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HomeMy WebLinkAbout01-009 DbRnchMH1TMap01-08-2002 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: January 8, 2002 SUBJECT: PUBLIC HEARING -PA 01-009 Dublin Ranch Neighborhood MH-1 Tentative Tract Map 7324 and Site Development Review (Report Prepared by: Michael Porto, Planning Consultant) ATTACHMENTS: 1) 2) Resolution approving the Tentative Tract Map and Site Development Review Site Development Review Submittal Package RECOMMENDATION: 1) 2) 3) 4) 5) Open public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt Resolution relating to PA 01-009. DESCRIPTION: The application is for a Tentative Tract Map and Site Development Review for Neighborhood MH-1 within Dublin Ranch Area G (PA 98-069). There are 8.98 acres within the boundary of this project. The project is proposed to have 200 townhouse and stacked flat condominium units. Designated uses include condominium residential, open space/landscape areas and roads. BACKGROUND: This project is part of Dublin Ranch Area G comprised of 86.4 acres of mixed-use development including medium high and high density residential, village commercial, and parks. The Planning Commission, at their meeting of January 25, 2000, approved a Stage I Planned Development rezoning of Areas F, G and H of Dublin Ranch. Additionally, a Stage II Planned Development for Area G (the area that encompasses this application) was processed and approved by the Planning Commission on that same date. The City Council, at their meeting of March 21, 2000, approved the Planning Commission's recommendation by adopting Ordinance 6-00 establishing the zoning for the property. In conjunction with the Stage I and Stage II zoning, extensive Negative Declarations and a Mitigation Monitoring Programs were adopted by the City Council. The Zoning approval set forth various sites within Area G for different land uses types. The residential areas consisted of Medium High (MH) and High (H) density areas. On February 22, 2000, the Planning Commission approved a Master Vesting Tentative Tract Map (7148) that legally described each of the parcels. From that approval and along with the approval of the zoning documents, the neighborhoods MH-1, MH-2, H-1 and H-2 were established. The subject of this application, neighborhood MH-1 is one COPIES TO: Applicant Property Owner PA File Project Manager iTEMNO. '3 [2) of those defined areas. The MH-1 neighborhood is located on the south side of Central Parkway, which is a major east/west connector between Tassajara Road and Fallon Road. Brannigan Street, Finnian Way, and Chancery Lane border the neighborhood on its other three sides. North of the site is a proposed Medium Density Residential site; to the east Public and Semi-Public uses and Park uses; to the south High Density Residential; and to the west High Density Residential and Neighborhood Commercial uses. The project area is entirely vacant with no structures. Action on this SDR by the Planning Commission will begin the process of allowing the residential project to be constructed. A neighborhood square is proposed to the east of the site at the northeast comer of Chancery Lane and Finnian Way. A further distance east is a multi-purpose trail connecting with other parts of the Village Center to the residential neighborhoods to the north and the east-west trail along Dublin Boulevard. Open space areas are provided within the proposal, with a pool and clubhouse located centrally. The clubhouse is approximately 1,000 square feet in area, including restrooms and a meeting area. ANALYSIS: Neighborhood MH-1 is approximately 8.98 acres in size, and is proposed to have 200 condominium residential units. The proposed project density is approximately 22 dwelling units per acre (du/ac). The existing site is essentially level and at a similar grade as each of the adjacent roadways and surrounding parcels. The proposed 200 condominium units include both stacked flats and townhouse homes. Access through the neighborhood is provided by a system of private streets and courts. Two vehicle access points to public streets are proposed to the project; a secondary access from Brannigan Street and the development's prime access point from Chancery Lane The applicant, Toll Brothers is proposing 5 different floor plans that vary in size and layout. The project name applied to this development will be "the Cottages." Other sub varieties of the individual plans are also proposed. A brief description of the basic elements of each type is provided below. 1 1,320 1 2 1 1 2 1,591 2 2.5 2 TANDEM 2 + LOFT 2X 2,013 2 2.5 2 TANDEM 2 + LOFT 2Y 1,898 2 3.5 2 TANDEM 2 + LOFT 3 2,111 3 3.5 2 2 + LOFT 3Y 2,111 3 2.5 2 2 + LOFT 4 2,104 3 2 2 TANDEM 1 5 2,333 3 2.5 2 2 + LOFT Floor Plans The applicant is proposing five different floor plans with various options available. The homes range from 1,320 to 2,333 square feet. The variety of stacked flat and townhouse units are assembled into multi-unit buildings that are three stories in height - above the garage level. There is a comprehensively integrated and complexly interlocking design to allow the units to be efficiently arranged within the buildings. All garages enter from the central auto court of each building; and the front doors of all units are located on the perimeter of the building. The third floor loft areas are substantially smaller than the unit footprints, allowing the lower cave lines mitigating the height of the structures. Additionally, the stacked flat units are typically at the comer of the multi-unit buildings providing a two-story element, also mitigating the structure height. All unit types include outdoor patio or balcony areas, and window opportunities on at least two sides of each unit. Variations in the model 2 and 3 units result from variation in dimensions. This again is a product of the closely interlocked nature of the project. Direct access is provided from each unit to the garage space. Plan 1: This floor plan is a "stack flat", and is the smallest of the models proposed. It is 1,320 square feet in area, and includes one bedroom, two baths, and a den. These units are always on the first floor with an entry alcove at grade level. This unit also includes a living and a dining room as well as two patio areas. One patio is accessed from the dining room, the other from the bedroom. A one-car garage is provided accessing the unit directly through the utility room. Twenty-three of these units are provided throughout the project. Plan 2: This plan is a townhouse unit including two full levels and a third floor loft, all located directly above the unit's garage. It is 1,591 square feet in size with two bedrooms, two and one half baths, and the third floor loft area. These units are always located above the garage requiring the entry at the top of a stairway. A private patio is provided a half flight up adjacent to the entryway. The entry alcove is up an additional half flight of stairs. This plan has common walls on two sides with no openings. The windows are located on the other two sides. The plan is a total of 16 feet wide. A two-car tandem garage is in the basement level of the plan, with direct access up stairs to the kitchen area. Sixty-five of these units are included within the project. Plan 2X: This plan is a widened variation of Plan 2. It is 2,013 square feet in area, also including two bedrooms, two and one half baths, and a third level loft area. The additional 5 feet of width in this unit provides extra area to each of the rooms and a walk in closet for the master bedroom. All other features are the same as Plan 2. Four of these units are included within the project. Plan 2Y: This plan is another variation on Plan 2. It is 1,898 square feet in area, also including two bedrooms and a third floor loft. The unit in this variation is 19 feet wide allowing expansion in area of some rooms, addition of a study on the second floor, and addition of facilities to the baths. All other features are the same as Plan 2. Four of these units are included within the project. Plan 3: This plan is a townhouse unit including two full levels and a third floor loft, all located directly above the unit's garage. It is 2,111 square feet in size with three bedrooms, three and one half baths, and the third floor loft area. The plan also includes a family room adjacent to the kitchen, and the living room a half floor lower than the remainder of the first floor. These units are always located above the garage requiring the entry a few steps above grade. A private patio is provided adjacent to the entry alcove. Once inside the unit, the remainder of the first floor is a half flight up and opens to the living room below. This plan has common walls on two sides with no openings. The windows are located on the other two sides. The plan is a total of 21 feet wide. A two car side-by-side garage is in the basement level of the plan, with direct access up stairs to the living space. Fifty-three of these units are included within the project. Plan 3Y: This townhouse plan includes the same 2,111 square feet of area utilized in the same way as Plan 3, with the addition of a second floor balcony. The balcony opens from the master bedroom. Six of these units are included within the project. Plan 4: This floor plan is a "stack flat", and is always found above the Plan 1. It is 2,104 square feet in area, and includes three bedrooms, two baths, and both a dining room and nook area. Entry to the unit is at grade level, accessing an interior stairway to the unit. The unit is otherwise located on one level. An outdoor balcony is accessed through the nook / kitchen. A two-car tandem garage is provided with internal access to the ground level entry area. Twenty-three of these units are provided throughout the project. Plan 5: This plan is a townhouse unit including two full levels and a third floor loft, all located directly above the unit's garage. It is 2,333 square feet in size with three bedrooms, two and one half baths, and the third floor loft area. The plan also includes a family room adjacent to the kitchen, and the living room a half floor lower than the remainder of the first floor. These units are always located above the garage requiring the entry a few steps above grade. A private patio is provided adjacent to the entry alcove. Once inside the unit, the remainder of the first floor is a half flight up and opens to the living room below. This plan has only one common wall providing windows on three walls of the unit. A two car side-by-side garage is in the basement level of the plan, with direct access up stairs to the living space. Twenty-two of these units are included within the project. Of the 200 total units within the proposal, the Plan 1 represents 11.5%, Plan 2 is 32.5%, Plans 2X and 2Y are 2% each, Plan 3 is 26.5%, Plan 3Y is 3%, Plan 4 is 11.5%, and Plan 5 is 11% of the total. This number of plans, and ability to mix and match, aids in creating unique streetscapes. Multi-unit Buildings The attached townhouse and stacked flat units are assembled into five building types including 9, 15, 22, 23, or 24 units. The building variations provide unique site planning and building elevation opportunities. As mentioned, all of the buildings are arranged around a center auto court with pedestrian / front door entry on the perimeter of the buildings. This allows for pedestrian areas and open space opportunities between each of the buildings. The 9, 15, and 23 unit buildings use a hammerhead circulation system, while the others have a looping auto court. The 22 and 24 unit buildings are comprised of two separate structures to allow the looping circulation. Elevations The architect is featuring Neo-Traditional architecture reminiscent of Early Classical Revival typically found in the southeastern region of the United States. This classic row house concept features two and one half-story town homes with raised stoops and tuck under garages. Two story-stacked flats are creatively placed at the comers of the buildings to provide a sense of scale and variety. The pedestrian observer will see two and three story row houses with a variety of roof heights, shapes, gables and dormers. The stucco walls are heavily detailed with porches, balconies, shutters, multi-paned windows, wrought iron, and wood trim. A variety of floor and roof levels and shapes can also be seen from the auto courts, with detailed windows, shutters, and dormers adding to the character. Mixing the various unit types together in different ways within the different building types adds to the variety of the project, while maintaining the basic Federalist character of the project. A variety of colors also 4 contribute to the streetscape. The clubhouse building continues the Classic Revival architecture. The building includes a raised central roof tower, divided lite windows, detailed gable ends, and enhanced entry features. Colors The formal architectural style of the buildings along with the changes in elevation to accommodate that various entry heights dictated a two color combinations for each building mass. Public spaces such as the building fronts, entries and exposed elevations are treated to the two-color approach where as the private spaces, drive aisles and motor courts accommodate only a single color taken from the public spaces. The applicant is proposing three different schemes to be applied over eleven buildings. Due to the building massing, similar and consistent elements such as roofing, window trim; iron railing and shutters will be applied throughout the project with very slight color variation. Projects of this magnitude can become very busy is unconnected if significant variations in color or amounts of color are used. Subtle changes enhance the structure while not drawing one's eye to any particular building. The applicant's use of mild changes of primary building color with similarity and consistency of trim colors will lead to an overall interesting but consistent project. Landscaping and Fencing; A variety of trees, shrubs, and ground covers are proposed to enhance the project. The Scarlet Oak, Pistache, and Hackberry street trees are proposed in staggered double rows along the edges of the project, which conforms to the Master Streetscape plan approved by the Planning Commission as a part of the Stage II PD approval. Sizable plant materials will emphasize the pedestrian and open space areas, as well as the auto court entries. Most trees will be of 24-inch box size. The character of the formal architecture is accented by the upscale rural landscape theme and enhanced paving at the project entries and motor courts. Security fencing is also enhanced consistent with the project design character. The open metal fence includes stone-faced pilasters and decorative caps. Circulation and Parking: As mentioned above the site is surrounded by public streets, and served intemally by a system of private drives and courts. Two vehicle access points are proposed in the project, one from Brannigan Street and the other from Chancery Lane. The primary access drives are 27 feet wide with added width, where parallel guest parking is provided. The courts, providing access to the garages are 24 feet wide. Enhanced paving treatment is provided within the courts and the entry drives. Textured and colored asphalt paving and concrete banding is used for this purpose. Turning movements of large trucks are accommodated in all drive and court areas where needed to meet Fire and trash requirements. The combination of garage, on-street, and off-street parking satisfies the parking requirement for the proposal. The project is required to provide 377 garage spaces and 100 guest spaces. The proposal provides 377 garage spaces, 73 on-site spaces and 35 on-street spaces. The Town Center Planned Development previously considered and approved the use of on-street spaces to satisfy the guest parking need for Neighbor hood MH- 1. 5 Tentative Tract: Tentative Tract 7324 is proposed for this project. It includes 19 lots for the residential units; each including multiple airspace divisions; and 4 lettered parcels comprising the private drives, and open space areas. Because the units here are proposed to be for sale, the tentative tract map is necessary to allow individual units to be conveyed to individual purchasers in addition to a percentage ownership in the opens space and common areas. CONCLUSIONS: Neighborhood MH-1 effectively blends the physical demands of the higher density developments with pedestrian scale needs of a quality neighborhood. The two and three story (over parking) structures include a wealth of features that mitigate the height and bulk of the buildings. These features include; lower (two story) building heights at building comers, use of lofts and dormers to further reduce eave line heights, raised porches, balconies, and architectural detail. Placing the project into a pedestrian scale and separating the pedestrian and auto areas ensures the neighbor is compatible with the upscale rural lifestyle sought by the future residents. The overall design of the neighborhood will complement the housing stock in Dublin, should blend well with the housing types currently available, and will be visually pleasing from the offsite views and from within the neighborhood itself. RECOMMENDATION Staff recommends that the Planning Commission: Adopt the Resolution (Attachment 1) approving the Tentative Tract Map and Site Development Review for Dublin Ranch Neighborhood MH-1. GENERAL INFORMATION APPLICANT: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: Rick Nelson Toll Brothers, Inc. 4281 Central Parkway Dublin, CA 94587 H. Jon Paynter Toll CA II, L.P. 100 Park Place, Ste 140 San Ramon, CA 94587 East of Tassajara Road, north of Dublin Boulevard, and south of Central Parkway in Dublin, Califomia. Parcel 2 - Tract 7148 (Bk 257 Pg 3) 985-0005-001 (Portions) Medium High Density Residential Medium High Density Residemial (14.1 to 25.0 du/ac) Zoning: Land Use: Planned Development (PA 98-069) Vacant RESOLUTION NO. 02 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP 7324 FOR PA 01-009 TOLL BROTHERS DUBLIN RANCH AREA G NEIGHBORHOOD.-MH-1 WHEREAS, Jon Paynter on behalf of Toll CA, L.P. has requested approval of a Site Development Review for subdivision 7324, Neighborhood MH-1 of Dublin Ranch Area G to develop 200 dwelling units in the Eastern Dublin Specific Planning area; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Community Development Department; and WHEREAS, This project is within the scope of the Eastern Dublin Specific and General Plan Amendment, for which a Program EIR was certified (SCH No. 91-103064). An Initial Study and Mitigated Negative Declaration was prepared and completed for the above-described project, which focused on site specific environmental issues. With the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, as further clarified in the Response to Comments the potential site-specific impacts of the project would be reduced to a level of insignificance. The project does not raise any additional significant impacts, which were not covered by the FEIR and Mitigated Negative Declaration for the above- referenced project. The Mitigated Negative Declaration was approved by the City Council on March 7, 2000. The Negative Declaration was prepared under the provisions of CEQA. The Resolution approving the Mitigated Negative Declaration was City Council Resolution No. 34-00. WHEREAS, the Planning Commission did hold a public hearing on said application on January 8, 2002; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a staff report was submitted recommending that the Planning Commission approve the Site Design Review and Tentative Map, subject to conditions; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Tentative Map and Site Development Review: 1. The approval of this application (PA 01-009), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 103 ATTACt iMENT I 2. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the project, which allows for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with architectural considerations (including the character, scale, design quality, and the relationship among buildings), along the Conditions of Approval, in order to ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements previously approved) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Site Development Review and Tentative Map for PA 01-009 subject to the following Conditions of Approval. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN] Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, [PW] Public works Department. 104 GENERAL CONDITIONS 1. Approval of Vesting Tentative Map. Approval of the PL, PW City Approval Standard Vesting Tentative Subdivision Map for Tract No. 7324 - of Final Map Neighborhood MH-1 Area G, Dublin Ranch is conditioned upon the requirement that the development be consistent with the approved Planned Development (PD) of Dublin Ranch Areas F, G and H, including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). Approval of this map includes the right to develop these parcels with these general uses. The Final Map shall substantially comply with Exhibit A, the Tentative Map for Tract 7324 for neighborhood MH-1 for Toll Brothers prepared by MacKay & Somps Engineers, dated December 2001 and those plans prepared by KM&P Architects and received by the Department of Community Development on December 2001, unless modified by the Conditions of Approval contained herein. 2. Standard Public Works and Site Design Review PW Approval of Standard Conditions of Approval. Applicant/Developer shall Improvement comply with all applicable City of Dublin Standard Public Plans through Works (Attachment A) and Site Design Review completion (Attachment B) Conditions of Approval. In the event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 3. Development Agreement Applicant/Developer shall not PL, PW, City Approval Standard be able to develop any of the parcels created by this map of Final Map until applicant/developer has entered into a Development Agreement with the City as required by Section 7 of the Master Development Agreement between the City and the Lin Family for the Dublin Ranch Project. Such "Specific Plan Development Agreement" will address such issues as required by Chapter 11 of the Eastern Dublin Specific Plan. The term "develop" shall mean recordation of a final subdivision map for Tract 7324 (neighborhood MH 1) that further subdivides the parcels created by this map, a final map for medium, medium-high or high density residential uses or issuance of a Conditional Use Permit, or building permit. 105 4. Eastern Dublin General Plan Amendment/Specific PL Approval of Standard Plan Applicant/Developer shall comply with all Improvement applicable action programs and mitigation measures of the Plans through Eastern Dublin General Plan Amendment/Specific Plan completion and companion Final Environmental Impact Report (EIR), Mitigation Measures identified in the Mitigated Negative Declarations prepared for Areas F, G and H that have not been made specific Conditions of Approval of this or previous projects, thereby superceding the pertinent Mitigation Measures referenced in those documents. The City shall determine which of the requirements from these prior approvals are applied at this stage of approval, and which are applicable upon approval of subsequent individual tentative subdivision maps. 5. Conformance to Master Vesting Tentative Map 7148. PL, PW, B Ongoing Applicant/Developer shall comply with the conditions of approval for Master Vesting Tentative Map 7148 for Dublin Ranch Areas F, G and H (PA 99-044) as approved by the Planning Commission Resolution No. 00-14, dated February 22, 2000 and shall comply with Dublin Ranch Areas F, G and H book known as Exhibit A of the approved documents of PA 98-069. 6. Building Codes and Ordinances. All project B Ongoing construction shall conform to all building codes and ordinances in effect at the time of building permit. 7. Fire Codes and Ordinances. All project construction Building shall conform to all fire codes and ordinances in effect at Permits the time of building permit. 8. Fees, Applicant/Developer shall pay all applicable fees in Various Various times, effect at the time of building permit issuance, including, but no later but not limited to, Planning fees, Building fees, Dublin than Issuance San Ramon Services District fees, Public Facilities fees, of Building Dublin Unified School District School Impact fees, Public Permit Works Traffic Impact fees, Fire Department fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; (or as set forth in Condition #87) Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. If the Development Agreement approved for this project conflicts with this condition, the Development Agreement shall prevail. 9. Required Permits. Applicant/Developer shall obtain all Various Various times, Standard necessary permits required by other agencies (Alameda but no later County Flood Control District Zone 7, California than Issuance Department of Fish and Game, Army Corps of Engineers, of Building State Water Quality Control Board, Etc...) and shall Permits submit copies of the permits to the Department of Public 106 Works. Applicant/Developer shall also apply, pay all required fees and obtain permits from PG&E for power service connection required to energize traffic signals and street lights. 10. Conditions of Approval. In subsequent improvement PW Issuance of Standard plan submittals for City review and approval, Building Applicant/Developer shall submit a minimum of six (6) Permits sets of plans to the Building Department for plan review. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval. and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 11. Infrastructure. The location and siting of project PL, PW Approval of specific wastewater, storm drain, recycled water, and Improvement potable water system infrastructure shall be consistent Plans with the resource management policies of the Eastern Dublin Specific Plan. 12. Refuse Collection. The refuse collection service provider PL, PW Occupancy of shall be consulted to ensure that adequate space is Any Building provided on site to accommodate collection and sorting of petrucible solid waste as well as the collection of source- separated recyclable materials generated by the residents within this project. 13. Refuse Collection Location. Applicant/Developer shall PW Occupancy of provide no parking signs in designated refuse collection Any Building areas as per approved plan shown on Sheet C 11 of Tentative Map SDR Package for Tract 7324, dated December 2001. The signs shall also state no trash cans shall be left overnight on any streets and violators will be subject to fine placed by the by the community homeowners association. These Signs shall be installed so they can be easily viewed from the private streets in the area of designated collection areas and that no parking between certain time on specific collection days (time and day of the week). 14. Recycling. Applicant/Developer shall provide refuse PW Occupancy of recycling collection and conform to the City of Dublin's Any Building recycling program to the satisfaction of the Director of Public Works. 15. Water Quality Measures. Project specific water quality PL, PW Approval of measures shall be submitted with development Final Map 107 improvement plans incorporating water quality measures outlined in the book "Start at the Source". These water quality measures should address improving the quality of runoff and the removal of discharged pollutants from surface runoff into drainage facilities to the satisfaction of Director of Public Works. 16. Water Quality Requirements. All development shall PL, PW Approval of EDSP FIR meet the water quality requirements of the City of Final Map Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. 17. Interim Survey Control. If no monuments are set in PW In conjunction public streets prior to the sale of any property or with residential units, Applicant/Developer shall install street Development monuments in finished public streets or at selected of Street property corners or other control points for any individual Improvements parcel in accordance with the Final Master Map 7148 as required by the Director of Public Works. If said control is different from approved final maps, Applicant/Developer shall submit said control to the Director of Public Works for review and approval prior to installation. 18. Survey Monuments/Benchmarks. Applicant/Developer PW Prior to first shall establish a new benchmark in the vicinity of the occupancy in major development area (Area G) that is shown on the MH-1, MH-2, Eastern Dublin Specific Plan and to the satisfaction of the H1 & H-2 Director of Public Works. 19. Tentative Map SDR Package for Tract 7324. Unless PW Issuance of Standard stated in these Conditions of Approval, Grading Applicant/Developer shall conform to the Tentative Tract Permit Map and site plans shown in Tentative Map SDR Package for Tract 7324 dated December 2001 and to the satisfaction of the Director of Public Works. The Developer shall prepare a subdivision Tract Final Map subdividing the existing property into the configuration, size and number of lots shown on the said submitted Tentative Tract Map 7324 in accordance with the requirements of the Subdivision Map Act and City of Dublin standards. The map shall be reviewed and approved by the City Public Works Director. 20. Faithful Performance and Labor and Materials Bond. PW, ADM Prior to Final A Faithful Performance Bond or securities that are 100% Map of Improvement cost, and Labor and Materials Bond or securities that are 100% of Improvement cost, must be provided prior to issuing any grading and/or improvement permits. Improvement costs will include public and private street improvements, drainage pipe and structures, grading and retaining wall. All improvements for both on- site and off-site are to be done to the satisfaction of the Director of Public Works. 108 21. Release of Bonds. The Applicant/Developer, with the PW, ADM On-going approval of the Director of Public Works shall provide a Maintenance Bond after the acceptance of improvements by the City in the amount of 25% of the off-site Improvement costs. This bond will serve instead of the Faithful Performance Bond. Labor and Materials Bond will be released after City's acceptance of improvements. The Maintenance Bond extend to one year after City's acceptance of improvements and after all defects have been repaired. Prior to release of the Faithful Performance Bond, all improvements and landscaping shall be installed and constructed per the city approved plans and a declaration by the project civil engineer that the finished graded building pads are within +- 0.5 feet in elevation of those shown on approved plans. DEDICATIONS AND IMPROVEMENTS 22. Public Service Easement (PSE) Dedications. PW Approval of Standard Applicant/Developer shall obtain a quitclaim from the Final Map City and other utilities to adjust as necessary all Public Service Easements adjacent to project frontage along public street right of way where it conflicts with the proposed buildings. Applicant/Developer shall also dedicate on the Final Map minimum 10 foot wide Public Service Easements over all proposed water, sewer, joint utility trench lines and storm drain lines to the satisfaction of the Director of Public Works. In the event any additional utilities are needed to serve any parcel and/or lot in the development, Applicant/Developer shall also provide additional Public Utility Easements per the requirements of the Director of Public Works and/or public utility companies as necessary to serve this development with utility services and allow for their vehicular and utility service access. All onsite storm drain lines shall be maintained by the community home owners association, unless otherwise approved in writing by the Director of Public Works that they are to be maintained by the City. 23. Public Access Easement Dedication. Unless specified in PW Approval of the CCRs, Applicant/Developer shall dedicate access Final Map easements for parking and sidewalks through parcels A and B or any other lots in approved tentative map 7324 as approved by the Director of Public Works. 24. Public Storm Drain Easement Dedication. PW Approval of PW Applicant/Developer shall receive from the owner of Final Map Parcel 9 of Tract 7148 a drainage release or a 20' wide (or additional width as determined to be necessary by the Director of Public Works) Public Storm Drain Easement over the storm drain pipes, channels or swales and outfalls to the storm drain culvert located on the north side of Northside Drive to the satisfaction of the Director of Public Works. 109 25. Dedication and Improvement of Emergency Vehicle PW, PO Approval of PW Access Easement. Applicant/Developer shall dedicate Final Map/ and improve a 20'wide emergency vehicular access Approval of easement per sheet C- 1 of applicant's submittal (Tentative Improvement Map) that will allow a vehicle to traverse from Blackhall Plans/ Street to Brannigan Street between the lots 12 and 14 or Completion of provide a vehicle turn around for fire and other emergency Improvements vehicles (42 foot minimum radii) per Alameda County Fire Department (ACFD) standard requirements at the project streets for all site circulation. The access shall be approved by the Director of Public Works and Alameda County Fire Department Fire Marshal. Applicant /Developer shall revise and make project specific EVAE so that the buildings do not encroach onto the EVAE adjacent to all public streets. 26. Frontage Improvements. If not constructed by a PW Approval of previous construction project or development, Improvement Applicant/Developer shall construct all street frontage Plans improvements, including all curb, gutter, sidewalk, landscaping and other improvements along Central Parkway, Finnian Way, Chancery Lane and Brannigan Street where Tract 7324 fronts these streets to the satisfaction of the Director of Public Works. All frontage landscaping (including tree grates) to the face of curb shall be maintained by the Homeowners Association. 27. Title Report. The Applicant/Developer shall provide a PW With copy a current title report and copies of all recorded deeds submittal of of all parties having any recorded title interest in the Final Map for property to be divided, copies of the deeds, and the Final plan checking Maps for adjoining properties and easements shall be submitted as deemed necessary by the Director of Public Works. 28. Abandonment of Easements and Right of Ways. PW Approval of PW Applicant/Developer or current landowner shall obtain an Final Map abandonment from all applicable public agencies of existing easements and right of ways not to be continued in use. 29. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of all street improvements and configuration of right of way that is not shown on Tentative Tract Map 7324 shall be approved by the Director of Public Works prior to construction. 110 30. Improvement of Chancery Lane. If not constructed by PW Approval of PW previous development, and with the development of Tract Improvement 7324 (Parcel 2 of Tract 7148) Applicant/Developer shall Plans, improve the street labeled as Chancery Lane for public constructed street purposes (varying width, up to 60' wide, right of prior to way) and shall improve the street to a width of 56' curb to occupancy curb, in accordance with the City approved improvement plans for Tract 7148. A 10' wide sidewalk with 4' tree wells and landscaping is required to be constructed along the project frontage on the west side of street "E" as shown on Vesting Master Tentative Map 7148 and Chancery Lane shown on Tentative Map SDR Package for Tract 7324. In accordance with City of Dublin letter to Mr. Martin Inderbitzen dated June 7, 2001 and if not constructed by previous development, Applicant /Developer shall install all interim signing and striping plans on Chancery Lane to accommodate the development of the proposed site to the satisfaction of the Director of Public Works. 31. Improvement of Central Parkway. If not constructed by PW Approval of previous development, with the development of Tract Improvement 7324 (Parcel 2 of Tract 7148) Applicant/Developer shall Plans improve Central Parkway including sidewalks, bus stop and parkway landscaping strip along the project frontage to the satisfaction of the Director of Public Works. Curb, gutter and pavement along Parcel 3 (Tract 7148) frontage on Central Parkway between Chancery Lane and Grafion Street shall be constructed when Tract 7324 develops. If not constructed by previous development, Applicant /Developer shall install an 8' wide temporary asphalt walkway along Central Parkway along the entire Parcel 3 frontage. Applicant/Developer shall install interim signing and striping on Central Parkway in accordance with the approved improvement plans for Tract 7148. 32. Dedications. Unless otherwise stated, all offers of PW Approval of PW dedication shown on the Tentative Map 7324 to Final Map Neighborhood Homeowners Association and to public agencies as shown on Sheet C2 of Tentative Map SDR Package for Tract 7324 shall be incorporated as part of the Final Map for the development as approved by Director of Public Works. Unless othe wise stated, all dedications shall be shown as part of the Final Map and Improvements must be secured prior to Final Map approval. 33. Improvement and Grading Plans. Concurrent with the PW Approval of Standard Final Map approval, The Developer shall submit a Final Map security for the approval from the City of Dublin Director of Public Works all Improvement Plans and Grading Plans for the project. These plans shall be prepared, designed and based on approved Tentative Map SDR Package for Tract 7324 prepared by Toll Brothers, dated December 2001 and signed by a registered civil engineer to the 111 satisfaction of the Director of Public Works in accordance with the ordinances, standards, specifications, policies and requirements of the City of Dublin using standard City title block and formats. 34. Improvement of Brannigan Street. If not constructed by PW Approval of PW previous development, and with the development of Tract Improvement 7324 (Parcel 2 of Tract 7148) the Applicant/Developer Plans shall improve the street labeled as Brannigan Street for public street purposes (60' interim street width right of way) from Dublin Blvd. to Central Parkway in accordance with approved improvement plans for Tract 7148, as shown as Street A on the Vesting Tentative Map for Tract No. 7148. A 8' wide sidewalk and parkway strip is required to be constructed on the east side of the road as shown on section 3 Class II Collector A (Interim) 60' ROW of the tentative map for tract 7148, dated revised February 2000 in accordance with approved improvement plans for Tract 7148 prior to construction of any units. 35. Dedication of Blackhall Street. With the development of PW Recordation Tract 7324 (Parcel 2 of Tract 7148) Applicant/Developer of Final Map shall dedicate as a private street to the Neighborhood and Approval Homeowners Association the street labeled Blackhall of Street for a access easement purposes to all units and Improvement parcels in the development and shall improve the street in Plans & first accordance with the tentative map. Blackhall Street shall occupancy be maintained by the Homeowners Association and shall be incorporated in the CC&Rs to the satisfaction of the Director of Public Works. All sidewalks shall be constructed and conform to Sheet L5 of Tentative Map SDR Package for Tract 7324, dated December 2001 .All of Blackhall Street shall be fully improved prior to the first occupancy of any unit. 36. Dedication of Dunmore Street. With the development of PW Recordation Tract 7324 (Parcel 2 of Tract 7148) Applicant/Developer of Final Map shall dedicate to the Neighborhood Homeowners and Approval Association the street labeled as Dunmore Street for of access easement purposes to all units and parcels in the Improvement development and shall improve the street with Colored Plans & first decorative pavement as shown on sheet C9 of Tentative occupancy Map 7324 to the satisfaction of the Director of Public Works. Dunmore Street shall be maintained by the neighborhood Homeowners Association and incorporated in the development CC&Rs. Sidewalk shall be constructed and conform to Sheet L5 of Tentative Map SDR Package for Tract 7324, dated December 2001. Dunmore Street shall be fully improve prior to first occupancy. 112 37. Improvement of Finnian Way. If not constructed by PW Approval of previous development, with the development of Tract Improvement 7324 (Parcel 2 of Tract 7148) the Applicant/Developer Plans and shall improve the street labeled as Finnian Way (west) for completed by public street purposes, as shown as Collector C on the occupancy of Vesting Tentative Map for Tract No. 7148. In accordance units with City of Dublin letter to Mr. Martin Inderbitzen dated June 7, 2001 and if not constructed by previous development, Applicant/Developer shall install parkway strip and street improvements including landscaping, sidewalks, curbs, paving, signing and striping on Finnian Way to accommodate the development in accordance with the improvement plans for Tract 7148. 38. Transitioning Existing Improvements. PW Approval of Applicant/Developer shall be responsible for transitioning Improvement proposed improvements to match existing improvements Plans to the satisfaction of the Director of Public Works. 39. Maintenance of Improvements within Public Right-of- PW Recordation PW Way. Applicant/Developer shall maintain the landscaping of Final Map and parkway strip (including tree grates) on the side of the and Approval streets fronting the project during construction to the of satisfaction of the Director of Public Works. With the Improvement formation of the neighborhood Homeowners association Plans with the project all project frontage landscaping and sidewalks shall be maintained by the neighborhood homeowners association to face of curb to the satisfaction of the Director of Public Works. 40. Encroachment Permit. An encroachment permit shall be PW Issuance of Standard secured from the Director of Public Works for any work Grading to be done within the public right-of-way where work is Permits not covered under the improvement plans. 41. Phasing Plan. If construction and occupancy of each PW, PL, B Approval of building will occur in phases, the Applicant/Developer Improvement shall construct all underground site improvements in the Plans and first phase and other physical improvements within each prior to phase for adequate parking, vehicle circulation, pedestrian occupancy of access within each phase in accordance with a pre- affected approved phasing plan by the Community Development building Director and Director of Public Works for review and approval a minimum of 45 days prior to occupancy. In no case shall residential occupants' traffic mix with construction traffic. When residents have occupied the units, the Developer shall install six (6) feet high temporary fence surrounding the construction area to keep pedestrian/children out of the construction area. Each shall have own entrance and exit. The Applicant/Developer shall conform to the Phasing Plan as per the SDR for Tentative Map Tract 7324, dated December, 2001 unless approved otherwise by the Director of Public Works. 113 42. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Plans Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works and shall be as per Sheet C9 Pavement Layout of Tentative Map SDR Package for Tract 7324, dated December 2001 and per letter from Toll Brothers, dated November 7, 2001. 43. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of installed in streets, a Decorative Paving Plan shall be Improvement prepared to the satisfaction of the Director of Public Plans Works and shall be as per Sheet C9 Pavement Layout of Tentative Map SDR Package for Tract 7324, dated December 2001. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in th Homeowners association responsibility in the CCR's or other funding mechanism acceptable to the Director of Public Works. 44. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Standard barriers and mitigation measures included in the noise Improvement study prepared for Area G Mitigated Negative Declaration Plans/ shall be incorporated into the improvement plans for Issuance of development of each site. Building Permits of each site. 45. Sound Attenuation. The building permit plans shall PW Approval of incorporate the noise mitigation measures identified in the Improvement Mitigated Negative Declaration prepared for the project, plans. The interior noise levels shall be brought to under 45 dBA Issuance of and exterior nosie levels to 67 dBA at the ground floor building patios. Upper floor patios shall be designed to maintain 66 Permits of dBA or lower. Noise impacts generated by mechanical each site equipment shall be minimized. The construction plans shall be signed by an acoustical consultant. 46. Accessability Requirements/Handicap Ramps. All PW Completion of Standard handicap ramps shall comply with all current UBC Title Improvements 24 requirements and City of Dublin Standards to the satisfaction of the Director of Public Works. 47. Sidewalks. Applicant/Developer shall construct minimum PW Approval of 4' wide sidewalk and shall provide 12" wide minimum Impr6vement setout sidewalk on all parking spaces adjacent to the Plans landscaping area. 48. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall as needed update Master Drainage Study (originally Prior to prepared by MacKay and Somps, May, 1999) with revised Issuance of inverts and flows from the proposed development Finished Improvements on Tract 7324. All storm drain Grading 114 , improvements and mitigation measures identified in thc Permit / Master Drainage Study resulting from thc project and/or Approval specified by the Director of Public Works shall become Prior to requirements of this subdivision. Occupancy of Any Building 49. Special Storm Drain Fee District. In order for the PW Prior to PW Developer to receive partial reimbursement of the costs of creation of the installation of storm drain pipe lines that drain District neighboring parcels outside the Tentative Map from other developers within the drainage area, an engineers report, fee analysis, and other related documents and costs to create a special Storm Drain Fee District by the City Council shall be reviewed and approved by the Director of Public Works and approved by City Council. This special fee district shall consist of all parcels of land within the drainage area that drain into the proposed storm drain lines and will equitably assess each privately developed parcel their fair share cost of the storm drain installation based on each parcels drainage flow contribution to the system. The engineer report, fee analysis and other needed documents shall be reviewed and approved by the Director of Public Works prior to approval by the City Council. 50. Storm Drain Improvements. All storm drain PW Grading of PW improvements needed to serve each parcel of the Tentative any specific Map and to serve the City streets shown on the Tentative parcel. Map Tract 7324 and these conditions shall be constructed by the Applicant / Developer prior to street pavement construction. Storm drains shall not encumber the footings of any buildings of the development. Interim storm drain improvements shall be constructed by Applicant / Developer with the phased construction of roads, mass grading of area G, development of individual parcel developments or other improvements as defined by a City approved Assessment District or as defined by the Director of Public Works. If development is phased, Applicant / Developer shall prepare a Storm Drain phasing plan of the Tentative Map drainage area showing phased and interim improvements for review in accordance with Dublin Ranch Master Storm Drain Study, Regional Water Quality Control Board guidelines and with the approval of the Director of Public Works. Interim improvements shall include the installation of a pump station to drain the storm drain system and outfalls that do not fully empty/operate by gravity flow located south of Dublin Blvd. 51. Water and Sewer Lines. The applicant / Developer shall PW Occupancy of PW construct all water and sewer main lines needed to serve any building each lot as shown in the Tentative Map Tract 7324, and also shall grant public service easements over all such utilities as shown on the Tentative Map 7324. All water and sewer lines shall be designed, and constructed in 115 accordance with Dublin San Ramon Services District criteria, standards and specifications. 52. Damage/Repairs. The Developer shall repair all PW Occupancy of damaged existing pavement, street, curb, gutter and first building sidewalk along Central Parkway, any other public street resulting from construction and vehicle traffic resulting from construction activities of the development to the satisfaction of the Director of Public Works. Utilities: 53. Utility Boxes. Applicant/Developer shall place all above PW Approval of grade utility boxes in landscaped areas embellished and Improvement camouflaged from public view and shall coordinate the Plans location with the utility companies to meet their respective requirements. If there is a conflict between the site design and utility requirements it shall be the responsibility of the developer to inform the City of Dublin and develop an agreeable solution acceptable to all parties involved. 54. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) along City streets shown on the tentative map in accordance with the appropriate utility jurisdiction and the City of Dublin guidelines. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. Applicant/Developer shall install two (2) three (3) inch conduits and related pull boxes (spaced 500'max.) in all joint trenches in public rights-of-way. 116 55. Streetlights. Streetlights and all site lights on private PW Approval of Standard streets shall be City approved. Decorative lights shall be Improvement designed so as to not shine into adjacent windows, shall Plans be readily available for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan which demonstrates compliance with this condition shall be submitted prior to plan approval and shall be subject to review and approval by the Director of Public Works. If the developer desires to have the maintenance and power costs paid by the street light assessment district, the poles and fixtures shall be the same as those approved for the district. Otherwise the maintenance responsibility shall lie with the homeowner's association. The type of residential streetlights used shall be acceptable to the Director of Public Works and Community Development Director. 56. Installation of Utilities. Applicant/Developer shall PW Approval of PW submit for review the location of all utility boxes and Improvement utility structures as per Tentative Map SDR Package for Plans Tract 7324 dated December 2001 prior to construction. All utility boxes and utility structures shall be shown on landscape plans and approved by the Director of Public Works and Community Development Director. LANDSCAPING 117 57. Landscaping and Street Trees. The PL, PW Completion of PW Applicant/Developer shall construct all landscaping along Improvements the project frontage (Central Parkway) from the face of curb to the site right-of-way, all street medians (Central Parkway), and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan Area G master streetscape book, any applicable street Landscape Master Plan, City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. The developer will be given T.I.F. credit for the Central Parkway median improvements. The median landscaping shall be separately metered for City Maintenance. 58. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/PW The Applicant/Developer shall maintain landscaping after Final Map/ City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance responsibilities. This maintenance shall include, but not limited to, weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Homeowners Association. 59. Landscaping at Intersections. Landscaping at PL, PW Completion Standard intersections shall be such that sight distance is not of obstructed. Except for trees, landscaping shall not be Improvement higher than 30 inches above the curb in these areas. GRADING 60. Pad and Finished Floor Elevations. Pad and finished PW, PL, B Approval of floor elevations and grading shall generally match the Grading Plan proposed Grading Plan shown on the SDR and approved improvement plans. Any revisions shall be specifically reviewed and approved by the Director of Public Works. The Developer shall install area drains between buildings and all drainage shall flow away from the buildings as per UBC and to the satisfaction of the Director of Public Works 118 61. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of graded slopes shall be hydrosecded, and blown hay Improvements application and treated with erosion control measures immediately upon completion of grading to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. ~FFIC ~D CIRCULATION 62. [Offsite]Traffic Signals. In accordance with the City of PW Occupancy of PW Dublin MOU for Dublin Ranch Area G letter dated June first unit 19, 2001 for Condition 103 of Tract 7148, Applicant/Developer is responsible for installation, modification, construction or payment of pro rata share of signalization with development of adjacent parcel or when determined by the Figure 16 of the F, G & H PD traffic report prepared by TJKM or as determined by the Director of Public Works the following intersections to the satisfaction of the Director of Public Works: a. Dublin Boulevard and Brannigan Street b. Central Parkway and Brannigan Street Thc signal improvements all shall accommodate conversion to serve a four-legged intersection to the extent possible, minimizing replacement or relocation of improvements at the intersection of Tassajara Road and Central Parkway and Tassajara Road and Dublin Blvd. The installation of traffic signals at Dublin Blvd. and Brannigan Street / Central Parkway, and Brannigan Street / Dublin Boulevard shall be constructed when the first Parcel 2 or Parcel 5 (Tract 7148) are developed or Brannigan Street is built. Central Parkway / Tassajara Road traffic signal (fourth leg) shall be operational prior to thc occupancy of first unit. Applicant/Developer shall agree to cooperate with the City of Dublin and other property owners along Tassajarra Road in the installation of the traffic signals at major intersections. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for installation of the signals. In the event that a multi-party agreement for the installation of the traffic signals fails to be reached by all parties, Applicant/Developer shall be responsible for the installation of the traffic signals. 119 63. Tassajarra Road additional Northbound Lane. If PW As PW not constructed by another Developer, or specificed determined by in an developer agreement, the Applicant/Developer Director of shall install an additional northbound lane, a paved Public Works or specified in shoulder and on Tassajara Road from Dublin Blvd. to development Central Parkway making a total of 6 lanes on Agreement Tassjarra Road from 1-580 to Central Parkway to the satisfaction of the Director of Public Works. The additional northbound lane shall end into a dedicated right turn lane to existing eastbound Central Parkway. Applicant/Developer shall prepare a plan of the proposed interim striping of the lane geometric of Tassajarra Road for review and approval prior to submittal of improvement plans. If necessary, the Applicant/Developer shall modify the existing traffic signal at the intersection of Central Parkway and Tassjarra Road to accommodate these improvements on Tassajarra Road. City shall give the Applicant/ Developer any Traffic Impact fee credit for all improvements constructed that are identified in the east Dublin Traffic Impact Fee program and in their ultimate configuration. Applicant/Developer shall prepare a triggering traffic study or modify the existing traffic study (to the satisfaction of the Director of Public Works) to determine when the capacity of existing road would be exceeded by the proposed Area G residential and an additional northbound lane would need to be constructed with approved and pending levels of development. Unless specified in a development agreement or before the number of that number units specified in the said report are occupied, the needed improvements shall be constructed to the satisfaction of the Director of Public works. 120 AG~NC~ ~toi ~ 64. Intersection Improvements of Dublin Blvd and PW As PW Tassajarra Road.If not constructed by another determined by developer, the Applicant/Developer shall construct Director of two dedicated northbound right turn lanes on to east Public Works bound Dublin Blvd, and three north bound through or Development lanes (two exist) two left turn lanes to westbound Agreement Dublin Blvd. to the satisfaction of the Director of Public Works. If necessary Applicant/Developer shall modify the existing traffic signal to the new intersection geometries as reviewed and approved by the Director of Public Works. Applicant/Developer shall prepare a triggering traffic study or modify the existing traffic study (to the satisfaction of the Director of Public Works) to determine the when the capacity of existing intersection would be exceeded and an additional new right turn lane and through lanes and/or an additional northbound left tum lanes would need to be constructed with approved and pending levels of development. Unless specified in a development agreement or before the number of that number units specified in the said report are occupied, the needed improvements shall be constructed to the satisfaction of the Director of Public works. 65. Traffic Impact Fees. Applicant/Developer is eligible to PW Issuance of PW receive TIF credits/reimbursement for the installation of building improvements and payments per the City adopted TIF permit Guidelines Resolution #23-99. 66. Stop Sign Intersections. Applicant/Developer shall PW Occupancy of PW install a STOP signs at the approach to Brannigan Street Any Building on Finnian Way, at the approach to Finnian Way on Chancery Lane, at the approach to Chancery Lane on Dunmore Street, and the approach to Central Parkway on Chancery Lane as recommended in the F, G & H traffic study prepared by TJKM, dated January 28, 2000 to the satisfaction of the Director of Public Works. 67. No Parking along streets. Applicant/Developer shall PW Occupancy of PW designate no parking areas within 30 feet of all public Any Building street intersections. Parking shall only be on the designated areas as per approved parking plans submitted as a part of this project and made reference herein and as approved by the Director of Public Works. 121 AGENCY 68. No Parking on Brannigan Street. Applicant/Developer PW Occupancy of shall post "no parking at anytime" signs on Brannigan Any Building Street to the satisfaction of thc Director of Public Works. There shall be no parking on Brannigan Street until Brannigan Street is widened to its full width. 69. LAVTA. Applicant/Developer shall cooperate with PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans bus alignments, turnouts, service stops, bus shelters and other transit amenities to the satisfaction of the Director of the Public Works. The cost of procuring and installing the necessary improvements not included with 7148 to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA. 70. Intersection of Dougherty Road & Dublin Blvd. PW As Applicant / Developer shall contribute to their fair share determined by of the costs of future widening, signal modification and Director of improvement to the intersection of Dougherty Road and Public Works Dublin Blvd. based on the percent of trip contribution to thc intersection defined and approved by thc Director of Public Works. Contributions shall be in thc form of prepaid category 2 T.I.F. fees. In thc event that a multi-party agreement for thc installation of this improvement and traffic signals fails to bc reached by all parties, Applicant/Developer shall be responsible for the installation of mitigation improvements specified in thc project traffic report. 71. Street Sign Naming Plan. A street sign/naming plan for PL Approval of Standard thc internal street system shall bc submitted in conjuction Improvement with the final map and shall bc subject to approval of thc Plans Director of Public Works and Community Development Director and the City Council in conjuction with thc final map. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without a change in street name. 72. Driveways. Driveway slopes into the garage shall not PW Approval of exceed 10% and driveways shall conform with the Improvement pavement leading into these driveways as approved by the Plans Director of Public Works. Centerline striping shall be installed at all project entries showing two lanes of traffic flow as defined by the Director of Public Works 122 73. Future Facility Signs. Prior to the occupancy of the first PL, PW Occupancy of residential unit, the developer shall post all adjacent first property with future facility signs detailing the approved residential land use and potential timing. All roadways adjacent to unit the project that are not fully developed at the time of the first occupancy, will be posted regarding the potential number of lanes and the connection points of each roadway. In the event that the developer cannot gain access to the adjacent property to post said signage; the developer shall post said signage in the public right of way subject to an encroachment permit from the Public Works department. The purpose of this signage is to adequately notify potential homeowners of the development opportunities around them. The minimum size of the sign shall be that necessary to be seen from the developer's property, as reviewed and approved by the Director of Community Development. Applicant shall submit copy of the required signage to the Community Development Director for review and approval prior to the issuance of the first building permit for the residential development. A building permit will be required and will include structural calculations. 74. Master Sign Program. In accordance with the first PL Occupancy of building permit for any of the four residential areas MH- 1, either MH- 1, MH-2, H-1 and H-2 within Area G of Dublin Ranch, the MH-2, H-l, developer of that first neighborhood shall develop and H-2 process a master sign program for all of the residential developments. Said program shall incorporate all four sites and will include project identification, location, copy and size. The intent of this condition is to insure compatibility of signage throughout Area G and to create one unifying theme for project identification signage. Onsite signage shall be at the discretion of the developer with exception of the project directory signage, which shall be consistent for all four sites to aid emergency response vehicles. 75. Street Addressing Plan. Addressing shall comply with PW, PL, F Issuance of the addressing plan Sheet 10 of SDR or as approved by first building the Community Development Director, Public Works permit Director and the Fire Marshall. 123 EMERGENCY SERVICES 76. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 units, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 units, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 77. Wells. Any water wells, cathodic protection wells or Zone 7, PW Issuance of Standard exploratory borings shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 78. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going applicable salt mitigation requirements of Zone 7. 79. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 80. Construction by Applicant/Developer. All in-tract DSR, PW Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 81. Fire Protection Waterline Systems. Domestic and fire DSR, PW Approval of protection waterline systems shall be designed to be Improvement looped or interconnected to avoid dead end sections in Plans accordance with requirements of the DSRSD Standard Specifications. 82. Hold Harmless Agreement. The Applicant/Developer DSR Ongoing shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the completion of the project. 124 83. Review of Improvement Plans. All improvement plans PW, DSR Recordation PW for DSRSD facilities shall be signed by the District of Final Map Engineer. All improvement plans for City of Dublin and Approval facilities shall be signed by the City of Dublin City of Engineer. Improvement Plans 84. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". OTHER CONDITIONS 85. Homeowners Association. Applicant/Deve!oper shall PW Prior to establish a Neighborhood Homeowners Association Approval of and/or a Community Homeowners Association that will Final Map monitor and provide oversight to the maintenance of owner-maintained street landscape areas and common areas including community walls and theme fences. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. Standards of care between projects (MH-1, MH-2, H-1 & H-2) shall be reviewed for consistency. Thee CC&R document shall create opportunities for the four neighborhood to create a standard consistent for each site. 86. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service. A plan showing the locations of all mailboxes shall be in accordance with the applicant's submittal (herein referenced) 125 87. Affordable Housing: (Inclusionary Zoning PL City approval Ordinance Compliance). of Final Map To satisfy the City's Inclusionary Zoning Ordinance (Dublin Municipal Code Chapter 8.68) and any amendments thereto, fifteen (15) of the units in Neighborhood MH-1 will be for-sale ("ownership") inclusionary units affordable to moderate income households. In addition, Developer will pay $200,620 in "in lieu" fees to City prior to issuance of the first building permit within Neighborhood MH-1. Developer shall enter into an affordable housing agreement, as provided in DMC Section 8.68.070(D)(1) ["affordable by design"], for Neighborhood MH-1 no later than the approval of the final map for this subdivision to secure Developer's obligation under the City's Inclusionary Zoning Ordinance as such obligation is specified in this condition. In recognition of Developer's desire to aggregate within Neighborhood H-2 all required inclusionary units for the four residential areas (Neighborhoods MH-1, MH-2, H-1 and H-2) anticipated to be constructed in Area G to fulfill Developer's inclusionary requirements for Neighborhoods MH- 1, MH-2, H-1 and H-2, the affordable housing agreement may include provisions to allow Developer to transfer the 15 units from this MH- 1 project to the H-2 Neighborhood so that the H-2 Neighborhood includes an additional 15 moderate for-sale units. If such provisions are included in the affordable housing agreement, such agreement must be approved by the City Council and will include assurances to City in a form satisfactory to the City Attorney that the 15 inclusionary units for this MH- 1 Neighborhood will be constructed in the H-2 Neighborhood. Such assurances could be, for example, that the Developer will construct the H-2 Neighborhood prior to the MH-1 Neighborhood. 88. Recreation Facility. The recreation facility shall comply PW, B, PC Per the with all applicable City of Dublin Non-Residential Condition of Security Ordinance requirements and shall be under Approval construction by the 100th unit with completion prior to 150th unit. 126 89. Security Lighting. Applicant/Developer shall provide PW, B, F Occupancy of security lighting in the parking lots and above each first building entrance/exit from the buildings. 90. Private Signs. Applicant/Developer shall post private PW Occupancy of street signs in accordance with California Vehicle Code. first building No trespassing signs should be posted and shall be governed by the California Penal Code Section 602L. 91. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 60-99, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks Land" shall be determined by the Parks and Community Services Department. 92. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings 93. Relocation of Existing Improvements. Any PW Completion of Standard relocation of existing improvements or public utilities Improvement shall be accomplished under the direction o£the governing agency, at no expense to the City. 94. Oversize Construction Loads. Permits shall be PW Issuance of Standard required for oversized and/or overweight construction Grading loads coming to and leaving from the site on City Permit Streets. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. 127 95. Construction Traffic. Applicant/Developer shall prepare PW Issuance of a traffic-handling plan for construction traffic interface Grading with public traffic on any existing public street. All Permit construction traffic may be subject to specific routing, as determined by the Director of Public Works, in order to minimize construction interference with regional non- project traffic movement. ~6. Traffic Safety. Regulatory signs and/or "red-curbing" PW, PO Approval of Standard shall be provided in accordance with the standards of the Improvement City of Dublin subject to plan approval by the Director of Plans Public Works. 97. Waive right to protest. The Applicant/Developer waives PL, Finaling any right to protest the inclusion of the property or any ADM Building portion of it in a Landscape and Lighting Assessment Permits District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 98. Clarifications and Changes to the Conditions. In the PW, PL Project event that there needs to be clarification to these Acceptance of conditions of approval, the Directors of Community improvement Development and Public Works have the authority to clarify the intent of these conditions of approval to the Applicant/Developer by a written document signed by the Directors of Community Development and of Public Works and place in the project file, also have the authority to make minor modifications to these conditions in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 99. Storm Drain Easement, Water Easement, Sewer PW, PL Occupancy of Easement, Common Area Easement, Ingress/Egress first building and Access Easement, Parking Easement, Emergency Vehicle Access Easement, Pedestrian Access Easement and Public Service Easement Dedications. The Applicant/Developer shall grant or dedicate Storm Drain Easement, Water Easement, Sewer Easement, Cable TV, Telephone and Electrical Service Easements, Common Area Easement, Ingress/Egress and Access Easement, Parking Easement, Emergency Vehicle Access Easement, Pedestrian Access Easement and Public Service Easements over each parcel in favor of the other parcels 128 located within this project and/or the appropriate public agency as deemed necessary by the Director of Public Works. The Applicant/Developer shall prepare CC&Rs to reflect these easements and the CC&Rs shall be reviewed and approved by the Director of Public Works and the City Attorney. 100. Retaining Walls. Where finish grade of this property is in PW Approval of excess of twenty-four (24) inches higher or lower than the Improvement abutting property or adjacent lots and an appropriate slope Plans through is not feasible, a concrete or masonry block retaining wall completion or other suitable solution acceptable to the Director of Public Works shall be required. DUBI,IN SAN RAMON SERVICES DISTRICT (DSRSD) 101. Construction by Applicant/Developer. Ali onsite potable and DSRS Completion Standard recycled water and wastewater pipelines and facilities shall be D of constructed by the Applicant/Developer in accordance with all Improvement DSRSD master plans, standards, specifications and s requirements. 102. DSRSD Water Facilities. Water facilities must be connected DSRS Acceptance DSRSD to the DSRSD or other approved water system, and must be D of installed at the expense of Applicant/Developer in accordance Improvement with District Standards and Specifications. All material and s workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of Parcel Map No. 7233 - Resolution No. 02-98, including: a. Prior to issuance of any building permit, complete improvement Issuance of DSRSD plans shall be submitted to DSRSD that conform to the Building requirements of the DSRSD Code, the DSRSD "Standard Permits Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to each Approval of DSRSD development project's demand. Layout and sizing of mains shall Improvement be in conformance with DSRSD utility master planning. Plans c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD existing sanitary sewer system. Pumping of sewage is Improvement discouraged and may only be allowed under extreme Plans 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 specification. DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other condition within a separate agreement with the applicant for any project that requires a pumping station. 129 d. Domestic and fire protection waterline systems for tracts or Approval of DSRSD commercial developments shall be designed to be looped or Improvement interconnected to avoid dead end sections in accordance with Plans requirements of the DSRDS Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be Issuance of DSRSD located in public streets rather than in off-street locations to the Building fullest extent possible. If unavoidable, then public sewer or water Permits and easements must be established over the alignment of each public all DSRSD sewer or water line in an off-street or private street location to requirements provide access for future maintenance and/or replacement. f. Prior to the approval by the City of a grading permit or a site Prior to DSRSD development permit, the locations and widths of all proposed issuance of easement dedications for water and sewer lines shall be grading submitted to and approved by DSRSD. permit/site development permit g. All easement dedications for DSRSD facilities shall be by Prior to DSRSD separate instrument irrevocably offered to DSRSD or by offer of approval of dedication on the Final Map. Final Tract Map h. Prior to approval by the City for Recordation, the Final Map shall Prior to Final DSRSD be submitted to and approved by DSRSD for easement locations, Map widths and restrictions, recordation i. Prior to issuance by the City of any building permit, all utility Prior to DSRSD connections fees, plan check fees, inspection fees, permit fees issuance of and fees associated with a wastewater discharge permit shall be building paid to DSRSD in accordance with the rates and scheduled permit established in the DSRSD Code. j. Prior to issuance by the City of any building permit, ali Prior to DSRSD improvement plans for DSRSD facilities shall be signed by the issuance of District Engineer. Each drawing of improvement plans shall building contain a signature block for the District Engineer indicating permit approval of the sanitary sewer or water facilities shown. Prior to the approval by the District Engineer, the applicant shall pa all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer 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. k. No sewer or waterline construction shall be permitted unless the Issuance of DSRSD proper utility construction permit has been issued by DSRSD. A building construction permit will only be issued after all of the items in permit and Condition 861 have been satisfied, all DSRSD requirements 130 ~ Pri~ to 1. The applicant shall hold DSRSD, its Board of Directors, On-going DSRSD commissions, employees, and agents of DSRSD harmless and indemni~ and defend the same from any litigation, claims, -or fines resulting from the construction and completion of the project. m. The project is located within the District Recycled Water Use Approval of DSRSD Zone (Ord. 280), which calls for installation of recycled water Improvement irrigation systems to allow for future use of recycled water for Plans approved landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required, The District Engineer must approve any exemption thereto, in conformance with Ordinance 280. n. All irrigation facilities shall be subject to review by the District Approval of DSRSD for compliance with District and Dept. of Health Services Final requirements for recycled water irrigation design. Irrigation plans Landscape shall not be approved by the City until review and approval and Irrigation thereof by the City is confirmed. Plans o. The applicant shall coordinate with the District and Alameda Approval o£ DSRSD County Fire Department on required fire flows. The present Improvement interim water system is capable if providing a maximum of 3,500 Plans gallons per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. EMERGENCY SERVICES 103. ACFD Rules, Regulations and Standards. Applicant/Developer shall Issuance of F comply with all Alameda County Fire Services (ACFD) rules, Building regulations, City of Dublin and standards, including minimum standards Permits for emergency access roads and payment of applicable fees, including City of Dublin Fire facilities Fees. 104. Fire Hydrants. The Developer shall construct all new fire hydrants in Occupancy of PW streets to City and Alameda County Fire Department standards. The adjacent Developer shall comply with applicable Alameda County fire building Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. 105. Fire Conditions. Developer shall comply with all conditions of the Issuance of F Alameda County Fire Department (ACFD), including: Building Permits a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center o£th¢ paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation. 131 Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD prior to installation. or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall be first lift of asphalt. Plans may be subject to revision following review. The developer and/or property owner and/or tenant shall keep the site Occupancy PO clear of graffiti vandalism on a regular and continuous basis. Graffiti of Any resistant paint for the structures and film for windows or glass should be Building used. PW Geotechnical Report. Prior to approval of the street improvement plans. Developer shall prepare a Geotechnical Report recommending necessary street pavement sections, grading recommendations and compaction requirements. Energy Conservation. Building plans shall demonstrate the ~ncorporation of energy conservation measures into the design, construction, and operation of proposed development. The Applicant/Developer shall prepare Landscaping and Irrigation site plans in accordance with the submitted preliminary plans for review and approval by the Director of Public Works and the Community Development Director. The proposed design shall be in accordance with the Eastern Dublin Specific Plan and to the satisfaction of the Director of Public Works. PW, PL Grading Permit Issuance of Building Permits Submitted in conjunction with final map. Approval 90 days after issuance of first building permit PW, PL Standard STANDARDS 110. Health, Design and Safety Standards. Prior to final approval allowing occupancy of any new building, the physical condition of the building shall meet minimum health, design, and safety standards including, but not limited to the following: ao The streets providing access to the site shall be complete to allow for safe traffic movements to and from the site. All traffic striping and control signing on streets providing access to the site shall be in place. All street name signs on streets providing access to the homes shall be in place. PW, PL PL PW PL Occupancy of Any Building Occupancy of Any Building Occupancy of Any Building Occupancy of Any Building Standard Standard Standard Standard 132 d. Exterior lighting shall be provided for building PW Occupancy Standard entrances and shall be of a design and placement so o£ Affected as not to cause glare onto adjoining properties. Building e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard which may create a hazard shall be completed to the of Any satisfaction of the Director of Public Works and any Building non-hazardous repairs shall be complete and/or bonded for. f. All buildings shall have an illuminated address PL, PO Occupancy Standard number that is clearly visible from the middle of the of Any street. Building g. Applicant/Developer shall submit a final lighting PL,PO, B, Plans Standard plan (including photometrics) to the Department of PW Approved Community Development and the Dublin Police prior to Services for review and approval. At a minimum, the Issuance of plan shall include 0.50 candle lighting levels at all Building doors, 1.0 candle lights at ground level in parking lot Permits/ areas, and lighting fixtures that are a vandal-resistant Lighting type. Installed prior to Occupancy of Any Building h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set to grade to the approval of of Any the Director of Public Works. Building i. The buildings shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of Any Department to allow occupancy. Building j. All fire hydrants in streets providing access to the site F Occupancy Standard shall be operable to City and ACFD standards, of Any Building k. All streets providing access to the site shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Any for fire engine circulation to the approval of the Building Director of Public Works and ACFD. 1. Exterior landscaping shall be kept at a minimal PO On-going PO height and fullness giving patrol officers and the general public surveillance capabilities of the area. m. Applicant/Developer shall provide each entrance of PO Occupancy PO the complex with a graphic unit locator director, of Any visible from within a vehicle as it enters the complex. Building n. Applicant/Developer shall keep the site clear of PO On-going PO graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used, including appropriate paints and film for windows and appropriate glass. 133 o. Applicant/Developer shall work with the Dublin PO Plan PO Police on an ongoing basis to establish an effective submitted theft prevention and security program, prior to Applicant/Developer shall submit a security plan for Occupancy the site for review and approval by the Dublin Police. of Any Building 134 111. Police Conditions Occupancy a. The Applicant shall comply with all applicable of any City of Dublin Residential Security Ordinance Building requirements. b. Applicant/Developer shall light Unit addresses at night and as clearly visible from the middle of the street. c. The Developer shall keep perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage should be installed and maintained. d. Developer shall install Perimeter fencing at a minimum height of six (6) feet as approved by Community Developer. e. Applicant/Developer shall generate street names that will not duplicate those already being used in other segments of the City. f. Landscaping shall be kept at a minimal height and fullness giving patrol officers and the general public surveillance capabilities of the area. g. The Applicant/Developer shall build the recreation facility within this development & shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. h. The Applicant/Developer shall install Landscaping around the recreation facility that shall be kept at a minimal height and fullness giving patrol officers and the general public surveillance capabilities of the area. j. The Applicant/Developer shall construct Security lighting in the parking lot area and above each entrance/exit from the buildings. k. The Developer shall either: (1) Post private street areas in accordance with California Vehicle Code regulations; and/or (2) Traffic and towing must be covered by CC&R's of the Homeowners Association. 1. The Applicant/Developer shall install perimeter construction fencing & shall be fenced during construction, and the City of Dublin Community Development Director shall employ security lighting and patrols as necessary. 135 PASSED, APPROVED AND ADOPTED this 8th day of January, 2002. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Planning Manager G:\pa\01\009\pc reso sdr tmap 136 ATTACHMENT A CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List". o An encroachment permit shall be secured from the Director of Public Works for any work done within the public right-of-way where the work is not covered under the public improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a Caltrans right-of-way or that impacts their facilities. 3. Applicant/Developer is responsible for the construction site and construction safety at all times. Construction of the project shall be conducted so as to minimize the effect of the construction on the existing community and on the occupants of any new homes as they are completed, as required by the Environmental Impact Report. Applicant/Developer shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: y) z) aa) bb) cc) dd) ee) Offsite truck traffic shall be routed as directly as practical between the freeway (I-580) and the job site, and as approved by the Director of Public Works. Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported offsite. Recycled or other non-potable water resources shall be used where feasible. Construction equipment shall not be left idling while not in use. All construction equipment shall be fitted with noise muffling devises. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned up on a daily basis. 137 o o ff) Excavation haul trucks shall use tarpaulins or other effective covers. gg) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. hh) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. ii) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. jj) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 11. All inactive portions of the construction site shall be seeded and watered until grass growth is evident. 12. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust. 13. Onsite vehicle speeds shall be limited to 15 mph. 14. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. 15. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. m) Construction interference with regional non-project traffic shall be minimized by: 9. Scheduling receipt of construction materials to non-peak travel periods. 10. Routing construction traffic through areas of least impact sensitivity. 11. Limiting lane closures and detours to off-peak travel periods. 12. Providing ride-share incentives for contractor and subcontractor personnel. n) Emissions control of onsite equipment shall be minimized through a routine mandatory program of low-emissions tune-ups. o) During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which addresses the repair of any damaged portions of County roads, and/or contribution to future overlay projects. Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology 138 o 10. (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Applicant/ Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: g) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. h) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. i) During rough grading the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological survey of the project site (Preconstruction Survey). The Preconstmction Survey shall be prepared by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. Applicant/Developer shall be responsible for the cost of the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. Applicant/Developer shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstruction Survey or during project construction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. BONDS, SECURITIES & AGREEMENTS: 13. Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (100% of improvement costs) securities and a cash monumentation bond to guarantee the installation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits. 139 14. 15. 18. 19. 16. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. The Development Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. Applicant/Developer shall enter into an Improvement Agreement with the City for all project improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing onsite and offsite project improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public Works as necessary to insure restoration of the site to a stable and erosion-resistant state if the project is terminated prematurely. Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities by the City: m) All improvements and landscaping shall be installed as per the approved Improvement Plans and Specifications. n) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a declaration by the Project Landscape Architect that all work was done under his/her supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works. o) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. p) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. q) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. r) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall be submitted to the City for City mapping purposes. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of the value of the Performance security. The Maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 140 17. 18. The Labor and Materials bond or security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. Applicant/Developer, and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 21. 22. 21. 22. 23. 24. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for adjoining properties and easements which are no more than 6 months old as of the date of submittal shall be submitted as deemed necessary by the Director of Public Works. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right of ways. Layout and design of the project parking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. The minimum uniform street gradient shall be 0.5%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 141 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. Minimum sight distance for public streets, including intersection sight distarlce, shall meet the CALTRANS Highway Design Manual. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically approved by the Director of Public Works. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. The boundary of parcels and the exterior boundary of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works. Applicant/Developer shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. Applicant/Developer shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. Applicant/Developer shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 142 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. Applicant/Developer shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available. Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence/building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas prior to occupancy of affected units. The plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public Works Department. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection prior to occupancy of any building. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain improvements of the project for review and approval by the Director of Public Works prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. For all storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public Works. 143 45. 46. 47. 48. 49. 50. 51. 52. 53. 54. 55. 56. Applicant/Developer shall provide an access road and tm-around and maintenance easement for access to all storm drainage detention facilities and trash racks. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that are necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 year storm. All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes. Applicant/Developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works shall determine which requirements shall apply. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fences/walls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound 144 57. 58. attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the Applicant/Developer or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. 60. 61. 62. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted and approved by the Director of Public Works. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for review and approval by the City prior to issuance of grading permit, and (as a minimum) shall design the grading plan based on the recommendations outlined in said report, and as required by the City's Grading Ordinance. Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period shall be prepared by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/Developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. 145 63. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and routes of travel for the Director of Public Work's approval. 64. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 65. In the 100-year Flood Hazard Zone, all residential units shall have their habitable finished floor elevation a minimum of one foot (1 ') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished elevation above the 100-year flood level. Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of grading permits. 66. Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits. 67. Applicant/Developer shall not change the overall drainage patterns of the existing topography by the grading construction of this project. 68. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system or adjacent landowner shall grant a drainage easement. 69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved by the Director of Public Works. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. TRAFFIC AND CIRCULATION: 70. Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works. 72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 146 73. All construction traffic and parking may be subject to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non-project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign/naming plan for the intemal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES (GENERAL): 76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan. 78. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 81. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 82. Applicant/Developer shall broom-sweep the sidewalk and public street pavement adjoining the project site as needed. Caked-on mud or dirt shall be scraped from these areas before sweeping. 147 83. 84. 85. 86. 87. 88. 89. 90. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: i) Start of the rainy season (October 15) j) Site de-watering activities, k) Street washing activities, 1) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works and implemented by the contractor. The project improvement plans shall include storm water pollution prevention measures for the operation and maintenance of the project and shall be reviewed and approved by the Director of Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stormwater runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 148 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT): 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust- inhibitive paint. 95. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 96. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works. 97. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works for review and approval prior to the issuance of any building permits. 99. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 149 100. 101. 102. 103. 104. 105. 106. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "mn-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing area. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents mn-on of storm water to the extent practicable. The fuel dispensing area is defined as extending a minimum of 6.5 feet from the comer of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. All loading dock areas must be designed to minimize "mn-on" or runoff from the area. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 150 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. 151 ATTACHMENT B CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. ho That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. 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. 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. 152 Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. Co That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. go That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. ho That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. o 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. 153