streetlights Units or
is 5%. Acceptance of
Improvements
112. All new traffic signals shall be interconnected with PW Pri or to
other new signals within the development and to the Occupancy of
existing City traffic signal system by hard wire. Units or
Acceptance of
Improvements
113. The Developer shall construct bus stops and shelters PW Pri or to
at the locations designated and approved by the Occupancy of
LA VT A and the City Engineer. The Developer shall Units or
pay the cost of procuring and installing these Acceptance of
improvements. Improvements
25
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
114. Developer shall construct all potable and recycled PW Pri or to
water and sanitary sewer facilities required to serve Occupancy of
the project in accordance with DSRSD master plans, Units or
standards, specifications and requirements. Acceptance of
Improvements
115. Fire hydrant locations shall be approved by the PW Pri or to
Alameda County Fire Department. A raised reflector Occupancy of
blue traffic marker shall be installed in the street Units or
opposite each hydrant. Acceptance of
Improvements
116. The Developer shall furnish and install street name PW Pri or to
signs for the project to the satisfaction of the City Occupancy of
Engineer. Units or
Acceptance of
Improvements
117. Developer shall construct gas, electric, cable TV and PW Pri or to
communication improvements within the fronting Occupancy of
streets and as necessary to serve the project and the Units or
future adjacent parcels as approved by the City Acceptance of
Engineer and the various Public Utility agencies. Improvements
118. All electrical, gas, telephone, and Cable TV utilities, PW Prior to
shall be underground in accordance with the City Occupancy of
policies and ordinances. All utilities shall be located Units or
and provided within public utility easements and Acceptance of
sized to meet utility company standards. Improvements
119. All utility vaults, boxes and structures, unless PW Pri or to
specifically approved otherwise by the City Engineer, Occupancy of
shall be underground and placed in landscape areas Units or
and screened from public view. Prior to Joint Trench Acceptance of
Plan approval, landscape drawings shall be submitted Improvements
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.
CONSTRUCTION
120. The Erosion Control Plan shall be implemented PW Ongoing as
between October 15th and April 15th unless Needed
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.
121. If archaeological materials are encountered during PW Ongoing as
construction, construction within 100 feet of these Needed
materials shall be halted until a professional
26
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 aDDropriate mitigation measures.
122. Construction activities, including the maintenance PW Ongoing as
and warming of equipment, shall be limited to Needed
Monday through Friday, and non-City holidays,
between the hours of7:30 a.m. and 5:30 p.m. except
as otherwise approved by the City Engineer.
Extended hours or Saturday work will be considered
by the Citv Engineer on a case-by-case basis.
123. Developer shall prepare a construction noise PW Prior to Start of
management plan that identifies measures to be taken Construction;
to minimize construction noise on surrounding Implementation
developed properties. The plan shall include hours of Ongoing as
construction operation, use of mufflers on Needed
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.
124. Developer shall prepare a plan for construction traffic PW Prior to Start of
interface with public traffic on any existing public Construction;
street. Construction traffic and parking may be Implementation
subject to specific requirements by the City Engineer. Ongoing as
Needed
125. The Developer shall be responsible for controlling PW Ongoing
any rodent, mosquito, or other pest problem due to
construction activities.
126. The Developer shall be responsible for watering or PW Prior to Start of
other dust-palliative measures to control dust as Construction;
conditions warrant or as directed by the City Implementation
Engineer. Ongoing as
Needed
127. The Developer shall provide the Public Works PW Prior to
Department with a letter from a registered civil Issuance of
engineer or surveyor stating that the building pads Building
have been graded to within 0.1 feet of the grades Permits or
shown on the approved Grading Plans, and that the Acceptance of
top & toe of banks and retaining walls are at the Improvements
locations shown on the approved Grading Plans.
NPDES
128. Prior to any clearing or grading, the Developer shall PW Prior to Start of
provide the City evidence that a Notice of Intent Any
(NOI) has been sent to the California State Water Construction
Resources Control Board per the requirements of the Activities
27
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
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.
129. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be
shall identify the Best Management Practices (BMPs) Prepared Pri or
appropriate to the project construction activities. The to Approval of
SWPPP shall include the erosion control measures in Improvement
accordance with the regulations outlined in the most Plans:
current version of the ABAG Erosion and Sediment Implementation
Control Handbook or State Construction Best Prior to Start of
Management Practices Handbook. The Developer is Construction
responsible for ensuring that all contractors and Ongoing as
implement all storm water pollution prevention Needed
measures in the SWPPP.
130. The Homeowner's Association shall enter into an PW Prior to First
agreement with the City of Dublin that guarantees the Final Map;
perpetual maintenance obligation for all storm water Modify as
treatment measures installed as part of the project. needed with
Said agreement is required pursuant to Provision S uccessi ve
C.3.eji of RWQCB Order R2-2003-0021 for the Maps
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. This condition shall not apply if the
water quality treatment measures are maintained by a
GHAD or other public entity.
FIRE
131. The radius for emergency vehicle turns shall be based F Prior to
on a 42 ft. radius. The roundabouts shall be designed approval of
to allow fire apparatus to turn without traveling into Final Map
opposing traffic.
132. Hydrants shall have an average spacing of 400 ft on F Pri or to
centers. The hydrants shall be a maximum of 225 approval of
feet from any point on a street or driveway used for Final Map
emergency vehicle access. UFC appendix IlIA and
B. The applicant/Developer shall construct all new
fire hydrants in accordance with the ACFD and City
of Dublin requirements. No parking is allowed
within 7 Y2 feet of a fire hvdrant.
133. Emergency vehicle access roadways must have a F Prior to
minimum unobstructed width of 20 feet (14 feet for approval of
one way streets) and an unobstructed, vertical Final Map
clearance of not less than 13 feet 6 inches. The
28
NO.
CONDITION TEXT
134.
radius for emergency vehicle turns shall be based on
a 42 ft. radius. 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. The following additional conditions
apply to sheet 2 dated 9-21-05:
a. No parking is allowed on the upper loop road
in both 20 ft wide roadways.
b. No parking is allowed on one side of the 32 ft
wide upper loop road at corridor crossing.
c. No parking on the Croak Road north of street
PP in both 20 ft wide roadways.
d. No parking is allowed in the 20 feet wide
portion of the street shown in section BB.
The maximum dead end emergency vehicle access
road without an approved turn around is 150 feet.
Cul-de-sacs that are needed for an emergency vehicle
access turn around shall be a minimum of 80 feet
with no parking. CFC902.2.2.4. Comply with the
parking shown on sheet 23 dated 9-21-05 except as
follows:
a. Courts D, E and F shall have an 80 ft. clear
bulb not including the parking in the bulb.
The following number of access roads shall be
provided per the Dublin Fire Code (based on the start
of construction):
a. One public or private road when there are up
to 25 units.
b. One public or private roadway and one EVA
that is remotely located when there are
between 25 and 75 units.
c. Two public or private roads that are remotely
located when there are over 75 units.
All portions of the exterior walls of the homes 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
The maximum grade allowed for a Fire Department
access road is 12%. CFC Appendix
135.
136.
137.
29
RESP.
AGENCY
F
F
F
F
WHEN
REQ'D
Prior to:
SOURCE
Prior to
approval of
Final Map
Prior to
approval of
Final Map
Prior to
issuance of
Building
Permits
Pri or to
issuance of
NO.
CONDITION TEXT
138.
All emergency vehicle access roads (first lift of
asphalt) and the public water supply including all
hydrants shall be m place prior to vertical
construction or combustible storage on site.
139.
The minimum fire flow design shall be 2000 gallon
per minute at 20 psi residual as required by CFC
Appendix IlIA. Raised blue reflectorized traffic
markers shall be epoxied to the center of the street
opposite each hydrant. Fire flow shall have a
minimum 2 hour duration.
The homes that are adjacent to open space or
undeveloped land shall comply with the Wildfire
Management Plan as specifies in the conditions of
approval. The following is a partial list of the
requirements of the Wildfire Management Plan:
a. The homes shall be provided with an
automatic sprinkler system.
b. The roof covering shall be class A.
c. The underside of the eaves shall be one hour
rated.
d. The exterior wall shall be one hour rated on
the side facing the open space.
e. The exterior doors shall be non-combustible
or solid core 1 % inch thick.
f. Attic vents or other vent openings shall not
exceed 144 sq. in. and covered with non-
combustible corrosion resistant mesh with
openings not to exceed v.. inch.
g. Fences constructed of combustible materials
shall be separated from the perimeter of
buildings containing habitable by connecting
to buildings with a masonry pilaster as shown
in the Wildfire Management Plan. Pilaster are
not required if a noncombustible fence is
provided on the side(s) facing the open space
and additional 10 feet towards the home.
h. Comply with the vegetation requirements.
See items # 8, 9 and 10 below.
The landscape plans for home adjacent to open space
or undeveloped land comply with the standards for
vegetation establishment and maintenance as required
in the Wildfire Management Plan:
a. Plants within 3 feet of the homes shall be
irrigated flowers onlv. The area within 3 feet
30
140.
141.
RESP.
AGENCY
F
F
F
F
WHEN
REQ'D
Prior to:
Improvement
Plans
Pri or to
issuance of
Building
Permits
SOURCE
Prior to
issuance of
Building
Permits
Pri or to
issuance of
Building
Permits for
affected lots
Prior to
issuance of
Building
Permits for
affected lots
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
shall have non-combustible materials only (no
combustible mulch).
b. Plants 3 to 15 feet from the home shall only
be those listed for use in Areas A and B in the
plant species table.
c. Trees shall be a minimum of 4 feet from the
homes. Trees between 4 ft and 30 feet of the
homes shall have a minimum of 10 feet
between crowns. The trees shall be limited to
those types listed for use in Areas B through
D in the plant species table.
d. Plants 15 to 30 feet from the home shall only
be those listed for use in Areas A through C in
the plant species table.
e. The distances increase for areas with slopes
over 30%. See the Wildfire Management
Plan.
142. The landscape shall be maintained year round to F Ongoing in
comply with the Wildfire Management Plan. Trees conformance
between 4 and 15 feet from the homes shall have with the
their limbs pruned 10 feet from grade or 1/3 of the Wildfire
total live crown height. Trees between 15 and 30 feet Management
from the homes shall have their limbs pruned 6 to 10 Program
feet from grade. The distances increase for areas
with slopes over 30%. See the Wildfire Management
Plan.
143. Grasses in the undeveloped land shall be kept mowed F Ongoing on a
to a height of 4 inches in the Fire buffer zone. The yearly basis in
fire buffer zone is defined as follows: conformance
a. 15 feet beyond the maintenance road. with Fire
b. 45 feet beyond the fence lines where there is Department
no maintenance road. regulations
c. 15 feet beyond the public roads.
d. The buffer zone shall be defined by a non-
combustible fence.
144. The Applicant/Developer shall comply with all F Ongoing
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.
145. Automatic sprinklers shall be provided throughout F Pri or to
homes that are 3 or more stories or exceed 5000 sq ft. issuance of
as required by the Dublin Fire Code. Include the Building
garage area when calculating the sq. ft. of a home. Permits for
affected lots
31
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
146. The project shall comply with Uniform Building and F Ongoing
Fire Codes as adopted by the City of Dublin
PASSED, APPROVED, AND ADOPTED this 8th day of November 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Community Development Director
G:IPA#12004104-040 EDPO Specific Plan AmendmentlPCIResolutionslPC Reso VTMap.doc
32