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HomeMy WebLinkAboutOrd 15-98 Rez Tassajara MeadORDINANCE NO. 15 - 98 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT THE NORTH EAST CORNER OF TASSAJARA ROAD AND GLEASON DRIVE (APN: 986-0005-003-01) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR THE TASSAJARA MEADOWS PROJECT (PA 98-035) WHEREAS, Jeffrey McMullen, on behalf of MisSion Peak Homes, has requested approval of a Planned Development Rezone/Development Plan to allow for the subdivision of a 11.7 + acre parcel for a residential subdivision of 95 residential lots, with public and private open space, in the Eastern Dublin Specific Plan area; and WHEREAS, Applicant/Developer has submitted a complete application for a Planned Development Rezone, including a Development Plan (Exhibit A-1, dated September 22, 1998) as required by Section 8.32 of the Zoning Ordinance, which meets the requirements of said section, and is available and on file in the Planning Department; and WHEREAS, the site will be rezoned from the Planned Prezoning Category to Planned Development Zoning District as depicted in the Development Plan; and WHEREAS, a Development Agreement will be required prior to approval of a Final Map for the project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of the Tentative Map and Site Development Review; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), 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 that no additional significant impacts are expected and no new mitigation measures are needed for site-specific environmental effects; and WHEREAS, the Planning Commission held a public hearing on said applications on September 22, 1998, and did adopt a Resolution recommending that the City Council approve the Planned Development Rezoning and the Development Plan for PA 98-035; and WHEREAS, a properly noticed public hearing was held by the City Council on October 6, 1998, and October 20, 1998; and WHEREAS, the Staff Report was submitted recommending that the City Council approve the application; and WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: 1. The proposed Planned Development Zoning District meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the layout and design of the architecture and site plan. The residential project is within the allowable density range for a Medium Density Residential use on this site, consistent with both the City of Dublin General Plan and Eastern Dublin Specific Plan. 2. Development under the Development Plan will be harmonious and compatible with existing and future development in the surrounding area because the site plan has been designed to be compatible with the proposed and approved plans for the neighborhood, including the adjacent Tassajara Creek open space area and regional trail, future residential uses to the north, and east of the project, and the future park site to the south. Adequate setbacks and complementary architectural designs and landscaping proposed in the Development Plan have been specially designed to enhance and fit into the new neighborhood. 3. The project site is physically suitable for a project in that it is flat, has adequate access and is of a sufficient size to accommodate residential uses as well as open space for the community. Additionally, the Development Plan provides for development at a density consistent with the General Plan and Eastern Dublin Specific Plan Land Use Designation for this site. 4. The proPosed project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or welfare because the Development Plan has been designed in accordance with the City of Dublin General Plan, Eastern Dublin Specific Plan and Program EIR and Addenda. WHEREAS, no final map shall be recorded for the Property until a development agreement is recorded in accordance with the Eastern Dublin Specific Plan; WHEREAS, the City Council did hear and use its independent judgment and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: SECTION 1. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following property ("the Property") to a Planned Development Zoning District: t Approximately 11.7 acres generally located along the west side of Tassajara Road, north of Gleason Drive, south of the Casterson property residential development, and east of Tassajara Creek, in the Eastern Dublin Specific Planning area, more specifically described as Assessor's Parcel Number 986-0005-003-01. A map of the Property is outlined below: DUBLIN C~fY ~ LD~ ~. .Pi~OJECT SiTE DD$!IN BObU~-%iRD ~ 1-580 -~= ="' SECTION 2. The regulations of the use, development, imProvembnt, and maintenance of the Property are set forth in the Development Plan (Attachments A-1 and A-2 hereto) which is hereby approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Development Plan for PA 98-035, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this 20th day of October, 1998, by the following vote: AYES: NOES: None ABSTAIN: None ABSENT: None ATTEST: Councilmembers Barnes, Burton, Howard Lockhart, & Mayor Houston \~DUBLINFS2\CM~CC-MTGS\98-QTR4\OCT~ 10-20-98\ord-tassaj ara.doc RESOLUTION NO. 98-43 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR TASSAJARA MEADOWS (Tract No. 7022) · PA 98-035 WHEREAS, Jeffrey McMullen, on behalf of Mission Peak Homes, has requested approval of a Tentative Map and Site Development Review, (see Development Plan, Exhibit A-1 to Planning Commission Resolution No. 98-__, dated September 22, 1998), to subdivide an 11.7 + acre parcel and develop a residential sul~division with 95 lots, public and private open space, 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, 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 _ WHEREAS, the Planning Commission did hold a public hearing on said application on September 22, 1998; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; af~d WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Vesting Tentative Map and Site Development Review, subject to conditions; 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 WltEREAS, 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 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 Medium Density Residential development and Open Space. 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed 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, 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 Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application (PA 98-035), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as'conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions and Development Plan for the project which allow for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed With architectural considerations (including the character, scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map and Site Development Review for PA 98-035 su~bject to the following Conditions of Approval and subject to City Council approval of the proposed Planned Development Rezone/Development Plan and Development Agreement: 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 followin~ codes represent those departments/aeencies responsible for monitorin~ compliance of the conditions of approval: [ADM] Administration/City Attorney. [BI Buildin~ division of the Community Development Department. [DSR~ Dublin San Ramon Services District. IF] Alameda County Fire DepartmenffCitv of Dublin Fire Prevention, [FIN} Finance Department. [PL] Plannin~ division of the Community Develor)ment Department. [PO] Police. [PW] Public Works Department. VESTING TENTATIVE MAP NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D prior to: 1.1 Approval. PA 98-035, Tassajara Meadows, Vesting PL, PW Approval of N/A Tentative Map Tract 7022 is approved to subdivide an Any Plan eXisting 11.7+ parcel into individual lots for 95 detached homes, common open space. This approval shall conform generally to the plans, text, and illustrations contained in the Development Plan dated September 22, 1998, attached as Exhibit A-1 to the Planning Commission Resolution No. 98-~, unless modified by the Conditions of Approval contained herein. 1.2 Standard Conditions of Approval. Applicant/DeveloPer PW ' Approval (~f Standard shall comply with all applicable City of Dublin Public Improvement Works Standard Conditions of Approval (Attachment B- , Plans through 1). In the event of a conflict between the Public Works completion Typical Conditions of Approval and these Conditions, these conditions shall prevail. NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 1.3 Development Agreement/Expiration. The approval of PW, PL On-going Standard/ this Vesting Tentative Map shall be predicated upon and Municipal pursuant to the terms set forth in the Development Code Agreement to be approved by the City of Dublin. The Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as setforth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 1.4 Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 1.5 Action Programs/Mitigation Measures. PL Approval of Standard Applicant/Dev.eloper shall comply with all applicable Improvement action programs and mitigation measures of the Eastern Plans through Dublin General Plan Amendment/Specific Plan and completion companion Final Environmental Impact Report (EIR) that have not been made specific Conditions of Approval. 1.6 Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of Standard comply with, meet, an.d/or perform all requirements of the Building Subdivision Map Act, City of Dublin Subdivision Permits Ordinance, City of Dublin Zoning Ordinance adopted September 1997, the City of Dublin General Plan, the Eastern Dublin Specific Plan, City of Dublin Standard Conditions of ApproYal, Public Works Policies and City grading ordinance unless certain Public Works requirements are modified by the Director of Public Works. 1.7 Requirements. Applicant/Developer shall meet all PW Approval of Standard requirements of the approved Vesting Tentative Map for Final Map the project prior to City Council acceptance of offers of dedication 1.8 Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, comply with the City's solid waste management and 105,279 recycling requirements. MM -" Matrix NO. CONDITION TE~XT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 1.9 Document Preparation. The improvement plans for this PW Approval of Standard Vesting Tentative Map (including Improvement Plans, Improvement Grading Plans, and subdivision maps) shall be prepared, Plans designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 1.10 Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. 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. Applicant/Developer will be responsible for obtaining the I approvals of all participating non-City agencies. 1.11 Encroachment Permit - An encroachment permit shall PW Issuance of Standard be secured from the.Director of Public Works for any Grading work done within the public right-of-way where this work Permits is not covered under the public improvement plans. 1.12 Title Reports/Deeds. A current title report and copies of PW Approval of Standard the recorded deed of all parties having any recorded title Final Map interest in the property to be divided, copies of the deeds, and the Final Maps for adjoining properties and easements shall be submitted as deemed necessary by the Director of Public Works. , 1.13 Improvement Agreement/Plans. Applicant/Developer PW Approval of Standard/ shall enter into an Improvement Agreement with the City Improvement PW for all subdivision imp. rovements prior to issuance of Plans 11-26-97 improvement permit. Complete improvement plans, Final Map specifications, and calculations shall be submitted to, and No. 13 approved by, the Director of Public Works/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing on-site and off-site subdivision improvements and proposed improvements along the adjacent public street and property that relate to the proposed improvements specified in these conditions. 1 - 14Preconstruction Survey. Applicant/Developer shall PW, PL Issuance of 217 comply with all Eastern Dublin Specific Plan EIR Grading MM mitigation measures for mitigating potentially significant Permit Matrix NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: plant and animal species impacts. Within 60 days prior to any habitat modification, Applicant/Developer shall submit a preconstmction survey, prepared by a biologist (to be approved and hired by the City prior to commencement of the survey.) Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, shall in61ude recommended protection plans, including any modifications to site design, for those sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Community Development. Said protection plans and measures shall occur at least 21 days prior to anticipated habitat modification. Ahy updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. 2, ~:~. UTILITIES / SERVICE PROVIDERS ¥: ~.~ .~ i~:, ~ .. 2.1 Utility Providers. Applicant/Developer shall provide PL Approval of Standard documentation from utility providers that electric, gas, Final Map and telephone service can be provided to the subdivision. 2.2 Utilities. The Developer shall construct all necessary PL Acceptance of Standard utilities to service each individual lot and residence within Improvements the project, to the specifications and policies of the and occupation governing utility and government agency. All utilities of affected units shall be located within public utility easements and sized to meet utility company standards. All utilities shall be underground, including all utility vaults, in accordance with the City policies and existing ordinances, unless otherwise approved by the Directors of Community Development and Public Works. Any existing overhead utility lines within the subdivision boundaries or along the abutting street frontages shall be placed underground or removed. 2.3 Public Utility Easements. Applicant/Developer shall PW Approval of Standard provide Public Utility Easements per requirements of the Final Map Director of Public Works and/or public utility companies as necessary to serve this area with utility services and allow for vehicular and utility service access. 6 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 2.4 Utilities Service Report and Plan. Applicant/Developer PW, PL Approval of Standard,' shall submit a utilities service report and plan to the Improvement 110 satisfaction of the Public Works Director and Community Plans MM Development Director along with documentation that Matri.~ domestic fresh water, electricity, gas, telephone, and cable television service can be provided to each residence within the project and when such service will be available. 2.5 Transmission Lines. All transmission lines shall be PW Completion of 109 away from sensitive areas unless otherwise approved by Improvements MM the Director of Public Works. Matrix 2.6 JOint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy PW Applicant/Developer shall construct all joint utility of affected Standard trenches (such as electric, telephone, cable TV, and gas) units in accordance with the appropriate utility jurisdiction. Ali communication vaults, electric transformers, and cable TV boxes shall be underground in designated PUE. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) ~. shall be reviewed and approved by the Director of Public Works. Location of these items shall be checked against the Final Landscaping and Irrigation Plan. 2.7 Streetlights. The Developer shall install 70 Watt street PW Acceptance of PW lights spaced not to exceed 180 feet apart along all public Improvements 6/15/98; and private streets to the satisfaction of the Director of Standard Public Works 2.8 Streetlights. Streetlights on arterial streets adjacent to PW Recording of Standard" the project shall be the City Standard cobra h'ead Final Map luminaries with galvanized poles. Standard City cobra head luminaries shall be used on residential streets. A street lighting plan demonstrating 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. Any revisions to the type of residential streetlights used shall be subject to the review and approval of the Directors of Public Works and Community Development. 2.9 Postal Service. Applicant/Developer shall consult with PL Approval of Standard local postal authorities to determine the location and type Final Map of mail units required. Specific locations for such Units shall be subject to approval of the Director of Community Development. NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 2.10 Refuse Collection. The refuse collection service provider PL Approval of 279 shall be consulted to ensure that adequate space is Improvement MM provided to accommodate collection and sorting of Plans Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 2.11 Utility Installation Prior To Installation of Paving, PW APproval of PW Curb, Gutter or Sidewalks/Utility Stub Connections. Improvement Utilities All water, gas, sewer, underground electric power, cable Plans 11-26-97 television or telephone lines, and storm drain facilities No. 5 shall be installed before any paving, curb, gutter, or sidewalks are 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. 2.12 Lighting and Landscape Maintenance. PL Recordation PW Applicant/Developer or its newly created HOA is of Final Map. Utilities responsible for lighting and landscape maintenance for 11-26-97 the lighting and landscaping approved for this project, as No. 3 reflected in the "Open Space Ownership and Maintenance Responsibilities" Exhibit to the Development Plan. 3~. EMERGENCY SERVICES.~ :: !'~ ' . i ',:!.!,~~ ~ ~ .'i.i .' .:. 3.1 ACFD Rules, Regulations and Standards. F Issuance of 54 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of applicable fees, including a City of Dublin Fire Capital Impac,.t Fee. 3.2 Police Department Conditions. The PO Issuance of Police Applicant/Developer shall comply with all applicable City Building memo of Dublin Residential Security Requirements, including Permits 8/20/98, special conditions stated in the letter dated August 20, Standard 1998. 3.3 Addresses/Streets. All unit addresses shall be lighted at PO Issuance of ~Police night and clearly visible from the middle of the street. Building memo The Applicant/Developer shall either a) post private Permits dated streets in accordance with California Vehicle Code 8/20/98, Regulations; or b) address traffic and towing within the Standard CC&R's of the Homeowners Association. 3.4 Graffiti. All perimeter fences and walls shall be kept free PO Issuance of Standard of graffiti vandalism at, all times, and monitored on a Building regular and continuous basis. Graffiti-resistant paints and Permits~ foliage shall be used along the perimeter walls. I" NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 3.5 Landscaping. When parking stalls at the end of the 'PO Issuance of Police private drive areas are adjacent to the rear yard fence of Building memo another lot or residence, security landscaping materials Permits 8/20/98, shall be used. Standard 3.6 Landscaping. Landscaping along Parcel H and in PO Issuance of Police parkway strips immediately adjacent to Tassajara Road Building memo (except trees) shall be kept at a minimal height (no more Permits 8/20/98 than 2') and fullness to give patrol officers and the general public surveillance of the area. '3.7 Perimeter walls/fencing. Perimeter walls and fencing PO Issuance of Police shall be a minimum height of six (6) feet. Building memo Permits 8/20/98 3.8 Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70 timeline for project completion to the Dublin Police Building MM Services Department, to allow estimation of staffing Permits Matrix requirements and assignments. 3.9 Fire Conditions. Developer shall comply with all F Issuance of AFCD conditions of the Alameda County Fire Department Building Letters (ACFD) including special conditions stated in the letters Permits dated dated May 21, 1998 and August 13, 1998. (unless stated 5/21/98 & otherwise) 8/13/98 3.10 Fire hydrants shall be installed at intersections and so F AFCD spaced that distance between them does not exceed 350'. Letters Raised blue reflectorized traffic markers shall be epoxied dated to the center of the paved street opposite each hydrant. A 5/21/98 & drawing of the approved locations shall be submitted for 8/13/98 future reference. The Fire Department has indicated that a minimum of eight fire hydrants will be required for this project, a't locations to be approved by the AFCD and Dublin San Ramon Services District. 3.11 Fire flow for the structures shall be designed to Dublin F Standard San Ramon Services District Standards and shall not be less than 1500 gallons per minute from a single hydrant .... 3.12 Fire lanes/Private Streets. Private Streets shall be Letter designated according to California Vehicle Code Section F dated 22658, Sections 1 and 2. Fire lanes shall also be posted in 5/21/98 & accordance with California Vehicle Code Section 8/13/98 22500.1, and are required on all streets that are less than 28 feet in width. Fire lanes shall be identified by red curb and labeled "Fire Lane No Stopping" on the face of the curb, at a minimum of every 30 feet. Parking shall be restricted to one side of the 30' wide private streets, as ' shown on the approved parking plan, and the opposite side shall be designated a "Fire Lane" and so marked. NO. CONDITION TEXT RESPON. WHEN S'OURCE ~ AGENCY REQ'D Prior to: 3.13' Wildland ~4anagement Plan. The project shall comply F EDSP with the requirements of the Dublin Wildland Management Plan, including provision of a "Fire Safe" zone in any urban interface areas. 3.14 Tree overhang. Tree overhang must be maintained to F, PW Standard provide a minimum clearance of 13 feet 6 inches. 3.15 Turning Radius. Entrances to all streets shall meet the F, PW Letters " minimum turning radius of fire apparatus. Entries to the dated courts shall be provided with a rounded curb return or 5/21/98 & approach apron meeting the requirements of the Alameda 8/13/98 County Fire Department and City of Dublin. A minimum of 42' turning radius is required for cul-de-sac bulbs. 3.16 Water Supply and Roadways. Prior to delivery of any F, PO Issuing Standard combustible material storage on the site, fire hydrants, Building water supply, and roadways shall be installed and Permits :.. sufficient water storage and pressure shall be available to the site. Approved roadway shall be compacted aggregate base, or other as approved by ACFD. 3.17 Emergency Vehicle Access shall be provided as per the F, PO Finaling Standard City of Dublin Fire Code. Emergency Vehicle Access Building roadways shall be designed and installed to support the Permits imposed loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD ' prior to installation. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. 4.1 Driveway Flares.. Applicant/Developer shall construct PW . Occupancy PW flared residential driveway ramps at all driveway of affected 6/15/98; connections to 20' wide private courts, in accordance with units Standard the City of Dublin Standard Plans and Specifications and ~ , ADA requirements in order to provide adequate pavement _ area for vehicles turning into the driveway. 4.2 Decorative Paving. Applicant/Developer shall construct PW Occupancy PW decorative pavement within City right-of-way only at of Adjacent 6/15/98; approved locations shown on the vesting tentative map, Building S~tandard provided the structural section is approved by the Director of Public Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Applicant/Developer shall construct decorative pavement across entrances to all private streets to the satisfaction of the Director of Public Works. Maintenance of ail decorative paving shall be the responsibility of the tract Homeowners Association. 10 NO. CONDITION TExT RESPON. WHEN SOURCE AGENCY REQ'D ~ Prior to: 4.3 Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costg of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Community Development. 4.4 Relocation of Improvements. Any relocation of PW Completion of Standard improvements or public facilities shall be accomplished at Improvements no expense to the City. 4.5 Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM potable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 4.6 Removal of Obstructions. The Applicant/Developer PW Approval of Standard shall remove all trees including major root systems and Improvements other obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. 4.7 ADA Requirements. All curb returns, handicap ramps PW Acceptance of PW COA and street crossings shall comply with current ADA Improvements Standard requirements and City of Dublin Standard Plans , 5.1 The Applicant/Developer shall provide the following PW With Final PW COA dedications: ' Map Standard :.. a.- Prior to filing the Final Map for Tract 7022, Parcel Map PW With Final PW COA ~ 7357 shall be recorded which splits the tract area from the , · Map Standard existing remainder parcel shown on Tract 7257. As part of the Parcel Map 7357, Gleason Drive shall be dedicated as a : public street between Tassajara Creek and Tassajara.Road and the southern boundary of the creek parcel shall be ::~ ,adjusted to follow the westerly right of way of Palomares Drive. Right of way width shall be in conformance with the -' latest Brian-Kangas-Foulk precise plan line drawings dated ' . July 30, 1998 and to the satisfaction of the Public Works Director. b. In the event that Zone 7 does not accept ownership and PW With Final PW COA maintenance of the Parcel A of PM 7357 Tassajara Creek Map Standard parcel, the tract Homeowners Association or Alameda County shall maintain the creek and open space area for slope and flood control maintenance, to the satisfaction of the Director of Public Works 11 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: c. The Final Map for Tract 7022 shall offer for dedication to PW With Final PW COA the City of Dublin Palomares Drive and public landscape Map Standard Parcels A and B d. The Final Map for Tract 7022 shall offer for dedication to thePW With Final ~ PW COA subdivision homeowner's association the private streets and Map Standard landscape area Parcels C through H e. The Developer shall maintain all areas designated as pW With Final pW COA "Homeowners Association" as shown on the Development Map Standard Plan exhibit labeled "Open Space Ownership and Maintenance Responsibilities" until the Homeowners Association is formed. f. The Developer/Applicant shall dedicate on PM 7357, a PW With Final PW COA Landscape Parcel for the maintenance landscaping Map Standard surrounding monumentation signage of the project at the northwest corner of Palomares Drive. An additional landscape parcel shall be provided for the maintenance of landscaping between the west curb on Palomares Drive and the trail by the tract homeowners association. g. The right of way on Gleason Drive shall be expanded on tract PW With Final PW COA map 7397 to include a proposed bus stop, sidewalk and Map Standard shelter. 5.2 Public Services Easement. Applicant/Developer shall PW Approval of dedicate to the City of Dublin a five (5) foot wide Public Final Map Services Easement behind all interior street rights-of-way on both sides of the street for installation of underground utilities. 5.3 Public Services Easement. Appl'icant/Developer shall .PW Approval of dedicate a 20 foot wide Emergency Vehicle Access Final Map Easement (E.V.A.E.) across the end of Zalvida Court and Arellano Court as shown on Vesting Tentative Map 7022, submitted to City on July 27, 1998. 6.1 Applicant/Developer shall be responsible for the improvements PW Prior to PW and conditions listed below. Unless otherwise stated, all acceptance of 6/15/98; ded_ications shall be done as part of the Final Map and Improvements Standard Improvements must be secured prior to Final Map and constructed prior to initial occupancy. If the developer constructs any portion of the Eastern Dublin TIF projects, in the ultimate location, the Developer shall received TIF credit, not to exceed required fees, for that work. 12 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 6.1 a. Gleason Drive shall be dedicated and improved to arterial PW Priorto PW street standards, from the west side of Tassajara Creek to acceptance of 9/10/98; Tassajara Road, in conformance with the Brian-Kangas- Improvements Standard Foulk precise plan drawings dated July.30, 1998 and as shown on the tentative map. The landscape parcel B shall widen as shown on the tentative map, at the approach to. Palomares Drive to accommodate a westbound right turn lane. Gleason Drive shall be improved per the precise plans to provide a west bound right mm and left mm lane and an eastbound right mm lane at Palomares Drive and double left mm lane at Tassajara Road. The Developer shall existing pavement on the north side of the street shall receive an asphalt overlay so that a uniform pavement surface is provided with the new improvements. The Developer/ Applicant may receive TIF credits for these improvements, with the exception of the overlay on the north side of the street within 20' of the north curb face and over the right mm lane. Frontage improvements on the south side of the street wilt be limited to curb and gutter. The Gleason Drive frontage shall be improved to provide curb and gutter, a 6' meandering sidewalk, a soundwall, streetli~hts, and landscaping. Sidewalk shall extend westerly to the existing Tassajara Creek bridge to the proposed sidewalk on Tassajara Road. A 12' wide sidewalk shall be installed around the return on the northwest comer of the Gleason Drive/Palomares Drive intersection to connect with the future Tassajara Creek trail. These frontage improvements will be the responsibility of the~ developer and constructed to the satisfaction of the Director of Public Works. 13 NO. COiYDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 6.1 b. Palomares Drive shall be dedicated and improved to public PW Prior to PW street collector standards. Right-of-way shall be 48.5', acceptance of 9/10/98; widening to 56' at the Gleason Drive intersection, with a Improvements Standard 10' minimum public utility easement of bath sides of the street except between lots 56-59 and lot 72 can be reduced to 5'. Pavement width shall be 40', widened to 44' at the Gleason Drive intersection. A 5' sidewalk shall be provided on the east side of the street. Parking on the street shall be limited to the areas shown on the approved parking plan. Ail other areas shall be posted for no parking. Prior to approval of improvement plans, the design engineer shall demonstrate adequate sight distance around parked vehicles on Palomares Drive south of Altamira Terrace. Palomares Drive shall be striped in the southbound direction at GIeason Drive to provide a 14' right - through lane and a 12' left mm lane. Prior to approval of improvement plans, it shall be confirmed that the proposed alignment of Palomares Drive conforms to the alignment proposed for the Casterson Property improvement plans. 6.1 e. The remaining streets (Altamira Terrace, Altamira Loop, PW Prior to PW Montalvo Court, Moraga Drive, and the thirteen 20' wide acceptance of 9/10/98; streets) shall be private, and shall be improved as shown on Improvements Standard the Vesting Tentative Map. Right-Of-Way width shall be 48'-56' for Altamira Terrace, 43.5' for Altamira Loop, and 35' for the remaining streets. Curb-to-curb width for Altamira Terrace shall be 36', with a 4.5 sidewhlk on both sides of the street. Parking will be allowed on both sides of the street. For the remaining streets, curb-to-curb width shall be 30', with a 4.5' sidewalk on one side of the street (the side designated for parking). The other side of each street shall be posted for no parking. Parking shall be prohibited on both sides of the 20' streets. 14 NO. CONDITION TEXT RESPON. WI-IEN SOURCE AGENCY REQ'D Prior to: 6.1 d. Tassajara Road shall be dedicated and improved along the PW Prior to PW tract frontage to arterial street standards per the East Dublin acceptance of 9/10/98; Specific plan as shown on the latest Brian Kangas Foulk Improvements Standard precise plan (dated July 30, 1998) including the construction of a dedicated southbound right mm lane at the intersection of Gleason Drive. The street shall be improved along the project frontage from the center median to the proposed frontage right of way which includes the concrete curb and gutter, transitional pavement and striping,a 6' sidewalk, a soundwall, landscaping and streetlights. A interim two-way left-mm lane shall be striped along the center median to provide fire access to adjacent developments to the statisfaction of the Fire Marshal of Alameda County Fire District. Existing pavement on Tassajara Road shall be removed and reconstructed to the edge of the future median island (8' from centerline). Prior to approval of improvement plans, cross-sections shall be submitted which demonstrate that the new pavement can be constructed to a cross-slope which meets City standards (approximately 2%). In the event that this cross-slope cannot be obtained, it may be necessary to remove and reconstruct additional pavement so that a satisfactory cross-slope can be obtained. The developer shall agree to cooperate in the development of an overall improvement plan for Tassajara Road with the Alameda County Surplus Property Authority, the owners of the Dublin Ranch property, and any other developer with improvement obligations on Tassajara Road. The developer shall agree to financially participate in the construction of an · overall improvement project (to the extent that this participation does not result in additional costs for the developer above the costs for the above described frontage improvements and/or delay occupancy or sale of homes in the project). Installation of frontage improvements (including the 20' of pavement adjacent to the curb and right-mm lane) shall be the financial responsibility of the developer. The developer/applicant may receive TIF credits for any pavement beyond the 20' line which is installed to grades which meet the ultimate alignment of the road. 15 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 6.1 e. In conformance with Alameda County Fire Department PW Prior to PW (ACFD) requirements, for each phase of development in acceptance of 9/10/98; excess of 25 residential lots, the Developer shall provide a Improvements Standard secondary emergency vehicle access route into all proposed residential developments. A permanent emergency vehicle access easement and driveway shall be provided between Palomares Drive and the west terminus of Zalvidea Court . (adjacent to Lot 55) and between Gleason Drive and Arallano Court (adjacent Lots 38-41). f. With submittal of Improvement Plans, the Developer shall PW Prior to PW submit a preliminary design of the off-site improvements acceptance of 9/10/98; showing the proposed conceptual street alignment for review Improvements Standard and approval by the Director of Public Works. g. A private access easement shall be dedicated over the internalPW Prior to PW private street system in favor of the property to the north, to acceptance of 9/10/98; provide a connection to the north via Moraga Drive Improvements Standard h. The Developer shall construct 3' wide by 5' long flares on PW Prior to PW each side of all driveways or 6.5 radius on all driveways that acceptance of 9/10/98; connect into 20' wide concrete private drives or other design Improvements Standard to the satisfaction of the Director of Public Works. i. The development shall be responsible for the payment of PW Prior to PW traffic impact fees (TIF) and the Tri-Valley Transportation acceptance of 9/10/98; Council Regional Fee (if in force) at building permit Improvements Standard issuance. j. The Developer shall be responsible for installation of a traffic PW Prior to PW signal at the intersection of Tassajara Road and Gleason acceptance of 9/10/98; Drive, unless another development is scheduled to construct Improvements Standard these improvements prior to filing the Final Map for this project. The Developer may receive TIF credits for 100% of the cost of the signal. k. The Developer shall be responsible for installation of a traffic PW Prior to PW signal at the intersection of Gleason Drive and Palomares acceptance of 9/10/98; Drive. The signal shall be designed to accommodate a future Improvements Standard driveway entrance to Emerald Glen Park on the south leg of the intersection. The Developer may receive TIF credits for 50% of the cost of the signal and the Developer shall pay the remaining 50%. 1. The Developer shall be responsible for widening the existing PW . Prior to PW Gleason Drive bridge:over Tassajara Creek to four lanes, in acceptance of 9/10/98; conformance with the previously mentioned BKF precise Improvements Standard plan lines. The scope of work shall include any restriping or other work needed to modify the Gleason Drive - improvements constructed by the SummerGlen development to the west, so that a continuous four-lane street is provided from Arnold Road to Tassajara Road.. m. The Developer/Applicant shall receive TIF credits for PW Prior to PW construction of bridge improvements, acceptance of 9/10/98; Improvements Standard 16 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 6.1 n. The Director of Public Works shall determine when the PW Prior'to PW eastbound off-ramp from 1-580 to the Santa Rita acceptance of 9/10/98; Road/Tassajara Road exit shall be widened or restriped to Improvements Standard , provide one exclusive through lane and two left-mm lanes (with the existing free right-mm lane remaining). In conjunction with this improvement, the traffic signal shall be modified, to provide protected left-mm phasing on the east and west legs (removing the existing split phasing). The Director of Public Works shall also determine when the westbound approach on Pimlico Drive will need to be modified to provide a second left-mm lane. Within one (1) year of notification by the Director of Public Works, and consent has been obtained from Caltrans and the city of Pleasanton, if necessary, the Developer shall design and construct these improvements to the satisfaction of the Director of Public Works with input from the City of Pleasanton where applicable. The Developer will receive credit against TIF fees for the cost of this work. 6.2 Transitioning Existing Improvements." PW Approval of Standard Applicant/Developer shall be responsible for transitioning Improvement existing improvements to match improvements required Plans as Conditions of Approval for this Tentative Map. 6'.3 Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard submit a Line and Striping Plan to the Director of Public Building Works for review and approval. The Plan shall show Permits interim lane configuraiions and transitions, and shall provide adequate street width to allow two-way left-turn lanes. 6.4 LAVTA. A bus stop/shelter will be required by the PW Acceptance of LAVTA Livermore Amador Valley Transit Authority along the .Improvements letter north side of Gleason Dr., west of"D Street" (Palomares Drive), in the vicinity of the entry monument easement. This bus stop facility shall be constructed with the improvements to Gleason Drive, and at the expense of the Applicant / Developer. The Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route, location, and size of proposed bus stops within and on the periphery of the proposed project. The location and configuration of the all bus stops and shelters shall be constructed under direction of the City's Director of Public Works. 6.5 Construction Traffic Routing. All constrUction'~raffic PW Issuance of 268 may be subject to specific routing, as determined by the Grading MM Director of Public Works, in order to minimize Permit Matrix construction interference with regional non-project traffic movement. -17 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 6.6 Parking. The Developer shall provide parking along PW Acceptance of PW COA streets and at the end of 20' drives to meet the minimum Improvements Standard requirement of 1 guest parking space per unit. When parking is allowed on only one side of the street, the designated parking side should be consistent and continuous on the same side along the entire street, and is subject to the approval of the Directors of Public Works and Community Development.. 6.7 Traffic Signage/Red Curbing. Traffic safety signs and PW, F, PL Approval of Standard "red-curbing" shall be provided in accordance with the Improvement standards of the City of Dublin subject to plan approval Plans by the Director of Public Works. The Developer shall install R26 "No Parking" signs or red curb on one side of residential streets where parking is not allowed due to traffic safety or emergency access concerns. A plan showing the location of"No Parking" areas shall be submitted with the improvement plans, and shall be subject to approval of the Fire Prevention, Community Development, and Public Works Departments. 6.8 Street Sign/Naming Plan. A street sign/naming plan for PL Approval of Standard the internal street system shall be submitted and shall be Improvement subject to approval of the Community Development Plans Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change a street name change for subsequent changes in direction, unless other, vise approved by the Director of Public Works. 6.9 Street Name Sign Content. Street name signs shall PW Issuance of Standard display the name of the street together with a City Grading standard shamrock logo. Posts shall be galvanized steel Permit pipe'. 6.10 Final Layout and Design of Streets. Final detailed PW Issuance of layout and design of p.arking, striping, drive aisles, and Grading sidewalks for internal private, public streets and private Permit and access drives shall be configured to maximize safety, Building circulation, convenience, and sight distance per the City Permit. of Dublin Zoning Ordinance, Standard Plans and details, and current policies, and must be approved by the ACFD and Director of Public Works. 6.11 Dedication of parcels to the HCA. PW Approval of Applicant/Developer shall dedicate Parcels C, D, E, F, G Final Map and H to the proposed subdivision Homeowners Association for the purposes of common use as landscape and common access as shown on the Vesting Tentative Map 7022. 18 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D PriOr to: 6.12 Traffic Impact Fees. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIF, (reimbursements to the City 6f Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Improvements in their ultimate locations. 6.13 No street parking on GIeason Drive or Tassajara road PW, PO Completion [check] adjacent to the Project. No street parking shall not be of permitted on Gleason Drive or Tassajara Road adjacent to Improvement the project. Streets shall be posted with no parking signs s in accordance with City standards. 7. GRADING & DRAINAGE · : . ' 7.1 Drainage study. Applicant/Developer shall prepare and Issuance of PW COA, submit to the Director of Public Works for review a Grading Standard detailed drainage study of all proposed storm drain Permit improvements of the project. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California, and the study shall verify that each individual pad is above the 100-year flood plain. 7.2 Storm Drainage. Applicant/Developer shall construct all PW Issuance of PW COA, storm drain lines as shown on the vesting tentative map to Grading Standard drain to the existing storm drain line located on Gleason Permit Drive. A new storm drain shall be extended in Palomares Drive from Gleason Drive to the northerly end of the . subdivision, unless this line is installed as part of the Casterson property improvements. Additional catch basins shall be installed on Tassajara Road at the north end of the project frontage and at the north end of the curb return on Gleason Drive. This may require extension of the existing Gleason Drive storm drain, .or connection to the proposed Tassajara Road storm drain to be installed by the Dublin Ranch Phase 1 project. All storm drains shall be designed for a 15-year storm event in accordance with City of Dublin Standard Plans and Specifications-and Alameda Flood Control design criteria, and shall be constructed in conformance with the Santa Rita Properties Master Storm Drain Plan and designed and constructed to the approval of the Director of Public Works. Design shall verify that adequate capacity exists in the existing Gleason Drive storm di'ain. 19 NO. CONDITION TEXT RESPON. WHEN SOURCE - AGENCY REQ'D Prior to: 7.3 Retaining Walls. For any retaining wall with a finished PW Issuance of PW grade differential of more than twenty-four (24) inches Building Standard between adjacent lot grades, the developer shall construct Permit a masonry retaining wall to the satisfaction of the. Building Department and the Director of Public Works. (Any fence or wall shall be measured from the top of grade on the higher side of the retaining wall or slope). 7.4 Pad Elevations. Pad elevations as currently shown on the PW, PL Issuance of PW COA grading plan shall be revised to reduce retaining walls Grading from 5' as currently shown to a maximum of 36". In Permit addition, pad elevations at the southeast comer of the site (near Tassajara Road) shall be raised to minimize the grade differential between the lots and the street. Revised pad elevations shall be shown on the improvement plans, and shall be subject to approval of the Director of Public Works and the Director of Community Development. 7.5 Stream Restoration/Pedestrian Trail. The Tassajara PW With Tassajara PW COA; Creek property to the west of the site (currently proposed Creek Specific to be created as Parcel D under Parcel Map 7025) shall be Improvements Plan dedicated to Zone 7 of the Alameda County Flood Control Standard and Water Conservation District. The creek shall be improved to provide hydraulic capacity capable of containing the 100-year flood, and shall be revegetated with native riparian plants. Improvements shall include a 12' wide paved pedestrian and bicycle path along the east side of the creek, with gravel shoulders. Ail creek improvements shall be completed under the approval of the City of Dublin Director of Public Works, State Department of Fish and Game, and Zone 7. All analysis of the creek and creek improvements shall be reviewed and approved by Zone 7 and the Director of Public Works. These improvements are the responsibility of the Alameda County Surplus Property Authority'as part of the Tassajara Creek restoration plan. 7.6 Driveway Drainage. Developer shall construct all 20' PW Issuance of PW wide private drives Out of concrete and shall drain to the Grading Standard center of the driveway and to the closest curb or other Permit drainage structure as approved by the Public Works Director. Use of valley gutters to convey drainage across intersecting streets shall not be allowed. 20 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 7.7 Lot Drainage. All grading improvement plans shall be PW Issuance of City of reviewed and approved by the Director of Public Works Grading Dublin prior to start of any grading. Applicant/Developer shall Permit Grading grade all lots to drain to the closest adjacent street. Ord4 PW Drainage should flow freely from the back yard to the 6/15/98; front yard, or developer shall install 3" minimum area Standard drains behind the sideyard fence of each lot fo provide backyard drainage to the street, subject to the review and approval of the Director of Public Works and according to City of Dublin Grading Ordinance. 7.8 Third Party Review of Soils Report. The IssUance of PW soils/geotechnical report prepared for the project shall be Grading 6/I 5/98; subject to a third party peer review as deemed necessary Permit Standard by the Director of Public Works. The review shall be completed and any comments incorporated into the improvement plans prior to approval of plans. 7.9 Drainage study. Applicant/Developer shall prepare and Issuance of submit to the Director of Public Works for review a Grading detailed drainage study of all proposed storm drain Permit improvements of the project. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 7.10 Grading Plans. Grading plan designs must be based on PW Issuance of approved soils reports. In addition to the civil engineer, a Grading soil engineer must sign the grading plans. The soil Permit engineer or his technical representative must be present at all times during grading. 7.11 Protection from 100 -year storm event. PW Issuance of Applicant/Developer shall prove to the City that the Grading building pads shown in this project has been adequately PErmit designed for protection from a 100-year storm event, especially from waters in Tassajara Creek. 7.12 Lot Drainage. Applicant/Developer shall grade all lots PW Issuance of to drain to the front of the public streets or private streets ~ Grading according to City of Dublin Grading Ordinance and Permit - Standard Conditions of Approval. If needed, the Developer shall construct maximum 36" high retaining walls along the rear and side yard lot lines of lots 59-72 and 73-79, 80-95 that each lot will drain directly to its respective front street. All grading improvement plans shall be reviewed and approved by the Director of Public Works prior to start of any grading. 7.13 No change To Overall Drainage Patterns. Issuance of Applicant/Developer shall not change the overall drainage Grading patterns of the existing topography by the grading Permit 21 NO. CONDITION TEXT RESPON. WHEN SOIYRCE AGENCY REQ'D Prior to: construction of this project. 7.14 Required Permits. Applicant/Developer shall obtain the PW, C©, Issuance of required permits from Alameda County, Zone 7, and the Zone 7 Grading California Department of Fish and Game to discharge and Permit construct drainage improvements within the Tassajara Creek area. 7.15 Geotechnical Investigation Report. PW Issuance of Applicant/Developer shall prepare a Geotechnical Grading Investigation Report covering the project site for review Permit by the City, and (as a minimum) shall design the grading plan based the recomrriendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. 7.16 Drainage Fees. This project is subject to the payment of PW, Zone Issuance of drainage fees through the City of Dublin to Alameda 7 Grading County Flood Control District, Zone 7. Permit 8. STORM WATER / POLLUTIONi 8.1 Best Management Practices. Applicant/Developer shall PW Issuance of 171 demonstrate to the Director of Public Works that the Building MM project development meets the requirements of the City of Permits Matrix Dublin's "Best Management Practices" to mitigate storm water pollution. '~.2 I~rPDES Permit. Pursuant to requirements of federal law, PW Finaling 172 a NPDES permit shall be obtained from the RWQCB, and Building MM any terms of the permit shall be implemented, if Permits Matrix applicable. 9.: i ALAMEDAc. COUNTY FLOOD CONTROI~ AND ~WATER CONSERVATION DISTRICT, ZONE 7: ~. 1 Legal responsibility/liability. The legal responsibility Zone 7 C~ompletion of for maintenance and the liability for flood damage caused Improvements by inadequate maintenance of this reach of Tassajara Creek remains with the initial property owner until dedicated to Zone 7 or the County of Alameda. 9.2 Wells. Zone 7 has two wells of record located in the Zone 7 Issuance of Zone 7 proximity of the subject site: 2S/1E 33MI and 2S/1E Grading letter dated 33M2. Known water wells filed with Zone 7 and without_ Permits 5/20/98 a documented intent of future use 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. Other wells encountered prior to or during construction are to be treated similarly. 22 NO. CON-DITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 9.3 Flooding. The proposed project is above the 100-year Zone 7, Approval of Standard flood level, with respect to the proposed and existing PW Final Map conditions in Tassajara Creek, as shown in the preliminary Hydraulic Analysis for Tassajara Creek prepared by Brian Kangas Foulk dated December 8, 1997. The subject property is located next to Tassajara Creek (Line K) which will be improved by Alameda County (in accordance with the Tassajara Creek Restoration Plan), therefore no channel improvements will be required by Zone 7 for this project. 9.4 Drainage. The santa Rita Drainage Master Plan labels this project as MSP 2, and shows the project should tie into the storm drain on Gleason Drive. 9.5 Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard comply with all Alameda County Flood Control and PW Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. 10; DUBLIN SAN RA1VION SERVICES DISTRICT (DSRSD) 10.1 DSRSD Conditions. Ail in-tract potable and recycled DSR DSRSD water and wastewater pipelines and facilities shall be 8/21/98 constructed by the Aplblicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Applicant/Developer shall comply with all conditions of the DSRSD (letter dated August 21, 1998 including: 10.2 GeneralConditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building 8/21/98 "Standard Procedures, Specifications and Drawings for Design Permits 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 Issuance of DSRSD accommodate future flow demands in addition to each Building 8/21/98 development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 1 t-8 existing sanitary sewer system. Pumping of sewage is ~ Improvement MM discouraged and may only be allowed under extreme Plans Matrix circumstances following a case by case review with DSRSD staff. DSRSD Any pumping station will require specific review and approval by 8/21/98 DSRSD ofpreli/ninary design reports, design.criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present valUe 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. NO. cOI~DITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement 8/21/98 or 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 Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement 8/21/98 extent possible. If unavoidable, public sewer or water easements Plans must be established over the alignment of each public sewer or water line in an o~ fl-street or private street location to provide access for future maintenance and/or replacement. Sewers shall follow the centerline of streets to the extent possible. f. ' The locations and widths of all proposed easement dedications for Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading 8/21/98 DSRSD and the City. Permit g. Ail easement dedications for DSRSD facilities shall be by Approval of DSRSD separate instrument irrevocably offered to DSRSD or by offer of Final Map 8/21/98 dedication on the Final Map. Ih. i TheFinalMapshallbesubmittedtoandaPprovedbyDSRSDfor Approvalof DSRSD . easement locations, widths, and restrictions. Final Map 8/21/98 i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge Building 8/21/98 permit shall be paid to DSRSD in accordance with the rates and Permits schedules established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD the District Engineer. Each drawing of improvement plans shall Building 8/21/98 contain a signature block for the District Engineer indicating Permits 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 cosi~s 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 Issuance of DSRSD the prot~er utility construction permit has been issued by DSRSD. Building 8/21/98 A construction permit will only be issued after all of the items in Permits and condition 9 of the DSRSD "Project Approval Conditions" all DSRSD memorandum dated August 21, 1998 have been satisfied (item "i" requirements above). 1. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD 8/21/98 harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. 24 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: m. This project is subject to the Area Wide Facility Agreement Issuance of DSRSD between DSRSD and Alameda County Surplus Property Building 8/21/98 Authority, executed December 20, 1994, which regulates the Permits allocation ofwastewater service capacity to developable properties owned by the Authority. On the dated of the "Project Approval Conditions" memorandum (dated August 21, 1998), 365 DUEs remain of the ~ewer capacity allocated from the December 20, 1994 agreement. n. The Area Wide Facility Agreement between DSRSD and Issuance of DSRSD Alameda County Surplus Property Authority, executed December Building 8/21/98 20, 1994, requires that Alameda County allocated 454.54 DUEs Permits capacity which was set aside by a 1981 agreement between DSRSD and Alameda County, to industrial and non-retail · commercial users first, before the County may allocate any of the aforementioned DUEs to industrial and non-retail commercial users in the Alameda County Surplus Property. Because this development proposal includes and non-retail commercial users, the developer must request service from the County; in turn, the County shall authorize the District to release connection capacity to the designated developer. On the date of this "Project Approval Conditions" memorandum (dated August 21, 1998), 175.8 DUEs remain of the sewer capacity allocated to Alameda County under the 1981 agreement. o. The project is located within the District Recycled Water Use Completion of DSRSD Zone (Ord. 280), which calls for installation of recycled water Improvements 8/21/98 irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Recycled water demand may be represented by the Tassajara Creek Corridor landscaping planned for this area. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. The recycled water irrigation system shall be designed to conform to District standards and specifications, as described in the DSRSD Standard Specifications Addendum, dated September 30, 1997. _ p. Any irrigation water service for this development shall connect to Completion of DSRSD any off-site extension and stub out to the property line adjacent to Improvements 8/21/98 the irrigation service tap, to allow for conversion when recycled water is available. Improvement plans shall include required recycled water improvements. 25 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 10.3 Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities" and Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference. 11.1 Stationary Source Emissions. Applicant/Developer PL Issuance of 269, 278 shall ensure that stationary source emissions associated Grading MM with project development are minimized. The Permit Matrix requirements of Mitigation Measure 3.11/12.0 of the Eastern Dublin EIR shall be accomplished by the following requirements: A. The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. B. The subdivision will utilize curbside recycling, which will reduce the amount of solid wastes from the subdivision which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. C. During rough grading constm, ction the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 11.2 Rodenticides and Herbicides. The use of rodenticides PL Issuance of 221 and herbicides within the project area shall be performed Grading MM in cooperation with and under the supervision of the Permit Matrix Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 11.3 Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance of 219 site either during the Preconstruetion Survey or during Grading MM project construction, the Applicant/Developer shall be Permit Matrix responsible for complying with a Kit Fox Protection Plan. 26 NO. CONDITION TEXT RESPON. WHEN SOURCE : AGENCY REQ'D Prior to: 11.4 Archaeology - Should any prehistoric or historic artifacts PL, PW, B Final PW be exposed during excavation and construction Inspection of Standard operations, the Department of Community Development Grading and 251 - shall be notified and work shall cease immediately until 253 MM an archaeologist, who is certified by the Society of Matrix California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 12.1 Firearms Ranges. The Alameda County Sheriffs PL, PW, Issuance of 288 firearms ranges will be relocated or reconstructed for PO Building MM appropriate sound and safety mitigation. Said relocatiOn Permits Matrix & or reconstruction is ant~icipated to be accomplished by Noise Alameda County. Disclosures shall be provided to all Study home purchasers and signs shall be posted in the Model Home sales office notifying future residents and the public of the proximity of the firing ranges and training facilities. 12.2 Soundwalls. Sound attenuation measures shall be PL, PW Issuance of MM & incorporated, and soundwalls shall be constructed along Certificate of Noise Tassajara Road and Gleason Drive, as recommended in Occupancy Study the Noise Study prepared by Salter & Associates dated March 30, 1998, and letter dated April 10, 1998. The noise barrier shall be a combination of earthberms and soundwalls, to minimize the height of walls over 6' high. 12..3 Construction Noise Management Program/Construction PL and/or Issuance of 263,264, Impact Reduction Plan. Applicant/Developer shall conform to PW Grading 269, 270 the following Construction Noise Management Permit MM Matrix Program/Construction Impact Reduction Plan. Construction shall be conducted so as to minimize the impacts of the -' construction on the existing community and on the occupants of the new homes as they are completed. 27 o.j 12.4 CONDITION TEXT RESPON.I WHEN AGENCY REQ'D Prior to: Construction Noise Management Program/Construction Impact Reduction Plan. The following measures shall be taken to reduce construction impacts: Off-site truck traffic shall be routed as directly as practical to. and from the freeway (I-580) to the job site. Primary route shall be from 1-580 along Tassajara Road. An Oversized Load Permit shall be obtained from the City prior to hauling of any oversized loads on. City streets. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. 3. Construction equipment shall not be left idling while not in use. 4. All construction equipment shall be fitted with noise muffling devises. 5. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. 6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. 7. Excavation haul trucks shall use tarpaulins or other effective covers. 8. Prior to the start of construction a fence shall be constructed along Tassajara Creek to assure that the creek wildlife habitat is not disturbed. 9. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 10. Houses will be constructed in phases such that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. 11. Construction of the Tassajara Road widening will be performed such that a minimum of disruption of traffic flow will occur. 12. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: A. Inactive portions of the construction site should be seeded and watered until grass growth is evident. B. Require that all portions of the site be sufficiently watered to prevent excessive mounts of dust. C. On-site vehicle speed shall be limited to 15 mph. D. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Directoi' of Public Works. E. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality moni~ing of PM levels shall be provided as required by the Director of Public Works. SOURCE Issuance of Grading Permit NO. CONDITION TEXT RESPON. WI-I_EN SOURCE AGENCY REQ'D Prior to: 12.5 Dust Control/Cleanup. Applicant/Developer shall PW On-going 267 ensure that areas undergoing grading and all other MM construction activity are watered or other dust control" Matrix measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Further, Applicant/Developer.shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up.shall be made during the construction period as determined by the Director of Public Works. 12.6 Hours of operation. Construction and grading PL On-going PW operations shall be limited to weekdays, Monday through Standard Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer.is responsible for the additional cost of the Public Works inspectors' overtime. ,:13~ !EE tIN · 13.1 Soundwall. A sound attenuation wall shall be provided PW, PL Approval of COA along Tassajara Road and Gleason Drive(see also Improvement Conditions for "Noise Attenuation" above). A detailed Plans plan for the sound attenuation wall shall be submitted with the improvement plans for the first phase of development. The design, height, and precise location of the berms/walls shall be subject to approval of the Community Development Director and Public Works Director. 13.2 Tassajara Road Perimeter Walls. The masonry PW, PL Approval of PW, PL soundwall along Tassajara Road and Gleason Drive shall Improvement Standard be designed consistent with the LUDP plans, and the Plans additional wrought iron openings and decorative columns as discussed below in the Site Development Review Conditions. Landscaping along this wall shall be substantially consistent with the Landscape plans prepared included with the Development Plans,' subject to revisions for uniform streetscape design as discussed below in the Site Deve!opment Review Conditions. Landscape setbacks shall be provided, to comply with the - Tassajara Roadway design and Right-of-way requirements of the Eastern Dublin Specific Plan. Any proposed waiver of the R.O.W. requirements shall be subject to the review and approval of the Community ~ Development Director and Public Works Director. 29 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 13.3 Temporary Fencing at Top of Bank. Temporary PL, PW, B Issuance of PL, PW, B fencing shall be installed along the western property line, Grading Standard adjacent to Tassajara Creek, effectively separating the site Permit from Tassajara Creek. Said fencing is to remain in place throughout the construction process. 14.1 Landscaping Improvements. Applicant/Developer shall PL, PW Completion of PW install landscaping in accordance with the Preliminary Improvements 6/15/98; Landscape Plan included in the Development Plan, and to Standard the satisfaction of the Community Development Director and the Director of Public Works. Final landscape plans shall be prepared and reviewed by the City prior to installation of landscaping. All common landscape areas are to be maintained by the Homeowners Association in accordance with the Exhibit entitled "Open Space Ownership And Maintenance Responsibilities". 14.2 Arterial Street Landscaping. The preliminary landscape PL, PW Prior to COA, plans are subject to revisions as required to modify starting Standard landscaping along Gleason Drive and Tassajara Road, to grading/impr ensure landscaping along both sides of these streets is ovements compatible and conforms to the overall street tree theme currently being prepared for Eastern Dublin. 14.3 Landscape Strip. Applicant/Developer shall design and PW Occupancy COA professionally landscape an irrigated landscape strip of Adjacent along the west side of Street D (Palomares Drive), subject Buildings to the review of the Director of the Community Development and Public Works Directors. The landscaped area shall include the entry monument easement and the area between the regional trail and the back of curb along Street D. The landscaping should incorporate some native plantings to facilitate a transitional landscape area between the urban development and the creek area. This landscape strip shall be maintained by the Landscape and Lighting District (LLD) for the Santa Rita area, or the Homeowners association if the property is removed from the LLD. The landscape strip and transitional planting near the entry monument shall be Coordinated with the proposed landscaping to be installed with the Tassajara Creek restoration project plans, prepared by David Gates & Associates. 14.4 Root barriers. Root barriers shall be installed PW Occupancy Standard surrounding each tree or along the sidewalk and back of of Adjacent curb on each side of the street. These landscaped areas Building shall be subject to the City's Water Efficient Landscape Regulations. 30 NO. CONDITION TEXT RESPON. WHEN soURcE AGENCY REQ'D Prior to: 14.5 Landscaping Maintenance. Applicant/Developer shall PL, PW Completion of Standard maintain landscaping for not less than 1 year after City- Improvements approved installation. This maintenance shall include weeding and the application of pre-emergent chemicals. 15.1 Plot Plan. A plot plan for each single family residential PL Issuance of Standard lot shall be submitted and approved by the Director of Building COA Community Development before approval of building Permits permits for the respective lot. Said plot plan shall include pad elevations, unit number and type, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. 15.2 Plotting Plans - Applicant/Developer shall submit PL Issuance of Standard Plotting Plans for each phase of the project for approval Building COA by the Director of Community Development prior to Permits submitting for building permits in each respective phase. The Plotting Plans shall show all lots in the subdivision, the unit type, design, and color scheme for each lot, and the phasing boundary lines. 15.3 Phased Occupancy Plan. All physical improvements within PL, B, PO Prior to Standard each phase shall be completed prior to occupancy of units Occupancy for COA within that phase except for items specifically excluded in an any affected approved Phased Occupancy Plan, or minor hand work items, unit. approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development for review and approval a minimum of 45 days prior to the request for 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 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 ~osting of a bond for the value of the deferred landscaping and associated improvements~, ~ ~.~ · .... ~ ~.~ 31 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 16.1 Covenants, Conditions and Restrictions (CC&Rs). PL Recording of 17 The Developer shall submit the project/homeowners Final Map MM association CC&Rs for review and approval by the Matrix Director of Public Works and the Director of Community Development prior to approval of the Final Subdivision Ma.p, and shall be finalized to the satisfaction of the City Community Development Director &' Director of Public Works prior to recordation of the Final Map. The CC&Rs shall address maintenance of private streets, open space, community and neighborhood entries, landscaping, parkway areas, monumentation, lighting, signage, walls, and fences, street trees, street signs, walks, and street furniture. The Declaration will specify that, as it pertains to the maintenance of the site improvements described by the Development Agreement, it cannot be amended without the consent of the City. The CC&Rs shall ensure that: a. A Homeowners Association is established for all parcels in this development, complete with Bylaws, that will monitor and provide oversight to the ownership and maintenance of landscape, and common areas as described above and elsewhere in these Conditions relating to project improvements and obligations. In the event that any area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the appropriate homeowner and/or the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project CC&Rs. b. There is adequate provision for the maintenance, in good repair and on a regular basis, 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, or by the HOA as set forth in the CC&Rs. 32 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 16.2 Waiver of right to protest. Applicant/Developer waives PL, ADM Finaling 17 any right to protest the inclusion of the property or any Building MM portion of it in a Landscape and Lighting Assessment , Permits Matrix District or similar assessment district, and further waives any righ.t to protest the annual assessment for that District. ApplicantA3eveloper 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. ', ,,, ' .......... i,, ..... ............... 17.1 Disclosure. Applicant/Developer shall disclose, to all PL Sale of any 260 prospective buyers, the proximity to the County Sheriff unit within a MM training facilities and associated noise from the bomb phase Matrix detonation facility, firing ranges, emergency vehicle training, etc. 17.2 Disclosure. All residents shall be r~otified at the time Sale of any PW of sale of lots within the project that left-turn unit within a 6/15/98; movements at the Casterson property entrance on phase Standard Tassajara Road will be eliminated in the future at the discretion of the City. 17.3 Disclosure. All residents shall be notified of the Sale of any COA restrictions for parking on streets within the subdivision, unit within a No Parking areas, as established with the improvement phase plans, towing, and other traffic safety regulations 'shall be described. Additional parking restrictions (e.g.: red curb areas) may be applied in the future if traffic safety or circulation problems arise. 17.4 'Disclosure. At the time of sale of lots within the Sale of any PW project, all residents shall be notified of the special unit within a 6/15/98; standards for this development regarding yard setbacks phase- Standard for accessory structurek. 33 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 17.5 ' Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any Standard written acknowledgment (secured from the individual B unit within a property owner) acknowledging the continuance of phase 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. 18.1 School Mitigation Agreement. A copy of the required PL Approval of 13 school facilities mitigation agreement between the Final Map MM property owner/developer and the Dublin Unified School Matrix District for provision of School capacity for the residents of this project (pursuant to the Eastern Dublin Specific Plan/EIR) shall be retained by the City of Dublin Community Development Department. 18.2 Parkland Dedication - The developer shall be required to PL Addressed in 13 pay a Public Facilities Fee in the amounts and at the times Development MM set forth in City of Dublin Resolution No. 32-96, adopted Agreement Matrix/ by the City Council on March 26, 1996, or in the amounts Parks letter and at the times set forth in any resolution revising the dated amount of the Public Facilities Fee. 8/18/98 18.3 Fees. The applicant shall pay all City of Dublin fees, ADM, PL, Varies Standard including processing fees and development impact fees, at B the times specified in the applicable fee ordinance or resolution which are in effect at such times. Development impact fees include but are not limited to the Eastern Dublin Traffic Impact Fee, the FreeWay Interchange Fee, the Public Facilities Fee, the Noise Mitigation Fee, the Fire Impact Fee, the Inclusionary Zoning/Affordable Housing Fee, and the contemplated fee for regional traffic improvements. Processing fees include but are not limited to fees for adoption and implementation of the Eastern Dublin Specific Plan. 34 NO." CO/~DITION TEXT RESPON. WFLEN SOURCE AGENCy REQ'D Prior to: 18.4 Development Agreement. Approval of this Vesting PL Final Map Standard Tentative Map is subject to Applicant/Developer securing approval from the City Council of the proposed Development Agreement as required by the Eastern Dublin Specific Plan. SITE DEVELOPMENT REVIEW CONDITIONS NO. CONDITION TEXT RESPON2 WHEN SOURCE AGENCY REQ'D Prior to: ! Approval. This Site Development Review approval for PL On-going Standard Tassajara Meadows, PA 98-035 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the following plans and documents available and on file in the Department of Community Development: Tassajara Meadows Development Plan dated ? (Exhibit A- 1), including; Stage 1 and Stage 2 Site Plans; Preliminary Landscaping Plan, Architectural Plans prepared by ? for single family homes dated received ?, and other plans, text, and diagrams contained in Exhibit A- 1, stamped approved and on-file with the City of Dublin Department of Community Development. (Some of the following items require revisions as noted in other Conditions herein). 2 Standard Conditions. The project shall comply with ~he ' PL, B 'Through Standard City of Dublin Site Development Review Standard Completion Conditions. 3' House'Numbers List. Applicant/Developer shall submit PL Issuance of COA a house numbers list corresponding lots shown on the Building Tentative Map. Said list is subject to approval of the Permits Director of Community Development. 35 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 4 Term. Approval of the Site Development Review shall PL Approval of Standard be valid for one year from approval by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Developmerit upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 5 Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 6 Air Conditioning Units - Air conditioning units and B, PL Occupancy COA ventilation ducts shall be screened from public view with of Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. 7 Automatic Garage Door Openers - Automatic garage B, PL Occupancy COA door openers shall be provided for all dwelling units and of Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. 8 Interior walls and Fences. All walls and fences shall PL Occupancy COA conform to Section 8.72.080 of the Zoning Ordinance of Unit unless otherwise required by this resolution. Construction/installation of common/shared fences for all side and rear yards shall be the responsibility of Applicant/Developer. Construction shall consist of solid wood fences and masonry walls as shown on preliminary landscape plan. 36 NO."' CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 9 Perimeter walls and Fences. All perimeter walls and PW Approval of COA fences shall comply with the requirements from the Improvement Tentative Map Conditions of approval. Design of the Plans masonry soundwall alon~& Tassajara Road and Gleason Drive shall reflect the design concept approved with the Development Plan with the following additions: 1) Some openings in the wall with wrought-iron fencing will occur where auto courts are adjacent to the wall along Tassajara Road; and 2) decorative columns shall be incorporated, to be compatible with the design approved for Tassajara Road & Gleason Drive, and shall be subject to the approval of the Project Planner and Community Development Director. 10 Wall or Fence Heights. All wall or fence heights shall PW, PL Approval of PO, PL, be a minimum 6 feet high, except in those locations where Improvement PW Section 8.72.080 of the Zoning Ordinance requires lower Plans Standard fence heights and where a higher sound attenuation wall is required. Ail walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. Soundwalls higher than 6' shall utilize a landscaped berm to minimize the apparent height as viewed from Tassajara Road and from streets within the project. Any fences atop retaining walls between lots shall have a one-foot wide minimum level space on either side (setback from retaining wall), for planting, maintenance, and to allow additional light into yards. 11 Level area on both sides of fence. Fencing placed at the PW, PL Issuance of PW top of banks/slopes shall be provided with a minimum Grading' Standard one-foot level area on both sides in order to facilitate Permits maintenance by the property owners. 12 Parking. Applicant/Developer shall provide parking as PL Completion of Standard required by the provisions approved with the PD Rezone Improvements Development Plan (Exhibit A-1). 13 Recreational Vehicle Parking. Recreation vehicle On-going Municipal parking shall be prohibited on public streets. Signs shall Code be posted to that effect. 15 Residential Security. The project shall comply with the PL, B Occupancy Standard City of Dublin Residential Security Requirements and the of Units Conditions of Approval for the Vesting Tentative Map. 37 NO.'" CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 16 Final Landscaping and Irrigation Plan. PL, PW Issuance of COA Applicant/Developer shall submit a Final Landscaping Building and Irrigation Plan, conforming to the requirements of Permits Section 8.72.030 of the Zoning Ordinance (unless otherwise modified by Conditions of this Resolution), stamped and approved by the Director of Public Works and the Director of Community Development. Alameda County Fire Department approval is also required where this project is adjacent to wildfire areas. That plan should generally conform to the Preliminary Landscape Plans contained in the Development Plan. Plans must reflect any project design revisions approved for subsequent Site Plans/Vesting Tentative Map. 17 Final Landscape Plan Review. The plant palette PL, PW Issuance of COA ' varieties shall be shall be subject to review and approval Building of the Director of Community Development and reviewed Permits by the City's Landscape Architect to determine : compatibility with reclaimed water use, where appropriate. An irrigation plan shall be submitted with Fina! Landscape Plans indicating that the system is designed for reclaimed water, where required by DSRSD. 18 Landscaping required. All front yards and common PL Within 30 COA areas shall be landscaped by the initial builder within 30 days of days of occupancy of each unit, unless prohibited by occupancy seasonal/weather problems. Maintenance of all landscaping shall be addressed within the subdivision CC&Rs. Bonds or other surety may be required to ensure installation and/or success of landscaping. [PL] 19 Street Trees. Street tree varieties of'a minimum 15- PL, PW Issuance of PW gallon size shall be planted along all street frontages as Building Standard shown on the Landscape Plan and established by the Permits City's Street Tree Program. Exact tree locations and varieties shall be reviewed and approved by the Director of Community Development. Trees planted within, or adjacent to, sidewalks or curbs shall be submitted to the Department of Community Development for review and approval by the Director of Community Development and the Director of Public Works to determine the need for root shields. 20 Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of COA resistant or drought tolerant plant varieties shall be Building required in the plant palette. Permits 38 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 21 Monument Signs. Design of monument signs shall be PL, PW t/;ompletion of' COA approved by the Director of Community Development to Improvements assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 22 Backflow Devises. Backflow devises shall be hidden PL Approval of standard from view by means of fencing, enclosures, landscaping Final and/or berms. Landscape Plans 23 Standard Plant Material, Irrigation System and PL Occupancy Standard Maintenance Agreement. APplicant/Developer shall of Any Unit sign and submit a copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. 24 Water Efficient Landscape Regulations; PL, PW, Approval of 'Standard Applicant/Developer shall ensure that the Final DSR Final Landscaping and Irrigation Plan conforms to the City's Landscape Water Efficient Landscape Regulations, including dual Plans piping to facilitate future recycled water. 25 Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard approval allowing occupancy of any new home, the of Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the home shall be PL Occupancy Standard complete to allow for safe traffic movements to and of Unit from the home. b. Ail traffic striping and control signing on streets PW Occupancy Standard providing access to the home shall be in place, of Unit c. All street name signs on streets providing access to PL Occupancy Standard the homes shall be in place, of Unit d. All streetlights on streets providing access to the PW Occupancy Standard homes shall be 6nergized and functioning, of unit e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard which may create a hazard shall be required or any of Unit non-hazardous repairs shall be complete and bonded for. f. The homes shall have a back-lighted illuminated ?L Occupancy Standard house number, of Unit- (, The lot shall be finish graded, and final grading B Occupancy Standard inspection shall have been approved by the Building of Unit Department. 39 NO. CONDITION TEXT RESPON. WHEN sOURCE AGENCY REQ'D Prior to: h. All sewer clean-outs, water meter boxes, and other pW Occupancy Standard utility boxes shall be set to grade to the approval of of Unit the Director of Public Works. ' i. The homes shall have received all necessary B Occupancy Standard inspections and lave final approval by the Building of Unit Department to allow occupancy. j. Ail fire hydrants in streets providing access to the F Occupancy Standard homes shall be operable to City and ACFD of Unit standards. k. Ail streets providing access to the homes shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Unit for fire engine circulation to the approval of the Director of Public Works and ACFD. I. All front yards of single family dwellings shall be PL Occupancy Standard landscaped. Common areas of the project shall be of Unit landscaped by phase. m. All mailbox units shall be at the back of the PL 'Occupancy Standard curb/sidewalk as appropriate. The developer shall of Unit submit a mailbox design and location plan to indicate where community mailboxes and associated lighting will be accommodated. The Postmaster shall be consulted for design criteria. Architectural enhancements should be provided to community mailboxes where visible from the project streets. n. Exterior lighting shall be provided for dwelling PL Occupancy Standard entrances and shall be of a design and placement so of Unit as not to cause glare onto adjoining properties. o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy Standard to provide for security needs. (Photometrics and of Unit lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 26 Glare/Reflective Finishes - The use of reflective finishes PL Issuance of MM' on building exteriors is prohibited. In order to control the Building effects of glare within this subdivision, reflective glass Permits shall not be used on all east-facing windows along Tassajara Road. 27 Residential Units shall comply with the architectural PL Prior to PL COA drawings submitted with the Development Plan, and shall issuance of generally conform to the colors and materials board on Bldg. Permit file in the City of Dubiin Department of Community Development with the revisions/conditions listed below: 40 NO~ CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: a. Where a '~tairwell faces an~'ther stairnvell of the adjacent unit, the stairwell windows on side elevations at shall be designed with an off-set for privacy from the windows of adjacent units. b. The media "pop-out" which appears on the left elevation of Plan 3 shall be revised to reflect the architectural details (corbels, projections) which have been added to the rear elevation of Plan 4. d. A 4" wide stucco band (typical of other elevations) shall be added along the bottom of the 2nd story overhang on the rear elevation of Plan 4. 28 I Development Agreement. ApproVal of this Site PL Recording of Standard Development Review is subject to Applicant/Developer Development securing approval from the City Council of the proposed Agreement Development Agreement as required by the Eastern Dublin Specific Plan. 29 Infrastructure Sequencing Program. The Development PW, PL Recording of 29 Agreement shall include an infrastructure sequencing Final Map MM program and shall be recorded. Matrix 30 Fees - Applicant/Developer shall be responsible for pW, PL Finaling 31-33, 47, payment of public facilities fees, noise mitigation fees, Building 266 school impact fees, fire impact fees, affordable housing Permits MM in-lieu fees, specific plan imPlementation fees, regional Matrix transportation fees, and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIFs shall be subject to recalculation and assessment of the fair share of the new or revised fees. 31 Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the Zone 7, Improvement Alameda County Fire Department, Public Works DSR, PL Plans Department, Dublin Police Service, Alameda County Flood Control District Zone 7, and Dublin San Ramon Services District. 41 NO. COiNrDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 32 Building Permits. Project design and construction shall B Issuance of Standard conform to all building codes and ordinances in effect at Building the time of building permit. Exterior walls shall be Permits designed and c. onstructed to meet building code property line setback requirements. To apply for building permits, Applicant/Developer shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with, Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. 33 Homeowners Association. Applicant/Developer shall PW, PL Approval of establish a subdivision Homeowners Association that will Final Map monitor and provide fOr the maintenance of owner- maintained City street landscape areas and HOA common areas. 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 appropriate homeowner and/or 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. PASSED, APPROVED AND ADOPTED this 22nd day of September, 1998. AYES: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz NOES: ABSENT: Community DevelopmenVDirector ' ' Planning Co.~.rfiission Chairperson g:\98035\pcreso. 42 DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the DubIin Zoning Ordinance for the Tassajara Meadows, Unit 2, subdivision, PA ~98-035, located on the west side of Tassajara Road, north of Gleason Drive, east of Tassa.[ara Creek, (APN 986-0005-003-01). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. ~his Development Plan includ&s the Tentative Map and Site Development Review plans, other plans, exhibits, and written statements contained in the document dated September 22, 1998, labeled Exhibit A- 1 to the ResolCtion approving this Development Plan (City Council Resolution ~Vo. 98- ),' and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance, are satisfied. Derelopment Standards 1. Zoning: PD (General Plan land use designation: Medium Density Residential) 2. Permitted Uses: The follow)ng uses are permitted for this site. A. Residential development limited to: 1. Medium Density Detached houses 2. Up to 95 units B. Open Space: I. Stream Corridor 2. Regional Trail & associated low-impact trail facilities (benches, trash containers, etc.) 3. Access Roadways Co Similar and related uses as determined by the Director of Community Development Prohibited Uses: The following uses are prohibited in this PD Residential District: 2. 3. 4. 5. Field Crops Orchards Plant Nurseries Greenhouses used only for cultivation of plant materials for sale Hospital Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for a PD/R-I District are conditional uses in this PD District, with the exception of prohibited uses listed above... EXHIBIT A-2 10. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions oft his PD District Rezone/Development PIan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be appIied to the land uses designated in this PD District Rezone. Site Plan & Architecture: See attached site and elevation plans contained in Exhibit A-l, Development Plan. This Development Plan applies to the 11.7-acres shown on this plan. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. Density: The density of the proposed development for the 11.7 acres is 8.1 dwelling units per acre, as shown on the Stage 2 Site Plan. Phasing Plan. Refer to attached Phasing plans included in Exhibit A-1, Development Plan. "Landscaping Plan. Refer to attached landscaping plans included in Exhibit A-I, Development Plan. Development Standards Lot Dimensions: 45' wide x 70' deep minimum Lot Size: 3,150 square feet minimum Front Yard Setbacks: Front yard setbacks for detached reSidences should vary for visual interest, where possible, along through-streets. I. Front entry garages 18' min. 2. Front porch 10'min. ' 3. Front of house 12' min. (.4,11 dimensions shall be from back of right-of-way line.) Side Yard Setbacks Note: Sectional roll-up garage doors with automatic openers are required for all residences with driveways less than 20 feet. I. Internal lots: 2. comer lots: 4' min. sideyards 6' min. on street side Building Separation: 8' minimum between buildings Rear Yard Setbacks Rear yard setbacks are required in order to establish privacy and separation between residences, as well as provide for usable recreation space. Minimum: 5' Average: 15' Accessory Structures: Accessory structure setbacks shall be modified from the Dublin Zoning Ordinance standards for this project as follows: Hot Tubs/Spas with no trellis or overhead structure: Side yard - Rear yard - Distance from house - 3 feet 3 feet 10 feet at windows 4 feet at solid wail or "protected window" * * Contact City of Dublin Building DeI~artmentfor definition Hot Tubs/St>as with trellis or overhead structure, or patio cover: SIDE YARD - 5 feet REAR YARD - 5 feet DISTANCE FROM HOUSE - 6 feet~ Bullring Height: 35' maximum, 2 stories Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 2' into required sideyards, but never closer than 3' from the property line. Residential Massing: Single story elements are encouraged at comers and throughout to break up 2-story massing. The maximum building height shall be 35 feet. Parkin~Garages: Each unit shall be provided with a two-car garage at a minimum of 19' x 19' clear area, plus two spaces in the driveway apron, and one guest parking space for each unit. Guest parking may be located on-street or in specifically designated guest parking areas. Consideration shall be given to the placement, orientation, and treatment of the garages and garage doors. Suggested design criteria include: I. Designing the residence to extend forward of the garage door(s). 2. Designing the front door of the residence to appear on a different elevation than the garage door (comer lots) I1. General Provisions A) The project applicant/developer shall enter into a Development Agreement with the City &Dublin prior to Final Map approval, which shall contain, but not be limited to, provisions for financing and timing of on and off-site infrastructure, payment of traffic, noise and public facilities impact fees, affordable housing, ownership and maintenance of creek and open space areas, and other provisions deemed necessary by the City to find the project consistent with the Eastern Dublin Specific Plan. B) As part of Final Map apprpval, the dedication for ownership of open space, parkways and other landscaped areas shall be designated. No credit for these areas and improvements shall be given towards parkland dedication requirements. All facilities and landscaping within the open space and common areas shall be subject to approval of the Community Development Director. C) The developer shall be required to pay all applicable fees, including a Public Facility Fee in the mounts and at the times set forth in City o'fDublin Resolution No. 32-96, adopted by the City Council on March 26, 1996, or in the mounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. g:\pa#\98035\devplan.