HomeMy WebLinkAbout99-060 DbRnchAreaA02-26-2002 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: FEBRUARY 26, 2002
SUBJECT:
PUBLIC HEARING - PA 99-060, Dublin Ranch Area A to amend
the Resolutions and Conditions of Approval for the individual Vesting
Tentative Maps for Neighborhood A-1 Tract 7136, Neighborhood A-2
Tract 7137, Neighborhood A-3 Tract 7138, Neighborhood A-4 Tract
7139, and Neighborhood A-5 Tract 7140.
(Report prepared by: Kristi Bascom, Associate Planner and C~
Michael Porto, Project Planner)
ATTACHMENTS:
2.
3.
4.
5.
6.
Resolution for Neighborhood A- 1 Tract 7136
(supercedes Resolution no. 00-37)
Resolution for Neighborhood A-2 Tract 7137
(supercedes Resolution no. 00-38)
Resolution for Neighborhood A-3 Tract 7138
(supercedes Resolution no. 00-39)
Resolution for Neighborhood A-4 Tract 7139
(supercedes Resolution no. 00-40)
Resolution for Neighborhood A-5 Tract 7140
(supercedes Resolution no. 00-41)
Location Map
RECOMMENDATION: 1. Open public hearing and hear Staff presentation.
2. Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close public hearing and deliberate.
5. Adopt the following resolutions:
a. Resolution amending the Conditions of Approval of the
Vesting Tentative Map for Neighborhood A-1,
Tract 7136.
b. Resolution amending the Conditions of Approval of the
Vesting Tentative Map for Neighborhood A-2,
Tract 7137.
c. Resolution amending the Conditions of Approval of the
Vesting Tentative Map for Neighborhood A-3,
Tract 7138.
d. Resolution amending the Conditions of Approval of the
Vesting Tentative Map for Neighborhood A-4,
Tract 7139.
e. Resolution amending the Conditions of Approval of the
Vesting Tentative Map for Neighborhood A-5,
Tract 7140.
COPIES TO:
Applicant
Property Owner
PA File
Project Manager
ITEM NO.
BACKGROUND:
The Site Development Review for the Area A portion of Dublin Ranch includes seven individual
residential neighborhoods, Vesting Tentative Maps for the seven neighborhoods, and a golf course/open
space component. The initial approval for the area as a whole was processed as PA 99-060 and on July 25,
2000, the Planning Commission approved a series of Resolutions for the following:
· A Master Vesting Tentative Map for the entire Area A (Tract 7135);
· Seven (7) Vesting Tentative Maps for the individual residential neighborhoods A1 through A7
(Tracts 7136-7142) and the associated Site Development Review for the golf course design and
public improvements.
The property owners are currently in the process of satisfying the Conditions of Approval for the Master
Vesting Tentative Map Tract 7135 in order to finalize the map and conclude the development of the golf
course. Through the process of reviewing the conditions to be satisfied, it became apparent that several of
the Conditions of Approval pertaining to infrastructure p.hasing contained in the Master Map for Tract
7135 were more appropriately suited to be conditions of approval for the Vesting Tentative Maps of the
individual residential neighborhoods.
ANALYSIS:
At the request of the property owners so that they may proceed with recordation of the Final Map for Tract
7135, City Public Works and Planning Staff identified several conditions of approval that could be
satisfied by either moving the condition to the Vesting Tentative Map for one of the individual residential
neighborhoods or by satisfying the condition by way of a Deferred Improvement Agreement.
The attached Resolutions, intended to replace the earlier resolutions approved in July 2000, are a result of
the review and analysis done by Staff in conjunction with the City Attorney, representatives of the property
owner, and the future housing developer. So that the Map for Tract 7135 can be finalized, the Conditions
of Approval for Tract 7135 now fall into one of three categories:
1. The condition has been satisfied;
2. The condition will be considered satisfied because it is being moved from Tract 7135 onto one or
more of the Al-A5 neighborhoods; or
3. The condition will be considered satisfied because it is being addressed in a Deferred Improvement
Agreement to be reviewed by the City Council on March 5, 2002.
No new Conditions of Approval have been developed, but the conditions have simply been satisfied on the
Master Vesting Tentative Map of Tract 7135 by applying them also to the Vesting Tentative Maps for
neighborhoods Al-A5. Conditions added to the individual neighborhood tract maps address issues such
as:
· Improvements for pedestrian, bicycle, and open space facilities;
· Development of neighborhood Covenants, Codes, and Restrictions (CC&Rs);
Landscape and utility installation and timing
· Construction of and improvements to major thoroughfares such as Fallon Road and Gleason Drive;
(Please note that the Conditions of Approval for each neighborhood contained herein include the original text as
well as the additions and deletions. All new conditions are denoted with an underline and deleted conditions are
denoted with ~a4k~.)
2
ENVIRONMENTAL REVIEW:
The Eastern Dublin Specific Plan was adopted in 1994 and has a certified Program EIR (SCH No. 91-
103064). The City of Dublin, as the Lead Agency, has prepared focused Initial Studies and Mitigated
Negative Declarations for each of the above-referenced proposed projects. An Initial Study was prepared
for this project and a Negative Declaration was prepared for the Planned Development Zoning. No new
impacts or issues were identified as a part of the review. All Mitigation Measures of the East Dublin
Specific Plan were adopted as a part of this project and that is not changing.
CONCLUSION AND RECOMMENDATION:
Adopting the five new resolutions attached will replace the original resolutions adopted on July 25, 2000.
Shifting some of the Conditions of Approval from Tract 7135 to the individual Tentative Maps will permit
the required infrastructure improvements to be completed in a logical manner as each neighborhood is
built. Additionally, the change will allow the Master Map for Tract 7135 to be finalized and the golf
course portion of Area A to come closer to completion.
Therefore, Staff recommends that the Planning Commission adopt the following resolutions:
a. Adopt Resolution amending the Conditions of Approval of the Vesting Tentative Map for
Neighborhood A-1 Tract 7136.
b. Adopt Resolution amending the Conditions of Approval of the Vesting Tentative Map for
Neighborhood A-2 Tract 7137.
c. Adopt Resolution amending the Conditions of Approval of the Vesting Tentative Map for
Neighborhood A-3 Tract 7138.
d. Adopt Resolution amending the Conditions of Approval of the Vesting Tentative Map for
Neighborhood A-4 Tract 7139.
e. Adopt Resolution amending the Conditions of Al~proval of the Vesting Tentative Map for
Neighborhood A-5 Tract 7140.
GENERAL INFORMATION:
APPLICANT:
DR Acquisition I LLC
6601 Owens Drive #100
Pleasanton, CA 94588
PROPERTY OWNER:
DR Acquisition I LLC
6601 Owens Drive # 100
Pleasanton, CA 94588
LOCATION:
East of Tassaj ara Road adjacent to the future Fallon Road Extension
approximately 4,500 feet north ofi-580. APN 985-2-3,985-3-3-2,985-6-7
&8, 985-7-2-6,& 7)
GENERAL PLAN
DESIGNATION:
Low Density Single Family Residential (0-6.0 du/ac)
SPECIFIC PLAN
DESIGNATION:
Single Family Residential (0.9-6.0 du/ac)
EXISTING ZONING
AND LAND USE:
Zoning: Planned Development (PA 99-060)
Land Use: Single Family Residential and Golf Course Development
G:\PA#\ 1999\99-060~PC Staff Report amending A I-A5 Feb 2002.doc
4
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING THE CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7136 - Neighborhood A-l), AS PREVIOUSLY APPROVED
BY RESOLUTION NO. 00-037 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-37, approving a Vesting Tentative
Map for Tract No. 7136 (Neighborhood A-l) for Dublin Ranch Area A on July 25, 2000; and
WHEREAS, staff has suggested and James Tong, on behalf of DR Acquisitions I, LLC, the owner of
the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin, and Hong Yao Lin
(collectively, the "Lins") has agreed to certain amendments to the conditions of approval of said Vesting
Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the timing for
performance of the obligations of the developer of Tract No. 7136 and the means by which the developer of
master vesting tentative map 7135 (as approved by Planning Commission Resolution No. 00-36) can satisfy the
conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the ordinances,
policies and standards which were in effect at the date the City determined that the application for Vesting
Tentative Map No. 7136 was deemed complete, and which govern development of Dublin Ranch Area A-1
pursuant to the Planning Commission's adoption of Resolution No. 00-37 on July25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall continue
to have the vested right to proceed with the development of Dublin Ranch Area A-1 in substantial compliance
with the ordinances, policies, and standards in effect at the date the City determined that the application for
Vesting Tentative Map No. 7136 was deemed complete and as approved by the Planning Commission's
adoption of Resolution No. 00-37 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7136 was to subdivide 38.45
acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, an initial study was prepared for this project which did not identify any new impacts that were
not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and,
therefore, the Planning Commission finds that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastem Dublin General Plan Amendment and Specific Plan which was
certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22,
1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin
Specific Plan; and
WHEREAS, no new environmental impacts are raised by the amendments to the Vesting Tentative
Map conditions which are proposed by staff and the applicant and, accordingly, the Planning Commission finds
that the adoption of this resolution is within the scope of the initial study; and
ATTACHMENT I
WHEREAS, the Planning Commission did hold a public hearing on the proposed amendments on
February 26, 2002; and
WHEREAS, although this resolution amends the conditions of approval previously approved, it does
not extend the time for the Vesting Tentative Map previously approved; 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
amendments to Resolution No. 00-37, making amendments to the conditions of approval of Vesting Tentative
Map 7136; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map
for the project as required by the Eastern Dublin Specific Plan; 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 RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed amendments to Vesting Tentative Map
No. 7136:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances. Notwithstanding the Commission's approval of these amendments, the property owner shall
have the vested right to develop Dublin Ranch Area A-1 in accordance with the applicable ordinances, policies, and
standards which were in effect at the date the City determined that the application for Vesting Tentative Map No.
7136 was deemed complete and as approved by the Planning Commission's adoption of Resolution No. 00-37 on
July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the
City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a residential project in an ar~a designated for Single Family Residential
development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this project and
is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is, therefore,
physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and policies
of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this resolution, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause
public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large or
access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and
title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the requirements of
water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision
shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the
residents of this project will be provided pursuant to the school facilities mitigation agreement between the current
property owner's predecessor in interest, the Lins, and the Dublin Unified School District, as required by the
Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
amendments to the conditions of approval of the Vesting Tentative Map for Tract 7136 for Neighborhood A-1 of
Dublin Ranch Area A, for PA 99-060, as previously approved by Planning Commission Resolution No. 00-37
(Note: the amendments to the conditions of approval are shown in strikeout for deletions and underlining for
additions); all other conditions of approval of the Vesting Tentative Map remain unchanged:
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 Communi .ty 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 Buildinl 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.
VESTING TENTATIVE MAP
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Master Vesting Improvement
Tentative Map for Dublin Ranch Area A (Tract No. 7135) PA- Plans through
99-060. In the event of a conflict between the Master Conditions completion
of Approval and these Conditions, these conditions shall prevail.
2. Standard Public Works Conditions. Applicant/Developer PW Approval of Standard
shall comply with all applicable City of Dublin Standard Public Improvement
Works Conditions (Attachment A). In the event of a conflict Plans through
between the Public Works Criteria and these Conditions, these completion
conditions shall prevail.
3. Approval of Vesting Tentative Map. Approval of the Vesting PL Approval of Standard
Tentative Subdivision Map for Tract No. 7136 - Neighborhood Improvement
A-1 is conditioned upon the requirement that the development Plans through
be consistent with the approved Planned Development (PD), completion
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting 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).
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of the Eastern Dublin Improvement
General Plan Amendment/Specific Plan and companion Final Plans through
Environmental Impact Report (EIR) that have not been made completion
specific Conditions of Approval.
5. Site Development Review. Applicant/Developer shall submit PL Issuance of Standard
to the Director of Community Development and/or Planning Building
Commission for review and approval, architectural drawings Permits
and details, plot plans, and other materials as may be required
for Site Development Review (SDR) in accordance with the
City of Dublin Zoning Ordinance.
6. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, 31-33, 47,
at the time of building permit issuance, including, but not but no later 266
limited to, Planning fees, Building fees, Dublin San Ramon than Issuance MM
Services District fees, Public Facilities fees, Dublin Unified of Building Matrix
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as
noted in the Development Agreement. 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.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies and shall submit but no later
copies of the permits to the Department of Public Works. than Issuance
of Building
Permits
8. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building
1997, the City of Dublin General Plan, and all applicable Permits
Specific Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW
review and approval, each set of plans shall have attached an Building Standard
annotated copy of these Conditions of Approval and the Permits.
Standard Public Works Conditions. The notations shall clearly
indicate how all Conditions of Approval and Standard Public
Works Criteria will be complied with. Construction plans will
not be accepted without the annotated cbnditions 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 specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM
system infrastructure shall be consistent with the resource Plans Matrix
management policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105,279
requirements. MM
Matrix
13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM
accommodate collection and sorting ofpetmcible solid waste as Matrix
well as source-separated recyclable materials generated by the
residents within this project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it Any Building MM
in a Lighting Assessment District or similar assessment district, Matrix
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 adoption
into a 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.
16. Water Quality Program. A water quality program shall be PL, PW Approval of ESDP EIR
submitted with each development application, demonstrating Final Map MM
existing water quality and impacts that urban runoff would have. 3.5/51.0
The water quality investigation should address the quantity of
runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW Approval of ESDP EIR
water quality requirements of the City of Dublin's NPDES Final Map MM
permit and the Alameda County Urban Runoff Clean Water 3.5/54.0 &
Program 55.0
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW Approval of Standard
shall dedicate 8' wide Public Service Easements adjacent to the Final Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. 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.
20. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director
of Public Works prior to construction.
21. Improvement and Dedication of Kingsmill Terrace, PW Recordation of PW
Turnberry Drive, Annadale Way, and Sawmill Lane. If Final Map and
public streets are proposed, Applicant/Developer shall dedicate Approval of
to the City of Dublin and improve the roads labeled as Improvement
Kingsmill Terrace, Tumberry Drive, Annadale Way, and Plans
Sawmill Lane (or alternatively approved street names) for
public street purposes (46' wide right of way) and shall improve
the streets to a width of 36' curb to curb, as shown on the
Vesting Tentative Map for Tract No. 7136 - Neighborhood Al,
dated December, 1999 and revised June 2000. A 5' wide
sidewalk shall be constructed on both sides of the streets.
22. Improvement and Dedication of Turnberry Court and Bay PW Recordation of PW
Hill Court. If public streets are proposed, Applicant/Developer Final Map and
shall dedicate to the City of Dublin and improve the roads Approval of
labeled as Turnberry Court and Bay Hill Court (or alternatively Improvement
approved street names) for public street purposes (44' wide Plans
straight right of way and 47' cul-de-sac bulb radii) and shall
improve the streets to a Width of 34' curb to curb and 42' curb
radii, as shown on the Vesting Tentative Map for Tract No.
7136 - Neighborhood Al, dated December, 1999 and revised
June 2000. A 5' wide sidewalk shall be constructed on both
sides of the streets.
23. Improvement and Dedication of Fallon Road. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the roads labeled as Fallon Road (or alternatively Approval of
approved street name) for public street purposes (114' wide Improvement
right of way) and shall improve the street to a width of 78' curb Plans
to curb, as shown on the Vesting Tentative map for Tract
No.7135 -Master Tentative Map, dated December, 1999 and
revised June 2000. A 5' wide landscaped parkway shall be
constructed as shown on the Vesting Tentative map and 6' wide
sidewalks shall be constructed on east sides of the street and 12'
wide sidewalk shall be constructed on the west sides of the
street. Street improvements shall start at the northern curb
returns of the intersection of Antone Way to north curb return of
Kingsmill Terrace of Vesting Tentative Tract Map 7136, until
such time as the future alignment of the southern extension of
Fallon Road has been determined and constructed. At the
northern terminus of FaIlon Road (at the north side of the
intersection of Fallon Road and the Driveway to the Golf Course
Maintenance Drive) the Applicant/Developer shall install a
temporary barricade as shown on Sheets 8 and 52 of the Site
Development Review information submitted with this
application to prevent vehicles from leaving the paved portion of
the right of way.
24. [OffsitelT.I.F. Improvement of Fallon Road. PW As Spec'~fied '-'n PW
Applicant/Developer shall improve Fallon Road and construct
four travel lanes (2 northbound and 2 southbound) median
landscaping and landscaping along project frontage from .
intersection of Antone Way to the north curb return of Golf ';:hen deemed
Course Maintenance Drive in accordance with the precise plans
approved on pages 26, 27 and 28 of the "Supplemental the Directer
Information" of the SDR/VTM book prepared by MacKay and .%b!ic Werks
Somps dated December 1999 and revised June 2000 and to the !~!.~[...~
satisfaction of the Director of Public Works. issuance of first
certificate of
The goal of the overall improvement plan is to construct all TIF oc_.c_u~2ancy
improvements needed for capacity and access to Dublin Ranch
Area A while maximizing conformance to the ultimate
improvements and minimizing interim, "throw-away"
improvements. The Director of Public Works shall review and
approve all street geometrics of the interim improvements.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms of an
agreement among the above parties for improvement of the
road. Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the construction of
the offsite TIF improvements conditioned under Tract No. 7135.
6
25. [OffsitelPhasing of Tract No. 7135 Improvements. PW Occupancy of PW
Applicant/Developer can phase completion of proposed any building
improvements included with the Tract No. 7135 subdivision
improvements provided the phasing has been reviewed and
approved by the Director of Public Works, except those listed in
these conditions of approval. Any and all outstanding
improvements not constructed shall be conditioned to be
completed on later subdivisions within the Dublin Ranch Area
A Master Tentative Map 7135 to the satisfaction of the Director
of Public Works.
26. Decorative Paving. ApplicantfDeveloper shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plan approved
herein. 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.
27. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of 17
in public streets, a Decorative Paving Plan shall be prepared to Improvement MM
the satisfaction of the Director of Public Works. Pre-formed Plans Matrix
traffic signal loops shall be used under the decorative paving,
and sleeves shall be used under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under the decorative
paving. Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance assessment
district or other funding mechanism acceptable to the Director of
Public Works.
28. Decorative Streetlights. Decorative streetlights shall conform PW Approval of Standard
to those approved with improvement plans for Tract No. 6925 Improvement
Dublin Ranch Phase I except the poles shall be metal with a Plans
decorative base. A street lighting plan which demonstrates
compliance with this condition shall be submitted prior to
recordation of the Final Map and shall be subject to review and
approval by the Director of Public Works.
29. Retaining Walls. Fences which are proposed on top of any PL Approval of PL
retaining walls that are greater than 30" high shall be offset a Improvement
minimum of 1' to provide planting areas. Plans
30. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
31. Open Space and Landscape/Recreation Dedication and PL, PW Approval of PW
Improvement. The Open Space and Recreation Parcels "A', Final Map and
"B", "C ", "D" and "E "of Tract No. 7136 shall be dedicated to Improvement
the Community Homeowners Association and developed in Plans
accordance with the SDR application. Bank stabilization shall
be required to be installed within the corridors if needed, as
determined by the Director of Public Works.
32. Main Entrances Applicant/Developer shall fully construct all PL, PW Prior to
driveway entrance and landscaping improvements to the issuance of first
entrances offFallon Road at the time the tract improvements are _C._e.r~C.~..~f
constructed. The configuration and landscaping shall match that Q.c_c_~p.~.a~.~.~y
is shown in the exhibits of the SDR/VTM (sheets 42 and 43)
book prepared by MacKay and Somps dated December 1999
~nd revised June 2000 unless approved in writing by the
Community Developer Director and the Director of Public
Works.
33. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of PL
golf courses, greenbelts, parks, stream corridors and common Building
open space areas, shall be a minimum of 10' unless an exception Permits
is approved by the Community Development Director.
34. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to
by MacKay & Somps, dated May 2000) if needed. Issuance of
Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
35. Storm Drain Improvements. All storm drain improvements PW Approval of PW
and mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Area A residential Plans
neighborhoods and/or specified by the Director of Public Works
shall become requirements of this subdivision.
36. [OffsitelStorm Drain Improvements. All offsite storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Any Building
Tract No. 7135 improvement plans, shall be constructed and
accepted for service as directed by the Director of Public Works.
37. [OffsitelWater and Sewer Lines. All offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7135 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
38. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW
to the phasing of construction and access shown on the Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
39. ,Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility trenches affected units Utilities
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. 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.
PUBLIC PARKS
40. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building
the City of Dublin Resolution No. 32-96, including any Permits
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" dedication for the project is 0.53 acres.
41. Hold Harmless/Indemnification. Applicant/Developer, and PL, PW Any Action Standard
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
LANDSCAPING
42. IOffsite]Landscape Strip along Falion Road. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated landscape strip between the back of curb or the right Building
of way line along the easterly and westerly frontage of Fallon
Road between Antone Way and northerly terminus of Fallon
Road, to the satisfaction of the Director of Public Works. Root
barriers shall be installed surrounding each tree or along the
sidewalk and back of curb on each side of the street. This
landscape strip shall be adequately maintained by the
Community Homeowners Association under the direction and
oversight of the City of Dublin Public Works Department.
These landscaped areas shall be subject to the City's Water
Efficient Landscape Regulations.
43. Landscaping and Street Trees. Applicant/Developer shall PL, PW Completion of PW
construct all landscaping within the site, all street trees proposed Improvements
within the public service easements, to the design and
specifications as shown within the Applicant's SDR submittal
package and 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 in conformance with the plans shown within the
Applicant's SDR submittal package. The proposed variety of
trees to be planted adjacent to sidewalks or curbs shall be
submitted for review to 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.
44. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW
improvements for corridor parcels shall be installed by Any Building
Applicant/Developer concurrently with the development of the
adjacent residential parcel (i.e.; Parcels G-2, G-3, of Tract No.
7135), unless otherwise specified by the City Manager or the
Dublin Ranch Area A Development Agreement.
Restoration/establishment plans and monitoring programs are
required for all stream corridors and open space areas that are
proposed to be planted with trees and shrubs and shall be
approved by the Director of Public Works and the Community
Development Director.
45. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior
Community Development Department. The Management to Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submitted
survival of ail Open Space plantings shall be designated in the prior to
Open Space Management Program and shall be subject to Recordation of
review and approval by the City at Applicant/Developer's Final Map and
expense. The program shall include provisions for mowing and approved prior
removal of cut plant materials, debris, and other miscellaneous to Occupancy
trash items. The requirements of this program shall be included of Any
in the Community Homeowners Association CC&R's and shall Residential
be subject to review and approval by the Community Unit
Development Director and Public Works Director. Any
necessary restoration of Open Space plantings shall be the
responsibility of the Community Homeowners Association, and
shall be completed according to the time frame contained within
the Management Program. If the Open Space plantings are not
maintained according to the standards established by the
Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the
Community Homeowners Association for the cost of such
maintenance and corrective measures plus the City overhead
costs.
46. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW
course landscaping is not installed at the time of occupancy of Improvements
any units in the subdivision, the Applicant/Developer shall
construct landscaping for a temporary Fire Buffer Zone along
the exterior boundary line of the subdivision to prevent the
spread of fires as specified in the Wildfire Management plan.
47. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
responsibilities. This maintenance shall include weeding and the
application of pre-emergent chemicals. Landscape maintenance
easements shall be granted for all landscaped areas occurring on
10
private, individual homeowner lots which are to be maintained
by the Community and Neighborhood Homeowners
Associations.
48. Lighting Maintenance Assessment District. PL Recordation of PW
Applicant/Developer is responsible for preparing the necessary Final Map
maps and reports for the tract to be annexed into thc existing
Dublin Ranch Street Lighting Maintenance District or any other
method of maintaining street lighting as part of this project to
the satisfaction of the Director of Public Works.
49. Landscaping at Aisle Intersections. Landscaping at all PL, PW Completion of Standard
intersections shall be such that sight distance is not obstructed. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
GRADING
50. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of any PW
greater than 10 feet vertically shall be no steeper than 3H: 1V Grading
unless otherwise approved by the Director of Public Works, and Permits
graded slopes steeper than 3H: 1V and greater than 30 feet
vertically shall be benched in accordance with the approved
geotechnical report. All slopes shall be graded in conformance
with the grading plans for Tract No. 7136 and as required by the
Eastern Dublin Specific Plan and Scenic Corridor development
standards, grading policies and action programs and are subject
to the approval of the Director of Public Works and the Director
of Community Development.
51. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of MM
slopes in open space areas shall be hydroseeded and treated with Improvements Matrix
erosion control measures immediately upon completion to 3.7/3.0
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
52. Graded Slopes/Erosion Control. All graded slopes which are PW On-going PW
not to be developed, including the offsite graded slopes located
to the north and southeast of"Tract 7136", shall be hydroseeded
with native grasses immediately upon completion to prevent soil
erosion.
53. Grading/Slope Easements. Applicant/Developer shall secure PW Issuance of any PW
the necessary grading/slope easements prior to commencement Grading
of offsite grading to the south of this subdivision. Permits
TRAFFIC AND CIRCULATION
54. [Offsite]Traffic Signals. If not constructed by previous PW 312m PW
developer, Applicant/Developer is responsible for the traffic
signal design and installation of conduit for the future
signalization at the following intersections to the satisfaction of
the Director of Public Works:
a. Kingsmill Terrace and Fallon Road.
b. Turnberry Drive and Fallon Road (modified)
c. Antone Way and Fallon Road
11
The signal improvements shall accommodate conversion to
serve an ultimate three and four-legged intersections to the
extent possible, minimizing replacement or relocation of
improvements. The cost &the conduit shall be the
responsibility of Applicant/Developer, with no TIF credits given
for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by the
Director of Public Works. In the event that a improvement
agreement for the installation of the ultimate traffic signals fails
to be reached, Applicant/Developer shall be responsible for the
installation of the future traffic signals.
55. Stop Sign at Turnberry Drive and Kingsmill Terrace. PW Occupancy of PW
Unless previously constructed, Applicant/Developer shall install Any Building
two-way STOP signs at the intersection of Turnberry Drive and
Kingsmill Terrace. Turnberry Drive and Turnberry Court
approaches shall stop.
56. Stop Signs at Kingsmill Terrace, Sawmill Lane, and PW Occupancy of PW
Annadale Way. Applicant/Developer shall install a STOP sign Any Building
at the approaches on Kingsmill Terrace at Turnberry Drive,
Sawmill Lane at Kingsmill Terace and Turnberry Drive, and
Annadale Way at Kingmill Terrace Applicant/Developer shall
install STOP signs at the approaches on Baymill Court at
Kingsmill Terrace and Anadale Way at Turnberry Drive.
57. No Parking Areas along Fallon Road. Applicant/Developer PW Occupancy of PW
shall designate no parking along Fallon Road, unless otherwise Any Building
directed by the Director of Public Works.
58. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of PW
to provide convenient access to public transit, to enhance local Final Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost
of procuring and installing the necessary improvements to meet
the requirements listed above shall be paid by
Applicant/Developer.
EMERGENCY SERVICES
59. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
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.
60. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of all applicable fees, including a City of Dublin Fire
Impact Fees.
61. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD) Building
12
CONDII iON TEXT RESPON~ WHEN SOURCE
including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan shall
meet the requirements of the Wildfire Management Plan.
c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
the responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
groundcover shall be submitted for review and approval prior to installation.
d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width could mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court, which may have a minimum radius of 40 feet.
e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed
400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire
Department and Dublin San Ramon Services District prior to installation. A complete utility
plan showing main location, size and hydrant locations shall be submitted to this office for
review and approval. The minimum fire flow for this development is 1500 gallons per
minute from one hydrant flowing for a 120-minute duration.
f. Plans may be subject to revision following review.
62. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70
controlled by fences and adequate gates to prevent unauthorized Any Building MM
pedestrian traffic. Matrix
63. Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70
timeline for project completion to the Dublin Police Services Building MM
Department, to allow estimation of staffing requirements and Permits Matrix
assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
64. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
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.
65. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM
applicable salt mitigation requirements of Zone 7. Matrix
66. Requirements and Fees. Applicant/Developer shall comply Zone 7, PW Issuance of Standard
with all Alameda County Flood Control and Water Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
67. ' Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard
and recycled water and wastewater pipelines and facilities shall Improvements
be constructed by the Applicant/Developer in accordance with
all DSRSD master plans, standards, specifications and
13
requirements.
68. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
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".
69. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. All material and
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.
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that conform Issuance of DSRSD
to the requirements of the DSRSD Code, the DSRSD "Standard Building
Procedures, Specifications and Drawings for Design and Installation of Permits
Water and Wastewater Facilities," all applicable DSRSD Master Plans
and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building
Layout and sizing of mains shall be in conformance with DSRSD utility Permits
master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Approval of 118
sanitary sewer system. Pumping of sewage is discouraged and may only Improvement MM
be allowed under extreme circumstances following a case by case review Plans Matrix
with DSRSD staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves the right to require
payment of present worth 20-year maintenance costs as well as other
conditions within a separate agreement with Applicant/Developer for any
project that requires a pumping station.
d. Domestic and fire protection waterline systems for residential 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 DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an
off-street or private street location to provide access for future
maintenance and/or replacement.
f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD
and sewer lines shall be submitted to and approved by DSRSD. Grading Permit
or Site
Development
Permit
14
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map
Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map
i. All utility connection fees, plan checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be paid Building
to DSRSD in accordance with the rates and schedules established in the Permits
DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
District Engineer. Each drawing of improvement plans shall contain a Building
signature block for the District Engineer indicating approval of the Permits
sanitary sewer or water facilities shown. Prior to approval by the District
Engineer, Applicant/Developer shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and
forms that are acceptable to DSRSD. Applicant/Developer shall allow at
least ! 5 working days for final improvement drawing review by DSRSD
before signature by the District Engineer.
k. No sewer line or water line 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 DSRSD conditions Permits and all
herein have been satisfied. DSRSD
requirements
I. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and indemnify
the same from any litigation, claims, or fines resulting from the
construction and completion of the project.
70. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD
annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All
properties within this annexation are subject to DSRSD
conditions which restrict the availability of services. All parcels
which seek service from DRSRD within this area are also
subject to the conditions of the Areawide Facility Agreement
with Lin et al, which regulates the manner and timing of
services by the District.
71. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District Recycled Water Use Zone (Ordinance 280),
which calls for installation of recycled water infrastructure to
allow for the future use of recycled water for approved
landscape irrigation demands. Recycled water will be available
in the future to the project site, as described in the DSRSD
Eastern Dublin Facilities Plan Update, June 1997. Unless
specifically exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities shall be
designed to conform to all applicable District Standards and
specifications.
72. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD
mains shall be installed in the vicinity of this project. Offsite Improvement
recycled water main extensions to connect to existing facilities Plans
not yet activated shall be required. Recycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled
15
water system when available. Improvement plans shall include
all required recycled water improvements.
73. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of DSRSD
Dublin Facilities Plan Update, dune 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to Plans
the Eastern Dublin area including Dublin Ranch, and potable
water infrastructure has been sized reliant on this. The statement
on Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion that
individual neighborhoods will not be required to install recycled
water mains shall be stricken from the plans; this determination
shall be made by the District with reference to Ordinance 280
after examination of detailed landscaping and improvement
plans.
OTHER CONDITIONS
74. Homeowners Association. Applicant/Developer shall establish PW, PL Approva4-of Standard
a Neighborhood Homeowners Association and/or a Community
Homeowners Association that will monitor and provide Prior to transfer
oversight to the maintenance of owner-maintained streets, street of title to first
landscape areas and common areas including community walls individual
and theme fences. Maintenance responsibilities shall be as purchaser.
shown on the submitted "Open Space and Ownership and
Maintenance Plan" dated December 1999 and revised June 2900
F~.b._.m_..~rT_.~..J~_~.._o_!_. In the event that any such streets and
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.
75. Covenants, Conditions and Restrictions (CC&Rs). PW, PL S,.-'bm'2~ed Prior 17, 75, 77
Covenants, Conditions and Restrictions (CC&Rs) shall be t~ MM
established for this development. The CC&Rs shall be approved Fina! Map and Matrix
by the Director of Community Development to assure that:
to !ssuo~n~e of
Pe-"m. its Prior
t_o~tr.a_n s_fe_r _o~f
title to first
individual
~urchaser
a. A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and along a
public street shall not occur. Recreational Vehicles are defined as a motorhome, travel
trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs
the cab, camping trailer, or tent trailer, with or without motive power.
16
d. The landscaping and irrigation on individual parcels developed with a single-family unit
shall be maintained and kept in good order by the resident and/or owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for covering
long-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials and foliage shall be
used.
g. Purchasers are notified that the streets and entries are private and are not maintained by_t~h_e_
C.!_~- The developer shall_post signs at all entries notifying, purchasers and users that these
private streets are not subiect to City of Dublin maintenance and police enforcement.
76. Phased Occupancy Plan. If occupancy is requested to occur in PL, B Submitted prior Standard
phases, then all physical improvements within each phase shall to issuance of
be required to be completed prior to occupancy of units within building
that phase except for items specifically excluded in an approved permits/
Phased Occupancy Plan, or minor hand work items, approved Approved a
by the Department of Community Development. The Phased minimum of 45
Occupancy Plan shall be approved by the Director of days prior to
Community Development a minimum of 45 days prior to the Occupancy of
request for occupancy of any unit covered by said Phased Affected Unit
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all lots in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval.
No individual unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all reasonably expected
services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may
be deferred due to inclement weather with the posting of a bond
for the value of the deferred landscaping and associated
improvements.
77. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, B Sale of any unit Standard
acknowledgment (secured from the individual property owner) within a phase
acknowledging the continuance of construction activity within
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community
Development within three (3) days upon request of the Director
of Community Development. If Applicant/Developer fails to
comply, the Director of Community Development may require
the submittal of the written acknowledgment prior to release of
occupancy of any future units and/or future phases.
78. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units required Final Map
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 and the Director of Community Development and
Director of Public Works. A plan showing the locations of all
mailboxes shall be submitted for review and approval by the
Director of Public Works.
17
79. parkland, Stream Corridors and Open Space PW, PL Issuance of Standard
Improvements. Driveway accesses, roadways and other Grading Permit
i~mprovements to parkland, stream corridors, open space areas, and/or approval
and fire buffer zones between the development areas and open of Final Map
s~ace areas are subject to the approval of the City. Plans
showing the improvements, grading, and conceptual landscaping
in these areas shall be submitted with the applications for rough
grading permits for such developments.
80. Pedestrian-Bicycle Path (Vesting Tentative Map 6925). PW, PL, F Construction to
~n-._.f_9.nJ.u n_.c..t.j_o..P_ .W..!~ .h_..._t_h.9._.d_ _ey_~ !_9p.m_~9.[~.~..6[~...?_ 1_,.~..T. Laqt....7...!_ ~..6~ commence
be..~d-!-c---a.![~.~...~..[h_e_._~J~..r2y.~L.th_.e...p~J3. E(.~y...a.c.r_9_s_~...~.~.~[~_.p~ ~_o_n s~ .ti .o._n_.~_o-
Final MaE 7252. This remaining section of multi-use trail shall be co_mpleted
be all-weather surface path and constructed as shown in the ~rior to
conditions of the_approved Planned Developm_gnts (PA 95-03_~0 issuance of
PA 96~-.0__3_8_,_a_n_d__P_A__9_ 8_-0_4_5). This trail shall be des_igned to the certificate of
satisfaction of the City Public Works Director, Community occupancy
Development Director, and the Alameda County Fire
Department. Improvement plans showing these improvements
shall be submitted and approved prior to issuance of the first
_building permit on Final Map 7136 with construction completed
before the issuance of the first certificate of occupancy for any
unit in Tr. 7136 (Area A-I~.
81. Master CC&R's. The Developer shall prepare a master PL, PW Prior to transfer
covenants conditions and restrictions (CC&R) document of title to first
specifying that a Community Homeowner's Association individual
covering all parcels within the Tentative Map shall be formed~ purchaser
covering maintenance of the private open space parcels,
pedestrian trails, creeks, and recreational facility. The document
shall be reviewed and approved by City Attorney and Director
82.
- .m..~!~aJn-.~.land--sc-aping. for..n-gt...!~s..~ha~...~O_days.._a~.r_.._CJE4r !mpr.o_.~..e_..m_ .e_.~t..s_
83. $.![ree.[!~mg_Sign_s_:_Sge_e[..n_.~ap3~e_._~g~n_s__shaJ[ d!.sp.].ay_ t.h_.~...r~.a~_~...9_f PW App..r_p_v..~!...~.~
~.~...~.~.~[-t-pg..e_ t_..h. ~.r.....w_ _i.t..h_ ~..~ !tY_.. ~.[~P d_.ar, ri ~!~_.m..r~c.U o~ 0__?0 s[~ !mp r oY e m.en~t
shall be g~l_y_a..9_i~z_ed_s.._t.~el p_il~, un_[e_ss otherwise_a3~.r_..o_ved -by__t_h_e_ Plans
_D!r_e_c_t_o_r. of Public Works. - ......
84. Duh.!.i.rLBo.u_!.ey_a~.r.d_...~._~ ugh._er D2R_.9 a_ .d_._!_~[e_r_.~e.g.~i.9o.PW When
Improvement. The Applicant/Developer shall be responsible ._dgt~_e__m)._i_n~e_cl_b_.Y
for the project fair share contribution towards the City Capital! pir_.~c_to_r__o~f
improvements project for the following improvements to the Public Works
Dublin Blvd. and Dougherty Road intersection:
a. Eastbound Dublin Boulevard, exclusive right-tm lane to
Southbound Doughe__qy Road~
b. Northbound Dou_glLe_rty Road, exclusive right-turn lane to
eastbound Dublin Boulevard.
c. provide an
18
a_d_d_iti~o_n_a_!_(e[t_._tp~m_l_~_n_e__.t_o_..Sg_U_t_h~ug~- D__ogghe?~ Road.
d. Modifications to the Traffic _S_ig_n~]_.
This is a category 2 TIF improvement. In the event that the City
has a shortfall of category 2 funds available to complete the
above list of improvements, the Developer shall contribute the
remaining balance of the funds needed to complete the specified
improvements to the satisfaction of the Director of Public
Works. To the extent practical, the notice shall be timed so that
the work shall be completed immediately prior to the point
where the Level of Service E occurs. These funds will be based
on the percent of trip contribution to the intersection defined and
approved by the Director of Public Works. This intersection
.a._~.c..9.r .d. ch.e....w..~h..~ j~y._..T_.!_F._~.~j.c~.!.!.!~.e..~..~
rlzEe~_a_r_e_d_, by_~M_a_cK~a_3ca_n__d Somps dated August 1999 or a_s in Area A.
defined ~y the Director of Public Works or the extension of
Dublin Blvd. from Dublin Ranch Area G to Fallon Road or as
defined _brig the Director of Public Works.
The Developer shall be resp_o_ns_i..b_Je four_thee i~n_s_~a_!_l..~[i_o_._n__of~th~e
new traffic signal at the intersection of Falion road and Gleason
Drive.
With the extension of Dublin Boulevard to Fallon Road,
Developer shall be responsible for the traffic signal required by
Condition 99 of Tentative Tract Map 7135. Condition 99 of
Tentative Tract Map 7135 states: "Applicant/Developer shall
construct Fallon Road Interchange signals at eastbound and
westbound off ramps of 1-580 and Fallon Road as approved by
Caltrans and the Director of Public Works".
If Developer constructs Gieason Drive through to Fallon Road,
86. Utility Installation. All water, gas, sewer, underground electric I~_..W.
power, cable television or telephone lines, and storm drain I__mp.r__o.y~rn.~rLt
facilities shall be installed per Master Plan and sleeves Plans
appropriately installed 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 by the Director of Public Works in
writing.
87. Damage/Repairs. If used as construction access by the PW Tract
Developer, the Developer shall repair all damaged existing acceptance
19
construction and vehicle traffic as a result of construction
activities to the satisfaction of the Director of Public Works.
88. Joint Trench Concept Plan. Applicant/Developer shall PW, PL Approval of
prepare a joint trench concept plan of the location of the joint Improvement
trench and large boxes, switches, transformers and other joint Plans
trench (Elec, Telephone, Cable TV, Gas, etc.) utility
improvements at locations approved by the Director of Public
Works and Director of Community Development.
Applicant/Developer shall grant public service easement at all
the approved proposed locations.
89. [~.~.~r!.nL~...~gn.~:......~.rL~t.he-.~!~Le.r..~-or~.c[!~.!.~-..9.~.~.~!~g~. P_W_ ~i~..r_._tp_.~h.~
_t!~ ~_./~pp.!.i~.~..fi_..D._~.'K~.o..p~.r._.. s_.h.~!~_i_n.~[~. !!... ~.!k ~)~: ~ ~ e~z.~.~y....s_[o_ [L~ i-~.-s.~!n~cA 9-1-. fi.r-s-~
_.H_!ll/Kingsmill, if not already installed, to the satisfaction of the
Director of Public Works.
PASSED, APPROVED AND ADOPTED this 26th day of February, 2002.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
g:pa99-060~Amending PCRESO Al.doc
20
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the
City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New
Developments. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as
Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to
the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until a professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or the Society of Professional Archaeology
(SOPA) has had an opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities and a
cash monumentation bond to guarantee the installation of subdivision improvements,
including streets, drainage, grading, utilities and landscaping subject to approval by the
Director of Public Works/City Engineer prior to approval of the Final or Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a)
All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
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/City Engineer.
d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading
21
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.
e)
A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the performance
security may be replaced with a maintenance bond that is 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.
5. The labor and materials security is released upon acceptance of the improvements, provided
no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top
of bank is either the existing break in topography, or a point at the existing ground line which
is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the
slope in the Creek, whichever is more restrictive.
DRAINAGE:
7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
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.
9. 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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
11.Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm,
streets must be designed so that the overflow release shall directed to the subdivision
streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
22
Drainage area Design Storm
less that 1 sq. mile
I to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
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.
14. No buildings or other structures shall be constructed within a storm drain easement.
15. Developer shall provide "trash racks" where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash racks.
16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City,Ord. 56-86. These V-ditches shall have a 5% minimum slope.
17.AII slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved
drainage channel. The slope on these ditches shall not be less than 5%.
19.A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20.AIl subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
21. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City EngineedCity Engineer. If allowed they must provide a storm drain overflow
corridor to an approved drainage facilities. This corridor shall be design to prevent flooding
of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional
inlets within 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24.The storm drainage system shall be designed and constructed to the standards and policies
of the City of Dublin.
25.AII concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto
slopes.
26.AII public streets shall drain into storm drain systems before being discharged into
23
established drainage channels.
27.The 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/City Engineer shall determine which requirements shall apply.
DUST:
28.Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as directed
by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review 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. The 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. For projects disturbing less than
five (5) acres an erosion control plan shall be submitted with the grading plan.
30. 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. A copy
of the SWPPP shall be kept at the construction site at all times.
31.Between October I and April 15 unvegetated graded slopes which drain to desilting basins
shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining
to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable
straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along
the toe of slope. The developer shall be responsible for providing any addition slope
protection which may be needed to prevent silting of natural water courses and storm
drainage facilities.
32,Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
33. Gather all construction debris on daily and place them 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, use tarps on the ground to
collect fallen debris or splatters that could contribute to storm water pollution.
34. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the
project site daily or as required by the City inspector. During wet weather, avoid driving
vehicles off paved areas.
24
35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily
basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
36. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) 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.
37. Create 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 on the project site that
have the potential for being discharged to the storm drain system. Never clean machinery,
tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See
"Building Maintenance/Remodeling" flyer for more information.
38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39. Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41. The project plans shall include storm water pollution prevention measures for the operation
and maintenance of the project for the review and approval of the Director of Public
Works/City Engineer/City Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of
pollutants into storm water runoff.
42.The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
43. The 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.
25
44.AII 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 connections are subject to
the review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD).
45.AII 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. Implement appropriate
BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-
up.
46.AII metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
47.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 connections are
subject to the review, approval, and conditions of the DSRSD.
48.AII 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/City Engineer/City
Engineer.
49.AII 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.
50. 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.
51.A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, 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/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
52. 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 be conducted in this
area. Sanitary connections are subject to the review, approval, and conditions of the
DSRSD.
53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters
should discharge to the sanitary sewer. Sanitary connections are subject to the review,
approval, and conditions of the DSRSD.
54.Vehicle/Equipment Washers: 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.
55. 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 "run-on" to, or runoff from,
the area. Fuel dispensing facilities must have canopies; canopy roof down spouts 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.
56.AII on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
57.AII on-site 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 by the
Director of Public Works/City Engineer/City Engineer.
Residential:
58.The project plans shall include storm water pollution prevention measures (SWPPP) for the
operation and maintenance of the project subject to the review of the Director of Public
Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices'
(BMPs) appropriate to residential construction activities conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
59.The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State Construction
Best Management Practices Handbook.
60.The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers
are aware of, and implement, all storm water quality measures and implement such
measures. Failure to comply with the approved construction BMPs will result in the issuance
of correction notices, citations and/or a project stop order.
61.AII on-site storm drain inlets must be labeled "No Dumping ~ Drains to Bay" using an
27
approved methods.
62.AII metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or recycling area shall not discharge to the storm
drain system. Drains should connect to the sanitary sewer. Sanitary connections are
subject to the review, approval and conditions of the DSRSD.
64. When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
requirements. If no common car wash area exists, means should be taken to discourage car
washing, e.g., removing hose bibs and installing signs.
65. The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the review
and approval of the City Attorney. Where not covered by a landscape and lighting district,
the homeowner's association shall be responsible for implementing all storm water
measures and the maintenance of all private streets, private utilities, and other common
areas and facilities on the site, including all landscaping. Landscaping shall be designed
with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of
fertilizers and pesticides which can contribute to urban runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68.A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. AII public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Director of Public Works/City Engineer/City Engineer.
70. Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving will
be allowed in public streets.
71 .All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be present at
all times during grading. All engineering plans must be designed and signed by a Registered
Civil Engineer. Plans are subject to the review and approval of the Director of Public Works,
and after his approval, original mylars or photo mylars with three sets of blue prints must be
submitted to the City.
72.The minimum uniform street gradient shall be 1%. 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%.
73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City EngineedCity Engineer. 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.
74.AII residential building pad elevations must be above the 100-year flood level.
75.1n the 100-year Flood Hazard Zone, all residential units shall have their 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 floor elevation above the 100-year
flood level.
76.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
developer or homeowners' association for the periodic inspection and maintenance of all
retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78. Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the
Director of Public Works/City Engineer/City Engineer.
79. 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.
80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish &
Game, Army Corps of Engineers, Zone 7, Etc.)
81.The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor,
etc.) must meet and follow all of the City's requirements and policies, including the Urban
Runoff Program and Water Efficient Landscape Ordinance.
29
EASEMENTS:
82.The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
EROSION:
83. Prior to any grading of the site and filing of the Final Map or 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, both prepared
by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director
of Public Works/City Engineer/City Engineer. 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 in place by October 15th and
shall be maintained in place until April 15th unless otherwise allowed in writing by the City
Engineer. It shall be the developer's responsibility to maintain the erosion and sediment
control measures for the year following acceptance of the subdivision improvements by the
City Council.
FINAL MAP / PARCEL MAP:
84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities both
on- and off-site), and erosion and sedimentation control, shall be approved by the Director of
Public Works/City Engineer/City Engineer.
85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. ^ declaration
by a Civil Engineer and Soils Engineer that all work was done under his supervision and in
accordance with recommend-ations contained in the soils report shall be submitted to the
Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm
Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
88.A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for
adjoining properties and easements shall be submitted at the time of the submittal of the final
subdivision maps.
3O
89. Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works/City EngineedCity Engineer prior to approval of the
Final/Parcel Map. These easements shall allow for vehicular and utility service access.
90.A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by the
utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City in a
form acceptable to the Director of Public Works/City Engineer/City Engineer.
FIRE:
93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite each
hydrant.
94.AII materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority.
All such work will be subject to the joint field inspection of the Director of Public Works/City
Engineer/City Engineer and Dublin San Ramon Services District.
95. Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96.The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for
the approved streets' right-of-way. Improvements shall be made, by the applicant, along all
streets within the development and as required off-site including curb, gutter, sidewalk,
paving, drainage, and work on the existing paving, if necessary, from a structural or grade
continuity standpoint.
FUTURE CONFORMANCE:
98.The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths, the
design of storm drainage facilities inside and outside the Subdivision, grading of lots, the
boundaries of the Tract, and shall show compliance with City standards for roadways.
GRADING:
99. Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform Building
Code (UBC). In case of conflict between the soil engineer's recommendations and City
ordinances the City Engineer shall determine which shall apply.
100.Prior to final preparation of the subgrade and placement of base materials, all underground
utilities shall be installed and service connections stubbed out to property lines. Public
utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will
not disturb the street pavement, curb, gutter and sidewalk, when future service connections
or extensions are made. All public and private utilities shall be undergrounded.
101.Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the supervision of
the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion,
submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work
was done in accordance with the recommendations contained in the soils and geologic
investigation reports and the approved plans and specifications. Inspections that will satisfy
final subdivision map requirements shall be arranged with the Director of Public Works/City
Engineer/City Engineer.
102.1f 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 City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
103.Any grading, stockpiling, storing of equipment or material on adjacent properties will require
written approval of those property owners affected. Copies of the rights-of-entry shall be
furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of
work.
104.Street grades shall be designed and built in accordance with the General Plan, unless
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
105.The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
106.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
32
geologic report shall be submitted for approved by the Director of Public Works/City
Engineer/City Engineer. 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.
107.Landslide and erosive areas outlined in the geotechnical investigation report shall be shown
on the improvement/grading plans or plans which are part of improvement/grading plans.
The plans shall show the method for repair of these areas as stated in the geotechnical
investigation.
108.Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, the Applicant shall submit details as to how it will be done
and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval.
109.AII unsuitable material found at the site shall be removed from the site or stockpiled for later
use in landscape areas.
110.Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
111.All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to
review and approval of the Planning Director and Director of Public Works/City EngineedCity
Engineer. A revegetation plan for replanting graded slopes and replacing the amount of
woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall
be employed to ensure the success of the revegetation. Examples of enhancements to the
revegetation plan include irrigating the young plants, placing top soil on fill slopes, using
special planting techniques such as drilling into fill slopes to allow root penetration, and
planting at a density similar to the native woodlands in the riparian corridors.
112.AII landslides which effect any structures or roads or other improvements shall be maintain
by Geologic Hazards Abatement District (GHAD). The developer or homeowners'
association are responsible for financing the GHAD. The administration of the GHAD is to
be determined at the Final Map stage.
113.A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
114.The project civil engineer shall certify that the finished graded building pads are within + 0.1
feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115.Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116.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."
117.AII improvements within the public right-of-way, including curb, gutter, sidewalks, driveways,
paving, and utilities, must be constructed prior to occupancy and in accordance with
approved City Standards and/or Plans.
118.The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.Complete improvement plans, specifications, and calculations shall be submitted to, and be
approved by, the Director of Public Works/City Engineer/City Engineer and other affected
agencies having jurisdiction over public improvements, prior to execution of the Subdivision
Improvement Agreement. Improvement plans shall show the existing and proposed
improvements along adjacent public street(s) and property that relate to the proposed
improvements.
120.The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the
City's existing mapping coordinates if available.
121 .The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of Public
Works/City Engineer/City Engineer and other affected agencies having jurisdiction over
public improvements prior to execution of the Improvement Agreement. Improvement plans
shall show the existing and proposed improvements along the adjacent public street and
property that relate to the proposed improvements.
122.AII required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of the
construction cost, shall be submitted to, and be approved by, the City and affected agencies
having jurisdiction over public improvements, prior to execution of the Subdivision
Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.Maintenance of common areas, including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, shall be the
responsibility of the developer during construction stages and until final improvements are
accepted by the City Council and the securities are released (one year after improvements
are accepted). Thereafter, maintenance shall be the responsibility of a homeowners'
association or individual property owners, in accordance with the project CC&Rs.
34
MISCELLANEOUS:
124.Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" - 400' scale, and 1" = 200' scale for
City mapping purposes.
125.The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126.AII construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees, from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City
of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision,
which action is brought within the time period provided for in Section 66499.37 of the
Government Code of the State of California. The City of Dublin shall promptly notify the
developer of any claim, action, or proceedings.
128.1n submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans will
not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City agencies
prior to the issuance of building permits.
PERMIT:
129.Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
130.An encroachment permit shall be secured from the Director of Public Works/City
EngineedCity Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131 .The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show proof of
it to the City of Dublin, Department of Public Works.
132.Prior to issuance of the grading permit, visually important trees shall be tagged in the field.
After the staking of the daylight lines but prior to the start of grading, protective fencing shall
be installed around the trees, subject to approval of the Director of Public Works/City
Engineer/City Engineer.
NOISE:
133.Construction and grading operations, including the maintenance and warming of equipment,
35
shall be limited to weekdays, Monday through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works' may approve days and hours
beyond the above mentioned days and hours. The developer is responsible for the
additional cost of the Public Works inspectors' overtime.
134.During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135.Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or
Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer. The Developer's soils engineer shall determine a preliminary structural design of
the road bed. After rough grading has been completed, the developer shall have soil tests
performed to determine the final design of the road bed. In lieu of these soil tests, the road
may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
137.Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138.Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the standards
of the City of Dublin. Addresses shall be assigned by the City Building Official.
140.Street names shall be submitted and processed through the Planning Department and shall
be indicated on the Final Map.
141 .The Developer shall furnish and install street name signs, in accordance with the standards
of the City of Dublin, bearing such names as are approved by the City. The developer shall
furnish and install traffic safety signs in accordance with the standards of the City of Dublin.
STREETTREES:
142.Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees
shall be planted in accordance with a planting plan, including tree varieties and locations,
approved by the Planning Director and Director of Public Works. Trees planted within, or
adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143.The City of Dublin is currently studying the adoption and implementation of a regional traffic
impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide
for Public Works projects to improve traffic circulation for accommodating new development
within the City. If a regional traffic impact fee ordinance is approved and enacted prior to
issuance of any building permits, the Applicant shall pay its fair share of this regional traffic
impact fee.
144.AII new traffic signals shall be interconnected with other new signals within the development
and to the existing City traffic signal system by hard wire. In addition, conduits with pull
ropes shall be installed along the project frontage to accommodate future extension of the
interconnect system. The extent of this work shall be determined by the Director of Public
Works/City Engineer/City Engineer.
145.Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required by
the Director of Public Works/City Engineer/City Engineer.
146.Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be located
and provided within public utility easements and sized to meet utility company standards. All
utilities to and within the project shall be undergrounded.
148.Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of
Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD)
stating that the District has agreed to furnish water and sewer service to each of the dwelling
units and/or lot included on the Final Map of the subdivision.
149.The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150.Any relocation of improvements or public facilities shall be accomplished by the developer
and at no expense to the City.
WATER:
151.Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform with
37
all of the requirements of the officially adopted Water Code of the District and will be subject
to field inspection by the District.
152.Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153.Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154.Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
155.Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
ZONING:
156.Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
g:~forms~dev~coa 1-9 7. doc
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7137 - Neighborhood A2), PREVIOUSLY APPROVED BY
RESOLUTION NO. 00-38 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-38, approving a Vesting Tentative
Map for Tract No. 7137 (Neighborhood A-2) for Dublin Ranch Area A on July 25, 2000; and
WHEREAS, staff has suggested and James Tong, on behalf of DR Acquisitions I, LLC, the owner of
the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin, and Hong Yao Lin
(collectively, the "Lins") has agreed to certain amendments to the conditions of approval of said Vesting
Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the timing for
performance of the obligations of the developer of Tract No. 7137 and the means by which the developer of
master vesting tentative map 7135 (as approved by Planning Commission Resolution No. 00-36) can satisfy the
conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the ordinances,
policies and standards which were in effect at the date the City determined that the application for Vesting
Tentative Map No. 7137 was deemed complete, and which govern development of Dublin Ranch Area A-1
pursuant to the Planning Commission's adoption of Resolution No. 00-38 on July25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall continue
to have the vested right to proceed with the development of Dublin Ranch Area A-2 in substantial compliance
with the ordinances, policies, and standards in effect at the date the City determined that the application for
Vesting Tentative Map No. 7137 was deemed complete and as approved by the Planning Commission's
adoption of Resolution No. 00-38 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7137 was to subdivide 38.4+
acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, an initial study was prepared for this project which did not identify any new impacts that were
not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and,
therefore, the Planning Commission finds that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was
certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22,
1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin
Specific Plan; and
WHEREAS, no new environmental impacts are raised by the amendments to the Vesting Tentative
Map conditions which are proposed by staff and the applicant and, accordingly, the Planning Commission finds
that the adoption of this resolution is within the scope of the initial study; and
ATTACHMENT
WHEREAS, the Planning Commission did hold a public hearing on the proposed amendments on
February 26, 2002; and
WHEREAS, although this resolution amends the conditions of approval previously approved, it does
not extend the time for the Vesting Tentative Map previously approved; 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
amendments to Resolution No. 00-38, making amendments to the conditions of approval of Vesting Tentative
Map 7137; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map
for the project as required by the Eastern Dublin Specific Plan; 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 RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed amendments to Vesting Tentative Map
No. 7137:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances. Notwithstanding the Commission's approval of these amendments, the property owner shall
have the vested right to develop Dublin Ranch Area A-2 in accordance with the applicable ordinances, policies, and
standards which were in effect at the date the City determined that the application for Vesting Tentative Map No.
7137 was deemed complete and as approved by the Planning Commission's adoption of Resolution No. 00-38 on
July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the
City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a residential project in an area designated for Single Family Residential
development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this project and
is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is, therefore,
physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and policies
of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this resolution, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause
public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large or
access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and
title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the requirements of
water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision
shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the
residents of this project will be provided pursuant to the school facilities mitigation agreement between the current
2
property owner's predecessor in interest, the Lins, and the Dublin Unified School District, as required by the
Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
amendments to the conditions of approval of the Vesting Tentative Map for Tract 7137 for Neighborhood A-2 of
Dublin Ranch Area A, for PA 99-060, as previously approved by Planning Commission Resolution No. 00-38
(Note: the amendments to the conditions of approval are shown in strikeout for deletions and underlining for
additions); all other conditions of approval of the Vesting Tentative Map remain unchanged:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subiect to 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
Communi .ty Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
COND~ION TEXT : RESPON~ : WHEN SOURCE:
AGENCY ~Q
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Master Vesting Improvement
Tentative Map for Dublin Ranch, Area A (Tract No. 7135) PA- Plans through
99-060. In the event of a conflict between the Master Conditions completion
of Approval and these Conditions, these conditions shall prevail.
2. Standard Public Works Criteria. Applicant/Developer shall PW Approval of Standard
comply with all applicable City of Dublin Standard Public Improvement
Works Criteria (Attachment A). In the event of a conflict Plans through
between the Public Works Criteria and these Conditions, these completion
conditions shall prevail.
3. Approval of Vesting Tentative Map. Approval of the Vesting PL Approval of Standard
Tentative Subdivision Map for 7137 - Neighborhood A2 is Improvement
conditioned upon the requirement that the development be Plans through
consistent with the approved Planned Development (PD), completion
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting 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 66~36 (a)O)(A)(1).
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of the Eastern Dublin Improvement
General Plan Amendment/Specific Plan and companion Final Plans through
Environmental Impact Report (EIR) that have not been made completion
specific Conditions of Approval.
5. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times,
at the time of building permit issuance, including, but not but no later
limited to, Planning fees, Building fees, Dublin San Ramon than Issuance
CONDITION TEXT RESPON; SOURCE
AGENCY RE~O
toi
Services District fees, Public Facilities fees, Dublin Unified of Building
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as
noted in the Development Agreement. 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.
6. Site Development Review. Applicant/Developer shall submit PW, PL Prior to
to the Director of Community Development and/or Planning issuance of
Commission for review and approval, architectural drawings building
and details, plot plans, and other materials as may be required permits
for Site Development Review (SDR) in accordance with the
City of Dublin Zoning Ordinance.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies and shall submit but no later
copies of the permits to the Department of Public Works. than Issuance
of Building
Permits
8. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building
1997, thc City of Dublin General Plan, and all applicable Permits
Specific Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW
review and approval, each set of plans shall have attached an Building Standard
annotated copy of these Conditions of Approval and the Permits.
Standard Public Works Criteria. The notations shall clearly
indicate how all Conditions of Approval and Standard Public
Works Criteria will be complied with. Construction 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 specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM
system infrastructure shall be consistent with the resource Plans Matrix
management policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105,279
requirements. MM
Matrix
13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM
accommodate collection and sorting of petrucible solid waste as Matrix
well as source-separated recyclable materials generated by the
residents within this project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it Any Building MM
in a Landscape and Lighting Assessment District or similar Matrix
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.
16. Water Quality Program. A water quality program shall be PL, PW Approval of ESDP EIR
submitted with each development application, demonstrating Final Map MM
existing water quality and impacts that urban runoff would have. 3.5/51.0
The water quality investigation should address the quantity of
runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW Approval of ESDP EIR
water quality requirements of the City of Dublin's NPDES Final Map MM
permit and the Alameda County Urban Runoff Clean Water 3.5/54.0 &
Program 55.0
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW Approval of Standard
shall dedicate 8' wide Public Service Easements adjacent to the Final Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. 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.
20. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director
of Public Works prior to construction.
21. Improvement and Dedication of Castle Pines Terrace. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the roads labeled as Castle Pines Terrace, (or Approval of
alternatively approved street names) for public street purposes Improvement
(46' wide right of way) and shall improve the streets to a width Plans
of 36' curb to curb, as shown on the Vesting Tentative Map for
Tract No. 7137 -Neighborhood A2, dated December 1999 and
revised June 2000. A 5' wide sidewalk shall be constructed on
both sides of the streets.
22. Improvement and Dedication of Glen Abby Court (cul-de- PW Recordation of PW
sac). Applicant/Developer shall dedicate to the City of Dublin Final Map and
the roads labeled as Glen Abby Court (cul-de-sac), (or Approval of
alternatively approved street names) for public street purposes Improvement
(47' cul-de-sac bulb radii and 44' wide straight right of way) Plans
and shall improve the streets to a width of 34' curb to curb and
42' curb radii, as shown on the Vesting Tentative Map for Tract
No. 7137 - Neighborhood A2, dated November 16, 1999. A 5'
CONDITION TEXT RESPON; WHEN SOURCE;
~to~
wide sidewalk shall be constructed on both sides of the streets.
23. [OffsitelImprovement of Fallon Road between Signal Hill PW When deemed PW
Drive and Antone Way. If not previously constructed by Lin necessary by
Property, then Applicant/Developer shall improve Fallon Road the
between Signal Hill Drive and Antone Way Road as specified in Development
the traffic study prepared by TJKM dated May 22, 2000 and as Agreement
specified by the Director of Public Works. Developer shall
receive TIF credit.
24. [Offsitellmprovement and Dedication of Signal Hill Drive. PW O~c'.:'~.ancy ~f PW
If not previously constructed by another Developer, the
Applicant/Developer shall improve and_..ded~.a~e_ Signal Hill er ween
Drive and a portion of Sugarhill Circle connecting to Bent Tree deemed
Drive and Bent Tree Drive to Fallon Road to two lanes of
pavement as specified on sheet 1 of the Master Vesting the D,~recter ef
Tentative Tract Map 7135, and as specified by the Director of Pub!'~c xY!crkg
Public Works.
~_.a_p and
~_o m p~l e._t.¢~a_t
_o__c_c__u_ p_ a~n c2/o~f
first building
25. Private Recreation Facility. The Applicant/Developer shall P~L Completion
dedicate to the community homeowners association the private _due prior to
recreation facility on Parcel C-1. Construction shall commence
no later than the last building permit of the first subdivision (A- !g.s_.~_f_e...~!~i..c_~..e_
2, A-3, A-4, and A-5). E~_..o._q~pp.ar~.qy
for second
subdivision.
26. IOffsitelT.1.F. Improvement of Failon Road. PW As Specified PW
Applicant/Developer shall improve Fallon Road and construct in the
four travel lanes (2 northbound and 2 southbound) median Development
landscaping and landscaping along project frontage from future Agreement or
intersection of Anton Way to the north curb return of Golf when deemed
Course Maintenance Drive in accordance with the precise plans necessary by
approved on pages 26, 27 and 28 of the "Supplemental the Director of
Information" of the SDR/VTM book prepared by MacKay and Public Works
Somps dated December 1999 and revised June 2000 and to the
satisfaction of the Director of Public Works.
The goal of the overall improvement plan is to construct all TIF
improvements needed for capacity and access to Dublin Ranch
Area A while maximizing conformance to the ultimate
improvements and minimizing interim, "throw-away"
improvements. The Director of Public Works shall review and
approve all street geometrics of the interim improvements.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms of an
agreement among the above parties for improvement of the
road. Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the construction of
the offsite TIF improvements conditioned under Tract No. 7135.
27. [OffsitelTract No. 7135 Improvements. Applicant/Developer PW Occupancy of PW
shall complete all proposed improvements included with the any building
Tract No. 7135 subdivision improvements with the last
subdivision (A-2, A-3, A-4 or A-5) that have not yet been
completed and approved by the Director of Public Works,
except those listed in previous conditions of approval. Any and
all outstanding improvements shall be constructed as
conditioned with Tract No. 7135 and shall be to the satisfaction
of the Director of Public Works.
28. Decorative Paving. Applicant/Developer shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plan approved
herein. 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.
29. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of
in public streets, a Decorative Paving Plan shall be prepared to Improvement
the satisfaction of the Director of Public Works and only at Plans
major project entrances as specifically shown on the plan
approved herein. Pre-formed traffic signal loops shall be used
under the decorative paving, and sleeves shall be used under
decorative pavement to accommodate future utility conditions.
Where possible, irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving
shall be included in a landscape and lighting maintenance
assessment district or other funding mechanism acceptable to the
Director of Public Works.
30. Decorative Streetlights. Decorative streetlights shall conform PW Approval of Standard
to those approved with improvement plans for Tract No. 6925 Improvement
Dublin Ranch Phase I, except the poles shall be metal pole with Plans
decorative base. A street lighting plan, which demonstrates
compliance with this condition, shall be submitted prior to
recordation of the Final Map and shall be subject to review and
approval by the Director of Public Works.
31. Retaining Walls. Fences, which are proposed on top of any PL Approval of PL
retaining walls that are greater than 30" high shall be, offset a Improvement
minimum of 1' to provide planting areas. Plans
32. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL
designed in combination with an earth berm to create the Improvement
appearance of a maximum 6' high wall as viewed from Fallon Plans
Road if applicable.
33. Private Recreation Facility. If not previously dedicated and PW As Specified Standard
completed with the first building permit of the second in the
subdivision (A-2, A-3, A-4 or A-5) Applicant/Developer shall Development
dedicate and complete the Private Recreation Facility within Agreement
Parcel C-1 of Tract No. 7135 to the satisfaction of the Director
of Public Works.
34. Private Recreation Facility Parking. Applicant/Developer PL Submit prior Standard
shall provide a grading and improvement plans for the Private to Approval of
Recreation Facility that includes the preliminary site grading Improvement
and "site work" and/or "infrastructure" improvements. The plan Plans/
shall be required to be submitted with the improvement plans Approval of
for the first subdivision (A-2, A-3, A-4, and A-5) and shall be detailed
subject to review and approval by the Director of Public Works Improvement
and Director of Community Development. The proposed Plans prior to
parking for the Private Recreation Facility shall not conflict with construction of
the proposed driveway entrances and shall provide for adequate Private
circulation. All parking spaces shall be double-striped with 4- Recreation
nch wide stripes set or otherwise approved by the Director of Facility
Public Works and the Director of Community Development as
shown on the "Typical Parking Striping Detail". Handicapped,
visitor, employee, and compact parking spaces shall be
appropriately identified on the pavement.
35. Pedestrian Pathway Facilities. Applicant/Developer shall PW Approval of Standard
dedicate to the Community Homeowners Association and shall Improvement
construct the pedestrian pathway facilities within Parcel "B" of Plans
Tract No. 7137 including the minimum required lighting per
City of Dublin Standards in bollard lighting style, as shown on
the Vesting Tentative Map for Tract No. 7137 - Neighborhood
A2, sheet 60 of the SDR submittal package and to the
satisfaction of the Director of Public Works.
Applicant/Developer shall grant an emergency vehicle access
easement to the City of Dublin over the pedestrian pathway
facilities to the satisfaction of the Director of Public Works.
36. [OffsitelSidewalk along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and construct a 6' wide Any Building
sidewalk located 10' behind the back of curb along the westerly
frontage of Signal Hill Drive from Fallon Road to the southerly
boundary of this subdivision, including handicap ramps where
necessary, to the satisfaction of the Director of Public Works.
37. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
38. Pedestrian Sidewalk. The pedestrian sidewalk within Parcel PW Completion of Standard
"B" of Tract No. 7137 shall comply with all current City of Improvements
Dublin Standards.
39. Open Space and Recreation Dedication and Improvement. PL, PW Approval of PW
The Open Space and Recreation Parcels "A", "B" and "C" of Final Map and
Tract No. 7137 shall be dedicated to the Community Improvement
Homeowners Association. Bank stabilization shall be required Plans
to be installed within the corridors if needed, as determined by
the Director of Public Works.
40. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of PL
greenbelts and common open space areas, including Signal Hill Building
Drive and Castle Pines Terrace shall be an average of 10' unless Permits
an exception is approved by the Community Development
Director.
41. Rear Yard Setbacks. Rear yard setbacks for homes along the PL Issuance of PL
western boundary of the subdivision shall be maximized to Building
reduce visual impacts due to their close vicinity to the ridge and Permits
shall be subject to review and approval by the Community
Development Director.
42. Storm Drainage Easement Dedication. Applicant/Developer PW Approval of PW
shall dedicate a 10' wide storm drainage easement to the City of Final Map
Dublin across Parcel "B" of Tract No. 7137. The easement shall
accommodate storm drainage improvements and potential
overland release of storm runoff and shall be approved by the
Director of Public Works
43. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to
by MacKay & Somps, dated May 2000) if needed. Issuance of
Finished
Grading
Permit /
Approval Prior
to Occupancy
of Any
Building
44. Storm Drain Improvements. All storm drain improvements PW Approval of PW
and mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Phase I residential Plans
neighborhoods and/or specified by the Director of Public Works
shall become requirements of this subdivision.
45. [Offsite]Storm Drain Improvements. All offsite storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Any Building
Tract No. 7137 improvement plans, shall be constructed and
accepted for service as directed by the Director of Public Works.
46. [OffsitelWater and Sewer Lines. All offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7135 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
47. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW
to the phasing of construction and access shown on the Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
48. Joint Utility TrenchesFL!ndergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility trenches affected units Utilities
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. Ali 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.
PUBLIC PARKS
49. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building Permits
the City of Dublin Resolution No. 32-96, 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
: o toi
Parks, Land" dedication for the project is 0.24 acres.
50. Golf Course Improvements. If Applicant/Developer constructs PL, PW As specified in Parks and
the Golf Course (Parcel "G-Y' of Tract No. 7135), it shall be the Development Comm.
designed and constructed in accordance with the Golf Course Agreement Services
standards as contained in the Applicant/Developer's SDR Dept.
submittal package dated June 2000 and the City of Dublin's
Development Standards. The design of the Golf Course shall be
approved by the City of Dublin Director of Community
Development and Director of Public Works.
51. Hold Harmless/Indemnification. Applicant/Developer, and PL, PW Any Action Standard
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
LANDSCAPING
52. [OffsitelLandscape Strip along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated 10 foot landscape strip between the sidewalk and Building
the back of curb along the westerly frontage of Signal Hill Drive
between the southerly boundary of Tract No. 7137 and Fallen
Road, to the satisfaction of the Director of Public Works. Root
barriers shall be installed surrounding each tree or along the
sidewalk and back of curb on each side of the street. This
landscape strip shall be adequately maintained by the
Community Homeowners Association under the direction and
oversight of the City of Dublin Public Works Department.
These landscaped areas shall be subject to the City's Water
Efficient Landscape Regulations.
53. Landscaping and Street Trees. The Applicant/Developer shall PL, PW Completion of PW
construct all landscaping within the site, along the project Improvements
frontage from the face of curb to the site right-of-way, and all
street trees proposed within the public service easements, to the
design and specifications of the Specific Plan and 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
10
be submitted for review to 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.
54. Landscaping in Golf Course Open Spaces. The landscape PW, PL Occupancy of PW
improvements for Golf Course open spaces shall be installed by Any Building
Applicant/Developer concurrently with the development of the
adjacent residential parcel (i.e.; Parcels C-l, G-3, and G-4 of
Tract No. 7135), or otherwise specified by the City Manager or
the Dublin Ranch Area A Development Agreement.
Restoration/establishment plans and monitoring programs are
required for all stream corridors and open space areas that are
proposed to be planted with trees and shrubs and shall be
approved by the Director of Public Works and the Community
Development Director.
55. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior to
Community Development Department. The Management Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submitted prior
survival of all Open Space plantings shall be designated in the to Recordation of
Open Space Management Program and shall be subject to Final Map and
review and approval by the City at Applicant/Developer's approved prior to
expense. The program shall include provisions for mowing and Occupancy of
removal of cut plant materials, debris, and other miscellaneous Any Residential
trash items. The requirements of this program shall be included Unit
in the Community Homeowners Association CC&R's and shall
be subject to review and approval by the Community
Development Director and Public Works Director. Any
necessary restoration of Open Space plantings shall be the
responsibility of the Community Homeowners Association, and
shall be completed according to the time frame contained within
the Management Program. If the Open Space plantings are not
maintained according to the standards established by the
Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the
Community Homeowners Association for the cost of such
maintenance and corrective measures plus the City overhead
costs.
56. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
responsibilities. This maintenance shall include 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 Community and Neighborhood Homeowners
Associations.
57. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, Completion of PW
course landscaping is not installed at the time of occupancy of F Improvements
any units in the subdivision, the Applicant/Developer shall
construct landscaping for a temporary Fire Buffer Zone along
the exterior boundary line of the subdivision to prevent the
11
CONDITION TEXT RESPONi WHeN SOURCE
AGENCY
spread of fires as specified in the Wildfire Management plan.
5g. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard
intersections shall be such that sight distance is not obstructed. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
GRADING
59. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of any PW
greater than 10 feet vertically shall be no steeper than 3H: 1V Grading Permits
unless otherwise approved by the Director of Public Works, and
graded slopes steeper than 3H: 1V and greater than 30 feet
vertically shall be benched in accordance with the approved
geotechnical report. All slopes shall be graded in conformance
with the grading plans approved for Tract No. 7137and as
required by the Eastern Dublin Specific Plan and Scenic
Corridor development standards, grading policies and action
programs and are subject to the approval of the Director of
Public Works and the Director of Community Development.
60. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of
slopes in open space areas shall be hydroseeded and treated with Improvements
erosion control measures immediately upon completion to
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
61. Graded Slopes/Erosion Control. All graded slopes which are PW On-going PW
not to be developed, including the offsite graded slopes located
to the west of"Tract 7137", shall be hydroseeded with native
grasses immediately upon completion to prevent soil erosion.
TRAFFIC AND CIRCULATION
62. [Offsite]Traffic Signals. If not constructed by previous PW As specified in PW
developer, Applicant/Developer is responsible for the traffic the
signal design and installation of conduit for the future Development
signalization at the following intersections to the satisfaction of Agreement or
the Director of Public Works: when deemed
necessary by
the Director of
Public Works
a. Kingsmill Terrace and Fallon Road.
b. Antone Way and Fallon Road
The signal improvements shall accommodate conversion to
serve an ultimate three and four-legged intersections to the
extent possible, minimizing replacement or relocation of
improvements. The cost of the conduit shall be the
responsibility of Applicant/Developer, with no TIF credits given
for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by the
Director of Public Works. In the event that a improvement
agreement for the installation of the ultimate traffic signals fails
to be reached, Applicant/Developer shall be responsible for the
installation of the future traffic signals.
12
i ~i°rt0
63. Signal Hill Drive and Sugar Hill Circle Intersection. Unless PW Occupancy of PW
previously constructed, Applicant/Developer shall install STOP Any Building
signs at south bound approach to the intersection of Signal Hill
Drive and Sugar Hill Circle as recommended in the traffic study
prepared by TJKM, dated May 22, 2000.
64. Sugar Hill Circle and Bent Tree Drive Intersection. PW Occupancy of PW
Applicant/Developer shall install STOP signs at the northbound Any Building
approach intersection of Sugar Hill Circle and Bent Tree Drive
as recommended in the traffic study prepared by TJKM, dated
May 22, 2000.
65. No Parking Areas along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall designate no parking areas along Any Building
Signal Hill Drive within 50 feet of Failon Road, as
recommended in the traffic study prepared by TJKM, dated May
22, 2000, and as directed by the Director of Public Works.
66. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of PW
to provide convenient access to public transit, to enhance local Final Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost
of procuring and installing the necessary improvements to meet
the requirements listed above shall be paid by
Applicant/Developer.
EMERGENCY SERVICES
67. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
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.
68. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of all applicable fees, including a City of Dublin Fire
Impact Fees.
69. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD), Building
including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and
operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan shall
meet the requirements of the Wildfire Management Plan.
13
c. Within the "Open Space" ~reas the abatement of grasses and combustible materials for
areas both inside and outside of the designated Fire Buffer shall be completed as required
and maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related
to the responsibility of the maintenance within these areas shall be included in any
CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant
species and groundcover shall be submitted for review and approval prior to installation.
d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width would mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet,
except Kelley Court, which may have a minimum radius of 40 feet.
e. Fire hydrants shall be so spaced that the maximum distance between them does not
exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County
Fire Department and Dublin San Ramon Services District prior to installation. A
complete utility plan showing main location, size and hydrant locations shall be submitted
to this office for review and approval. The minimum fire flow for this development is
1500 gallons per minute from one hydrant flowing for a 120-minute duration.
f. Plans may be subject to revision following review.
70. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of
controlled by fences and adequate gates to prevent unauthorized Any Building
pedestrian traffic.
71. Projected Timeline. Developer shall submit a projected PO Issuance of
timeline for project completion to the Dublin Police Services Building
Department, to allow estimation of staffing requirements and Permits
assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
72. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
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.
73. Salt Mitigation. Recycled water projects must meet any Zone 7,
applicable salt mitigation requirements of Zone 7. PW
74. Requirements and Fees. Applicant/Developer shall comply Zone 7, Issuance of Standard
with all Alameda County Flood Control and Water PW Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
75. Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard
and recycled water and wastewater pipelines and facilities shall Improvements
be constructed by the Applicant/Developer in accordance with
all DSRSD master plans, standards, specifications and
requirements.
76. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
Matrix of Implementation Responsibilities", Table 3 "Storm
Drainage Matrix Implementation Responsibilities of the Eastern
Dublin Specific Plan dated January 7, 1994 for water systems
14
CONDi~i~ION TEXT RESPONi WHEN SOURCE
iii i
AGENCY ! REQ
incorporated herein by reference and thc "Water Efficient
Landscape Ordinance #18-92".
77. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto must
conform to all of the requirements of the officially adopted
Water Code of the District and shall be subject to field
inspection by the District.
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building
"Standard Procedures, Specifications and Drawings for Design and Permits
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 accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building
Layout and sizing of mains shall be in conformance with DSRSD utility Permits
master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of
existing sanitary sewer system. Pumping of sewage is discouraged and Improvement
may only be allowed under extreme circumstances following a case by Plans
case review with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications. The DSRSD reserves
the right to require payment of present worth 20-year maintenance costs
as well as other conditions within a separate agreement with
Applicant/Developer for any project that requires a pumping station.
d. Domestic and fire protection waterline systems for residential 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 DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an
off-street or private street location to provide access for future
maintenance and/or replacement.
f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD
and sewer lines shall be submitted to and approved by DSRSD. Grading
Permit or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on Final Map
the Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map
i. All utility connection fees, plan-checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be Building
paid to DSRSD in accordance with the rates and schedules established Permits
in the DSRSD Code.
15
j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
District Engineer. Each drawing of improvement plans shall contain a Building
signature block for the District Engineer indicating approval of the Permits
sanitary sewer or water facilities shown. Prior to approval by the
District Engineer, Applicant/Developer shall pay all required DSRSD
fees, and provide an engineer's estimate of construction costs for the
sewer and water systems, a performance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. Applicant/Developer
shall allow at least 15 working days for final improvement drawing
review by DSRSD before signature by the District Engineer.
k. No sewer line or water line 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 DSRSD Permits and all
conditions herein have been satisfied. DSRSD
requirements
1. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines resulting from
the construction and completion of the project.
78. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD
annexed to DSRSD in 1995 as DSRSD Annexation 94-1. Ali
properties within this annexation are subject to DSRSD
conditions, which restrict the availability of services. Ail
parcels, which seek service from DRSRD within this area, are
also subject to the conditions of the Areawide Facility
Agreement with Lin et al, which regulates the manner and
timing of services by the District.
79. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District Recycled Water Use Zone (Ordinance 280),
which calls for installation of recycled water infrastructure to
allow for the future use of recycled water for approved
landscape irrigation demands. Recycled water will be available
in the future to the project site, as described in the DSRSD
Eastern Dublin Facilities Plan Update, June 1997. Unless
specifically exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities shall be
designed to conform to all applicable District Standards and
specifications.
80. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD
mains shall be installed in the vicinity of this project. Offsite Improvement
recycled water main extensions to connect to existing facilities Plans
not yet activated shall be required. Recycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled
water system when available. Improvement plans shall include
all required recycled water improvements.
81. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of DSRSD
Dublin Facilities Plan Update, June 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to Plans
the Eastern Dublin area including Dublin Ranch, and potable
water infrastructure has been sized reliant on this. The statement
on Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
16
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion that
individual neighborhoods will not be required to install recycled
water mains shall be stricken from the plans; this determination
shall be made by the District with reference to Ordinance 280
after examination of detailed landscaping and improvement
plans.
OTHER CONDITIONS
82. Homeowners Association. Applicant/Developer shall establish PW, PL Appr-oYal-of Standard
a xTo;,~,~,~,~,~ Community Homeowners Association o,a/~,~
~ ...... ;.,, u ........... a .... ;ot;,,, that will monitor and Prior to
provide oversight to the maintenance of owner-maintained street transfer of title
landscape areas and common areas including community walls to first
and theme fences. Maintenance responsibilities shall be as individual
shown on the submitted "Open Space and Ownership and p~[~h~..s..~
Maintenance Plan" dated December 1999, and revised
2999 F~e_b_~_ary 14, 2001. 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.
83. Covenants, Conditions and Restrictions (CC&Rs). PL S'.:'bmi~ed
Covenants, Conditions and Restrictions (CC&Rs) shall be Prier te
established for this development. The CC&Rs shall be approved Appreval of
by the Director of Community Development to assure that:
Prier to
Pe-~rv. its ~ior
to transfer of
title to first
individual
~urchaser
a. A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and along a
public street shall not occur. Recreational Vehicles are defined as a motorhome, travel
trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area
overhangs the cab, camping trailer, or tent trailer, with or without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family unit
shall be maintained and kept in good order by the resident and/or owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for
covering long-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials and foliage shall be
used.
17
g. Homeowners Association shall keep landscaping along Parcel "A" of Tract No. 7137 at a
minimal height and fullness where needed to give patrol officers and the general public
surveillance capabilities of the area.
84. Phased Occupancy Plan. If occupancy is requested to occur in PL, B Submitted Standard
phases, then all physical improvements within each phase shall prior to
be required to be completed prior to occupancy of units within issuance of
that phase except for items specifically excluded in an approved building
Phased Occupancy Plan, or minor hand work items, approved permits/
by the Department of Community Development. The Phased Approved a
Occupancy Plan shall be approved by the Director of minimum of
Community Development a minimum of 45 days prior to the 45 days prior
request for occupancy of any unit covered by said Phased to Occupancy
Occupancy Plan. Any phasing shall provide for adequate of Affected
vehicular access to all lots in each phase, and shall substantially Unit
conform to the intent and purpose of the subdivision approval.
No individual unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all reasonably expected
services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may
be deferred due to inclement weather with the posting of a bond
for the value of the deferred landscaping and associated
improvements.
85. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, Sale of any Standard
acknowledgment (secured from the individual property owner) B unit within a
acknowledging the continuance of construction activity within phase
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community
Development within three (3) days upon request of the Director
of Community Development. If Applicant/Developer fails to
comply, the Director of Community Development may require
the submittal of the written acknowledgment prior to release of
occupancy of any future units and/or future phases.
86. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units required Final Map
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 and the Director of Community Development and
Director of Public Works. A plan showing the locations of all
mailboxes shall be submitted for review and approval by the
Director of Public Works.
87. Agricultural Operations. CC&R's for this subdivision shall PL Prior to
include notification that agricultural operations, (farming, cattle transfer of title
ranching, etc.) are located in close proximity to the golf course to first
and this subdivision. Operations of these agricultural uses may, individual
from time to time, impact the residents of these subdivisions purchaser
with both noise and odors. This statement should serve to notify
potential home purchasers and residents that the agricultural
18
uses may continue indefinitely.
88. M...a ~ t.e.[..(~..c_ _~R_.~,_.3J~.~.._ .D_ .e_y_eJ.op.e.r_s_h a_}l_.p_r e.p_a_r.~_ a.~t e~ .P. l~...p.~:~ !~_rj.o._r...t~
-c.~ ~-n..-au....t-s-.-~ .°-n-d.- J!Jg--n-s-.-.-a-n-.~_~-s-~j_c_.t_l 9.~S_..(((~8)..~0.~.~ t t~.a..~.~.fe.L~ f~.ti.t!~
_sp_e_cj~jn~g_that a Community Homeowner's Association to first
covering all parcels within the Tentative Map_shall be formed~ individual
covering maintenance of the private open space_parcel_~s purchaser
pedestrian trails, creeks, and recreational facility. The document
shall be reviewed and approved by City Attorney and Director
of Public Works and shall then be recorded.
89. Landscaping Maintenance. Applicant/Developer shall PW Completion of
an.d..th.e._.a_pp l.i.q.a.tipn._..q f.p.[~_.-..e..m._¢rg ent chemicals
90. Street Name Signs. Street name signs shall display the name of PW Approval of
the street together with a City standard shamrock logo. Posts Improvemen_t
shall be galvanized steel pipe, unless otherwise approved by the Plans
Director of Public Works.
91. Dublin Boulevard/Dougherty Road Intersection PW When
Improvement. The Applicant/Developer shall be responsible
for the prqject fair share contribution towards the City Capital Director of
Lrnprovements prqiect for the following improvements to the ~Pu-b!j-c- -W-.°--rk~s
Dublin Blvd. and Dougherty Road intersection:
a. Eastbound Dublin Boulevard, e_x_cJgs_i_ve r~.ight-turn lane to
_S_q~!.h_bound Dough~e_rtY Roa_d_.
b. Northbound Doug_h._e___rty Ro_ad, exclusiye~ri~ght-turn lane to
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the Ci~
has a shortfall of category 2 funds available to complete the
above list of improvements, the Developer shall contribute the
remaining balance of the funds needed to complete the specified_
improvements to the satisfaction of the Director of Public
Works. To the extent practical, the notice shall be timed so that
the work shall be completed immediately prior to the poin!
where the Level of Service E occurs. These funds will be based
on the percent of trip contribution to the intersection del'reed and
approved by the Director of Public Works. This intersection
Improvement is a TIF improvement. Therefore costs spent may
be credited against the payment of traffic impact fees in
accordance with City TIF Guidelines.
92. Gleason Drive. Prior to issuance of a certificate of occupancy PW Prior to
for the 421~t unit in Area A, Developer / Applicant shall ~ssuance of
construct either 2 lanes of Gleason Drive from Tassajara Road 42
to Fallon Road in accordance with approved precise alignment Certificate of
prepared by MacKay and Somps dated August 1999 or as Occupancy
defined by the Director of Public Works or the extension of Area A.
Pg~.!.!.~....B~C!~...~...!)gl~.!.!p_..R..a~.d).,5~a..~ to Fallon Road or as
19
defined by the Director of Public Works.
The Developer shall be responsible for the installation of the
new traffic signal at the intersection of Fallon road and Gieason
Drive.
With the extension of Dublin Boulevard to Fallon Road,
Developer shall be responsible for the traffic signal required by
~d.~!tj~..~....~.~-9f~-n.t~.~.t.!y~.~T.~c..[..~M-.~p-~[~.~.-~d~!~j~.n-.~..~f
~.e_n~t~.t!x ~._T_r_a_c_ t_..g ~ p... 7_.!_3_ ~_ _s_t .a..t_¢._s .-.__'.'.6pp !.i._c_~p_~ _er_e_ [p p e_r_ 5 h_a !.!
If Developer constructs Gleason Drive through to Fallon Road,
Developer shall complete Fallon Road in its ultimate state from
~._xi_s_t!ng Antone _Way to Gleason Road and transition Fallon
Road from Gleason Road south to Bent Tree Drive as _approve__.d.
_b y~ _t~h_e~D_i r_e.__c._t_ .o_r. 9~f _P_u_.b_) i_~c _W_ _o_r_!s _s_._
93. Utili_ty Installation. All water, ga_sD.e__w_er, unde_rground electric PW Approval of
pg__w~er, cable television or telep_h_o_ne lines, and storm drain Improvement
facilities shall be installed as per the Master Plan and sleeves Plans
appropriately installed 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 by the Director of Public Works in
writing.
94. D__a_m_ag&/~_.e_p_a_i_rs_. I~f._u_sed as construction access by th.e. PW Tract
D__e_v~l_o.p_er~_t..he Dev~e_l.0per shall re_pair all dam_a.g~_d e~x_~5_ti_n~g a~_c_e_pI.a_pc~e
p_ax_em~e_n_h_s_..treet,_~;_u__r..b, gutter and sidewalk along An_t_0_n_e___W_a~v~
e_xis~t_in_g_F_aJlon R__o_a_d~ North Dublin Ranch Drive~__S_o~ut_h~D_ub_lj_n_
Ranch Driy_e.~S_ignal Hill Driye, Bent~T_r_e_e_Drive, resulting_from
construction and vehicle traffic as a result of construction
activities to the satisfaction of the Director of Public Works.
95. ~-n.t-.-T.re.n. ch..C.~n~ep_t...P..!a. _n:_.gpp_l~n.trD..ey_~!gp.~ .r..sho!l~ ~._W,._~[ 6pprgy_a_L_o..t~
. .tr_~_n_._c..h_.~_n ~!... !~rg e...k o~.e_.~,...s_..wi_ts h~_s,....tr...a_!~, s. fo. _r~__e_r s_.a_n_~. 9 Ih. ~ rjp.!n_t P_! an s_
._A_p[L(i_c_a_nJd~D~ey_e_ l_o_p_erj_h_a_l_l grant pu_b_ljc__sgrvi_~c_e__e_a_s_e_m~e_n_t_~Lal~l
t~h_ e___appr~o_v e~d_~_r_ppg_s_e_d_ l_o_c.~[ ~_o_ns~.
96. Interim Stop Signs. In the interim condition of Fallon Road, PW Occupancy of
the Applicant/Developer shall install an on-site 3-way stop at the first
the intersections of Fallon Road with Bent Tree Drive, if not building.
already installed, and also at Antone Way and Fallon Road, if
not already installed, to the satisfaction of the Director of Public
20
PASSED, APPROVED AND ADOPTED this 26th day of February 2002.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
g:pa99-060\amending pcreso a2.doc
21
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the
City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New
Developments. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as
Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to
the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until a professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or the Society of Professional Archaeology
(SOPA) has had an opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities and
a cash monumentation bond to guarantee the installation of subdivision improvements,
including streets, drainage, grading, utilities and landscaping subject to approval by the
Director of Public Works/City Engineer prior to approval of the Final or Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a)
All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
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/City Engineer.
d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading
22
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.
e)
A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the performance
security may be replaced with a maintenance bond that is 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.
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground line
which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe
of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
11. Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
12.
In case that the detention basin outlet fails and the basin cannot contain the 100-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-way.
23
13. Storm drainage facilities shall bedesigned to meet the following capacity:
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
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.
14. No buildings or other structures shall be constructed within a storm drain easement.
15.
Developer shall provide "trash racks" where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash
racks.
16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
17.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
21.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow
corridor to an approved drainage facilities. This corridor shall be design to prevent flooding
of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional
inlets within 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
24
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The 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/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as directed
by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review 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. The 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. For projects disturbing less than
five (5) acres an erosion control plan shall be submitted with the grading plan.
30.
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. A copy
of the SWPPP shall be kept at the construction site at all times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins
shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not
draining to a desilting basin, at a minimum, shall be seeded then covered with a 100%
biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each
bench and along the toe of slope. The developer shall be responsible for providing any
addition slope protection which may be needed to prevent silting of natural water courses
and storm drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
33.
Gather all construction debris on daily and place them 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, use tarps on the ground to
collect fallen debris or splatters that could contribute to storm water pollution.
25
34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid driving
vehicles off paved areas.
35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily
basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) 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.
37.
Create 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 on the project site that
have the potential for being discharged to the storm drain system. Never clean machinery,
tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See
"Building Maintenance/Remodeling" flyer for more information.
38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
42.
43.
The project plans shall include storm water pollution prevention measures for the operation
and maintenance of the project for the review and approval of the Director of Public
Works/City Engineer/City Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry
of pollutants into storm water runoff.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
The 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
26
construction BMPs will result in the issuance of correction notices, citations and/or a
project stop order.
44.
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 connections
are subject to the review, approval, and conditions of the Dublin-San Ramon Services
District (DSRSD).
45.
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. Implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control
and spill clean-up.
46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
47.
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 connections are
subject to the review, approval, and conditions of the DSRSD.
48.
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/City EngineedCity
Engineer.
49.
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.
50.
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.
51.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, 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/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
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52.
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 be conducted in
this area. Sanitary connections are subject to the review, approval, and conditions of the
DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
54.
Vehicle/Equipment Washers: 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.
55.
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 "run-on" to, or runoff from,
the area. Fuel dispensing facilities must have canopies; canopy roof down spouts 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.
56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site 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 by
the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
59.
The project plans shall include storm water pollution prevention measures (SWPPP) for the
operation and maintenance of the project subject to the review of the Director of Public
Works/City Engineer/City Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
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60.
The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers
are aware of, and implement, all storm water quality measures and implement such
measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or recycling area shall not discharge to the storm
drain system. Drains should connect to the sanitary sewer. Sanitary connections are
subject to the review, approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
requirements. If no common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm water
measures and the maintenance of all private streets, private utilities, and other common
areas and facilities on the site, including all landscaping. Landscaping shall be designed
with efficient irrigation to reduce runoff and promote surface filtration and minimize the use
of fertilizers and pesticides which can contribute to urban runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. 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/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
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71.
72.
73.
74.
75.
76.
77.
78.
79.
80.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be present
at all times during grading. All engineering plans must be designed and signed by a
Registered Civil Engineer. Plans are subject to the review and approval of the Director of
Public Works, and after his approval, original mylars or photo mylars with three sets of blue
prints must be submitted to the City.
The minimum uniform street gradient shall be 1%. 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%.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City Engineer/City Engineer. 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.
All residential building pad elevations must be above the 100-year flood level.
In the 100-year Flood Hazard Zone, all residential units shall have their 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 floor elevation above the 100-year
flood level.
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
developer or homeowners' association for the periodic inspection and maintenance of all
retaining walls that could possibly affect the public right-of-way.
Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the
Director of Public Works/City Engineer/City Engineer.
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.
The Contractor shall be responsible for acquiring permits required by other agencies. (Fish
& Game, Army Corps of Engineers, Zone 7, Etc.)
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81.
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor,
etc.) must meet and follow all of the City's requirements and policies, including the Urban
Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or 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, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by
the Director of Public Works/City Engineer/City Engineer. 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 in place by
October 15th and shall be maintained in place until April 15th unless otherwise allowed in
writing by the City Engineer. It shall be the developer's responsibility to maintain the
erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars
of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommend-ations contained in the soils report shall
be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
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88.
A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for
adjoining properties and easements shall be submitted at the time of the submittal of the
final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to approval
of the Final/Parcel Map. These easements shall allow for vehicular and utility service
access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City in
a form acceptable to the Director of Public Works/City Engineer/City Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite each
hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of Public
Works/City Engineer/City Engineer and Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire AuthOrity, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site including curb, gutter,
sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural
32
or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths,
the design of storm drainage facilities inside and outside the Subdivision, grading of lots,
the boundaries of the Tract, and shall show compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform Building
Code (UBC). In case of conflict between the soil engineer's recommendations and City
ordinances the City Engineer shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all underground
utilities shall be installed and service connections stubbed out to property lines. Public
utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which
will not disturb the street pavement, curb, gutter and sidewalk, when future service
connections or extensions are made. All public and private utilities shall be
undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the supervision
of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion,
submit a declaration to the Director of Public Works/City Engineer/City Engineer that all
work was done in accordance with the recommendations contained in the soils and
geologic investigation reports and the approved plans and specifications. Inspections that
will satisfy final subdivision map requirements shall be arranged with the Director of Public
Works/City Engineer/City Engineer.
102.
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 City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
103.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the
start of work.
104. Street grades shall be designed and built in accordance with the General Plan, unless
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
105.
106.
107.
108.
109.
110.
111.
112.
113.
114.
The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
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 for approved by the Director of Public Works/City
Engineer/City Engineer. 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.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of improvement/grading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, the Applicant shall submit details as to how it will be done
and routes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to
review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation
techniques shall be employed to ensure the success of the revegetation. Examples of
enhancements to the revegetation plan include irrigating the young plants, placing top soil
on fill slopes, using special planting techniques such as drilling into fill slopes to allow root
penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
All landslides which effect any structures or roads or other improvements shall be maintain
by Geologic Hazards Abatement District (GHAD). The developer or homeowners'
association are responsible for financing the GHAD. The administration of the GHAD is to
be determined at the Final Map stage.
A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
The project civil engineer shall certify that the finished graded building pads are within +
$4
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. 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."
117.
All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in accordance
with approved City Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the
proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the
City's existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of
Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction
over public improvements prior to execution of the Improvement Agreement. Improvement
plans shall show the existing and proposed improvements along the adjacent public street
and property that relate to the proposed improvements.
122.
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of the
construction cost, shall be submitted to, and be approved by, the City and affected
agencies having jurisdiction over public improvements, prior to execution of the Subdivision
Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, shall be the
responsibility of the developer during construction stages and until final improvements are
35
accepted by the City Council and the securities are released (one year after improvements
are accepted). Thereafter, maintenance shall be the responsibility of a homeowners'
association or individual property owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for
City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees, from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the
City of Dublin or its advisory agency, appeal board, or legislative body concerning a
subdivision, which action is brought within the time period provided for in Section 66499.37
of the Government Code of the State of California. The City of Dublin shall promptly notify
the developer of any claim, action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans will
not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
130.
An encroachment permit shall be secured from the Director of Public Works/City
EngineedCity Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show proof
of it to the City of Dublin, Department of Public Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in the field.
After the staking of the daylight lines but prior to the start of grading, protective fencing
shall be installed around the trees, subject to approval of the Director of Public Works/City
Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or
Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer. The Developer's soils engineer shall determine a preliminary structural design of
the road bed. After rough grading has been completed, the developer shall have soil tests
performed to determine the final design of the road bed. In lieu of these soil tests, the road
may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139. The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141. The Developer shall furnish and install street name signs, in accordance with the standards
of the City of Dublin, bearing such names as are approved by the City. The developer
shall furnish and install traffic safety signs in accordance with the standards of the City of
37
Dublin:
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees
shall be planted in accordance with a planting plan, including tree varieties and locations,
approved by the Planning Director and Director of Public Works. Trees planted within, or
adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-¥alley area. This fee will
provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to accommodate future
extension of the interconnect system. The extent of this work shall be determined by the
Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable -IV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be located
and provided within public utility easements and sized to meet utility company standards.
All utilities to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of
Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD)
stating that the District has agreed to furnish water and sewer service to each of the
dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer
and at no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform with
all of the requirements of the officially adopted Water Code of the District and will be
subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
g:Vormsidev~coa 1-97. doc
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7138 - Neighborhood A-3), AS PREVIOUSLY APPROVED
BY RESOLUTION NO. 00-39 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-39, approving a Vesting Tentative
Map for Tract No. 7138 (Neighborhood A-3) for Dublin Ranch Area A on July 25, 2000; and
WHEREAS, staff has suggested and James Tong, on behalf of DR Acquisitions I, LLC, the owner of
the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin, and Hong Yao Lin
(collectively, the "Lins") has agreed to certain amendments to the conditions of approval of said Vesting
Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the timing for
performance of the obligations of the developer of Tract No. 7138 and the means by which the developer of
master vesting tentative map 7135 (as approved by Planning Commission Resolution No. 00-36) can satisfy the
conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the ordinances,
policies and standards which were in effect at the date the City determined that the application for Vesting
Tentative Map No. 7138 was deemed complete, and which govern development of Dublin Ranch Area A-3
pursuant to the Planning Commission's adoption of Resolution No. 00-39 on July25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall continue
to have the vested right to proceed with the development of Dublin Ranch Area A-3 in substantial compliance
with the ordinances, policies, and standards in effect at the date the City determined that the application for
Vesting Tentative Map No. 7138 was deemed complete and as approved by the Planning Commission's
adoption of Resolution No. 00-39 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7138 was to subdivide 38.4+
acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, an initial study was prepared for this project which did not identify any new impacts that were
not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and,
therefore, the Planning Commission finds that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was
certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22,
1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin
Specific Plan; and
WHEREAS, no new environmental impacts are raised by the amendments to the Vesting Tentative
Map conditions which are proposed by staff and the applicant and, accordingly, the Planning Commission finds
that the adoption of this resolution is within the scope of the initial study; and
ATTACHMENT3
WHEREAS, the Planning Commission did hold a public hearing on the proposed amendments on
February 26, 2002; and
WHEREAS, although this resolution amends the conditions of approval previously approved, it does
not extend the time for the Vesting Tentative Map previously approved; 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
amendments to Resolution No. 00-39, making amendments to the conditions of approval of Vesting Tentative
Map 7138; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map
for the project as required by the Eastern Dublin Specific Plan; 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 RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed amendments to Vesting Tentative Map
No. 7138:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances. Notwithstanding the Commission's approval of these amendments, the property owner shall
have the vested right to develop Dublin Ranch Area A-3 in accordance with the applicable ordinances, policies, and
standards which were in effect at the date the City determined that the application for Vesting Tentative Map No.
7138 was deemed complete and as approved by the Planning Commission's adoption of Resolution No. 00-39 on
July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the
City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a residential project in an area designated for Single Family Residential
development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this project and
is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is, therefore,
physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and policies
of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this resolution, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause
public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large or
access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and
title report and has not found any conflicting easementsofthis nature.
7. Required fire and water service will be provided to the subdivision pursuant to the requirements of
water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision
shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the
residents of this project will be provided pursuant to the school facilities mitigation agreement between the current
property owner's predecessor in interest, the Lins, and the Dublin Unified School District, as required by the
Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
amendments to the conditions of approval of the Vesting Tentative Map for Tract 7138 for Neighborhood A-3 of
Dublin Ranch Area A, for PA 99-060, as previously approved by Planning Commission Resolution No. 00-39
(Note: the amendments to the conditions of approval are shown in strikeout for deletions and underlining for
additions); all other conditions of approval of the Vesting Tentative Map remain unchanged:
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.
VESTING TENTATIVE MAP
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Master Vesting Improvement
Tentative Map for Dublin Ranch Area A (Tract No. 7135) PA- Plans through
99-060. In the event of a conflict between the Master Conditions completion
of Approval and these Conditions, these conditions shall prevail.
2. Standard Public Works Criteria. Applicant/Developer shall PW Approval of Standard
comply with all applicable City of Dublin Standard Public Works Improvement
Criteria (Attachment A). In the event of a conflict between the Plans through
Public Works Criteria and these Conditions, these conditions completion
shall prevail.
3. Approval of Vesting Tentative Map. Approval of the Vesting PL Approval of Standard
Tentative Subdivision Map for Tract No. 7138 - Neighborhood Improvement
A3 is conditioned upon the requirement that the development be Plans through
consistent with the approved Planned Development (PD), completion
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting 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).
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of the Eastern Dublin Improvement
General Plan Amendment/Specific Plan and companion Final Plans through
Environmental Impact Report (EIR) that have not been made completion
specific Conditions of Approval.
5. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, 31-33, 47, 266
at the time of building permit issuance, including, but not limited but no later than MM Matrix
to, Planning fees, Building fees, Dublin San Ramon Services Issuance of
Distri~ feesl pUbliC FaCilities fe~Sl DUblin unified SchooI BUilding Permits
District School Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation fees,
Inclusionary Housing In-Lieu fees; Alameda County Flood and
Water Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees as noted in the Development
Agreement. 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.
6. Site Development Review. Applicant/Developer shall submit to PW, PL Prior to Issuance
the Director of Community Development and/or Planning of Building
Commission for review and approval, architectural drawings and Permits
details, plot plans, and other materials as may be required for Site
Development Review (SDR) in accordance with the City of
Dublin Zoning Ordinance.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies (Alameda County but no later than
Flood Control District Zone 7, California Department of Fish and Issuance of
Game, Army Corps of Engineers, State Water Quality Control Building Permits
Board, Etc...) and shall submit copies of the permits to the
Department of Public Works.
8. Building Codes and Ordinances. All project construction shall B Through Standard
conform to all building codes and ordinances in effect at the time Completion
of building permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building Permits
1997, the City of Dublin General Plan, and all applicable Specific
Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW Standard
review and approval, each set of plans shall have attached an Building Permits.
annotated copy of these Conditions of Approval and the Standard
Public Works Criteria. The notations shall clearly indicate how
all Conditions of Approval and Standard Public Works Criteria
will be complied with. Construction 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 specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM Matrix
system infrastructure shall be consistent with the resource Plans
management policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply with ADM On-going 103, 104, 105,
the City's solid waste management and recycling requirements. 279
MM Matrix
13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM Matrix
accommodate collection and sorting of petmcible solid waste as
well as source-separated recyclable materials generated by the
residents within this project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Final Standard
documentation from utility providers that electric, gas, and Map
telephone service can be provided to the subdivision.
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it in Any Building MM Matrix
a Landscape and Lighting Assessment 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.
16. Water Quality Program. A water quality program shall be PL, PW Approval of Final ESDP EIR
submitted with each development application, demonstrating Map MM 3.5/51.0
existing water quality and impacts that urban runoff would have.
The water quality investigation should address the quantity of
runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW Approval of Final ESDP EIR
water quality requirements of the City of Dublin's NPDES permit Map MM 3.5/54.0
and the Alameda County Urban Runoff Clean Water Program & 55.0
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW Approval of Final Standard
shall dedicate 8' wide Public Service Easements adjacent to the Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. Public Service Easement Dedication. Applicant/Developer PW, DSR Approval of Final PW
shall dedicate a Public Service Easement to the City of Dublin Map
across Parcel "C" of Tract No. 7138. The easement shall
accommodate water improvements and shall be approved by the
Director of Public Works and Dublin San Ramon Services
District.
20. Abandonment of Easements and Right of Ways. PW Approval of Final PW
Applicant/Developer or current landowner shall obtain an Map
abandonment from all applicable public agencies of existing
easements and right of ways not to be continued in use.
21. Overland Release. The Applicant/Developer shall dedicate and PW Prior to issuance
improve a Public Service Easement to the City of Dublin across .o__f_.b__.u_i_lding
Lot 28 of Tract 7138 for underground and surface storm drain p_e_r~__it_s
facilities in accordance with sheet 9 of"Supplemental
Information" contained in the SDR/VTM submittal package
provided for this project and approved as a part of this
application. Notification of this easement and its limitations shall
be provided to the potential homeowner at the time of sale and
noted on the deed and legal description for this property. The
language for said easement shall be reviewed and approved by
the Director of Public Works prior to the issuance of building
permits for this lot.
22. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director of
Public Works prior to construction.
23. Improvement and Dedication of Eaglebrook Circle. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the road labeled as Eaglebrook Circle (or alternatively Approval of
approved street names) for public street purposes (46' wide right Improvement
of way) and shall improve the streets to a width of 36' curb to Plans
curb, as shown on the Vesting Tentative Map for Tract No. 7138
- Neighborhood A3, dated December 1999 and revised June
2000. A 5' wide sidewalk shall be constructed on both sides of
the streets.
24. Improvement and Dedication of Blairmore Place, Locust Hill PW Recordation of PW
Court (cul-de-sac). Applicant/Developer shall dedicate to the Final Map and
City of Dublin and improve the roads labeled as Blairmore Place, Approval of
'Locust Hill Court (or alternatively approved street names) for Improvement
public street purposes (44' wide straight right of way and 47' cul- Plans
de-sac bulb radii) and shall improve the streets to a width of 34'
curb to curb and 42' curb radii, as shown on the Vesting
Tentative Map for Tract No. 7138 - Neighborhood A3, dated
December 1999 and revised June 2000. A 5' wide sidewalk shall
be constructed on both sides of the streets.
25. [Offsitellmprovement and Dedication of Signal Hill Drive. If PW Occupancy of PW
not previously constructed by another Developer, the any ~"';~; ........ .... e, vi
Applicant/Developer shall improve and dedicate Signal Hill ,:,,hen deemed
Drive and a portion of Sugarhill Circle connecting to Bent Tree necessa.%' by the
Drive and Bent Tree Drive to Fallon Road to two lanes of Director cf P,:b!ic
pavement as specified on sheet 1 of the Master Vesting Tentative Works
Tract Map 7135, and as specified by the Director of Public Bond at Final
Works. Map and
complete at
o_ccupancy of first
_building
26. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW
Applicant/Developer shall improve Fallon Road and construct the Development
four travel lanes (2 northbound and 2 southbound) median Agreement or
landscaping and landscaping along project frontage from when deemed
intersection of Antone Way to the north curb return of Golf necessary by the
Course Maintenance Drive in accordance with the precise plans Director of Public
approved on pages 26, 27 and 28 of the "Supplemental Works
Information" of the SDR/VTM book prepared by MacKay and
Somps dated December 1999 and revised June 2000 and to the
satisfaction of the Director of Public Works.
The goal of the overall improvement plan is to construct all TIF
improvements needed for capacity and access to Dublin Ranch
Area A while maximizing conformance to the ultimate
improvements and minimizing interim, "throw-away"
improvements. The Director of Public Works shall review and
approve ali street geometries of the interim improvements.
Applicant/Developer shall be responsible for constructing and/or
funding improvements as allocated under the terms of an
agreement among the above parties for improvement of the road.
Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the construction of
the offsite TIF improvements conditioned under Tract No. 7135.
27. IOffsitelTract No. 7135 Improvements. Applicant/Developer PW Occupancy of Tentative Map
shall complete all proposed improvements included with the any building for Tract 7138
Tract No. 7135 subdivision improvements with the last
subdivision (A-2, A-3, A-4 or A-5) that have not yet been
completed and approved by the Director of Public Works, except
those listed in previous conditions of approval. Any and all
outstanding improvements shall be constructed as conditioned
with Tract No. 7135 and shall be to the satisfaction of the
Director of Public Works. ~
28. Decorative Paving. Applicant/Developer shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plans approved
herein. 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.
29. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of 17
in public streets, a Decorative Paving Plan shall be prepared to Improvement MM Matrix
the satisfaction of the Director of Public Works. Pre-formed Plans
traffic signal loops shall be used under the decorative paving, and
sleeves shall be used under decorative pavement to accommodate
future utility conditions. Where possible, irrigation laterals shall
not be placed under the decorative paving. Maintenance costs of
the decorative paving shall be included in a landscape and
lighting maintenance assessment district or other funding
mechanism acceptable to the Director of Public Works.
30. Decorative Streetlights. Decorative streetlights shall conform to PW Approval of Standard
those approved with improvement plans for Tract No. 6925, Improvement
Dublin Ranch Phase I, except the poles shall be metal with a Plans
decorative base. A street lighting plan, which demonstrates
compliance with this condition, shall be submitted prior to
recordation of the Final Map and shall be subject to review and
approval by the Director of Public Works.
31. Retaining Walls. Fences, which are proposed on top of any PL Approval of PL
retaining walls that are greater than 30" high shall be, offset a Improvement
minimum of 1' to provide planting areas. Plans
32. Soundwalls. Soundwalls that are higher than 6' shall be designed PL Approval of PL
in combination with an earth berm to create the appearance of a Improvement
maximum 6' high wall as viewed from Fallon Road if applicable. Plans
33. Private Recreation Facility. If not previously dedicated with PW As Specified in Standard
the first building permit of the second subdivision (A-2, A-3, A-4 the Development
or A-5) Applicant/Developer shall dedicate to the Community Agreement
Homeowners Association and shall complete the Private
Recreation Facility within Parcel C-1 of Tract No. 7135 to the
satisfaction of the Director of Public Works.
34. Private Recreation Facility Parking. Applicant/Developer PL Submit prior to Standard
shall provide a grading and improvement plans for the Private Approval of
Recreation Facility that includes the preliminary site grading and Improvement
"site work" and/or "infrastructure" improvements. The plan shall Plans/Approval
be required to be submitted with the improvement plans for the of detailed
first subdivision (A-2, A-3, A-4, and A-5) and shall be subject to Improvement
review and approval by the Director of Public Works and Plans prior to
Director of Community Development. The proposed parking for construction of
the Private Recreation Facility shall not conflict with the Private
proposed driveway entrances and shall provide for adequate Recreation
circulation. All parking spaces shall be set approximately 2 feet Facility
apart as shown on the "Typical Parking Striping Detail".
Handicapped, visitor, employee, and compact parking spaces
shall be appropriately identified on the pavement.
35. [Offsite]Sidewalk along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and construct a 6' wide Any Building
sidewalk located 10' behind the back of curb along the westerly
frontage of Signal Hill Drive between the southerly subdivision
boundary of Tract No. 7137 and Sugar Hill Drive, including
handicap ramps where necessary, to the satisfaction of the
Director of Public Works.
36. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
37. Open Space and Improvements. The Open Space Parcels A, B, PL, PW Approval of Final PW
and C of Tract No. 7138 shall be dedicated to the Community Map and
Homeowners Association. Bank stabilization shall be required to Improvement
be installed within the corridors if needed, as determined by the Plans
Director of Public Works.
38. Public Access and Trailways Dedications for Parcel A. PW, F Approval of Final
Applicant/Developer shall construct a public sidewalk from Map
Eaglebrook Circle to Castle Pines Terrace, which is to be
contained within public access Parcel C of Tract No. 7138 to the
satisfaction of the Director of Public Works.
Applicant/Developer shall construct the sidewalks required by
the Dublin Ranch Area A SDR and VTM application within
Parcel C with a concrete surface and as shown on sheet 60 of the
SDR application prior to occupancy of the adjacent residential
units (Lots 9-13). The sidewalk shall be designed to the
satisfaction of the Director of Public Works and the Alameda
County Fire Department including the requirement ofa I foot
candle minimum illumination from the bollard lighting.
Applicant/Developer shall install the landscape improvements for
the public access/trailway parcels concurrently with the adjacent
residential parcels.
39. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of Planned
greenbelts, parks, stream corridors and common open space Building Permits Development
areas, shall be an average of 10' unless an exception is approved Standard
by the Community Development Director.
40. Rear Yard Setbacks. Rear yard setbacks for homes along the PL Issuance of PL
western boundary of the subdivision shall be maximized to Building Permits
reduce visual impacts due to their close vicinity to the ridge and
shall be subject to review and approval by the Community
Development Director.
41. Storm Drainage Easement Dedication. Applicant/Developer PW Approval of Final PW
shall dedicate a storm drainage easement to the City of Dublin Map
across Lot 28 of Tract No. 7138. The easement shall
accommodate storm drainage improvements and potential
overland release of storm runoff and shall be approved by the
Director of Public Works.
42. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to Issuance
by MacKay & Somps, dated May 2000. of Finished
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQD
P~or ~0i
Grading Permit /
Approval Prior to
Occupancy of
Any Building
43. Storm Drain Improvements. All storm drain improvements and PW Approval of PW
mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Area A residential Plans
neighborhoods and/or specified by the Director of Public Works
shall become requirements of this subdivision.
44. [Offsite]Storm Drain Improvements. All offsite storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Tract Any Building
No. 7138 improvement plans, shall be constructed and accepted
for service as directed by the Director of Public Works.
45. [Offsite]Water and Sewer Lines. Ail offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7138 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
46. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW
to the phasing of construction and access shown on the Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
47. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility trenches (such affected units Utilities
as electric, telephone, cable TV, and gas) in accordance with the
appropriate utility jurisdiction. All communication vaults,
electric transformers, cable TV boxes, blow-offvalves 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.
PUBLIC PARKS
48. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building
the City of Dublin Resolution No. 32-96, including any Permits
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" dedication for the project is 0.40 acres.
49. Golf Course Improvements. If Applicant/Developer constructs PL, PW As specified in Parks and
the Golf Course (Parcel "G-3" of Tract No. 7135), it shall be the Comm. Services
designed and constructed in accordance with the Golf Course Development Dept.
standards as contained in the Applicant/Developer's SDR Agreement
submittal package dated June 2000 and the City of Dublin's
Development Standards. The design of the Golf Course shall be
approved by the City of Dublin Director of Community
Development and Director of Public Works.
50. Hold Harmless/Indemnification. Applicant/Developer, and any PL, PW Any Action Standard
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
LANDSCAPING
51. [OffsitelLandscape Strip along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated 10 foot landscape strip between the sidewalk and the Building
back of curb along the westerly frontage of Signal Hill Drive
between the southerly boundary of Tract No. 7138 and Fallon
Road, to the satisfaction of the Director of Public Works. Root
barriers shall be installed surroUnding each tree or along the
sidewalk and back of curb on each side of the street. This
landscape strip shall be adequately maintained by the Community
Homeowners Association under the direction and oversight of the
City of Dublin Public Works Department. These landscaped
areas shall be subject to the City's Water Efficient Landscape
Regulations.
52. Landscape Strip along Eaglebrook Circle. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated landscape strip transitioning from a monolithic walk Building
(10' max) between the sidewalk and the back of curb along the
frontage of Eaglebrook Circle approaching Signal Hill Drive
Intersection to the satisfaction of the Director of Public Works.
Landscaping at the southeast end of Tract No. 7138 shall be
maintained to such height and density so that it provides
screening of the homes in the southwest portion of the
development (Lot-33). Root barriers shall be installed
surrounding each tree or along the sidewalk and back of curb on
each side of the street. This landscape strip shall be adequately
maintained by the Community Homeowners Association under
the direction and oversight of the City of Dublin Public Works
Department. These landscaped areas shall be subject to the
City's Water Efficient Landscape Regulations.
53. Landscaping and Street Trees. The Applicant/Developer shall PL, PW Completion of PW
construct landscaping if not previously constructed along Golf Improvements
Course frontage along Eaglebrook Circle, to the landscaping
installed along Bent Tree Drive with subdivision A-6 from the
face of curb to 20 beyond the right-of-way, to include all street
trees proposed within the public service easements according to
the design and specifications of the SDR/VTM application as
10
shown on sheets 57 of the A-3 application and sheets 14, 49 and
50 of the SDR application, and to the satisfaction of the 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 Community Development. The
proposed variety of trees to be planted adjacent to sidewalks or
curbs shall be submitted for review to 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.
54. Landscaping in Corridor Parcels. The landscape improvements PW, PL Occupancy of PW
for open spaces and corridor parcels shall be installed by Any Building
Applicant/Developer concurrently with the development of the
adjacent residential parcel (i.e.; Parcels A, B and C of Tract No.
7138), unless otherwise specified by the City Manager or the
Dublin Ranch Area A Development Agreement.
55. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior to
Community Development Department. The Management Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submitted prior
survival of all Open Space plantings shall be designated in the to Recordation of
Open Space Management Program and shall be subject to review Final Map and
and approval by the City at Applicant/Developer's expense. The approved prior to
program shall include provisions for mowing and removal of cut Occupancy of
plant materials, debris, and other miscellaneous trash items. The Any Residential
requirements of this program shall be included in the Community Unit
Homeowners Association CC&R's and shall be subject to review
and approval by the Community Development Director and
Public Works Director. Any necessary restoration of Open Space
plantings shall be the responsibility of the Community
Homeowners Association, and shall be completed according to
the time frame contained within the Management Program. If the
Open Space plantings are not maintained according to the
standards established by the Management Program, the City will
have the right, but not the obligation, to take corrective measures
and to bill the Community Homeowners Association for the cost
of such maintenance and corrective measures plus the City
overhead costs.
56. Landscaping Fire Buffer Zone. In the event that the golf course PL, PW, F Completion of PW
landscaping is not installed at the time of occupancy of any units Improvements
in the subdivision, the Applicant/Developer shall construct
landscaping for a temporary Fire Buffer Zone along the exterior
boundary line of the subdivision to prevent the spread of fires as
specified in the Wildfire Management plan.
57. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/PW
Applicant/Developer shall maintain landscaping after City- Final Map/
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
ll
responsibilities. This maintenance shall include 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 Community and Neighborhood Homeowners
Associations.
58. Landscaping at Aisle Intersections. Landscaping at aisle PL, ?W Completion of Standard
intersections shall be such that sight distance is not obstrUcted. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
GRADING
59. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of any PW
greater than 10 feet vertically shall be no steeper than 3H: 1V Grading
unless otherwise approved by the Director of Public Works, and Permits
graded slopes steeper than 3H: 1V and greater than 30 feet
vertically shall be benched in accordance with the approved
geotechnical report. All slopes shall be graded in conformance
with the grading plans approved for Tract No. 7138 and as
required by the Eastern Dublin Specific Plan and Scenic Corridor
development standards, grading policies and action programs and
are subject to the approval of the Director of Public Works and
the Director of Community Development.
60. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of MM Matrix
slopes in open space areas shall be hydroseeded and treated with Improvements 3.7/3.0
erosion control measures immediately upon completion to
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
61. Graded Slopes/Erosion Control. All graded slopes which are PW On-going PW
not to be developed, including the offsite graded slopes located to
the west of"Tract 7138", shall be hydroseeded with native
grasses immediately upon completion to prevent soil erosion.
TRAFFIC AND CIRCULATION
62. IOffsite]Traffic Signals. If not constructed by previous PW As specified in PW
developer, Applicant/Developer is responsible for the traffic the Development
signal design and installation of conduit for the future Agreement or
signalization at thc following intersections to the satisfaction of when deemed
thc Director of Public Works: necessary by thc
Director of Public
Works
a. Kingsmill Terrace and Fallon Road.
b. Antonc Way and Fallon Road
Thc signal improvements shall accommodate conversion to serve
an ultimate three and four-legged intersections to thc extent
possible, minimizing replacement or relocation of improvements.
The cost of the conduit shall be thc responsibility of
Applicant/Developer, with no TIF credits given for intersections
listed above.
Applicant/Developer shall be responsible for constructing and/or
funding all interim improvements as determined by the Director
of Public Works. In the event that a improvement agreement for
the installation of the ultimate traffic signals fails to be reached,
Applicant/Developer shall be responsible for the installation of
the future traffic signals.
12
63. Eaglebrook Circle and Signal Hill Drive Intersection. Unless PW Occupancy of PW
previously constructed, Applicant/Developer shall install all-way Any Building
STOP signs at the intersection of Eaglebrook Circle and Signal
Hill Drive as recommended in the traffic study prepared by
TJKM, dated May 22, 2000, if the improvements have not
already been installed with another phase of development within
Tract No. 713 $.
64. Locust Hill Circle and Eaglebrook Circle Intersection. PW Occupancy of PW
Applicant/Developer shall install STOP sign at the approach on Any Building
Locust Hill Court at Eaglebrook Circle as defined by the Director
of Public Works.
65. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of Final PW
to provide convenient access to public transit, to enhance local Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost of
procuring and installing the necessary improvements to meet the
requirements listed above shall be paid by Applicant/Developer.
EMERGENCY SERVICES
66. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
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..
67. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Fire Building Permits MM Matrix
Services (ACFD) rules, regulations and standards, including
minimum standards for emergency access roads and payment of
all applicable fees, including a City of Dublin Fire Impact Fees.
68. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD) Building Permits
including:
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements for
construction, roof covering and fire sprinkler installation. Landscape design plan shall meet
the requirements of the Wildfire Management Plan.
c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement standards
require grasses and combustible materials be removed when cut. Details related to the
responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
groundcover shall be submitted for review and approval prior to installation.
d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width could mandate that parking be restricted to one side of the street to allow for emergency
vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court,
which may have a minimum radius of 40 feet.
13
e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400
to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department
and Dublin San Ramon Services District prior to installation. A complete utility plan showing
main location, size and hydrant locations shall be submitted to this office for review and
approval. The minimum fire flow for this development is 1500 gallons per minute from one
hydrant flowing for a 120-minute duration.
f. Plans may be subject to revision following review.
69. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of
controlled by fences and adequate gates to prevent unauthorized Any Building
pedestrian traffic.
70. Projected Timeline. Developer shall submit a projected timeline PO Issuance of
for project completion to the Dublin Police Services Department, Building Permits
to allow estimation of staffing requirements and assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
71. Wells. Any water wells, cathodic protection wells or exploratory Zone 7 Issuance of Standard
borings shown on the map that are known to exist, are proposed Grading Permits
or are located during field operations 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.
72. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going
applicable salt mitigation requirements of Zone 7.
73. Requirements and Fees. Applicant/Developer shall comply Zone 7, PW Issuance of Standard
with all Alameda County Flood Control and Water Conservation Building Permits
District-Zone 7 Flood Control requirements and applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
74. Construction by Applicant/Developer. All in-tract potable and DSR Completion of Standard
recycled water and wastewater pipelines and facilities shall be Improvements
constructed by the Applicant/Developer in accordance with all
DSRSD master plans, standards, specifications and requirements.
75. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
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".
76. DSRSD Water Facilities. Water facilities must be connected to DSR Acceptance of DSRSD
the DSRSD or other approved water system, and must be Improvements
installed at the expense of ApplicantdDeveloper in accordance
with District Standards and Specifications. All material and
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.
General Conditions
14
a. Complete improvement plans shall be submitted to DSRSD that conform Issuance of DSRSD
to the requirements of the DSRSD Code, the DSRSD "Standard Building 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 accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building Permits
Layout and sizing of mains shall be in conformance with DSRSD utility
master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Approval of 118
sanitary sewer system. Pumping of sewage is discouraged and may only Improvement MM Matrix
be allowed under extreme circumstances following a case by case review Plans
with DSRSD staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves the right to require
payment of present worth 20-year maintenance costs as well as other
conditions within a separate agreement with Applicant/Developer for any
project that requires a pumping station.
d. Domestic and fire protection waterline systems for residential 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 DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an
off-street or private street location to provide access for future
maintenance and/or replacement.
f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD
and sewer lines shall be submitted to and approved by DSRSD. Grading Permit
or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of Final DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on the Map
Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of Final DSRSD
easement locations, widths, and restrictions. Map
i. All utility connection fees, plan-checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be paid Building Permits
to DSRSD in accordance with the rates and schedules established in the
DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
District Engineer. Each drawing of improvement plans shall contain a Building Permits
signature block for the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to approval by the District
Engineer, Applicant/Developer shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and
forms that are acceptable to DSRSD. Applicant/Developer shall allow at
least 15 working days for final improvement drawing review by DSRSD
before signature by the District Engineer.
15
k. No sewer line or water line construction shall be permitted unless the Issuance of DSRSD
proper utility construction permit has been issued by DSP,SD. A Building Permits
construction permit will only be issued after all of the DSRSD conditions and all DSRSD
herein have been satisfied, requirements
1. The Applicant/Developer shall hold DSP,SD, its Board of Directors, On-going DSP,SD
commissions, employees, and agents of DSP,SD harmless and indemnify
the same from any litigation, claims, or fines resulting from the
construction and completion of the project.
77. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD
annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All
properties within this annexation are subject to DSP, SD
conditions, which restrict the availability of services. All parcels,
which seek service from DRSRD within this area, are also
subject to the conditions of the Areawide Facility Agreement
with Lin et al, which regulates the manner and timing of services
by the District.
78. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District P,ecycled Water Use Zone (Ordinance 280),
which calls for installation of recycled water infrastructure to
allow for the future use of recycled water for approved landscape
irrigation demands. P,ecycled water will be available in the future
to the project site, as described in the DSRSD Eastern Dublin
Facilities Plan Update, dune 1997. Unless specifically exempted
by the District Engineer, compliance with Ordinance 280 is
required. The recycled water facilities shall be designed to
conform to all applicable District Standards and specifications.
79. DSRSD Recycled Water Mains. Inactivated recycled water DSP, Approval of DSRSD
mains shall be installed in the vicinity of this project. Offsite Improvement
recycled water main extensions to connect to existing facilities Plans
not yet activated shall be required. P,ecycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled water
system when available. Improvement plans shall include all
required recycled water improvements.
80. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of DSRSD
Dublin Facilities Plan Update, dune 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to the Plans
Eastern Dublin area including Dublin Ranch, and potable water
infrastructure has been sized reliant on this. The statement on
Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the satisfaction
of the DSRSD. Additionally, the suggestion that individual
neighborhoods will not be required to install recycled water
mains shall be stricken from the plans; this determination shall be
made by the District with reference to Ordinance 280 after
examination of detailed landscaping and improvement plans.
OTHER CONDITIONS
81. Homeowners Association. Applicant/Developer shall establish PW, PL .n~vv. ....... v. ,~ ^C~ Standard
a Neig~hb~r~eed ..C.9.EL.m._.._u3)..!.ty Homeowners Association an'~r a Final .~Aap
Ccmm,anib, Hemee,;,,ners As~eciatien that will monitor and
16
provide oversight to the maintenance of owner-maintained street of title to first
landscape areas and common areas including community walls individual
and theme fences. Maintenance responsibilities shall be as purchaser
shown on the submitted "Open Space and Ownership and
Maintenance Plan" dated December 1999, and revised June 2999
February 14, 2001. 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.
82. Covenants, Conditions and Restrictions (CC&Rs). Covenants, PL $.abm!~ed Prior 17, 75, 77
Conditions and Restrictions (CC&Rs) shall be established for this ,~ .... A,.v.v ....... ..... ~ .,r MM Matrix
development. The CC&Rs shall be approved by the Director of
Community Development to assure that:
Pe_-m~tg Prior to
transfer of title to
first individual
a. A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles betWeen a building and a public street and along a public
street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility
trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping
trailer, or tent trailer, with or without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family unit shall
be maintained and kept in good order by the resident and/or owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for covering
long-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular
and continuous basis at all times. Graffiti resistant materials and foliage shall be used.
g. Homeowners Association shall keep landscaping around the recreation facility at a minimal
height and fullness where needed to give patrol officers and the general public surveillanCe
capabilities of the area.
h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation
facility and above each entrance/exit from the b.uildings.
83. Phased Occupancy Plan. If occupancy is requested to occur in PL, B Submitted prior Standard
phases, then all physical improvements within each phase shall to issuance of
be required to be completed prior to occupancy of units within building permits/
that phase except for items specifically excluded in an approved Approved a
Phased Occupancy Plan, or minor hand work items, approved by minimum of 45
the Department of Community Development. The Phased days prior to
Occupancy Plan shall be approved by the Director of Community Occupancy of
Development a minimum of 45 days prior to the request for Affected Unit
occupancy of any unit covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular access to all
lots in each phase, and shall substantially conform to the intent
17
p~ior roi
and purpose of the subdivision approval. No individual unit shall
be occupied until the adjoining area is finished, safe, accessible,
provided with all reasonably expected services and amenities,
and separated from remaining additional construction activity.
Subject to approval of the Director of Community Development,
the completion of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of the deferred
landscaping and associated improvements.
84. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, B Sale of any unit Standard
acknowledgment (secured from the individual property owner) within a phase
acknowledging the continuance of construction activity within
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community Development
within three (3) days upon request of the Director of Community
Development. If Applicant/Developer fails to comply, the
Director of Community Development may require the submittal
of the written acknowledgment prior to release of occupancy of
any future units and/or future phases.
85. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Final Standard
postal authorities to determine the type of mail units required and Map
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 and the
Director of Community Development and Director of Public
Works. A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of Public
Works.
86. Agricultural Operations. CC&R's for this subdivision shall P~L Prior to transfer
include notification that agricultural operations, (farming, cattle
ranching, etc.) are located in close proximity to the golf course
and this subdivision. Operations of these agricultural uses may,
from time to time, impact the residents of these subdivisions with
both noise and odors. This statement should serve to notify
potential home purchasers and residents that the agricultural uses
may continue indefinitely.
87. Master CC&R's. The Developer shall prepare a master PL, PW Prior to transfer
covenants conditions and restrictions (CC&R) document of title to first
specifying that a Community Homeowner's Association covering individual
all parcels within the Tentative Map shall be formed, covering purchaser
m~aintenance of the private open space parcels, pedestrian trails,
creeks, and recreational facility. The document shall be reviewed
shall then be recorded.
88. Landscaping Maintenance. Applicant/Developer shall maintain PW Completion of
landscaping for not less than 90 days after City-approved Improvements
installation. This maintenance shall include weeding and the
application of pre-emergent chemicals.
18
89. _Street Name Signs. Street name signs shall display the name of PW _Approval of
the street together with a City standard shamrock logo. Posts Improvement
shall be galvanized steel pipe, unless otherwise approved by the Plans
Director of Public Works.
90. !).u..~!!n_ _B_9_~i_e.v..~_ _f~_ _9.u_.gh.ej~y_~a.d_!. _nter s_e~.t~o_n' PW When determined
~.mEr-~.v.~.n--t-.~.~T~.h.~.~.~p~.]j.q~)~-ey-.e-~E~L~..a-~-~-be.-~pq~b~.~ ~ Director of
Public Works
the project fair share contribution towards the City Capital
improvements project for the following improvements to the
Dublin Blvd. and Dougherty Road intersection:
a. Eastbound Dublin Boulevard, exclusive right-turn lane to
Southbound Dougherty Road.
b. _N_o_~_.h_.b_oun~dDougherty Road, exclusive right-turn lane to
eastbound Dublin Boulevard.
c. Westbound Dublin Boulevard restriped to provide an
~dJt.!q~a.[.]~.~ ~_~..._l.~.n..e__t_9_~qu_thbqu.~..d_Dppgh~. _r~_..~.o_a~_-
T_q_t_h_¢_ex~t_e_nt pra_c_tj_c_a_l,~_the notice shall be timed so that the work
s~h~].[_b_e__c__om~le~t_e__d_j._m_mediately_prior to the point where the
Level of Service E occurs. These funds will be based on the
l~r__ce_nt__o_f trip contribution to the intersection defined and
a3~_ro__v_e_d~b the Director of Public Works. This intersection
improvement is a TIF improvement. Therefore costs spent may
be credited against the payment of traffic impact fees in
accordance with City TIF Guidelines.
91. Gleason Drive. Prior to issuance of a certificate of occupancy PW Prior to issuance
for the 421~t unit in Area A, Developer / Applicant shall construct of421~t
either 2 lanes of Gleason Drive from Tassajara Road to Fallon Certificate of
Road in accordance with approved precise alignment prepared by Occupancy in
MacKay and Somps dated August 1999 or as defined by the Area A.
Director of Public Works or the extension of Dublin Blvd. from
Dublin Ranch Area G to Fallon Road or as defined by the
Director of Public Works.
The Developer shall be responsible for the installation of the new
traffic signal at the intersection of Fallon road and Gleason Drive.
With the extension of Dublin Boulevard to Fallon Road~
Caltrans and the Director of Public Works".
19
If Developer constructs Gleason Drive through to Fallon Road,
Developer shall complete Fallon Road in its ultimate state from
existing Antone Way to Gleason Road and transition Fallon Road
from Gleason Road south to Bent Tree Drive as approved by the
Director of Public Works.
92. Utility Installation. All water, gas, sewer, underground electric PW Approval of
power, cable television or telephone lines, and storm drain Improvement
facilities shall be installed as per the Master Plan and sleeves Plans
appropriately installed before any paving, curb, gutter, or
93. Damage/Repairs. If used as construction access by the PW Tract acceptance
Developer, the Developer shall repair ali damaged existing
pavement, street, curb, gutter and sidewalk along Antone Way,
existing Fallon Road, North Dublin Ranch Drive, South Dublin
Ranch Drive, Signal Hill Drive, Bent Tree Drive, resulting from
construction and vehicle traffic as a result of construction
activities to the satisfaction of the Director of Public Works.
94. ~_o.!_n_t__T_r_._e_n_c_h_C__o__n_._c_.e_.p~__pl_~_n_. _A_ppl_i_can_~__D_e_ve_l_0Egr .s_h__all pre~0_are _p__w_~p_P _L_ ._A_pp_r_o_¥_~l of
a~oint trench concept plan of the location of the joint trench and _l~rovement
!_arg_e_b_.o_x__es~_s__witches, tr_ans_f_o_m3__e_r.s ~_n__d_.gther joint trench (E_!_e~ Plans
Telephone, Cable TV, Gas, etc.) utility improvements at
locations approved by the Director of Public Works and Director
of Community Development. Applicant/Developer shall g4'ant
public service easement at all the approved proposed locations.
_i. nsI_a_.[l_ed~_~n_d _also at A_n_t_9_ne Way_~n~_dfa[lo_n Ro_a_d_.~__i_f_ng_L_a_l._r_e_~_d_3~
in~_tat_[e_d.,_t_o_t_h_e _s._a_tisfaction o_ft._h_e _D_i_r_e_c_t_9_r__o_...f___P_ublic Works. A
_.4_-w_ay_s_tp_p_s_ig._n_s_.h__.a_i!_b_e_provided at the inte_rse_c_I_i.9_n_._o.f_ F~_ll0_n_
Road and Siggal Hill/Kingsmill, if not already installed, to the
satisfaction of the Director of Public Works.
........................................................................
PASSED, APPROVED AND ADOPTED this 26th day of February 2002
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
20
g:pa99-O60\amending pcreso a3.doc
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the
City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New
Developments. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately' and only Conditions that apply to a specific application will be recommended as
Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to
the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until a professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or the Society of Professional Archaeology
(SOPA) has had an opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities and
a cash monumentation bond to guarantee the installation of subdivision improvements,
including streets, drainage, grading, utilities and landscaping subject to approval by the
Director of Public Works/City Engineer prior to approval of the Final or Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a)
All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
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/City Engineer.
21
d)
Photo mylar and, if available, AutoCAD 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.
e)
A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
f)
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the performance
security may be replaced with a maintenance bond that is 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.
o
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground line
which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe
of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
11. Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
12.
In case that the detention basin outlet fails and the basin cannot contain the l O0-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-way.
22
13. Storm drainage facilities shall be designed to meet the following capacity:
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
Drainage area
Design Storm
less that I sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
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.
Developer shall provide "trash racks" where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash
racks.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
All subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow
corridor to an approved drainage facilities. This corridor shall be design to prevent flooding
of building pads in case the street inlet is obstructed.
Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional
inlets within 50 feet of the Iow area.
No drainage shall be directed over slopes.
The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The 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/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as directed
by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review 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. The 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. For projects disturbing less than
five (5) acres an erosion control plan shall be submitted with the grading plan.
30.
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. A copy
of the SWPPP shall be kept at the construction site at all times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins
shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not
draining to a desilting basin, at a minimum, shall be seeded then covered with a 100%
biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each
bench and along the toe of slope. The developer shall be responsible for providing any
addition slope protection which may be needed to prevent silting of natural water courses
and storm drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
33.
Gather all construction debris on daily and place them 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, use tarps on the ground to
collect fallen debris or splatters that could contribute to storm water pollution.
24
34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid driving
vehicles off paved areas.
35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily
basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) 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.
37.
Create 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 on the project site that
have the potential for being discharged to the storm drain system. Never clean machinery,
tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See
"Building Maintenance/Remodeling" flyer for more information.
38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the operation
and maintenance of the project for the review and approval of the Director of Public
Works/City Engineer/City Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry
of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
43. The developer is responsible for ensuring that all contractors are aware of, and implement,
25
44.
45.
46.
47.
48.
49.
50.
51.
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 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 connections
are subject to the review, approval, and conditions of the Dublin-San Ramon Services
District (DSRSD).
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. Implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control
and spill clean-up.
All metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
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 connections are
subject to the review, approval, and conditions of the DSRSD.
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/City Engineer/City
Engineer.
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.
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.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, 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/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
26
52.
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 be conducted in
this area. Sanitary connections are subject to the review, approval, and conditions of the
DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
54.
Vehicle/Equipment Washers: 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.
55.
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 "run-on" to, or runoff from,
the area. Fuel dispensing facilities must have canopies; canopy roof down spouts 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.
56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site 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 by
the Director of Public Works/City EngineedCity Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for the
operation and maintenance of the project subject to the review of the Director of Public
Works/City EngineedCity Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
2'/
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers
are aware of, and implement, all storm water quality measures and implement such
measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or recycling area shall not discharge to the storm
drain system. Drains should connect to the sanitary sewer. Sanitary connections are
subject to the review, approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
requirements. If no common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm water
measures and the maintenance of all private streets, private utilities, and other common
areas and facilities on the site, including all landscaping. Landscaping shall be designed
with efficient irrigation to reduce runoff and promote surface filtration and minimize the use
of fertilizers and pesticides which can contribute to urban runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. 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/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
28
71.
72.
73.
74.
75.
76.
77.
78.
79.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be present
at all times during grading. All engineering plans must be designed and signed by a
Registered Civil Engineer. Plans are subject to the review and approval of the Director of
Public Works, and after his approval, original mylars or photo mylars with three sets of blue
prints must be submitted to the City.
The minimum uniform street gradient shall be 1%. 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%.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City Engineer/City Engineer. 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.
All residential building pad elevations must be above the 100-year flood level.
In the 100-year Flood Hazard Zone, all residential units shall have their 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 floor elevation above the 100-year
flood level.
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
developer or homeowners' association for the periodic inspection and maintenance of all
retaining walls that could possibly affect the public right-of-way.
Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the
Director of Public Works/City Engineer/City Engineer.
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.
80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish
29
& Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor,
etc.) must meet and follow all of the City's requirements and policies, including the Urban
Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City EngineedCity Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or 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, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by
the Director of Public Works/City Engineer/City Engineer. 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 in place by
October 15th and shall be maintained in place until April 15th unless otherwise allowed in
writing by the City Engineer. It shall be the developer's responsibility to maintain the
erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars
of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommend-ations contained in the soils report shall
be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
30
detention facilities and trash racks.
88.
A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for
adjoining properties and easements shall be submitted at the time of the submittal of the
final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to approval
of the Final/Parcel Map. These easements shall allow for vehicular and utility service
access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City in
a form acceptable to the Director of Public Works/City Engineer/City Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite each
hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of Public
Works/City Engineer/City Engineer and Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site including curb, gutter,
sidewalk, paving, drainage, and work on the existing pavingl if necessary, from a structural
or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths,
the design of storm drainage facilities inside and outside the Subdivision, grading of lots,
the boundaries of the Tract, and shall show compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform Building
Code (UBC). In case of conflict between the soil engineer's recommendations and City
ordinances the City Engineer shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all underground
utilities shall be installed and service connections stubbed out to property lines. Public
utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which
will not disturb the street pavement, curb, gutter and sidewalk, when future service
connections or extensions are made. All public and private utilities shall be
undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the supervision
of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion,
submit a declaration to the Director of Public Works/City Engineer/City Engineer that all
work was done in accordance with the recommendations contained in the soils and
geologic investigation reports and the approved plans and specifications. Inspections that
will satisfy final subdivision map requirements shall be arranged with the Director of Public
Works/City Engineer/City Engineer.
102.
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 City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
103.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the
start of work.
104. Street grades shall be designed and built in accordance with the General Plan, unless
32
105.
106.
107.
108.
109.
110.
111.
112.
113.
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
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 for approved by the Director of Public Works/City
Engineer/City Engineer. 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.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of improvement/grading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, the Applicant shall submit details as to how it will be done
and mutes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to
review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation
techniques shall be employed to ensure the success of the revegetation. Examples of
enhancements to the revegetation plan include irrigating the young plants, placing top soil
on fill slopes, using special planting techniques such as drilling into fill slopes to allow root
penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
All landslides which effect any structures or roads or other improvements shall be maintain
by Geologic Hazards Abatement District (GHAD). The developer or homeowners'
association are responsible for financing the GHAD. The administration of the GHAD is to
be determined at the Final Map stage.
A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
33
114. The project civil engineer shall certify that the finished graded building pads are within +
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. 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."
117.
All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in accordance
with approved City Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the
proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the
City's existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of
Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction
over public improvements prior to execution of the Improvement Agreement. Improvement
plans shall show the existing and proposed improvements along the adjacent public street
and property that relate to the proposed improvements.
122.
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of the
construction cost, shall be submitted to, and be approved by, the City and affected
agencies having jurisdiction over public improvements, prior to execution of the Subdivision
Improvement Agreement.
34
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, shall be the
responsibility of the developer during construction stages and until final improvements are
accepted by the City Council and the securities are released (one year after improvements
are accepted). Thereafter, maintenance shall be the responsibility of a homeowners'
association or individual property owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for
City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees, from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the
City of Dublin or its advisory agency, appeal board, or legislative body concerning a
subdivision, which action is brought within the time period provided for in Section 66499.37
of the Government Code of the State of California. The City of Dublin shall promptly notify
the developer of any claim, action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans will
not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
130'.
An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show proof
of it to the City of Dublin, Department of Public Works.
132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field.
After the staking of the daylight lines but prior to the start of grading, protective fencing
shall be installed around the trees, subject to approval of the Director of Public Works/City
Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or
Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer. The Developer's soils engineer shall determine a preliminary structural design of
the road bed. After rough grading has been completed, the developer shall have soil tests
performed to determine the final design of the road bed. In lieu of these soil tests, the road
may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139. The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141. The Developer shall furnish and install street name signs, in accordance with the standards
of the City of Dublin, bearing such names as are approved by the City. The developer
shall furnish and install traffic safety signs in accordance with the standards of the City of
Dublin.
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees
shall be planted in accordance with a planting plan, including tree varieties and locations,
approved by the Planning Director and Director of Public Works. Trees planted within, or
adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will
provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to accommodate future
extension of the interconnect system. The extent of this work shall be determined by the
Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.
148.
Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be located
and provided within public utility easements and. sized to meet utility company standards.
All utilities to and within the project shall be undergrounded.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of
Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD)
stating that the District has agreed to furnish water and sewer service to each of the
dwelling units and/or lot included on the Final Map of the subdivision.
.37
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer
and at no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform with
all of the requirements of the officially adopted Water Code of the District and will be
subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
g:~formsidev~coa 1-9 7. doc
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7139 - Neighborhood A-4), PREVIOUSLY
APPROVED BY RESOLUTION NO. 00-40 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-40, approving a Vesting
Tentative Map for Tract No. 7139 (Neighborhood A-4) for Dublin Ranch Area A on July 25, 2000;
and
WHEREAS, staff has suggested and James Tong, on behalf of DR Acquisitions I, LLC, the
owner of the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin,
and Hong Yao Lin (collectively, the "Lins") has agreed to certain amendments to the conditions of
approval of said Vesting Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the
timing for performance of the obligations of the developer of Tract No. 7139 and the means by which
the developer of master vesting tentative map 7135 (as approved by Planning Commission Resolution
No. 00-36) can satisfy the conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the
ordinances, policies and standards which were in effect at the date the City determined that the
application for Vesting Tentative Map No. 7139 was deemed complete, and which govern
development of Dublin Ranch Area A-4 pursuant to the Planning Commission's adoption of
Resolution No. 00-40 on July 25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall
continue to have the vested right to proceed with the development of Dublin Ranch Area A-1 in
substantial compliance with the ordinances, policies, and standards in effect at the date the City
determined that the application for Vesting Tentative Map No. 7139 was deemed complete and as
approved by the Planning Commission's adoption of Resolution No. 00-40 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7139 was to subdivide
38.4+ acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific
Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA
Guidelines Section 15182, an initial study was prepared for this project which did not identify any new
impacts that were not addressed in the Program Environmental Impact Report prepared for the Eastern
Dublin Specific Plan and, therefore, the Planning Commission finds that the proposed project is within
the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment
and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda
dated May 4, 1993, and August 22, 1994 (the "EIR"), and further finds that the proposed project is
consistent with the adopted Eastern Dublin Specific Plan; and
ATTACHMENT
WHEREAS, no new environmental impacts are raised by the amendments to the Vesting
Tentative Map conditions which are proposed by staff and the applicant and, accordingly, the Planning
Commission finds that the adoption of this resolution is within the scope of the initial study; and
WHEREAS, the Planning Commission did hold a public hearing on the proposed
amendments on February 26, 2002; and
WHEREAS, although this resolution amends the conditions of approval previously approved,
it does not extend the time for the Vesting Tentative Map previously approved; and
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the amendments to Resolution No. 00-40, making amendments to the conditions of approval
of Vesting Tentative Map 7139; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final
Subdivision Map for the project as required by the Eastern Dublin Specific Plan; 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 RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed amendments to Vesting
Tentative Map No. 7139:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances. Notwithstanding the Commission's approval of these amendments,
the property owner shall have the vested right to develop Dublin Ranch Area A-4 in accordance with the
applicable ordinances, policies, and standards which were in effect at the date the City determined that the
application for Vesting Tentative Map No. 7139 was deemed complete and as approved by the Planning
Commission's adoption of Resolution No. 00-40 on July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and
conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject
property in that it is a subdivision for implementation of a residential project in an area designated for
Single Family Residential development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this
project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs
and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this
resolution, the design of the subdivision will not cause environmental damage or substantially injure fish
or wildlife or their habitat or cause public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at
large or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
2
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer
service for this subdivision shall be provided pursuant to an agreement between the applicant/developer
and DSRSD. School capacity for the residents of this project will be provided pursuant to the school
facilities mitigation agreement between the current property owner's predecessor in interest, the Lins, and
the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve amendments to the conditions of approval of the Vesting Tentative Map for Tract 7139 for
Neighborhood A-4 of Dublin Ranch Area A, for PA 99-060, as previously approved by Planning
Commission Resolution No. 00-40 (Note: the amendments to the conditions of approval are shown in
strikeout for deletions and underlining for additions); all other conditions of approval of the Vesting
Tentative Map remain unchanged:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subiect to 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, [F1N}
Finance Department, [PL] Planning division of the Community Development Department, [PO]
Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
~ ~or to:
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Master Vesting Improvement
Tentative Map for Dublin Ranch Area A (Tract No. 7135) PA- Plans through
99-060. In the event of a conflict between the Master Conditions completion
of Approval and these Conditions, these conditions shall prevail.
2. Standard Public Works Criteria. Applicant/Developer shall PW Approval of Standard
comply with all applicable City of Dublin Standard Public Improvement
Works Criteria (Attachment A). In the event of a conflict Plans through
between the Public Works Criteria and these Conditions, these completion
conditions shall prevail.
3. Approval of Vesting Tentative Map. Approval of the Vesting PL Approval of Standard
Tentative Subdivision Map for Tract No. 7139 - Neighborhood Improvement
A4 is conditioned upon the requirement that the development be Plans through
consistent with the approved Planned Development (PD), completion
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting 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).
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of the Eastern Dublin Improvement
General Plan Amendment/Specific Plan and companion Final Plans through
Environmental Impact Report (EIR) that have not bccn made completion
specific Conditions of Approval.
5. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, 31-33, 47,
at the time of building permit issuance, including, but not but no later 266
limited to, Planning fees, Building fees, Dublin San Ramon than Issuance MM
Services District fees, Public Facilities fees, Dublin Unified of Building Matrix
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as
noted in the Development Agreement. 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.
6. Site Development Review. Applicant/Developer shall submit to PW,__PL Prior to
the Director of Community Development and/or Planning issuance of
Commission for review and approval, architectural drawings _bu_i._l..d_ing
and details, plot plans, and other materials as may be required p_errr~_i, ts
for Site Development Review (SDR) in accordance with the
City of Dublin Zoning Ordinance.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies and shall submit but no later
copies of the permits to the Department of Public Works. than Issuance
of Building
Permits
8. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building
1997, the City of Dublin General Plan, and all applicable Permits
Specific Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW
review and approval, each set of plans shall have attached an Building Standard
annotated copy of these Conditions of Approval and the Permits.
Standard Public Works Criteria. The notations shall clearly
indicate how all Conditions of Approval and Standard Public
Works Criteria will be complied with. Construction 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 specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM
system infrastructure shall be consistent with the resource Plans Matrix
management policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105,279
requirements. MM
Matrix
4
13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM
accommodate collection and sorting of petrucible solid waste as Matrix
well as source-separated recyclable materials generated by the
residents within this project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it Any Building MM
in a Landscape and Lighting Assessment District or similar Matrix
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.
16. Water Quality Program. A water quality program shall be PL, PW Approval of
submitted with each development application, demonstrating Final Map
existing water quality and impacts that urban runoff would have.
The water quality investigation should address the quantity of
runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW Approval of
water quality requirements of the City of Dublin's NPDES Final Map
permit and the Alameda County Urban Runoff Clean Water
Program
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW Approval of Standard
shall dedicate 8' wide Public Service Easements adjacent to the Final Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. 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.
20. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director
of Public Works prior to construction.
21. Improvement and Dedication of Cog Hill Terrace. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the road labeled as Cog Hill Terrace (or alternatively Approval of
approved street names) for public street purposes (46' wide right Improvement
of way) and shall improve the streets to a width of 36' curb to Plans
curb, as shown on the Vesting Tentative Map for Tract No. 7139
- Neighborhood A4, dated December, 1999 and revised June
2000. A 5' wide sidewalk shall be constructed on both sides of
the streets.
22. Improvement and Dedication of Highland Meadow Court. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the roads labeled as Highland Meadow Court (or Approval of
alternatively approved street names) from Falion Road to Improvement
southern tract boundary for public street purposes (44' wide Plans
straight right of way and 47' cul-de-sac bulb radii) and shall
improve the streets to a width of 34' curb to curb and 42' curb
radii, as shown on the Vesting Tentative Map for Tract No.
7139 - Neighborhood A4, dated December, 1999 and revised
June 2000. A 5' wide sidewalk shall be constructed on both
sides of the streets.
23. [Offsite]Improvement .a_n.d_.D_.~dj.~i_0.~ of Signal Hill Drive. PW c~vvv~r ........... .... ~ v.¢ PW
If not previously constructed by another Developer, the any ~,,,n,~;~ ..... .... .~, v.
Applicant/Developer shall improve _.ap._...d_..0.~f!.!_C.~t_~ Signal Hill ,;:hen deemed
Drive and a portion of Sugarhill Circle connecting to Bent Tree ..... ......... ~-: },,,~a
Drive and Bent Tree Drive to Fallon Road to two lanes of the D!recter ef
pavement as specified on sheet 1 of the Master Vesting Public Works
Tentative Tract Map 7135, and as specified by the Director of Bond at Final
Public Works. Map an_d
_c_o_.m_plete at
0_c_c_u~a__ncDL0_f
first building
24. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW
Applicant/Developer shall improve Fallon Road and construct the
four travel lanes (2 northbound and 2 southbound) median Development
landscaping and landscaping along project frontage from Agreement or
intersection of Antone Way to the north curb return of Golf when deemed
Course Maintenance Drive in accordance with the precise plans necessary by
approved on pages 26, 27 and 28 of the "Supplemental the Director of
Information" of the SDR/VTM book prepared by MacKay and Public Works
Somps dated December 1999 and revised June 2000 and to the
satisfaction of the Director of Public Works.
The goal of the overall improvement plan is to construct all TIF
improvements needed for capacity and access to Dublin Ranch
Area A while maximizing conformance to the ultimate
improvements and minimizing interim, "throw-away"
improvements. The Director of Public Works shall review and
approve all street geometries of the interim improvements.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms of an
agreement among the above parties for improvement of the
road. Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the construction of
the offsite TIF improvements conditioned under Tract No. 7135.
25. [Offsite]Tract No. 7135 Improvements. Applicant/Developer ?W Occupancy of PW
shall complete all proposed improvements included with the any building
Tract No. 7135 subdivision improvements with the last
subdivision (A-2, A-3, A-4 or A-5) that have not yet been
completed and approved by the Director of Public Works,
except those listed in previous conditions of approval. Any and
all outstanding improvements shall be constructed as
conditioned with Tract No. 7135 and shall be to the satisfaction
of the Director of Public Works.
26. Decorative Paving. Applicant/Developer shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plan approved
herein. 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.
27. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of 17
in public streets, a Decorative Paving Plan shall be prepared to Improvement MM
the satisfaction of the Director of Public Works. Pre-formed Plans Matrix
traffic signal loops shall be used under the decorative paving,
and sleeves shall be used under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under the decorative
paving. Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance assessment
district or other funding mechanism acceptable to the Director of
Public Works.
28. Temporary Emergency Access and Maintenance Easement.
In the event the Golf Course path is not yet constructed, a 12' ~a_~_c._e o~f
foot wide temporary emergency access and maintenance certificate of
easement shall be granted adjacent to the boundary line of the _o_c_f~uJ~9_n~cx_fqr_
project subdivision, on the adjacent property, first building
Applicant/Developer shall be required to grade a vehicular
access within the easement to the satisfaction of the Director of
Public Works and the Alameda County Fire Department. The
easement can be abandoned after the adjacent property has been
developed and access is determined to be adequate by the
Director of Public Works and the Alameda County Fire
Department.
29. Decorative Streetlights. Decorative streetlights (except with PW Approval of Standard
metal pole and decorative base) shall conform to those approved Improvement
with improvement plans for Tract No. 7139. A street lighting Plans
plan which demonstrates compliance with this condition shall be
submitted prior to recordation of the Final Map and shall be
subject to review and approval by the Director of Public Works.
30. Retaining Walls. Fences which are proposed on top of any PL Approval of PL
retaining walls that are greater than 30" high shall be offset a Improvement
minimum of 1' to provide planting areas. Plans
31. Driveways along Signal Hill Drive. Applicant/Developer shall PW Approval of PW
construct driveways with hammerhead tumarounds on lots 1, 2 Improvement
and 3 that access onto Signal Hill Drive to the satisfaction of the Plans
Director of Public Works. Driveway designs that require
backing out onto Signal Hill Drive shall not be permitted.
CONDITION TEXT RESPON~ WHEN~ SOURCE
AGENCy
32. Offisite] Sidewalks along Signal Hill Drive. PL Occupancy of
Applicant/Developer shall design and construct a 6' wide any building.
sidewalk located 10' behind the back of curb along the easterly
frontage of Signal Hill Drive between the southerly subdivision
boundary of Tract No. 7139 and Fallon Road including
handicap ramps where necessary, to the satisfaction of the
Director of Public Works.
33. Private Recreation Facility. If not previously dedicated and PW As Specified in Standard
completed with the first building permit of the second the
subdivision (A-2, A-3, A-4 or A-5) Applicant/Developer shall Development
dedicate and complete the Private Recreation Facility within Agreement
Parcel C-1 of Tract No. 7135 to the satisfaction of the Director
of Public Works.
34. Private Recreation Facility Parking. Applicant/Developer PL Submit prior to Standard
shall provide a grading and improvement plans for the Private Approval of
Recreation Facility that includes the preliminary site grading Improvement
and "site work" and/or "infrastructure" improvements. The plan Plans/
shall be required to be submitted with the improvement plans Approval of
for the first subdivision (A-2, A-3, A-4 or A-5) and shall be detailed
subject to review and approval by the Director of Public Works Improvement
and Director of Community Development. The proposed Plans prior to
parking for the Private Recreation Facility shall not conflict with construction of
the proposed driveway entrances and shall provide for adequate Private
circulation. All parking spaces shall be double-striped with 4- Recreation
inch wide stripes set approximately 2 feet apart as shown on the Facility
"Typical Parking Striping Detail". Handicapped, visitor,
employee, and compact parking spaces shall be appropriately
identified on the pavement.
35. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
36. Open Space and Recreation Dedication and Improvement. PL, PW Approval of PW
The Open Space Parcels A, B, and C of Tract No. 7139 shall be Final Map and
dedicated to the Community Homeowners Association. Bank Improvement
stabilization shall be required to be installed within the corridors Plans
if needed, as determined by the Director of Public Works.
37. Public Access and Trailways Dedications. PW, F Approval of
Applicant/Developer shall construct a public sidewalk from Cog Final Map
Hill Terrace to Castle Pines Terrace, which is to be contained
within public access Parcel A of Tract No. 7139 to the
satisfaction of the Director of Public Works.
Applicant/Developer shall construct the sidewalks required by
the Dublin Ranch Area A SDR and VTM application within
Parcel C with a concrete surface and as shown on sheet 60 of the
SDR application prior to occupancy of the adjacent residential
units (Lots 19 & 20). The sidewalk shall be designed to the
satisfaction of the Director of Public Works and the Alameda
County Fire Department including the requirement of a I foot
candle minimum illumination from the bollard lighting.
38. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of Planned
greenbelts, parks, stream corridors and common open space Building Developme
areas, shall be an average of 10' unless an exception is approved Permits nt Standard
by the Community Development Director.
39. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to
by MacKay & Somps, dated May 2000) if needed. Issuance of
Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
40. Storm Drain Improvements. All storm drain improvements PW Approval of PW
and mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Area A residential Plans
neighborhoods and/or specified by the Director of Public Works
shall become requirements of this subdivision.
41. [Offsite]Storm Drain Improvements. All offsite storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Any Building
Tract No. 7139 improvement plans, shall be constructed and
accepted for service as directed by the Director of Public Works.
42. [Offsite]Water and Sewer Lines. All offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7139 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
43. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW
to the phasing of construction and access shown on the Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
44. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility trenches affected units Utilities
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. 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.
PUBLIC PARKS
45. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building
the City of Dublin Resolution No. 32-96, including any Permits
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" dedication for the project is 0.26 acres.
46. Hold Harmless/Indemnification. Applicant/Developer, and PL, PW Any Action Standard
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
LANDSCAPING
47. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated 10 foot landscape strip between the sidewalk and Building
the back of curb along the easterly frontage of Signal Hill Drive
between the easterly boundary of Tract No. 7139 and Fallon
Road, to the satisfaction of the Director of Public Works. Root
barriers shall be installed surrounding each tree or along the
sidewalk and back of curb on each side of the street. This
landscape strip shall be adequately maintained by the
Community Homeowners Association under the direction and
oversight of the City of Dublin Public Works Department.
These landscaped areas shall be subject to the City's Water
Efficient Landscape Regulations.
48. Landscaping and Street Trees. The Applicant/Developer shall PL, PW Completion of PW
construct landscaping if not previously constructed along Golf Improvements
Course frontage along Signal Hill Drive from Fallon Road to the
Northern tract boundary and from the face of curb to 20 north of
the site right-of-way, to include all street trees proposed within
the public service easements according to the design and
specifications of the SDRNTM application as shown on sheets
3, 7 and 38, and to the satisfaction of the 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
Community Development. The proposed variety of trees to be
planted adjacent to sidewalks or curbs shall be submitted for
review to 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.
49. Landscaping Corridor Parcels. The landscape improvements PW, PL Occupancy of PW
for open space corridor parcels shall be installed by Any Building
Applicant/Developer concurrently with the development of the
adjacent residential parcel (i.e.; Parcels A, B and C of Tract No.
7139), unless otherwise specified by the City Manager or the
Dublin Ranch Area A Development Agreement.
10
o
~OF to~
Restoration/establishment plans and monitoring programs are
required for all stream corridors and open space areas that arc
proposed to be planted with trees and shrubs and shall be
approved by thc Director of Public Works and thc Community
Development Director.
50. Landscape Fire Buffer Zone. The landscape plans shall PL_.~_PW, F Prior to
include a Fire Buffer Zone along thc easterly boundary linc of occup__anc_.y of
the subdivision to prevent the spread of fires as specified in the any _b. gjlding
Wildfire Management Plan.
51. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior
Community Development Department. The Management to Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submitted
survival of all Open Space plantings shall be designated in the prior to
Open Space Management Program and shall be subject to Recordation of
review and approval by the City at Applicant/Developer's Final Map and
expense. The program shall include provisions for mowing and approved prior
removal of cut plant materials, debris, and other miscellaneous to Occupancy
trash items. The requirements of this program shall be included of Any
in thc Community Homeowners Association CC&R's and shall Residential
be subject to review and approval by the Community Unit
Development Director and Public Works Director. Any
necessary restoration of Open Space plantings shall be the
responsibility of the Community Homeowners Association, and
shall be completed according to the time frame contained within
the Management Program. If the Open Space plantings are not
maintained according to the standards established by the
Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the
Community Homeowners Association for the cost of such
maintenance and corrective measures plus the City overhead
costs.
52. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
responsibilities. This maintenance shall include 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 Community and Neighborhood Homeowners
Associations.
53. Lighting and Landscape Maintenance Assessment Districts. PL Recordation of PW
Applicant/Developer is responsible for lighting and landscape Final Map
maintenance through Lighting and Landscaping Maintenance
Assessment Districts or any other method of maintaining the
lighting and landscaping approved as part of this project.
54. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard
intersections shall be such that sight distance is not obstructed. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
11
ITION TEXT RESPONc WHEN SOURC
COn :
AGENC~
GRADING
55. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of any PW
greater than 10 feet vertically shall be no steeper than 3H: 1V Grading
unless otherwise approved by the Director of Public Works, and Permits
graded slopes steeper than 3H: 1V and greater than 30 feet
vertically shall be benched in accordance with the approved
geotechnical report. All slopes shall be graded in conformance
with the grading plans for Tract No. 7139 and as required by the
Eastern Dublin Specific Plan and Scenic Corridor development
standards, grading policies and action programs and are subject
to the approval of the Director of Public Works and the Director
of Community Development.
56. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of MM
slopes in open space areas shall be hydroseeded and treated with Improvements Matrix
erosion control measures immediately upon completion to 3.7/3.0
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
57. Graded Slopes/Erosion Control. All graded slopes, which are PW On-going PW
not to be developed, including the offsite graded slopes located
to the north, south and east of"Tract 7139,' shall be
hydroseeded with native grasses immediately upon completion
to prevent soil erosion.
TRAFFIC AND CIRCULATION
58. [OffsitelTraffic Signals. If not constructed by previous PW As specified in PW
developer, Applicant/Developer is responsible for the traffic the
signal design and installation of conduit for the future Development
signalization at the following intersections to the satisfaction of Agreement or
the Director of Public Works: when deemed
necessary by
the Director of
Public Works
a. Kingsmill Terrace and Fallon Road.
b. · Antone Way and Fallon Road
The signal improvements shall accommodate conversion to
serve an ultimate three and four-legged intersections to the
extent possible, minimizing replacement or relocation of
improvements. The cost of the conduit shall be the
responsibility of Applicant/Developer, with no TIF credits given
for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by the
Director of Public Works. In the event that a improvement
agreement for the installation of the ultimate traffic signals fails
to be reached, Applicant/Developer shall be responsible for the
installation of the future traffic signals.
59. Signal Hill Drive and Cog Hill Terrace Intersection. PW Occupancy of PW
Applicant/Developer shall install a STOP sign at the approaches Any Building
on Cog Hill Terrace at Signal Hill Drive determined by the
Director of Public Works. A stop sign shall be added at the
Highland Meadows Court approach to Cog Hill Terrace. Cog
Hill Terrace cannot intersect Signal Hill Drive more than once.
A new street name is needed when a 90-degree turn is made.
12
60. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of PW
to provide convenient access to public transit, to enhance local Final Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost
of procuring and installing the necessary improvements to meet
the requirements listed above shall be paid by
Applicant/Developer.
EMERGENCY SERVICES
61. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
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.
62. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of all applicable fees, including a City of Dublin Fire
Impact Fees.
63. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD) Building
including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements for
construction, roof covering and fire sprinkler installation. Landscape design plan shall meet
the requirements of the Wildfire Management Plan.
c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
the responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
groundcover shall be submitted for review and approval prior to installation.
d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width could mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court, which may have a minimum radius of 40 feet.
e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed
400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire
Department and Dublin San Ramon Services District prior to installation. A complete utility
plan showing main location, size and hydrant locations shall be submitted to this office for
review and approval. The minimum fire flow for this development is 1500 gallons per
minute from one hydrant flowing for a 120-minute duration.
fi Plans may be subject to revision following review.
64. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of
controlled by fences and adequate gates to prevent unauthorized Any Building
pedestrian traffic.
13
65. Projected Timeline. Developer shall submit a projected PO Issuance of
timeline for project completion to the Dublin Police Services Building
Department, to allow estimation of staffing requirements and Permits
assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
66. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
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.
67. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going
applicable salt mitigation requirements of Zone 7.
68. Requirements and Fees. Applicant/Developer shall comply Zone 7, PW Issuance of Standard
with all Alameda County Flood Control and Water Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
69. Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard
and recycled water and wastewater pipelines and facilities shall Improvements
be constructed by the Applicant/Developer in accordance with
all DSRSD master plans, standards, specifications and
requirements.
70. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
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".
71. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. All material and
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.
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that conform Issuance of DSRSD
to the requirements of the DSRSD Code, the DSRSD "Standard Building
Procedures, Specifications and Drawings for Design and Installation of Permits
Water and Wastewater Facilities," all applicable DSRSD Master Plans and
all DSRSD policies.
14
b. All mains shall be sized to provide sufficient capacity to accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building
Layout and sizing of mains shall be in conformance with DSRSD utility Permits
master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Approval of
sanitary sewer system. Pumping of sewage is discouraged and may only Improvement
be allowed under extreme circumstances following a case by case review Plans
with DSRSD staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves the right to require
payment of present worth 20-year maintenance costs as well as other
conditions within a separate agreement with Applicant/Developer for any
project that requires a pumping station.
d. Domestic and fire protection waterline systems for residential 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 DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance
and/or replacement.
f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD
and sewer lines shall be submitted to and approved by DSRSD. Grading
Permit or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map
Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map
i. All utility connection fees, plan checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be paid Building
to DSRSD in accordance with the rates and schedules established in the Permits
DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the District Issuance of DSRSD
Engineer. Each drawing of improvement plans shall contain a signature Building
block for the District Engineer indicating approval of the sanitary sewer or Permits
water facilities shown. Prior to approval by the District Engineer,
Applicant/Developer shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and water systems,
a performance bond, a one-year maintenance bond, and a comprehensive
general liability insurance policy in the amounts and forms that are
acceptable to DSRSD. Applicant/Developer shall allow at least 15
working days for final improvement drawing review by DSRSD before
signature by the District Engineer.
k. No sewer line or water line 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 DSRSD conditions Permits and all
herein have been satisfied. DSRSD
requirements
15
CONDITION TEXT RESPON~ SOURCE
AGENCY
i. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and indemnify
the same from any litigation, claims, or fines resulting from the
construction and completion of the project.
72. DSRSD Annexation 94-1. The project lies within thc area DSR On-going DSRSD
annexed to DSRSD in 1993 as DSRSD Annexation 94-1. All
properties within this annexation are subject to DSRSD
conditions which restrict the availability of services. All parcels
which seek service from DRSRD within this area are also
subject to the conditions of the Areawide Facility Agreement
with Lin et al, which regulates the manner and timing of
services by the District.
73. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District Recycled Water Use Zone (Ordinance 280),
which calls for installation of recycled water infrastructure to
allow for the future use of recycled water for approved
landscape irrigation demands. Recycled water will be available
in the future to the project site, as described in the DSRSD
Eastern Dublin Facilities Plan Update, ,June 1997. Unless
specifically exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities shall be
designed to conform to all applicable District Standards and
specifications.
74. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD
mains shall be installed in the vicinity of this project. Offsite Improvement
recycled water main extensions to connect to existing facilities Plans
not yet activated shall be required. Recycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled
water system when available. Improvement plans shall include
all required recycled water improvements.
75. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of
Dublin Facilities Plan Update, ,June 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to Plans
the Eastern Dublin area including Dublin Ranch, and potable
water infrastructure has been sized reliant on this. The statement
on Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion that
individual neighborhoods will not be required to install recycled
water mains shall be stricken from the plans; this determination
shall be made by the District with reference to Ordinance 280
after examination of detailed landscaping and improvement
plans.
OTHER CONDITIONS
76. Homeowners Association. Applicant/Developer shall establish PW, PL .^~.~. ....... ....... ~ ~c Standard
a XT~;ghk~.h,.~,,-I Community Homeowners Association ~,A/,,~
t- ...... ;~,, ~a ........... a .... ;at!eh that will monitor and Prior to transfer
provide oversight to the maintenance of owner-maintainedstreet of title to first
landscape areas and common areas including community walls individual
and theme fences. Maintenance responsibilities shall be as purchaser
shown on the submitted "Open Space and Ownership and
Maintenance Plan" dated December 1999, and revised June
16
2999 February 14, 2001. 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.
77. Covenants, Conditions and Restrictions (CC&Rs). PL S'abm'i~ed Prier
Covenants, Conditions and Restrictions (CC&Rs) shall be ,a .... A m-~v---~ ,,~v.
established for this development. The CC&Rs shall be approved ~"°~ TM .... '~
by the Director of Community Development to assure that: ·A~vv.~ ....... ........ ,~ o~^~
Pe..~..!ts Prior to
transfer of title
to first
individual
a. A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and along a
public street shall not occur. Recreational Vehicles are def'med as a motorhome, travel
trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs
the cab, camping trailer, or tent trailer, with or without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family unit
shall be maintained and kept in good order by the resident and/or owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for covering
long-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials and foliage shall be
used.
g. Homeowners Association shall keep landscaping around the recreation facility at a minimal
height and fullness where needed to give patrol officers and the general public surveillance
capabilities of the area.
h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation
facility and above each entrance/exit from the buildings.
78. Phased Occupancy Plan. If occupancy is requested to occur in PL, B Submitted prior Standard
phases, then all physical improvements within each phase shall to issuance of
be required to be completed prior to occupancy of units within building
that phase except for items specifically excluded in an approved permits/
Phased Occupancy Plan, or minor hand work items, approved Approved a
by the Department of Community Development. The Phased minimum of 45
Occupancy Plan shall be approved by the Director of days prior to
Community Development a minimum of 45 days prior to the Occupancy of
request for occupancy of any unit covered by said Phased Affected Unit
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all lots in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval.
No individual unit shall be occupied until the adjoining area is
17
: CONDITION TEXT RESPON~ WHeN SOURCE
finished, safe, accessible, provided with ali reasonably expected
services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may
be deferred due to inclement weather with the posting of a bond
for the value of the deferred landscaping and associated
improvements.
79. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, B Sale of any unit Standard
acknowledgment (secured from the individual property owner) within a phase
acknowledging the continuance of construction activity within
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community
Development within three (3) days upon request of the Director
of Community Development. If Applicant/Developer fails to
comply, the Director of Community Development may require
the submittal of the written acknowledgment prior to release of
occupancy of any future units and/or future phases.
80. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units required Final Map
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 and the Director of Community Development and
Director of Public Works. A plan showing the locations of all
mailboxes shall be submitted for review and approval by the
Director of Public Works.
81. Agricultural Operations. CC&R's for this subdivision shall P~L ~Eigr_~t.p_tr_.a._n_sfe~r
include notification that agricultural operations, (fanning, cattle 9f_t.!tl~e_~_9_fir__s_t
ranching, etc.) are located in close proximity to the golf course .i_n_~i_v_j_du~a_l_
and this subdivision. Operations of these agricultural uses may, purchaser
from time to time, impact the residents of these subdivisions
with both noise and odors. This statement should serve to notify
potential home purchasers and residents that the agricultural
uses may continue indefinitely.
covenants conditions and restrictions (~C&R) document .o)~.~i.[!.~...t_9_f~.r_.s_[
s_p_e_c_!f3(~.n_g~[.h__.a_t__a_C_o_m_m_.u_ni~W Homeowner's Association !_n_d_i~v_idu~a~!
c o v e rj_n&_a_l_!_.p_ar_c, e~ s_ _w i t~h i_n_._t h~e.~ e n~t a_t_!.we __M_. ~l!_~_h.._a 1_1_ b_e_ fg_~_, e~d: p_u_r c_ h_a_
c_o_v_e.r_i_ng__mai~n_t~..n__a_n_ce of t_h_e~rivate__0.p_e_n_~p_ac~e_.p__ar_cgls~
p~d_e._s_.ts-_i_a~_.._tr_ai__l_s, cre__e~ and recreational facility. Th__e_d_o.c~u~m_.gn~t
shall be reviewed and ~approv_ed by_Ci~A~9__m_e~ca3_~d_Di_r_ec_tg__r
of Public Works and shall then be recorded.
83. Landscaping Maintenance. Applicant/Developer shall PW C~ompletion of
r~.~.! .n_.t_!lj.D_.!.~._S..c_~p~..n_g..f0.!7._!~p~)_~55. t!3...an_~_o._ d..a~y._s._._a.~.r_.(~.!ty.--
and the application of preterit_gent chemicals.
84. Street Name Signs. Street name signs shall display the name of PW Approval of
the street together with a City standard shamrock logo. Posts Improvement
s-hall be galvanized steel pipe, unless otherwise approved by the Plans
18
Prio~ t°:
Director of Public Works.
85. Dublin Boulevard/Dougherty Road Intersection ~.~
Improvement. The Applicant/Developer shall be responsible
Director of
for thc project fair share contribution towards the City Capital Public Works
improvements project for the following improvements to the
Dublin Blvd. and Dougherty Road intersection:
a. Eastbound Dublin Boulevard, exclusive right-tutu lane to
Southbound Dougherty Road~.
b. Northbound Dough_he_[ty Rog_d, exclusive right-tutu lane to
q.~.~!~5~.~.n_~_ .D_..u_b..!.i.O.... _B 9~.[~y.._ar__c[-
c..W. e_s~_b.9~..n_.-d..D.~_l.[n.B..0u_l_.e_.v...a.r..d_...r .e_s_tripg._d_._[9_pr?._i_d_q_._a.n_.
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the City
has a shortfall of category 2 funds available to complete th_e
above list of improvements, the Developer shall contribute the
r_emaining balance of the funds needed to complete the specified
improvements to the satisfaction of the Director of Public
Works. To the extent practical, the notice shall be timed so that
the work shall be completed immediately prior to the point
where the Level of Service E occurs. These funds will be based
on the percent of trip contribution to the intersection del'reed and
approved by the Director of Public Works. This intersection
~mprovement is a TIF improvement. Therefore costs spent may
be credited against the payment of traffic impact fees in
accordance with City TIF Guidelines.
86. Gleason Drive. Prior to issuance of a certificate of occupancy_ PW Prior to
for the 421 ~t unit in Area A, Developer / Applicant shall issuance of
construct either 2 lanes of Gleason Drive from Tassajara Road 421 ~t Certificate
to Fallon Road in accordance with approved precise alignment of Occupancy
prepared by MacKay and Somps dated August 1999 or as in Area A.
_defined by the Director of Public Works or the extension of
Drive.
With the extension of Dublin Boulevard to Fallon Road~
_D_e_y.e_l.o_p~_r_.s_bal~l _b_q. responsible for the traffic signal r_e__q~r_e_d._ky.
Condition 99 of Tentative Tract Map 7135. Condition 99 of
Tentative Tract MaE 7135 states: "Applic__a3_t/Developer shall
construct Fallon Road Interchange signals at eastbound and
westbound off ramps of 1-580 and Fallon Road as approved by_
Caltrans and the Director of Public Works".
If Developer constructs Gleason Drive through to Fallon Road,
Developer shall complete Fallon Road in its ultimate state from
19
existing Antone Way to Gleason Road and transition Fallon
Road from Gleason Road south to Bent Tree Drive as approved
by the Director of Public Works.
87. Utility Installation. All water, gas, sewer, underground electric PW Approval of
power, cable television or telephone lines, and storm drain Improvement
facilities shall be Plans
installed as per Master Plan and sleeves appropriately installed
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
88. Damal~e/Repairs. If used as construction access by the PW Tract
Developer, the Developer shall repair all damaged existing acceptance
pavement, street, curb, gutter and sidewalk along Antone Way,
existing Fallon Road, North Dublin Ranch Drive, South Dublin
Ranch Drive, Signal Hill Drive, Bent Tree Drive, resulting from
construction and vehicle traffic as a result of construction
activities to the satisfaction of the Director of Public Works.
89. Joint Trench Concept Pl_a__n.__App_l_i_c_a_n_t/Developer__s__ha~l! _PL, P~W Approval of
prepare~a.Lofi__n_t__t_r_e_n__c_h__co~n_cept plan of the location of the joi_n_t [m_provement
_tr~ep._c_h_ a__n_d~large__b_o_x__e_s~_s_wi_t_c_hes, trans~L~ner_s_a_n_d other.joint_ Plans
trench (E!e%_Te_l_ephone, Cable TV_~_Ga_s~__et_c.)_u_t_i)i__i~
imprgyg~m_m~p_[s_.a_t'._l_0cations ap]~r_oved by the Director of Public
Works and Director of Community Deveiopme_.n__t_.
Applicant/Developer shall grant public service easement at all
the approved proposed locations.
90.
Works. A 4-way_s__t'_op_s_i3gn shall be provided at the intersection
9_f~F_a_l_l_0_n_._.R_oad and Sign_a~l_H_i_l. lJ_K_i_n_gsmill, if not_a_l_r_eady
PASSED, APPROVED AND ADOPTED this 26th day of February2002
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
g:pa99-060\amending pcreso A4.doc
20
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
6630
(925) 833-
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel
Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been
applied to New Developments. This list should not be considered all-inclusive.
This list should be used as a _quide only.
Each application is analyzed separately and only Conditions that apply to a specific application will be
recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed
necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design
requirements, submittal requirements and processing procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction
within 100 feet of these materials, shall be halted until a professional Archaeologist
who is certified by the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation measures, if they are
deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%)
securities and a cash monumentation bond 'to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and
landscaping subject to approval by the Director of Public Works/City Engineer prior
to approval of the Final or Parcel Map.
Prior to acceptance of the project as complete and the release of securities by the
City:
a)
All improvements shall be installed as per the approved Improvement Plans
and Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and
a declaration by the Project Landscape Architect that all work was done under
his supervision and in accordance with the recommendations contained in the
21
landscape and soil erosion and sedimentation control plans shall be
submitted to the Director of Public Works/City Engineer.
d)
Photo mylar and, if available, AutoCAD 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.
e). A complete record, including location and elevation of all field density tests,
and a summary of all field and laboratory tests.
A declaration by the Project Civil Engineer and Project Geologist that all work
was done in accordance with the recommendations contained in the soil and
geologic investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the
performance security may be replaced with a maintenance bond that is 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.
The labor and materials security is released upon acceptance of the
improvements, provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek,
where the top of bank is either the existing break in topography, or a point at the
existing ground line which is the intersection of a line on a two-horizontal-to-one-
vertical slope begun at the toe of the slope in the Creek, whichever is more
restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property
prior to being deposited to an approved drainage system.
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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
22
11.
12.
Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 100-
year storm, streets must be designed so that the overflow release shall directed to
the subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
14.
15.
16.
17.
18.
19.
20.
21.
22.
Drainage area
Design Storm
less that 1 sq. mile
I to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
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.
Developer shall provide "trash racks" where storm drainage improvements
intercept natural drainage channels. An all-weather maintenance road shall be
constructed to the trash racks.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in
accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum
slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the
slope. These ditches shall discharge into natural drainage channels or an
adequate storm drain system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
All subdrains shall tie into storm drain catch basins or manholes at the downstream
end of the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-de-sacs are not allowed without prior written approval of the Director
of Public Works/City Engineer/City Engineer. If allowed they must provide a storm
drain overflow corridor to an approved drainage facilities. This corridor shall be
design to prevent flooding of building pads in case the street inlet is obstructed.
Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
23
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards
and policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter,
concrete valley gutters or storm drain pipe and shall discharged into an approved
drainage facility, not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The 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/City Engineer shall determine which
requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or
other dust-palliative measures may be used, to control dust, as conditions warrant
or as directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm
Water Pollution Prevention Plan (SWPPP) for review 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. The 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. For projects disturbing less than five (5) acres an
erosion control plan shall be submitted with the grading plan.
30.
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. A copy of the SWPPP shall be kept at the construction site at all
times.
31.
Between October I and April 15 unvegetated graded slopes which drain to
desilting basins shall be, at a minimum, protected by hydroseed mulch and silt
fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded
then covered with a 100% biodegradable straw fiber erosion control blanket. Silt
fencing shall be installed at each bench and along the toe of slope. The developer
24
32.
33.
34.
35.
36.
37.
38.
39.
shall be responsible for providing any addition slope protection which may be
needed to prevent silting of natural water courses and storm drainage facilities.
Construction access routes shall be limited to those approved by the Director of
Public Works/City Engineer/City Engineer and shall be shown on the approved
grading plan.
Gather all construction debris on daily and place them 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,
use tarps on the ground to collect fallen debris or splatters that could contribute to
storm water pollution.
Remove all debris from the sidewalk, street pavement and storm drain system
adjoining the project site daily or as required by the City inspector. During wet
weather, avoid driving vehicles off paved areas.
Broom sweep the sidewalk and public street pavement adjoining the project site on
a daily basis. Caked on mud or dirt shall be scraped from these areas before
sweeping.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain
inlets and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or
effectiveness and prevent
appropriate manner.
replaced as necessary to maintain
street flooding. Dispose of filter particles in an
Create 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 on the
project site that have the potential for being discharged to the storm drain system.
Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter,
storm drain or stream. See "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.
Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan
reviewed by the Director of Public Works/City Engineer/City Engineer and
implemented by the contractor.
25
40. Fueling and maintenance of vehicles shall be done off-site unless an approved
fueling and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the
Director of Public Works/City Engineer/City Engineer. The project plan shall
identify Best Management Practices (BMPs) appropriate to the uses conducted on-
site to effectively prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in
the latest version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook, to prevent soil, dirt and
debris from entering the storm drain system.
43.
The 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.
44.
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 connections are subject to the review, approval, and
conditions of the Dublin-San Ramon Services District (DSRSD).
45.
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. Implement appropriate BMPs such as, but not limited to, a regular
program of sweeping, lifter control and spill clean-up.
46. All metal roofs and roof mounted equipment (including galvanized), shall be coated
with a rust-inhibitive paint.
47.
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 connections are subject to the review, approval, and conditions of the
DSRSD.
48.
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/City Engineer/City Engineer.
26
49.
50.
51.
52.
53.
54.
55.
56.
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.
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.
A structural control, such as an oil/water separator, sand filter, or approved equal,
may be required to be installed, on site, 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/City Engineer/City
Engineer for review and approval prior to the issuance of a building permit.
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 be conducted in this area. Sanitary connections are subject to
the review, approval, and conditions of the DSRSD.
Commercial Car Washes: No wash water shall discharge to the storm drains.
Wash waters should discharge to the sanitary sewer. Sanitary connections are
subject to the review, approval, and conditions of the DSRSD.
Vehicle/Equipment Washers: 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
"run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies;
canopy roof down spouts 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.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
27
57.
All on-site 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 by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures
(SWPPP) for the operation and maintenance of the project subject to the review of
the Director of Public Works/City Engineer/City Engineer. The SWPPP shall
identify Best Management Practices (BMPs) appropriate to residential construction
activities conducted on-site to effectively prohibit the entry of pollutants into storm
water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris
from entering the storm drain system, in accordance with the regulations outlined
in the most current version of the ABAG Erosion and Sediment Control Handbook
or State Construction Best Management Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and
implement such measures. Failure to comply with the approved construction
BMPs will result in the issuance of correction notices, citations and/or a project
stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using
an approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated
with a rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other
area shall drain onto this area. Drains in any wash or recycling area shall not
discharge to the storm drain system. Drains should connect to the sanitary sewer.
Sanitary connections are subject to the review, approval and conditions of the
DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the
storm drain system. The car wash area should drain to the sanitary sewer. The
area must be covered and designed to prevent excess rainwater from entering the
sanitary sewer. Contact the local permitting authority and POTW for specific
connection and discharge requirements. If no common car wash area exists,
means should be taken to discourage car washing, e.g., removing hose bibs and
installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall
create a property owners association for the development. The CC&R's shall be
subject to the review and approval of the City Attorney. Where not covered by a
landscape and lighting district, the homeowner's association shall be responsible
28
for implementing all storm water measures and the maintenance of all private
streets, private utilities, and other common areas and facilities on the site, including
all landscaping. Landscaping shall be designed with efficient irrigation to reduce
runoff and promote surface filtration and minimize the use of fertilizers and
pesticides which can contribute to urban runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet
or as otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69.
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/City EngineedCity
Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed
across private streets where they intersect public streets. No special paving or
concrete paving will be allowed in public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps,
must be designed to the City of Dublin's standards plans and specifications,
policies and requirements using standard City title block and format. The grading
plan design must based on the approved soil reports. In addition to the civil
engineer, a soils engineer must sign the grading plans. The soils engineer or his
technical representative must be present at all times during grading. All
engineering plans must be designed and signed by a Registered Civil Engineer.
Plans are subject to the review and approval of the Director of Public Works, and
after his approval, original mylars or photo mylars with three sets of blue prints
must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. 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%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils
engineer and approved by the Director of Public Works/City EngineedCity
Engineer. 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.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their 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 floor
29
elevation above the 100-year flood level.
76.
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 developer or homeowners' association for the periodic
inspection and maintenance of all retaining walls that could possibly affect the
public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance,
shall meet the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading-,
drainage (including size, type and location of drainage facilities both on and off-
site) and erosion and sedimentation control shall be submitted and subject to the
review and approval of the Director of Public Works/City EngineedCity Engineer.
79.
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.
80. The Contractor shall be responsible for acquiring permits required by other
agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer,
contractor, etc.) must meet and follow all of the City's requirements and policies,
including the Urban Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the subdivision.
The easements and/or rights-of-entry shall be in writing and copies shall be
furnished to the Director of Public Works/City EngineedCity Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or 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, both prepared by the Project Civil Engineer and/or Engineering Geologist;
shall be approved by the Director of Public Works/City Engineer/City Engineer.
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
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construction grading/erosion control plan shall be implemented in place by October
15th and shall be maintained in place until April 15th unless otherwise allowed in
writing by the City Engineer. It shall be the developer's responsibility to maintain
the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP I PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for
street improvements, grading, drainage (including size, type, and location of
drainage facilities both on- and off-site), and erosion and sedimentation control,
shall be approved by the Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo
mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the
City of Dublin Public Works Department. Upon completion of construction, the
City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered
Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work
was done under his supervision and in accordance with recommend-ations
contained in the soils report shall be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm
drainage detention facilities and trash racks.
88.
A current title report and copies of the recorded deed of all parties having any
recorded title interest in the Property to be divided, copies of the deeds and the
Final/Parcel Maps for adjoining properties and easements shall be submitted at the
time of the submittal of the final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for
review and approval by the Director of Public Works/City Engineer/City Engineer
prior to approval of the Final/Parcel Map. These easements shall allow for
vehicular and utility service access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on
the Final/Parcel Map along all street frontages, in addition to all other easements
required by the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as
the centerline of the streets, shall be survey monumented. At least three (3)
permanent benchmarks shall be established. Plats and elevation data shall be
provided to the City in a form acceptable to the Director of Public Works/City
Engineer/City Engineer.
3!
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the paved
street opposite each hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District
and Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Director of Public Works/City Engineer/City Engineer and
Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of
the Director of Public Works/City Engineer/City Engineer and to the Dougherty
Regional Fire Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire
Authority, as indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land
sufficient for the approved streets' right-of-way. Improvements shall be made, by
the applicant, along all streets within the development and as required off-site
including curb, gutter, sidewalk, paving, drainage, and work on the existing paving,
if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the
design and improvements indicated graphically, or as modified by the Conditions of
Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design of storm drainage facilities inside and outside
the Subdivision, grading of lots, the boundaries of the Tract, and shall show
compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The
grading plan shall incorporate the recommendations of the soil report. The grading
plan shall conform with the City specifications and ordinances, City policies and the
Uniform Building Code (UBC). In case of conflict between the soil engineer's
recommendations and City ordinances the City Engineer shall determine which
shall apply.
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100.
101.
102.
103.
104.
105.
106.
107.
Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to
property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be
installed in a manner which will not disturb the street pavement, curb, gutter and
sidewalk, when future service connections or extensions are made. All public and
private utilities shall be undergrounded.
Grading shall be done under the continuous inspection of the Project Soils
Engineer. Grading shall be completed in compliance with the construction grading
plans and recommendations of the Project Soils Engineer and/or Engineering
Geologist, and the approved erosion and sedimentation control plan, and shall be
done under the supervision of the Project Soils Engineer and/or Engineering
Geologist, who shall, upon its completion, submit a declaration to the Director of
Public Works/City Engineer/City Engineer that all work was done in accordance
with the recommendations contained in the soils and geologic investigation reports
and the approved plans and specifications. Inspections that will satisfy final
subdivision map requirements shall be arranged with the Director of Public
Works/City Engineer/City Engineer.
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 City Director of Public Works/City Engineer/City Engineer
as necessary to insure restoration of the site to a stable and erosion resistant state
if the project is terminated prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties
will require written approval of those property owners affected. Copies of the rights-
of-entry shall be furnished to the Director of Public Works/City Engineer/City
Engineer prior to the start of work.
Street grades shall be designed and built in accordance with the General Plan,
unless otherwise approved by the Director of Public Works/City Engineer/City
Engineer.
The developer shall keep adjoining public streets free and clean of project dirt,
mud, materials, and debris.
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 for approved by
the Director of Public Works/City Engineer/City Engineer. 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.
Landslide and erosive areas outlined in the geotechnical investigation report shall
be shown on the improvement/grading plans or plans which are part of
improvement/grading plans. The plans shall show the method for repair of these
areas as stated in the geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled.
If soil must be imported or off-hauled, the Applicant shall submit details as to how it
will be done and routes of travel for the Director of Public Works/City EngineedCity
Engineer's approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled
for later use in landscape areas.
110.
Grading within a designated open space area shall be limited to that grading which
is necessary for construction of the roadways traversing the open space and any
approved development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses
subject to review and approval of the Planning Director and Director of Public
Works/City Engineer/City Engineer. A revegetation plan for replanting graded
slopes and replacing the amount of woodlands lost due to grading shall be
prepared. Enhanced revegetation techniques shall be employed to ensure the
success of the revegetation. Examples of enhancements to the revegetation plan
include irrigating the young plants, placing top soil on fill slopes, using special
planting techniques such as drilling into fill slopes to allow root penetration, and
planting at a density similar to the native woodlands in the riparian corridors.
112.
All landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The
administration of the GHAD is to be determined at the Final Map stage.
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be
constructed at the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are
within + 0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American
Disability Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116.
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."
117.
All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
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118. The Applicant/Developer shall enter into an improvement agreement with the City
for all improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted
to, and be approved by, the Director of Public Works/City Engineer/City Engineer
and other affected agencies having jurisdiction over public improvements, prior to
execution of the Subdivision Improvement Agreement. Improvement plans shall
show the existing and proposed improvements along adjacent public street(s) and
property that relate to the proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic
copies of the Improvement, Grading and Storm Drain plans along with the Final
Map which is tied to the City's existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Complete
improvement plans, specifications and calculations shall be submitted to, and
approved by, the Director of Public Works/City EngineedCity Engineer and other
affected agencies having jurisdiction over public improvements prior to execution
of the Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along the adjacent public street and property that relate to
the proposed improvements.
122.
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to
50% of the construction cost, shall be submitted to, and be approved by, the City
and affected agencies having jurisdiction over public improvements, prior to
execution of the Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.
Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control
improvements, shall be the responsibility of the developer during construction
stages and until final improvements are accepted by the City Council and the
securities are released (one year after improvements are accepted). Thereafter,
maintenance shall be the responsibility of a homeowners' association or individual
property owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124. Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the subdivision shall be submitted at 1" = 400' scale, and
1" = 200' scale for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other
pest problem due to construction activities.
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126. All construction traffic and parking may be subject to specific requirements as
determined by the Director of Public Works/City EngineedCity Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees, from any claim, action, or proceeding against the
City of Dublin or its agents, officers, or employees, to attack, set aside, void, or
annul, an approval of the City of Dublin or its advisory agency, appeal board, or
legislative body concerning a subdivision, which action is brought within the time
period provided for in Section 66499.37 of the Government Code of the State of
California. The City of Dublin shall promptly notify the developer of any claim,
action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall
have attached an annotated copy of the project's conditions of approval. The
notations shall clearly indicate how all conditions of approval will be complied with.
Construction plans will not be accepted without the annotated conditions attached
to each set of plans. The Applicant will be responsible for obtaining the approval of
all participating non-City agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within
their right-of-way or impacting their facilities.
130.
An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this
work is not covered under the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for
work including, but not limited to, grading, encroachment, Fish and Game
Department, County Flood Control District, Corps. of Engineers and State water
quality permits and show proof of it to the City of Dublin, Department of Public
Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in
the field. After the staking of the daylight lines but prior to the start of grading,
protective fencing shall be installed around the trees, subject to approval of the
Director of Public Works/City Engineer/City Engineer.
NOISE:
133. Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City
holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public
Works may approve days and hours beyond the above mentioned days and hours.
The developer is responsible for the additional cost of the Public Works inspectors'
overtime.
134. During the construction, noise control and construction traffic mitigation measures
within residential neighborhoods or on public streets must be taken to reduce noise
and use of public streets by construction traffic as directed by Public Works
officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both
shall be provided prior to issuance of building permits or prior to recordation of the
Final Map or Parcel Map, whichever occurs first, in accordance with the
Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public
Works/City Engineer shall review the project's Soils Engineer's structural pavement
design. The developer shall, at his sole expense, make tests of the soil over which
the surfacing and base are to be constructed and furnish the test reports to the
Director of Public Works/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests, the road may be designed
and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval
of the Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment
District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as
are approved by the Planning Director, and traffic safety signs in accordance with
the standards of the City of Dublin. Addresses shall be assigned by the City
Building Official.
140. Street names shall be submitted and processed through the Planning Department
and shall be indicated on the Final Map.
141.
The Developer shall furnish and install street name signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City.
The developer shall furnish and install traffic safety signs in accordance with the
standards of the City of Dublin.
37
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street
frontages. Trees shall be planted in accordance with a planting plan, including tree
varieties and locations, approved by the Planning Director and Director of Public
Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided
with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a
regional traffic impact fee for roadway and street improvements in the Tri-Valley
area. This fee will provide for Public Works projects to improve traffic circulation
for accommodating new development within the City. If a regional traffic impact
fee ordinance is approved and enacted prior to issuance of any building permits,
the Applicant shall pay its fair share of this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to
accommodate future extension of the interconnect system. The extent of this work
shall be determined by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition
commercial and office centers shall provide car and van pool preferential parking
spaces as required by the Director of Public Works/City Engineer/City Engineer.
146.
Non-residential facilities shall provide pedestrian access from the public street to
building entrances as required by the Director of Public Works/City Engineer/City
Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground
to each lot in accordance with the City policies and existing ordinances. All utilities
shall be located and provided within public utility easements and sized to meet
utility company standards. All utilities to and within the project shall be
undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the
Director of Public Works/City Engineer with a letter from Dublin San Ramon
Services District (DSRSD) stating that the District has agreed to furnish water and
sewer service to each of the dwelling units and/or lot included on the Final Map of
the subdivision.
149.
The Dublin San Ramon Services District shall review and approve the
improvement plans as evidenced by their representative's signature on the Title
Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the
developer and at no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at
the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map,
that is know to exist, is proposed, or is located during the course of field
operations, must be properly abandoned, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. For additional information
contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for
the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154.
Developer shall design and provide infrastructure for recycled water use for
landscaping in accordance with DSRSD and to the satisfaction of the Public Work
Director.
155. Developer shall design and construct the water and sewer system in accordance
with the DSRSD requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
g:~fon'nstdev~coa 1-g7. doc
39
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7140 - Neighborhood A-5), AS PREVIOUSLY
APPROVED BY RESOLUTION NO. 00-41 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-41, approving a Vesting
Tentative Map for Tract No. 7140 (Neighborhood A-5) for Dublin Ranch Area A on July 25, 2000; and
WHEREAS, staff has suggested and James Tong, on behalf of DP, Acquisitions I, LLC, the
owner of the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin, and
Hong Yao Lin (collectively, the "Lins') has agreed to certain amendments to the conditions of approval
of said Vesting Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the timing
for performance of the obligations of the developer of Tract No. 7140 and the means by which the
developer of master vesting tentative map 7135 (as approved by Planning Commission Resolution No.
00-36) can satisfy the conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the ordinances,
policies and standards which were in effect at the date the City determined that the application for Vesting
Tentative Map No. 7140 was deemed complete, and which govern development of Dublin Ranch Area A-
l pursuant to the Planning Commission's adoption of Resolution No. 00-41 on July 25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall
continue to have the vested right to proceed with the development of Dublin Ranch Area A-1 in
substantial compliance with the ordinances, policies, and standards in effect at the date the City
determined that the application for Vesting Tentative Map No. 7140 was deemed complete and as
approved by the Planning Commission's adoption of Resolution No. 00-41 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7140 was to subdivide
38.4+ acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific
Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, an initial study was prepared for this project which did not identify any new impacts that
were not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific
Plan and, therefore, the Planning Commission finds that the proposed project is within the scope of the
Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan
which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993,
and August 22, 1994 (the "EIR"), and further finds that the proposed project is consistent with the
adopted Eastern Dublin Specific Plan; and
WHEREAS, no new environmental impacts are raised by the amendments to the Vesting
Tentative Map conditions which are proposed by staff and the applicant and, accordingly, the Planning
Commission finds that the adoption of this resolution is within the scope of the initial study; and
ATTACHMENT
WHEREAS, the Planning Commission did hold a public hearing on the proposed amendments
on February 26, 2002; and
WHEREAS, although this resolution amends the conditions of approval previously approved, it
does not extend the time for the Vesting Tentative Map previously approved; 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 amendments to Resolution No. 00-41, making amendments to the conditions of approval of
Vesting Tentative Map 7140; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final
Subdivision Map for the project as required by the Eastern Dublin Specific Plan; 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 RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed amendments to Vesting
Tentative Map No. 7140:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances. Notwithstanding the Commission's approval of these amendments,
the property owner shall have the vested right to develop Dublin Ranch Area A-5 in accordance with the
applicable ordinances, policies, and standards which were in effect at the date the City determined that the
application for Vesting Tentative Map No. 7140 was deemed complete and as approved by the Planning
Commission's adoption of Resolution No. 00-41 on July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and
conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject
property in that it is a subdivision for implementation of a residential project in an area designated for
Single Family Residential development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this
project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs
and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this
resolution, the design of the subdivision will not cause environmental damage or substantially injure fish
or wildlife or their habitat or cause public health concems.
6. The design of the subdivision will not conflict with easements acquired by the public at
large or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer
service for this subdivision shall be provided pursuant to an agreement between the applicant/developer
and DSRSD. School capacity for the residents of this project will be provided pursuant to the school
facilities mitigation agreement between the current property owner's predecessor in interest, the Lins, and
the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve amendments to the conditions of approval of the Vesting Tentative Map for Tract 7140 for
Neighborhood A-5 of Dublin Ranch Area A, for PA 99-060, as previously approved by Planning
Commission Resolution No. 00-41 (Note: the amendments to the conditions of approval are shown in
strikeout for deletions and underlining for additions); all other conditions of approval of the Vesting
Tentative Map remain unchanged:
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
Attomev, [BI Building division of the Community Development Department, [DSR] Dublin San
Ramon Services District, IF] Alameda County Fire Department/Cit of Dublin Fire Prevention, [FIN}
Finance Department, [PLl Planning division of the Community Development Department, [PO]
Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
CONDITION TEXT ~SPON~ ~HEN SOURCE:
iD
AGENCY
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Master Vesting Improvement
Tentative Map for Dublin Ranch Area A (Tract No. 7135) PA Plans through
99-060. In the event of a conflict between the Master Conditions completion
of Approval and these Conditions, these conditions shall prevail.
2. Standard Public Works Criteria. Applicant/Developer shall PW Approval of Standard
comply with all applicable City of Dublin Standard Public Improvement
Works Criteria (Attachment A). In the event of a conflict Plans through
between the Public Works Criteria and these Conditions, these completion
conditions shall prevail.
3. Approval of Vesting Tentative Map. Approval of the Vesting PL Approval of Standard
Tentative Subdivision Map for Tract No. 7140 - Neighborhood Improvement
A5 is conditioned upon the requirement that the development be Plans through
consistent with the approved Planned Development (PD), completion
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting 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).
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of the Eastern Dublin Improvement
General Plan Amendment/Specific Plan and companion Final Plans through
Environmental Impact Report (EIR) that have not been made completion
specific Conditions of Approval.
5. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, 31-33, 47,
at the time of building permit issuance, including, but not but no later 266
limited to, Planning fees, Building fees, Dublin San. Ramon than Issuance MM
Services District fees, Public Facilities fees, Dublin Unified of Building Matrix
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as
noted in the Development Agreement. 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.
6. Site Development Review. Applicant/Developer shall submit to _P...W.._~...P_!~ ._P..r_~r_.'~_o.
the Director of Community Development and/or Planning issuance of
Commission for review and approval, architectural drawings b_u_ild~i~g
and details, plot plans, and other materials as may be required permits
for Site Development Review (SDR) in accordance with the
City of Dublin Zoning Ordinance.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies and shall submit but no later
copies of the permits to the Department of Public Works. than Issuance
of Building
Permits
8. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion'
the time of building permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building
1997, the City of Dublin General Plan, and all applicable Permits
Specific Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW
review and approval, each set of plans shall have attached an Building Standard
annotated copy of these Conditions of Approval and the Permits.
Standard Public Works Criteria. The notations shall clearly
indicate how all Conditions of Approval a. nd Standard Public
Works Criteria will be complied with. Construction 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 specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM
system infrastructure shall be consistent with the resource Plans Matrix
management policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105,279
requirements. MM
Matrix
13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM
accommodate collection and sorting of petrucible solid waste as Matrix
well as source-separated recyclable materials generated by the
residents within this project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it Any Building MM
in a Landscape and Lighting Assessment District or similar Matrix
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.
16. Water Quality Program. A water quality program shall be PL, PW Approval of
submitted with each development application, demonstrating Final Map
existing water quality and impacts that urban runoff would have.
The water quality investigation should address the quantity of
runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW Approval of
water quality requirements of the City of Dublin's NPDES Final Map
permit and the Alameda County Urban Runoff Clean Water
Program
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW, DSR Approval of PW
shall dedicate 8' wide Public Service Easements adjacent to the Final Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. 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.
20. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director
of Public Works prior to construction.
21. Improvement and Dedication of Sugar Hill Circle, Sable PW Recordation of PW
Oaks Way. Applicant/Developer shall dedicate and improve to Final Map and
the City of Dublin and improve the roads labeled as Sugar Hill Approval of
Circle and Sable Oaks Way, (or alternatively approved street Improvement
names) for public street purposes (46' wide right of way) and Plans
shall improve the streets to a width of 36' curb to curb, as
shown on the Vesting Tentative Map for Tract No. 7140 -
Neighborhood A5, dated December, 1999 and revised June
2000. A 5' wide sidewalk shall be constructed on both sides of
the streets.
22. [Offsite] Improvement and Dedication of Signal Hill Drive PW x,~.m..en deemed PW
for Two Access Points. Due to the number of units proposed
for construction on this site, there shall be a minimum of two
access points to serve the subdivision. If not already
accomplished by prior development, Applicant/Developer shall
improve an extension of Signal Hill Drive from the northern Bond at Final
boundary of Tract No. 7140 -Neighborhood A-5 to Bent Tree Map and
Drive for public street purposes (46' wide right-of-way ) and complete at
shall improve ~!...~!~.~!i~.~ the street to a width of 36' curb to
curb to the satisfaction of the Director of Public Works.
23. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW
Applicant/Developer shall improve Fallon Road and construct the
four travel lanes (2 northbound and 2 southbound) median Development
landscaping and landscaping along project frontage from Agreement or
intersection of Antone Way to the north curb return of Golf when deemed
Course Maintenance Drive in accordance with the precise plans necessary by
approved on pages 26, 27 and 28 of the "Supplemental the Director of
Information" of the SDR/VTM book prepared by MacKay and Public Works
Somps dated December 1999 and revised June 2000 and to the
satisfaction of the Director of Public Works.
The goal of the overall improvement plan is to construct all TIF
improvements needed for capacity and access to Dublin Ranch
Area A while maximizing conformance to the ultimate
improvements and minimizing interim, "throw-away"
improvements. The Director of Public Works shall review and
approve all street geometrics of the interim improvements.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms of an
agreement among the above parties for improvement of the
road. Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the construction of
the offsite TIF improvements conditioned under Tract No. 7135.
24. [Offsite]Tract No. 7135 Improvements. Applicant/Developer PW Occupancy of Tentative
shall complete all proposed improvements included with the any building Map for
Tract No. 7135 subdivision improvements with the last Tract 7140
subdivision (A~2, A-3, A-4 or A-5) that have not yet been
completed and approved by the Director of Public Works,
except those listed in previous conditions of approval. Any and
all outstanding improvements shall be constructed as
conditioned with Tract No. 7135 and shall be to the satisfaction
of the Director of Public Works.
25. Decorative Paving. Applicant/Developer shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plan approved
herein. 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.
26. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of 17
in public streets, a Decorative Paving Plan shall be prepared to Improvement MM
the satisfaction of the Director of Public Works. Pre-formed Plans Matrix
traffic signal loops shall be used under the decorative paving,
and sleeves shall be used under decorative pavement to
acconimodate future utility conditions. Where possible,
irrigation laterals shall not be placed under the decorative
paving. Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance assessment
district or other funding mechanism acceptable to the Director of
Public Works.
27. Decorative Streetlights. Decorative streetlights (except with PW Approval of Standard
metal pole and decorative base) shall conform to those approved Improvement
with improvement plans for Tract No. 7140. A street lighting Plans
plan, which demonstrates compliance with this condition, shall
be submitted prior to recordation of the Final Map and shall be
subject to review and approval by the Director of Public Works.
28. Retaining Walls. Fences, which are proposed on top of any PL Approval of PL
retaining walls that are greater than 30" high shall be, offset a Improvement
minimum of 1' to provide planting areas. Plans
29. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
30. Public Access and Trailways Dedications for Parcel C. PW, F Approval of
Applicant/Developer shall construct a public sidewalk from Final Map
Sugar Hill Circle to Cog Hill Terrace, which is to be contained
within public access Parcel C of Tract No. 7140 to the
satisfaction of the Director of Public Works.
Applicant/Developer shall construct the sidewalks required by
the Dublin Ranch Area A SDR/VTM application within Parcel
C with a concrete surface and as shown on sheet 60 of the SDR
application prior to occupancy of the adjacent residential units
(Lots 10&l 1). The sidewalk shall be designed to the
satisfaction of the Director of Public Works and the Alameda
County Fire Department including the requirement of a 1-foot
candle minimum illumination fi'om the bollard lighting.
Applicant/Developer shall install the landscape improvements
for the public access/trailway parcels concurrently with the
adjacent residential parcels.
31. Driveways along Sugarhill Circle. Applicant/Developer shall PW Approval of PW
construct driveways with hammerhead turnarounds on lots 29, Improvement
30, and 31 that access onto Sugarhill Circle to the satisfaction of Plans
the Director of Public Works. Driveway designs that require
backing out onto Sugarhill Circle shall not be permitted.
32. [Offisitel Sidewalks along Signal Hill Drive. PW Occupancy of
Applicant/Developer shall design and construct a 6' wide any building
sidewalk located 10' behind the back of curb along the easterly
frontage of Signal Hill Drive between the southerly subdivision
boundary of Tract No. 7139 and Fallon Road including
handicap ramps where necessary, to the satisfaction of the
Director of Public Works.
33. Private Open Space Dedications. Applicant/Developer shall PW Approval of
dedicate Parcels "A", "B", and "C" of Tract No. 7140 - Final Map and
Neighborhood A-5 to the Homeowners Association for open Improvement
space. Applicant/Developer shall install the landscape Plans
improvements for the open space parcels concurrently with the
adjacent residential parcels.
34. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of Planned
golf course greenbelts, parks, stream corridors and common Building Developme
open space areas, including Signal Hill Road, shall be an Permits nt Standard
average of 10' unless an exception is approved by the
Community Development Director.
35. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to
by MacKay & Somps, dated May 2000.) Issuance of
Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
36. Storm Drain Improvements. All storm drain improvements PW Approval of PW
and mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Area A residential Plans
neighborhoods and/or specified by the Director of Public Works
shall become requirements of this subdivision.
37. [Offsite]Storm Drain Improvements. All offsite storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Any Building
Tract No. 7140 improvement plans, shall be constructed and
accepted for service as directed by the Director of Public Works.
38. [OffsitelWater and Sewer Lines. All offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7140 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
39. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW
to the phasing of construction and access shown on the Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
40. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility trenches affected units Utilities
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. 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.
PUBLIC PARKS
41. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building
the City of Dublin Resolution No. 32-96, including any Permits
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" dedication for the project is 0.30 acres.
42. Hold Harmless/Indemnification. Applicant/Developer, and PL, PW Any Action Standard
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
LANDSCAPING
43. Landscape Strip along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated 10 foot landscape strip between the sidewalk and Building
the back of curb along the easterly frontage of Signal Hill Drive
north to Fallon Road, to the satisfaction of the Director of Public
Works. Root barriers shall be installed surrounding each tree or
along the sidewalk and back of curb on each side of the street.
This landscape strip shall be adequately maintained by the
Community Homeowners Association under the direction and
oversight of the City of Dublin Public Works Department.
These landscaped areas shall be subject to the City's Water
Efficient Landscape Regulations.
44. Landscaping and Street Trees. The Applicant/Developer shall PL, PW Completion of PW
construct landscaping if not previously constructed along Golf Improvements
Course frontage along Sugar Hill Drive from the face of curb to
20
SOuth of the site right-of-way, to include all street trees proposed
within the public service easements according to the design and
specifications of the SDR/VTM application as shown on sheets
4, 14 and 49 and to the satisfaction of the 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
Community Development. The proposed variety of trees to be
planted adjacent to sidewalks or curbs shall be submitted for
review to 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.
45. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW
improvements for open space corridor parcels shall be installed Any Building
by Applicant/Developer concurrently with the development of
the adjacent residential parcel (i.e.; Parcels A, B and C of Tract
No. 7140), unless otherwise specified by the City Manager or
the Dublin Ranch Area A Development Agreement.
46. Landscape Fire Buffer Zone. The landscape plans shall PW~__PL Occupancy of
include a Fire Buffer Zone along the easterly boundary line of __A.__nf'___B.__u.j_l._d'_m..g
the subdivision to prevent the spread of fires as specified in the
Wildfire Management Plan.
47. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior
Community Development Department. The Management to Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submitted
survival of all Open Space plantings shall be designated in the prior to
Open Space Management Program and shall be subject to Recordation of
review and approval by the City at Applicant/Developer's Final Map and
expense. The program shall include provisions for mowing and approved prior
removal of cut plant materials, debris, and other miscellaneous to Occupancy
trash items. The requirements of this program shall be included of Any
in the Community Homeowners Association CC&R's and shall Residential
be subject to review and approval by the Community Unit
Development Director and Public Works Director. Any
necessary restoration of Open Space plantings shall be the
responsibility of the Community Homeowners Association, and
shall be completed according to the time frame contained within
the Management Program. If the Open Space plantings are not
maintained according to the standards established by the
Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the
Community Homeowners Association for the cost of such
maintenance and corrective measures plus the City overhead
costs.
48. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
responsibilities. This maintenance shall include 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 Community and Neighborhood Homeowners
Associations.
49. Lighting and Landscape Maintenance Assessment Districts. PL Recordation of PW
Applicant/Developer is responsible for lighting and landscape Final Map
maintenance through Lighting and Landscaping Maintenance
Assessment Districts or any other method of maintaining the
lighting and landscaping approved as part of this project.
50. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard
intersections shall be such that sight distance is not obstructed. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
10
GRADING
51. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of any PW
greater than 10 feet vertically shall be no steeper than 3H: 1V Grading
unless otherwise approved by the Director of Public Works, and Permits
graded slopes steeper than 3H: 1V and greater than 30 feet
vertically shall be benched in accordance with the approved
geotechnical report. All slopes shall be graded in conformance
with the grading plans for Tract No. 7140 and as required by the
Eastern Dublin Specific Plan and Scenic Corridor development
standards, grading policies and action programs and are subject
to the approval of the Director of Public Works and the Director
of Community Development.
52. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of MM
slopes in open space areas shall be hydroseeded and treated with Improvements Matrix
erosion control measures immediately upon completion to 3.7/3.0
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
53. Graded Slopes/Erosion Control. All graded slopes which are PW On-going PW
not to be developed, including the offsite graded slopes located
to the north, east and southeast of"Tract 7140", shall be
hydroseeded with native grasses immediately upon completion
to prevent soil erosion.
TRAFFIC AND CIRCULATION
54. [Offsite]Traffic Signals. If not constructed by previous PW As specified in PW
developer, Applicant/Developer is responsible for the traffic the
signal design and installation of conduit for the future Development
signalization at the following intersections to the satisfaction of Agreement or
the Director of Public Works: when deemed
necessary by
the Director of
Public Works
a. Kingsmill Terrace and Fallon Road.
b. Antone Way and Fallon Road
The signal improvements shall accommodate conversion to
serve an ultimate three and four-legged intersections to the
extent possible, minimizing replacement or relocation of
improvements. The cost of the conduit shall be the
responsibility of Applicant/Developer, with no TIF credits given
for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by the
Director of Public Works. In the event that a improvement
agreement for the installation of the ultimate traffic signals fails
to be reached, Applicant/Developer shall be responsible for the
installation of the future traffic signals.
55. Bent Tree Drive, Sugar Hill Drive, and Signal Hill Road PW Occupancy of PW
Intersection. Unless previously constructed, Any Building
Applicant/Developer shall install all-way STOP signs at the
intersections of Bent Tree Drive, Sugar Hill Circle and Signal
Hill Road as recommended in the traffic study prepared by
TJKM, dated May 22, 2000, if the improvements have not
already been installed with another phase of development within
Tract No. 7135.
11
56. Sable Oaks Way, Sugar Hill Road and Sugar Hill Circle. PW Occupancy of PW
Applicant/Developer shall install STOP signs at the approaches Any Building
on Sable Oaks Way at Signal Hill Road and Signal Hill Circle
as directed by the Director of Public Works.
57. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of PW
to provide convenient access to public transit, to enhance local Final Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost
of procuring and installing the necessary improvements to meet
the requirements listed above shall be paid by
Applicant/Developer.
EMERGENCY SERVICES
58. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
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.
59. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of all applicable fees, including a City of Dublin Fire
Impact Fees.
60. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD) Building
including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements for
construction, roof covering and fire sprinkler installation. Landscape design plan shall meet
the requirements of the Wildfire Management Plan.
c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
the responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
groundcover shall be submitted for review and approval prior to installation.
d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width could mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court, which may have a minimum radius of 40 feet.
12
e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed
400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire
Department and Dublin San Ramon Services District prior to installation. A complete utility
plan showing main location, size and hydrant locations shall be submitted to this office for
review and approval. The minimum fire flow for this development is 1500 gallons per
minute from one hydrant flowing for a 120-minute duration.
f. Plans may be subject to revision following review.
61. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of
controlled by fences and adequate gates to prevent unauthorized Any Building
pedestrian traffic.
62. Projected Timeline. Developer shall submit a projected PO Issuance of
timeline for project completion to the Dublin Police Services Building
Department, to allow estimation of staffing requirements and Permits
assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
63. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
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.
64. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going
applicable salt mitigation requirements of Zone 7.
65. Requirements and Fees. Applicant/Developer shall comply Zone 7, PW Issuance of Standard
with all Alameda County Flood Control and Water Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
66. Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard
and recycled water and wastewater pipelines and facilities shall Improvements
be constructed by the Applicant/Developer in accordance with
all DSRSD master plans, standards, specifications and
requirements.
67. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
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".
68. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. Ali material and
workmanship for water mains and appurtenances thereto must
conform with all of thc requirements of the officially adopted
Water Code of the District and shall be subject to field
inspection by the District.
13
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that conform Issuance of DSRSD
to the requirements of the DSRSD Code, the DSRSD "Standard Building
Procedures, Specifications and Drawings for Design and Installation of Permits
Water and Wastewater Facilities," all applicable DSRSD Master Plans and
all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building
Layout and sizing of mains shall be in conformance with DSRSD utility Permits
master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Approval of
sanitary sewer system. Pumping of sewage is discouraged and may only Improvement
be allowed under extreme circumstances following a case by case review Plans
with DSRSD staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves the right to require
payment of present worth 20-year maintenance costs as well as other
conditions within a separate agreement with Applicant/Developer for any
project that requires a pumping station.
d. Domestic and fire protection waterline systems for residential 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 DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance
and/or replacement.
f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD
and sewer lines shall be submitted to and approved by DSRSD. Grading
Permit or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map
Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map
i. All utility connection fees, plan-checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be paid Building
to DSRSD in accordance with the rates and schedules established in the Permits
DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the District Issuance of DSRSD
Engineer. Each drawing of improvement plans shall contain a signature Building
block for the District Engineer indicating approval of the sanitary sewer or Permits
water facilities shown. Prior to approval by the District Engineer,
Applicant/Developer shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and water systems,
a performance bond, a one-year maintenance bond, and a comprehensive
general liability insurance policy in the amounts and forms that are
acceptable to DSRSD. Applicant/Developer shall allow at least 15
working days for final improvement drawing review by DSRSD before
signature by the District Engineer.
14
k. No sewer line or water line 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 DSRSD conditions Permits and ali
herein have been satisfied. DSRSD
requirements
I. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and indemnify
the same from any litigation, claims, or fines resulting from the
construction and completion of the project.
69. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD
annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All
properties within this annexation are subject to DSRSD
conditions, which restrict the availability of services. All
parcels, which seek service from DRSRD within this area, are
also subject to the conditions of the Areawide Facility
Agreement with Lin et al, which regulates the manner and
timing of services by the District.
70. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District Recycled Water Use Zone (Ordinance 280),
which calls for installation of recycled water infrastructure to
allow for the future use of recycled water for approved
landscape irrigation demands. Recycled water will be available
in the future to the project site, as described in the DSRSD
Eastern Dublin Facilities Plan Update, June 1997. Unless
specifically exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities shall be
designed to conform to all applicable District Standards and
specifications.
71. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD
mains shall be installed in the vicinity of this project. Offsite Improvement
recycled water main extensions to connect to existing facilities Plans
not yet activated shall be required. Recycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled
water system when available. Improvement plans shall include
all required recycled water improvements.
72. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of
Dublin Facilities Plan Update, June 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to Plans
the Eastern Dublin area including Dublin Ranch, and potable
water infrastructure has been sized reliant on this. The statement
on Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion that
individual neighborhoods will not be required to install recycled
water mains shall be stricken from the plans; this determination
shall be made by the District with reference to Ordinance 280
after examination of detailed landscaping and improvement
plans.
OTHER CONDITIONS
73. Homeowners Association. Applicant/Developer shall establish PW, PL .~.~..v ..... ~ ~c Standard
a Ne.;ghberheed ._.C_._o_m_..~g.O.j~. Homeowners Association ................. ~.,~/,.r
CemmunL%' Hemeewners Assec[afien that will monitor and
15
provide oversight to the maintenance of owner-maintained street of title to first
landscape areas and common areas including community walls individual
and theme fences. Maintenance responsibilities shall be as purchaser
shown on the submitted "Open Space and Ownership and
Maintenance Plan" dated December 1999, and revised June
2999 February 14, 2001. 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.
74. Covenants, Conditions and Restrictions (CC&Rs). PL S'.:'bmi~ed Bier
Covenants, Conditions and Restrictions (CC&Rs) shall be to~a~provag~
established for this development. The CC&Rs shall be approved ~:~,o~ ~ .... a
by the Director of Community Development to assure that: Appreved Pr'~er
Pe..'zv_its Prior to
transfer of title
to first
individual
pur.c_h_a.~.~
A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting,.recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and along a
public street shall not occur. Recreational Vehicles are defined as a motorhomc, travel
trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs
the cab, camping trailer, or tent trailer, with or without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family unit
shall be maintained and kept in good order by the resident and/or owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for covering
long-term maintenance of the urban/open-space interface.
f. Homeowners'Association shall keep community walls clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials and foliage shall be
used.
g. Homeowners Association shall keep landscaping around the recreation facility at a minimal
height and fullness where needed to give patrol officers and the general public surveillance
capabilities of the area.
h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation
facility and above each entrance/exit from the buildings.
75. Phased Occupancy Plan. If occupancy is requested to occur in PL, B Submitted prior Standard
phases, then all physical improvements within each phase shall to issuance of
be required to be completed prior to occupancy of units within building
that phase except for items specifically excluded in an approved permits/
Phased Occupancy Plan, or minor hand work items, approved Approved a
by the Department of Community Development. The Phased minimum of 45
Occupancy Plan shall be approved by the Director of days prior to
Community Development a minimum of 45 days prior to the Occupancy of
16
request for occupancy of any unit covered by said Phased Affected Unit
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all lots in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval.
No individual unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all reasonably expected
services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may
be deferred due to inclement weather with the posting of a bond
for the value of the deferred landscaping and associated
improvements.
76. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, B Sale of any unit Standard
acknowledgment (secured from the individual property owner) within a phase
acknowledging the continuance of construction activity within
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community
Development within three (3) days upon request of the Director
of Community Development. If Applicant/Developer fails to
comply, the Director of Community Development may require
the submittal of the written acknowledgment prior to release of
occupancy of any future units and/or future phases.
77. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units required Final Map
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 and the Director of Community Development and
Director of Public Works. A plan showing the locations of all
mailboxes shall be submitted for review and approval by the
Director of Public Works.
78. Agricultural Operations. CC&R's for this subdivision shall ~,...!~I~
include notification that agricultural operations, (farming, cattle
ranching, etc.) are located in close proximity to the golf course
and this subdivision. Operations of these agricultural uses may, purchaser
from time to time, impact the residents of these subdivisions
with both noise and odors. This statement should serve to notify
potential home purchasers and residents that the agricultural
uses may continue indefinitely.
79. Master CC&R's. The Developer shall prepare a master PW, PL Prior to transfer
covenants conditions and restrictions (CC&R) document of title to first
of Public Works and shall then be recorded.
17
80. Landscaping Maintenance. Applicant/Developer shall PW Completion of
maintain landscaping for not less than 90 days after City- Improvements
approved installation. This maintenance shall include weeding
and the application of pre-emergent chemicals.
81. Street Name Signs. Street name signs shall display the name of PW _A_pp_r_oy_a_i_of
the street together with a City standard shamrock logo. Posts Lmavrovement
s_hall be~alvanized steel pipe, unless otherwise approved by the Plans
Director of Public Works.
82. Dublin Boulevard/Dougherty Road Intersection PW When
Improvement. The Applicant/Developer shall be responsible determined by
for the prqject fair share contribution towards the City Capital l)~f-t.~!L-°.,f-
Public Works
i__m_pro_v_e__m_e_nts_prqject for the following_im_provements to the ................................................
Dublin Blvd. and Doughertdy Road_i_n_t_e_r_~._e_ction:
eastbound Dublin Boulevard.
c. Westbound Dublin Boulevard restriped to provide an
additional left turn lane to southbound Dougherty Road.
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the City
has a shortfall of category 2 funds available to complete the
above list of improvements, the Developer shall contribute the
remaining balance of the funds needed to complete the specified
improvements to the satisfaction of the Director of Public
Works. To the extent p_r_actic~ the notice shall be timed so tha~t
t_h_e_._w_o_r_k_.s_h~all~.b__e_~_o_m, pl_e_t_e_d_im_m_edi~at_e_Lv_.prior to the point
where the Level of Service E occurs. These funds will be based
_o..n t_h_e3~ercent of trip contribution to the intersection def'med and
approved by the Director of Public Works. This intersection
improvement is a TIF improvement. Therefore costs spent may
be credited against the payment &traffic impact fees in
accordance with City TIF Guidelines.
83. Gleason Drive. Prior to issuance of a certificate of occupancy PW Prior to
for the 421~t unit in Area A, Developer / Applicant shall issuance of
construct either 2 lanes of Gleason Drive from Tassajara Road 421 ~t Certificate
to Fallon Road in accordance with approved precise alignment of Occupancy
prepared by MacKay and Somps dated August 1999 or as in Area A.
defined by the Director of Public Works or the extension of
Dublin Blvd. from Dublin Ranch Area G to Fallon Road or as
defined by the Director of Public Works.
The Developer shall be responsible for the installation of the
new traffic signal at the intersection of Fallon road and Gieason
Drive.
18
~o~t~
Tentative Tract Map 7135 states: "Applicant/Developer shall
construct Fallon Road Interchange si~4~als at eastbound and
westbound off ramps of 1-580 and Fallon Road as approved by
Caltrans and the Director of Public Works".
If Developer constructs Gleason Drive through to Fallon Road,
_Developer shall complete Fallon Road in its ultimate state from
existing Antone Way to Gleason Road and transition Fallon
by the Director of Public Works.
Eg.y~.~!~_..c~b). E_!~_!.~ .Vj.~.j.9.~.._o. Lt_~.[ ~ph_0_ne__l. in ¢.s~_.~a.~.d.._~ t_p_nzn_ .fl_E~jg Improvement
~ i_._c!e_ .w.. a!~..i ~..in~a!! ~.d_.9. r_a_s__ ap p rq¥~ .d_.__b~_t.h.~.....D.i[ .e-~.f~L0-f-~.l~! i.~
Works. Utility_ stub connections to property boundaries shall be
?_e_quired unless waived by the Director of Public Works in
writing.
85. Damage/Repairs. If used as construction access by the PW Tract
Developer, the Developer shall repair all damaged existing a_cceptance
pavement, street, curb, gutter and sidewalk along Antone Way,
existing Fallon Road, North Dublin Ranch Drive, South Dublin
Ranch Drive, Signal Hill Drive, Bent Tree Drive, resulting from_
activities to the satisfaction of
86. Joint Trench Concept Plan. Applicant/Developer shall PW, PL Approval of
prepare a.joint trench concept plan of the location of the.joint Improvement
tr_ench and large boxes, switches, transformers and other joint Plans
trench (Elec, Telephone, Cable TV, Gas, etc.) utility_
.improvements at locations apl~roved by the Director of Public
Works and Director of Community Development.
_Applicant/Developer shall grant public service easement at all
the approved proposed locations.
87. !.n__t~ri__m_.S.t_qp Signs. In the interim condition of Fallon Road~ p_W_ _O_c_c~p_an_cX off
t~__App~ic_~a.~_t/Developer shall install an on-site 3-way s_t_op_~a_t the first
the intersections of Fallon Road with Bent Tree Drive~ if not bu~il_.d_!.n~.
al_ce_aOy_~n_s__t_a_[!_¢_cl~_a_nd also at Antone Way_ and Fallon R_o_a_d,~if
not already installed, to the satisfaction of the Director of Public
Works. A 4-way stop sign shall be provided at the intersection
of Fallon Road and Signal Hill/Kingsmill, if not already
installed, to the satisfaction of the Director of Public Works.
19
PASSED, APPROVED AND ADOPTED this 26th day of February 2002.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
g:pa99-060\amending pcreso A5.doc
20
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
6630
(925) 833-
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel
Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been
applied to New Developments. This list should not be considered all-inclusive.
This list should be used as a _quide only.
Each application is analyzed separately and only Conditions that apply to a specific application will be
recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed
necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staffmembers to discuss Zoning and Engineering design
requirements, submittal requirements and processing procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction
within 100 feet of these materials, shall be halted until a professional Archaeologist
who is certified by the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation measures, if they are
deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%)
securities and a cash monumentation bond to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and
landscaping subject to approval by the Director of Public Works/City Engineer prior
to approval of the Final or Parcel Map.
Prior to acceptance of the project as complete and the release of securities by the
City:
a)
All improvements shall be installed as per the approved Improvement Plans
and Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and
a declaration by the Project Landscape Architect that all work was done under
his supervision and in accordance with the recommendations contained in the
21
landscape and soil erosion and sedimentation control plans shall be
submitted to the Director of Public Works/City Engineer.
d)
Photo mylar and, if available, AutoCAD 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.
e)
A complete record, including location and elevation of all field density tests,
and a summary of all field and laboratory tests.
f)
A declaration by the Project Civil Engineer and Project Geologist that all work
was done in accordance with the recommendations contained in the soil and
geologic investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the
performance security may be replaced with a maintenance bond that is 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.
The labor and materials security is released upon acceptance of the
improvements, provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek,
where the top of bank is either the existing break in topography, or a point at the
existing ground line which is the intersection of a line on a two-horizontal-to-one-
vertical slope, begun at the toe of the slope in the Creek, whichever is more
restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property
prior to being deposited to an approved drainage system.
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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
22
11.
12.
Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 100-
year storm, streets must be designed so that the overflow release shall directed to
the subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
14.
15.
16.
17.
18.
19.
20.
21.
22.
Drainage area
Design Storm
less that 1 sq. mile
I to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
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.
Developer shall provide "trash racks" where storm drainage improvements
intercept natural drainage channels. An all-weather maintenance road shall be
constructed to the trash racks.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in
accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum
slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the
slope. These ditches shall discharge into natural drainage channels or an
adequate storm drain system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
All subdrains shall tie into storm drain catch basins or manholes at the downstream
end of the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-de-sacs are not allowed without prior written approval of the Director
of Public Works/City Engineer/City Engineer. If allowed they must provide a storm
drain overflow corridor to an approved drainage facilities. This corridor shall be
design to prevent flooding of building pads in case the street inlet is obstructed.
Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
23
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards
and policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter,
concrete valley gutters or storm drain pipe and shall discharged into an approved
drainage facility, not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The 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/City Engineer shall determine which
requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or
other dust-palliative measures may be used, to control dust, as conditions warrant
or as directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm
Water Pollution Prevention Plan (SWPPP) for review 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. The 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. For projects disturbing less than five (5) acres an
erosion control plan.shall be submitted with the grading plan.
30.
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. A copy of the SWPPP shall be kept at the construction site at all
times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to
desilting basins shall be, at a minimum, protected by hydroseed mulch and silt
fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded
then covered with a 100% biodegradable straw fiber erosion control blanket. Silt
fencing shall be installed at each bench and along the toe of slope. The developer
24
32.
33.
34.
35.
36.
37.
38.
39.
shall be responsible for providing any addition slope protection which may be
needed to prevent silting of natural water courses and storm drainage facilities.
Construction access routes shall be limited to those approved by the Director of
Public Works/City Engineer/City Engineer and shall be shown on the approved
grading plan.
Gather all construction debris on daily and place them 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,
use tarps on the ground to collect fallen debris or splatters that could contribute to
storm water pollution.
Remove all debris from the sidewalk, street pavement and storm drain system
adjoining the project site daily or as required by the City inspector. During wet
weather, avoid driving vehicles off paved areas.
Broom sweep the sidewalk and public street pavement adjoining the project site on
a daily basis. Caked on mud or dirt shall be scraped from these areas before
sweeping.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain
inlets and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) 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.
Create 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 on the
project site that have the potential for being discharged to the storm drain system.
Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter,
storm drain or stream. See "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.
Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan
reviewed by the Director of Public Works/City EngineedCity Engineer and
implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved
25
fueling and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the
Director of Public Works/City Engineer/City Engineer. The project plan shall
identify Best Management Practices (BMPs) appropriate to the uses conducted on-
site to effectively prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in
the latest version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook, to prevent soil, dirt and
debris from entering the storm drain system.
43.
The 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.
44.
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 connections are subject to the review, approval, and
conditions of the Dublin-San Ramon Services District (DSRSD).
45.
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. Implement appropriate BMPs such as, but not limited to, a regular
program of sweeping, litter control and spill clean-up.
46. All metal roofs and roof mounted equipment (including galvanized), shall be coated
with a rust-inhibitive paint.
47.
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 connections are subject to the review, approval, and conditions of the
DSRSD.
48.
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/City Engineer/City Engineer.
49. All landscaping shall be properly maintained and shall be designed with efficient
26
irrigation practices to reduce runoff, promote surface filtration, and minimize the
use of fertilizers and pesticides which contribute to runoff pollution.
50.
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.
51.
A structural control, such as an oil/water separator, sand filter, or approved equal,
may be required to be installed, on site, 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/City EngineedCity
Engineer for review and approval prior to the issuance of a building permit.
52.
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 be conducted in this area. Sanitary connections are subject to
the review, approval, and conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains.
Wash waters should discharge to the sanitary sewer. Sanitary connections are
subject to the review, approval, and conditions of the DSRSD.
54.
Vehicle/Equipment Washers: 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.
55.
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
"run-on" to, Or runoff from, the area. Fuel dispensing facilities must have canopies;
canopy roof down spouts 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.
56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
2?
57.
All on-site 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 by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures
(SWPPP) for the operation and maintenance of the project subject to the review of
the Director of Public Works/City Engineer/City Engineer. The SWPPP shall
identify Best Management Practices (BMPs) appropriate to residential construction
activities conducted on-site to effectively prohibit the entry of pollutants into storm
water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris
from entering the storm drain system, in accordance with the regulations outlined
in the most current version of the ABAG Erosion and Sediment Control Handbook
or State Construction Best Management Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and
implement such measures. Failure to comply with the approved construction
BMPs will result in the issuance of correction notices, citations and/or a project
stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using
an approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated
with a rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other
area shall drain onto this area. Drains in any wash or recycling area shall not
discharge to the storm drain system. Drains should connect to the sanitary sewer.
Sanitary connections are subject to the review, approval and conditions of the
DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the
storm drain system. The car wash area should drain to the sanitary sewer. The
area must be covered and designed to prevent excess rainwater from entering the
sanitary sewer. Contact the local permitting authority and POTW for specific
connection and discharge requirements. If no common car wash area exists,
means should be taken to discourage car washing, e.g., removing hose bibs and
installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall
create a property owners association for the development. The CC&R's shall be
subject to the review and approval of the City Attorney. Where not covered by a
landscape and lighting district, the homeowner's association shall be responsible
for implementing all storm water measures and the maintenance of all private
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streets, private utilities, and other common areas and facilities on the site, including
all landscaping. Landscaping shall be designed with efficient irrigation to reduce
runoff and promote surface filtration and minimize the use of fertilizers and
pesticides which can contribute to urban runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet
or as otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69.
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/City Engineer/City
Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed
across private streets where they intersect public streets. No special paving or
concrete paving will be allowed in public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps,
must be designed to the City of Dublin's standards plans and specifications,
policies and requirements using standard City title block and format. The grading
plan design must based on the approved soil reports. In addition to the civil
engineer, a soils engineer must sign the grading plans. The soils engineer or his
technical representative must be present at all times during grading. All
engineering plans must be designed and signed by a Registered Civil Engineer.
Plans are subject to the review and approval of the Director of Public Works, and
after his approval, original mylars or photo mylars with three sets of blue prints
must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. 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%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils
engineer and approved by the Director of Public Works/City Engineer/City
Engineer. 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.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their 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 floor
elevation above the 100-year flood level.
29
76.
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 developer or homeowners' association for the periodic
inspection and maintenance of all retaining walls that could possibly affect the
public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance,
shall meet the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-
site) and erosion and sedimentation control shall be submitted and subject to the
review and approval of the Director of Public Works/City Engineer/City Engineer.
79.
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.
80. The Contractor shall be responsible for acquiring permits required by other
agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer,
contractor, etc.) must meet and follow all of the City's requirements and policies,
including the Urban Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the subdivision.
The easements and/or rights-of-entry shall be in writing and copies shall be
furnished to the Director of Public Works/City Engineer/City Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or 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, both prepared by the Project Civil Engineer and/or Engineering Geologist;
shall be approved by the Director of Public Works/City Engineer/City Engineer.
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 in place by October
30
15th and shall be maintained in place until April 15th unless otherwise allowed in
writing by the City Engineer. It shall be the developer's responsibility to maintain
the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for
street improvements, grading, drainage (including size, type, and location of
drainage facilities both on- and off-site), and erosion and sedimentation control,
shall be approved by the Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo
mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the
City of Dublin Public Works Department. Upon completion of construction, the
City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered
Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work
was done under his supervision and in accordance with recommend-ations
contained in the soils report shall be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm
drainage detention facilities and trash racks.
88.
A current title report and copies of the recorded deed of all parties having any
recorded title interest in the property to be divided, copies of the deeds and the
Final/Parcel Maps for adjoining properties and easements shall be submitted at the
time of the submittal of the final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for
review and approval by the Director of Public Works/City Engineer/City Engineer
prior to approval of the Final/Parcel Map. These easements shall allow for
vehicular and utility service access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on
the Final/Parcel Map along all street frontages, in addition to all other easements
required by the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as
the centerline of the streets, shall be survey monumented. At least three (3)
permanent benchmarks shall be established. Plats and elevation data shall be
provided to the City in a form acceptable to the Director of Public Works/City
Engineer/City Engineer.
3!
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue refiectorized traffic marker shall be epoxied to the center of the paved
street opposite each hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District
and Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Director of Public Works/City Engineer/City Engineer and
Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of
the Director of Public Works/City Engineer/City Engineer and to the Dougherty
Regional Fire Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire
Authority, as indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land
sufficient for the approved streets' right-of-way. Improvements shall be made, by
the applicant, along all streets within the development and as required off-site
including curb, gutter, sidewalk, paving, drainage, and work on the existing paving,
if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the
design and improvements indicated graphically, or as modified by the Conditions of
Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design of storm drainage facilities inside and outside
the Subdivision, grading of lots, the boundaries of the Tract, and shall show
compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The
grading plan shall incorporate the recommendations of the soil report. The grading
plan shall conform with the City specifications and ordinances, City policies and the
Uniform Building Code (UBC). In case of conflict between the soil engineer's
recommendations and City ordinances the City Engineer shall determine which
shall apply.
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100.
101
102.
103·
104.
105.
106.
107.
Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to
property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be
installed in a manner which will not disturb the street pavement, curb, gutter and
sidewalk, when future service connections or extensions are made. All public and
private utilities shall be undergrounded.
· Grading shall be done under the continuous inspection of the Project Soils
Engineer. Grading shall be completed in compliance with the construction grading
plans and recommendations of the Project Soils Engineer and/or Engineering
Geologist, and the approved erosion and sedimentation control plan, and shall be
done under the supervision of the Project Soils Engineer and/or Engineering
Geologist, who shall, upon its completion, submit a declaration to the Director of
Public Works/City Engineer/City Engineer that all work was done in accordance
with the recommendations contained in the soils and geologic investigation reports
and the approved plans and specifications. Inspections that will satisfy final
subdivision map requirements shall be arranged with the Director of Public
Works/City EngineedCity Engineer.
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 City Director of Public Works/City Engineer/City Engineer
as necessary to insure restoration of the site to a stable and erosion resistant state
if the project is terminated prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties
will require written approval of those property owners affected. Copies of the rights-
of-entry shall be furnished to the Director of Public Works/City Engineer/City
Engineer prior to the start of work.
Street grades shall be designed and built in accordance with the General Plan,
unless otherwise approved by the Director of Public Works/City Engineer/City
Engineer.
The developer shall keep adjoining public streets free and clean of project dirt,
mud, materials, and debris.
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 for approved by
the Director of Public Works/City EngineedCity Engineer. 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.
Landslide and erosive areas outlined in the geotechnical investigation report shall
be shown on the improvement/grading plans or plans which are part of
improvement/grading plans. The plans shall show the method for repair of these
areas as stated in the geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled.
If soil must be imported or off-hauled, the Applicant shall submit details as to how it
will be done and routes of travel for the Director of Public Works/City Engineer/City
Engineer's approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled
for later use in landscape areas.
110.
Grading within a designated open space area shall be limited to that grading which
is necessary for construction of the roadways traversing the open space and any
approved development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses
subject to review and approval of the Planning Director and Director of Public
Works/City Engineer/City Engineer. A revegetation plan for replanting graded
slopes and replacing the amount of woodlands lost due to grading shall be
prepared. Enhanced revegetation techniques shall be employed to ensure the
success of the revegetation. Examples of enhancements to the revegetation plan
include irrigating the young plants, placing top soil on fill slopes, using special
planting techniques such as drilling into fill slopes to allow root penetration, and
planting at a density similar to the native woodlands in the riparian corridors.
112.
All landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The
administration of the GHAD is to be determined at the Final Map stage.
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be
constructed at the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are
within + 0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American
Disability Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116.
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."
117.
All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
34
118. The Applicant/Developer shall enter into an improvement agreement with the City
for all improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted
to, and be approved by, the Director of Public Works/City EngineedCity Engineer
and other affected agencies having jurisdiction over public improvements, prior to
execution of the Subdivision Improvement Agreement. Improvement plans shall
show the existing and proposed improvements along adjacent public street(s) and
property that relate to the proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic
copies of the Improvement, Grading and Storm Drain plans along with the Final
Map which is tied to the City's existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Complete
improvement plans, specifications and calculations shall be submitted to, and
approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements prior to execution
of the Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along the adjacent public street and property that relate to
the proposed improvements.
122.
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to
50% of the construction cost, shall be submitted to, and be approved by, the City
and affected agencies having jurisdiction over public improvements, prior to
execution of the Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.
Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control
improvements, shall be the responsibility of the developer during construction
stages and until final improvements are accepted by the City Council and the
securities are released (one year after improvements are accepted). Thereafter,
maintenance shall be the responsibility of a homeowners' association or individual
property owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124. Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the subdivision shall be submitted at 1" - 400' scale, and
1" = 200' scale for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other
pest problem due to construction activities.
35
126. All construction traffic and parking may be subject to specific requirements as
determined by the Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees, from any claim, action, or proceeding against the
City of Dublin or its agents, officers, or employees, to attack, set aside, void, or
annul, an approval of the City of Dublin or its advisory agency, appeal board, or
legislative body concerning a subdivision, which action is brought within the time
period provided for in Section 66499.37 of the Government Code of the State of
California. The City of Dublin shall promptly notify the developer of any claim,
action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall
have attached an annotated copy of the project's conditions of approval. The
notations shall clearly indicate how all conditions of approval will be complied with.
Construction plans will not be accepted without the annotated conditions attached
to each set of plans. The Applicant will be responsible for obtaining the approval of
all participating non-City agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within
their right-of-way or impacting their facilities.
130.
An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this
work is not covered under the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for
work including, but not limited to, grading, encroachment, Fish and Game
Department, County Flood Control District, Corps. of Engineers and State water
quality permits and show proof of it to the City of Dublin, Department of Public
Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in
the field. After the staking of the daylight lines but prior to the start of grading,
protective fencing shall be installed around the trees, subject to approval of the
Director of Public Works/City Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City
holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public
Works may approve days and hours beyond the above mentioned days and hours.
The developer is responsible for the additional cost of the Public Works inspectors'
overtime.
134. During the construction, noise control and construction traffic mitigation measures
36
within residential neighborhoods or on public streets must be taken to reduce noise
and use of public streets by construction traffic as directed by Public Works
officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both
shall be provided prior to issuance of building permits or prior to recordation of the
Final Map or Parcel Map, whichever occurs first, in accordance with the
Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public
Works/City Engineer shall review the project's Soils Engineer's structural pavement
design. The developer shall, at his sole expense, make tests of the soil over which
the surfacing and base are to be constructed and furnish the test reports to the
Director of Public Works/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests, the road may be designed
and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval
of the Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment
District.
STREET SlGNS:
139.
The developer shall furnish and install street name signs, bearing such names as
are approved by the Planning Director, and traffic safety signs in accordance with
the standards of the City of Dublin. Addresses shall be assigned by the City
Building Official.
140. Street names shall be submitted and processed through the Planning Department
and shall be indicated on the Final Map.
141.
The Developer shall furnish and install street name signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City.
The developer shall furnish and install traffic safety signs in accordance with the
standards of the City of Dublin.
37
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street
frontages. Trees shall be planted in accordance with a planting plan, including tree
varieties and locations, approved by the Planning Director and Director of Public
Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided
with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a
regional traffic impact fee for roadway and street improvements in the Tri-Valley
area. This fee will provide for Public Works projects to improve traffic circulation
for accommodating new development within the City. If a regional traffic impact
fee ordinance is approved and enacted prior to issuance of any building permits,
the Applicant shall pay its fair share of this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to
accommodate future extension of the interconnect system. The extent of this work
shall be determined by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition
commercial and office centers shall provide car and van pool preferential parking
spaces as required by the Director of Public Works/City Engineer/City Engineer.
146.
Non-residential facilities shall provide pedestrian access from the public street to
building entrances as required by the Director of Public Works/City Engineer/City
Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground
to each lot in accordance with the City policies and existing ordinances. All utilities
shall be located and provided within public utility easements and sized to meet
utility company standards. All utilities to and within the project shall be
undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the
Director of Public Works/City Engineer with a letter from Dublin San Ramon
Services District (DSRSD) stating that the District has agreed to furnish water and
sewer service to each of the dwelling units and/or lot included on the Final Map of
the subdivision.
149.
The Dublin San Ramon Services District shall review and approve the
improvement plans as evidenced by their representative's signature on the Title
Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the
developer and at no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at
the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map,
that is know to exist, is proposed, or is located during the course of field
operations, must be properly abandoned, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. For additional information
contact Flood control, Zone 7.
153.
154.
Developer shall design, incorporate, and institute water conservation measures for
the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
Developer shall design and provide infrastructure for recycled water use for
landscaping in accordance with DSRSD and to the satisfaction of the Public Work
Director.
155. Developer shall design and construct the water and sewer system in accordance
with the DSRSD requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
g:Vorrns~dev~coa 1-97. doc
November 14, 2000
East Dublin Planning Area
LEGEND
RESIDENTIAL
RURAL RESIDENTIAL/AGRICULTURE
L LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
I MEDIUM-HIGH DENSITY RESIDENTIAL
I HIGH DENSITY RESIDENTIAL
COMMERCIAL
GC GENERAL COMMERCIAL
I NEIGHBORHOOD COMMERCIAL
~ CAMPUS OFFICE
PUBLIC / SEMI-PUBLIC
I PUBLIC / SEMi-PUBLIC
E~-: ELEMENTARY SCHOOL
l~S;' MIDDLE SCHOOL
PARKS AND OPEN SPACE
I NEIGHBORHOOD SQUARE
I NEIGHBORHOOD PARK
/ COMMUNITY PA~RK
I OPEN SPACE
This map is for representation purposes
only and should not be assumed to be
accurate.
For accurate details, please review the
actual Planning Application files.
CAMP PARKS
DUBLIN I PLEASANTON
BART STATION
Planning Area
NtELSON
PLE.4$~NTON
VICINITY
- MAP
September, 2000
OS
oubl i n Ranch
Area A
OS