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HomeMy WebLinkAboutPC Reso 02-10 PA99-060 DubRnch Area A A-2 Amend COA Tmap RESOLUTION NO. 02 - 10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN AMENDING CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP FOR DUBLIN RANCH AREA A (Tract No. 7137 - Neighborhood A2), PREVIOUSLY APPROVED BY RESOLUTION NO. 00-38 FOR PA 99-060 WHEREAS, the Planning Commission approved Resolution No. 00-38, approving a Vesting Tentative Map for Tract No. 7137 (Neighborhood A-2) for Dublin Ranch Area A on July 25, 2000; and WHEREAS, staff has suggested and James Tong, on behalf of DR Acquisitions I, LLC, the owner of the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin, and Hong Yao Lin (collectively, the "Lins") has agreed to certain amendments to the conditions of approval of said Vesting Tentative Map; and WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the timing for performance of the obligations of the developer of Tract No. 7137 and the means by which the developer of master vesting tentative map 7135 (as approved by Planning Commission Resolution No. 00-36) can satisfy the conditions of approval of Resolution 00-36; and WHEREAS, approval of these amendments shall not be construed as a change in the ordinances, policies and standards which were in effect at the date the City determined that the application for Vesting Tentative Map No. 7137 was deemed complete, and which govern development of Dublin Ranch Area A-1 pursuant to the Planning Commission's adoption of Resolution No. 00-38 on July 25, 2000; and WHEREAS, notwithstanding approval of these amendments, the owner of the property shall continue to have the vested right to proceed with the development of Dublin Ranch Area A-2 in substantial compliance with the ordinances, policies, and standards in effect at the date the City determined that the application for Vesting Tentative Map No. 7137 was deemed complete and as approved by the Planning Commission's adoption of Resolution No. 00-38 on July 25, 2000; and WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7137 was to subdivide 38.4+ acre parcel and develop a residential subdivision with 1 I0 lots, in the Eastern Dublin Specific Plan area, and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, pursuam to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, an initial study was prepared for this project which did not identify any new impacts that were not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and, therefore, the Planning Commission finds that the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, no new environmental impacts are raised by the amendments to the Vesting Tentative Map conditions which are proposed by staff and the applicant and, accordingly, the Planning Commission finds that the adoption of this resolution is within the scope of the initial study; and WHEREAS, the Planning Commission did hold a public hearing on the proposed amendments on February 26, 2002; and WHEREAS, although this resolution amends the conditions of approval previously approved, it does not extend the time for the Vesting Tentative Map previously approved; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the amendments to Resolution No. 00-38, making amendments to the conditions of approval of Vesting Tentative Map 7137; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed amendments to Vesting Tentative Map No. 7137: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. Notwithstanding the Commission's approval of these amendments, thc property owner shall have the vested right to develop Dublin Ranch Area A-2 in accordance with the applicable ordinances, policies, and standards which were in effect at the date the City determined that the application for Vesting Tentative Map No. 7137 was deemed complete and as approved by the Planning Commission's adoption of Resolution No. 00-38 on July 25, 2000. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. 3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this resolution, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the current property owner's predecessor in interest, the Lins, and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve amendments to the conditions of approval of the Vesting Tentative Map for Tract 7137 for Neighborhood A-2 of Dublin Ranch Area A, for PA 99-060, as previously approved by Planning Commission Resolution No. 00-38 (Note: the amendments to the conditions of approval are shown in strikeout for deletions and underlining for additions); all other conditions of approval of the Vesting Tentative Map remain unchanged: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subiect to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attomev, lB] Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the CSmmunity Development Department, [PO] Police, [PW] Public Works Department. VESTING TENTATIVE MAP CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard comply with the Conditions of ApprovaI for the Master Vesting Improvement Tentative Map for Dublin Ranch, Area A (Tract No. 7135) PA- Plans through 99-060. In the event ora conflict between the Master Conditions completion of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Criteria. Applicant/Developer shall PW Approval of Standard comply with all applicable City of Dub]in Standard Public Improvement Works Criteria (Attachment A). In the event ora conflict Plans through between the Public Works Criteria and these Conditions, these completion conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the Vesting PL Approval of Standard Tentative Subdivision Map for 7137 - Neighborhood A2 is Improvement conditioned upon the requirement that the development be Plans through consistent with the approved Planned Development (PD), completion including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). 4. EIR. ApplicanffDeveloper shall comply with all applicable PL Approval of Standard action programs and mitigation measures of the Eastern Dublin Improvement General Plan AmendmenffSpecific Plan and companion Final Plans through Environmental Impact Report (EIR) that have not been made completion specific Conditions of Approvah 5. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, at the time of building permit issuance, including, but not but no later limited to, Planning fees, Building fees, Dublin San Ramon than Issuance CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ,D Prior to: Services District fees, Public Facilities fees, Dublin Unified of Building School District School Impact fees, Public Works Traffic Permits Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, lnclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 6. Site Development Review. Applicant/Developer shall submit PW, PL Prior to to the Director of Community Development and/or Planning issuance of Commission for review and approval, architectural drawings building and details, plot plans, and other materials as may be required I permits for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies and shall submit but no later copies of the permits to the Department of Public Works. than Issuance of Building Permits 8. Building Codes and Ordinances. All project construction B Through Standard shall conform to all building codes and ordinances in effect at Completion the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard with the City of Dublin Zoning Ordinance adopted September Building 1997, the City of Dublin General Plan, and all applicable Permits Specific Plans. 10. Conditions of Approval. In submitting subsequent plans for B lssuance of PW review and approval, each set of plans shall have attached an Building Standard annotated copy of these Conditions of Approval and the Permits. Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non- City agencies. 11. Infrastructure. The location and siting of project specific PL, PW Approval of 39, 40 wastewater, storm drain, recycled water, and potable water Improvement MM system infrastructure shall be consistent with the resource Plans Matrix management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104, with the City's solid waste management and recycling 105,279 requirements. MM Matrix 13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279 be consulted to ensure that adequate space is provided to Any Building MM accommodate collection and sorting ofpetrucible solid waste as Matrix well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: right to protest the inclusion of the property or any portion of it Any Building MM in a Landscape and Lighting Assessment District or similar Matrix assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Program. A water quality program shall be PL, PW Approval of ESDP EIR submitted with each development application, demonstrating Final Map MM existing water quality and impacts that urban runoff would have. 3.5/51.0 The water quality investigation should address the quantity of runoff and the effects from discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall meet the PL, PW Approval of ESDP EIR water quality requirements of the City of Dublin's NPDES Final Map MM permit and the Alameda County Urban Runoff Clean Water 3.5/54.0 & Program 55.0 DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. Applicant/Developer PW Approval of Standard shall dedicate 8' wide Public Service Easements adjacent to the Final Map right of way on both sides of all streets except at those side-on conditions where a 5' PSE is shown on the Vesting Tentative Tract Map. 19. Abandonment of Easements and Right of Ways. PW Approval of PW Applicant/Developer or current landowner shall obtain an Final Map abandonment from all applicable public agencies of existing easements and right of ways not to be continued in use. 20. Location of Improvements/Configuration of Right of Way. PW Approval of PW All public sidewalks, handicap ramps, or other street Improvement improvements in the curb return area shall be located within the Plans public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 21. Improvement and Dedication of Castle Pines Terrace. PW Recordation of PW Applicant/Developer shall dedicate to the City of Dublin and Final Map and improve the roads labeled as Castle Pines Terrace, (or Approval of alternatively approved street names) for public street purposes Improvement (46' wide right of way) and shall improve the streets to a width Plans of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7137 Neighborhood A2, dated December 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. ! Improvement and Dedication of Glen Abby Court (cul-de- PW Recordation of PW sac). Applicant/Developer shall dedicate to the City of Dublin Final Map and the roads labeled as Glen Abby Court (cul-de-sac), (or Approval of alternatively approved street names) for public street purposes Improvement (47' cul-de-sac bulb radii and 44' wide straight right of way) Plans and shall improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 7137 - Neighborhood A2, dated November 16, 1999. A 5' CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ,D Prior to: wide sidewalk shall be constructed on both sides of the streets. 23. lOffsite]Improvement of Fallon Road between Signal Hill PW When deemed PW Drive and Antone Way. lfnot previously constructed by Lin necessary by Property, then Applicant/Developer shall improve Fallon Road the between Signal Hill Drive and Antone Way Road as specified in Development the traffic study prepared by TJKM dated May 22, 2000 and as Agreement specified by the Director of Public Works. Developer shall receive TIF credit. 24. [OffsitelImprovement and Dedication of Signal Hill Drive. PW Bond at Final PW If not previously constructed by another Developer, the Map and Applicant/Developer shall improve and dedicate Signal Hill complete at Drive and a portion of Sugarhill Circle connecting to Bent Tree occupancy of Drive and Bent Tree Drive to Fallon Road to two lanes of first building pavement as specified on sheet I of the Master Vesting Tentative Tract Map 7135, and as specified by the Director of Public Works. 25. Private Recreation Facility. The ApplicantA3eveloper shall PL Completion dedicate to the community homeowners association the private due prior to recreation facility on Parcel C-1. Construction shall commence issuance of no later than the last building permit of the first subdivision (A- last certificate 2, A-3, A-4, and A-5). of occupancy for second neighborhood subdivision. 26. [OffsiteIT.1. F. Improvement of Fallon Road. PW As Specified PW Applicant/Developer shall improve Fallon Road and construct in the four travel lanes (2 northbound and 2 southbound) median Development landscaping and landscaping along project frontage from future Agreement or intersection of Anton Way to the north curb return of Golf when deemed Course Maintenance Drive in accordance with the precise plans necessary by approved on pages 26, 27 and 28 of the "Supplemental the Director of Information" of the SDR/VTM book prepared by MacKay and Public Works Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometrics of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite T1F improvements conditioned under Tract No. 7135. CONDITION TEXT RESPON, WHEN SOURCE AGENCY REQ~O Prior to: 27. [Offsite]Tract No. 7135 Improvements. Applicant/Developer PW Occupancy of PW shall complete all proposed improvements included with the any building Tract No. 7135 subdivision improvements with the last subdivision (A-2, A-3, A-4 or A-5) that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 7135 and shall be to the satisfaction of the Director of Public Works. 28. Decorative Paving. ApplicantA)evcioper shall not construct PW Approval of PW dccorafive pavement within City right-of-way unless otherwise Improvement approved by the Director of Public Works and only at major Plans project antranccs as specifically shown on the plan approved herein. Thc type of decorutive pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 29. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of in public streets, a Decorative Paving Plan shall be prepared to Improvement thc satisfaction of the Director of Public Works and oniy at Plans major project entrances as specifically shown on thc plan approved herein. Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be placed under thc decorative paving. Maintenance costs of thc decorative paving shall bc included in a landscape and lighting maintanancc assessment district or other funding mechanism acceptable to the Director of Public Works. 30. Decorative Streetlights. Decorative strectlights shall conform PW Approval of Standard to those approved with improvement plans for Tract No. 6925 Improvement Dublin Ranch Phase I, except the poles shall bc metal pole with Plans decorative base. A street lighting plan, which demonstrates compliance with this condition, shall be submitted prior to recordation of thc Final Map and shall bc subject to review and approval by thc Director of Public Works. 31. Retaining Walls. Fences, which are proposed on top of any PL Approval of PL retaining walls that arc greater than 30" high shall be, offset a Improvement minimum of 1' to provide plantin~ areas. Plans 32. Soundwalls. Soundwalls that are higher than 6' shall bc PL Approval of PL designed in combination with an earth berm to create thc Improvement appearance ora maximum 6' high wall as viewed from Fallon Plans Road if applicable. 33. Private Recreation Facility. If not previously dedicated and PW As Specified Standard completed with the first building permit of the second in the subdivision (A-2, A-3, A-4 or A-5) Applicant/Developer shall Development dedicate and complete the Private Recreation Facility within Agreement Parcel C-1 of Tract No. 7135 to the satisfaction of thc Director of Public Works. 34. Private Recreation Facility Parking. Applicant/Developer PL Submit prior Standard shall provide a grading and improvement plans for the Private to Approval of Recreation Facility that includes the preliminary site grading Improvement and "site work" and/or "infrastructure" improvements. The plan Plans/ 7 CONDITION TEXT RESPON: WHEN SOURCE AGENCY REQ,D Prior to: shall be required to be submitted with the improvemant plans Approval of for the first subdivision (A-2, A-3, A-4, and A-5) and shall be detailed subject to review and approval by the Director of Public Works Improvement and Director of Community Development. The proposed Plans prior to parking for the Private Recreation Facility shall not conflict with construction of thc proposed driveway entrances and shall provide for adequate Private circulation. All parking spaces shall be double-striped with 4- Recreation inch wide stripes set or otherwise approved by the Director of Facility Public Works and the Director of Community Development as shown on the "Typical Parking Sn'iping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. 35. Pedestrian Pathway Facilities. Applicant/Developer shall PW Approval of Standard dedicate to the Community Homeowners Association and shall Improvement construct the pedestrian pathway facilities within Parcel "B" of Plans Tract No. 7137 including the minimum required lighting per City of Dublin Standards in bollard lighting style, as shown on the Vesting Temative Map for Tract No. 7137 - Neighborhood A2, sheet 60 of the SDR submittal package and to the satisfaction of the Director of Public Works. Applicant/Developer shall grant an emergency vehicle access easement to the City of Dublin over the pedestrian pathway facilities to the satisfaction of the Director of Public Works. 36. [Offsite]Sidewalk along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and construct a 6' wide Any Building sidewalk located 10' behind the back of curb along thc westerly frontage of Signal Hill Drive from Fallon Road to the southerly boundary of this subdivision, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 37. ADA Requirements/Handicap Ramps. Allhandicap ramps PW Completion of Standard shall comply with all current State ADA requirements and City Improvements of Dublin Standards. 38. Pedestrian Sidewalk. The pedestrian sidewalk within Parcel PW Completion of Standard "B' of Tract No. 7137 shall comply with all current City of Improvements Dublin Standards. 39. Open Space and Recreation Dedication and Improvement. PL, PW Approval of PW The Open Space and Recreation Parcels "A", "B" and "C' of Final Map and Tract No. 7137 shall be dedicated to the Community Improvement Homeowners Association. Bank stabilization shall be required Plans to be installed within the corridors if needed, as determined by the Director of Public Works. 40. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of PL grecnbelts and common open space areas, including Signal Hill Building Drive and Castle Pines Terrace shall be an average of 10' unless Permits an exception is approved by the Community Development Director. 41. Rear Yard Setbacks. Rear yard setbacks for homes along the PL lssuancc of PL western boundary of the subdivision shall be maximized to Building reduce visual impacts due to their close vicinity to the ridge and Permits shall be subject to review and approval by the Community Development Director. 42. Storm Drainage Easement Dedication. Applicant/Developer PW Approval of PW shall dedicate a 10' wide storm drainage easement to the City of Final Map Dublin across Parcel "B" of Tract No. 7 t 37. The easement shall CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ!D Prior toi accommodate storm drainage improvements and potential overland release of storm runoff and shall be approved by thc Director of Public Works 43. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW prepare an updated Master Drainage Study (originally prepared Prior to by MacKay & Somps, dated May 2000) if needed. Issuance of Finished Grading Permit / Approval Prior to Occupancy of Any Buildin$ 44. Storm Drain Improvements. All storm drain improvements PW Approval of PW and mitigation measures identified in the Master Drainage Study Improvement applicable to drainage resulting from Phase I residential Plans neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 45. [Offsite]Storm Drain Improvements. All offsite storm drain PW Occupancy of PW improvements needed to serve the subdivision, as shown on Any Building Tract No. 7137 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 46. [Offsite]Water and Sewer Lines. All offsite water and sewer PW Occupancy of PW lines needed to serve the subdivision, as shown on Tract No. any building 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 47. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW to the phasing of construction and access shown on the Master any building Utility Map and Phasing Plan or as directed by the Director of Public Works. 48. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility trenches affected units Utilities (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. PUBLIC PARKS 49. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard Public Facilities Fee in the amounts and at the times set forth in Building the City of Dublin Resolution No. 32-96, including any Permits subsequent resolution, which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ!D prior to: Parks, Land" dedication for the project is 0.24 acres. 50. Golf Course Improvements. If Applicant/Developer constructs PL, PW As specified in Parks and the Golf Course (Parcel "G-3" of Tract No. 7135), it shall be the Comm. designed and constructed in accordance with the Golf Course Development Services standards as contained in the Applicant/Developer's SDR Agreement Dept. submi~Xal package dated June 2000 and the City of Dublin's Development Standards. The design of the Golf Course shall be approved by the City of Dublin Director of Community Development and Director of Public Works. 51. Hold Harmless,rlndemnification. Applicant/Developer, and PL, PW Any Action Standard any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other depar~anent, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant~)eveloper of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 52. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and professionally landscape Adjacent an irrigated 10 foot landscape strip between the sidewalk and Building the back of curb along the westerly frontage of Signal Hill Drive between the southerly boundary of Tract No. 7137 and Fallon Road, to the satisfaction &the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Rel~ulations. 53. Landscaping and Street Trees. The Applicant/Developer shall PL, PW Completion of PW construct all landscaping within the site, along the project Improvements frontage from the face of curb to the site right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director &Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping 31ans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall 10 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: be submitted for review to and approval by thc Director of Public Works. Root shields shall be required unless otherwise determined by thc Director of Public Works and the Director of Community Dcvelopmant. 54. Landscaping in Golf Course Open Spaces. The landscape PW, PL Occupancy of PW improvements for Golf Course open spaces shall be installed by Any Building Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels C-I, G-3, and G-4 of Tract No. 7135), or otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. 55. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by the approved prior Community Development Department. The Management to Approval of Program for Open Space areas shall be in addition to the Fire Final Map/ Buffer Zone and shall address noxious weed control and fire CC&R's control. Standards to ensure the healthy establishment and submitted prior survival of all Open Space plantings shall be designated in the to Recordation Open Space Management Program and shall be subject to of Final Map review and approval by the City at Applicant/Developer's and approved expense. The program shall include provisions for mowing and prior to removal of cut plant materials, debris, and other miscellaneous Occupancy of trash items. The requirements of this program shall be included Any in the Community Homeowners Association CC&R's and shall Residential be subject to review and approval by the Community Unit ~ Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time fi~ame contained within the Management Program. lfthe Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the ~ obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 56. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after City- Final Map/ PW approved installation until the appropriate homeowners Completion of association is established and assumes the maintenance Improvements responsibilities. This maintenance shall include weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Community and Neighborhood Homeowners Associations. 57. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW course landscaping is not installed at the time of occupancy of Improvements any units in the subdivision, the Applicant/Developer shall construct landscaping for a temporary Fire Buffer Zone along the exterior boundary line of the subdivision to prevent the 11 CONDITION TEXT RESPON, WHEN SOURCE AGENCY REQ'D Prior to: spread of fires as specified in the Wildfire Management plan. 58. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard intersections shall be such that sight distance is not obstructed. Improvements Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 59. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of PW greater than 10 feet vertically shall be no steeper than 3 H: 1V any Grading unless otherwise approved by the Director of Public Works, and Permits graded slopes steeper than 3H: 1V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans approved for Tract No. 7137and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 60. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of slopes in open space areas shall be hydroseeded and treated with Improvements erosion control measures immediately upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 61. Graded Slopes/Erosion Control. All graded slopes which are PW On-going PW not to be developed, including the offsite graded slopes located to the west of"Tract 7137", shall be hydroseeded with native Brasses immediately upon completion to prevent soil erosion. TRAFFIC AND CIRCULATION 62. [Offsite]Traffic Signals. If not constructed by previous PW As specified in PW developer, Applicant]Developer is responsible for the traffic the signal design and installation of conduit for the future Development signalization at the following intersections to the satisfaction of Agreement or the Director of Public Works: when deemed necessary by the Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Antone Way and Fallon Road The signal improvements shall accommodate conversion to serve an ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no T1F credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 12 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ,D P~i0r to: 63. Signal Hill Drive and Sugar Hill Circle Intersection. Unless PW Occupancy of PW previously constructed, ApplicantJDcvclopcr shall install STOP Any Building signs at south bound approach to the intersection of Signal Hill Drive and Sugar Hill Circle as recommended in the traffic study prepared by TJKM, dated May 22, 2000. 64. Sugar Hill Circle and Bent Tree Drive Intersection. PW Occupancy of PW Applicant/Developer shall install STOP signs at the northbound Any Building approach intersection of Sugar Hill Circle and Bent Tree Drive as recommended in the traffic study prepared by TJKM, dated May 22, 2000. 65. No Parking Areas along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall designate no parking areas along Any Building Signal Hill Drive within 50 feet of Fallon Road, as recommended in the traffic study prepared by TJKM, dated May 22, 2000, and as directed by the Director of Public Works. 66. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of PW to provide convenient access to public transit, to enhance local Final Map and and regional mobility and integration of LAVTA with other Improvement public transit systems, and to locate bus alignments, turnouts, Plans service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERVICES 67. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW with the ACFD requirements, for all phases of development in Improvement excess of 25 lots, Applicant/Developer shall provide secondary Plans emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 68. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda County Building MM Fire Services (ACFD) rules, regulations and standards, Permits Matrix including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 69. Fire Conditions. Developer shall comply with all standard F Issuance of Standard conditions of the Alameda County Fire Department (ACFD), Building including: Permits a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Mana[gement Plan. 13 CONDITION TEXT RESPON, WHEN SOURCE AGENCY REQ,D Prior to: c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of thc designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and ~roundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. Thc minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court, which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowin~ for a 120-minute duration. f. Plans may be subject to revision following review. 70. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent unauthorized Any Building pedestrian traffic. 71. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Services Building Department, to allow estimation of staffing requirements and Permits assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 72. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to exist, Grading are proposed or are located during field operations without a Permits documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 73. Salt Mitigation. Recycled water projects must meet any Zone 7, applicable salt mitil~ation requirements of Zone 7. PW 74. Requirements and Fees. ApplicantJDeveloper shall comply Zone 7, Issuance of Standard with all Alameda County Flood Control and Water PW Building Conservation District-Zone 7 Flood Control requirements and Permits applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 75. Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard and recycled water and wastewater pipelines and facilities shall Improvements be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 76. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard comply with all implementation "responsibilities for subdivider" Improvement as outlined in Tables 9. l and 9.2 of the "Wastewater Service Plans Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems 14 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ!D Prior to: incorporated herein by reference and thc "Water Efficient Landscape Ordinance #18-92". 77. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD to thc DSRSD or other approved water system, and must be Improvements installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform to all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submiRed to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to accommodate Issuance of DSRSD future flow demands in addition to each development project's demand. Building Layout and sizing of mains shall be in conformance with DSRSD utility Permits master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of existing sanitary sewer system. Pumping of sewage is discouraged and Improvement may only be allowed under extreme circumstances following a case by Plans case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential tracts or Approval of DSRSD commercial developments shall be designed to be looped or Improvement interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD public streets rather than in off-street locations to the fullest extent Improvement possible. If unavoidable, then public sewer or water easements must be Plans established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD and sewer lines shall be submitted to and approved by DSRSD. Grading Permit or Site Development Permit g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD instrument irrevocably offered to DSRSD or by offer of dedication on Final Map the Final Map. h. The Final Map shall be submitred to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map :. All utility connection fees, plan-checking fees, inspection fees, permit Issuance of DSRSD fees, and fees associated with a wastewater discharge permit shall be Building laid to DSRSD in accordance with the rates and schedules established Permits in the DSRSD Code. 15 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ~D Prior to: j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall contain a Building signature block for the District Engineer indicating approval o£the Permits sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an enginear's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted unless the Issuance of DSRSD proper utility construction permit has been issued by DSRSD. A Building construction permit will only be issued after all of the DSRSD Permits and all conditions herein have been satisfied. DSRSD requirements 1. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 78. DSRSD Annexation 94-1. The project ties within the area DSR On-going DSRSD annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions, which restrict the availability of services. All parcels, which seek service from DRSRD within this area, are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 79. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, dune 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 80. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD mains shall be installed in the vicinity of this project. Offsite Improvement recycled water main extensions to connect to existing facilities Plans not yet activated shall be required. Recycled water irrigation service taps and lines for this development shall be required to connect to onsite and offsite recycled water mains and extended to the property line, to allow for conversion to the recycled water system when available. Improvement plans shall include all required recycled water improvements. 81. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of DSRSD Dublin Facilities Plan Update, dune 1997 and policies of the Improvement Board of Directors require that recycled water be provided to Plans the Eastern Dublin area including Dublin Ranch, and potable water infrastructure has been sized reliant on this. The statement on Page 6 of the Vesting Tentative Map project description that states that recycled water "may" be available from the DSRSD 16 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ~D Prior to: wastewater plant shall be corrected accordingly to the satisfaction of the DSRSD. Additionally, thc suggestion that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. OTHER CONDITIONS 82. Homeowners Association. Applicant/Developer shall establish PW, PL Prior to Standard a Community Homeowners Association that will monitor and transfer of title provide oversight to the maintenance of owner-maintained street to first landscape areas and common areas including community walls individual and theme fences. Maintenance responsibilities shall be as purchaser shown on the submil~ed "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised February 14, 2001. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director ofCommunit7 Development. 83. Covenants, Conditions and Restrictions (CC&Rs). PL Prior to Covenants, Conditions and Restrictions (CC&Rs) shall be transfer of title established for this development. The CC&Rs shall be approved to first by the Director of Community Development to assure that: individual purchaser a. A Homeowners Association is established for this development complete with BTlaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping along Parcel "A" of Tract No. 7137 at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. 84. Phased Occupancy Plan. If occupancy is requested to occur in PL, B Submitted Standard phases, then all physical improvements within each phase shall prior to be required to be completed prior to occupancy of units within issuance of that phase except for items specifically excluded in an approved building Phased Occupancy Plan, or minor hand work items, approved permits/ by the Department of Community Development. The Phased Approved a Occupancy Plan shall be approved by the Director of minimum of 17 CONDITION TEXT RESPON, WHEN SOURCE AGENCY REQ~D Prior to: Community Development a minimum of 45 days prior to the 45 days prior request for occupancy of any unit covered by said Phased to Occupancy Occupancy Plan. Any phasing shall provide for adequate of Affected vehicular access to all lots in each phase, and shall substantially Unit conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 85. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, Sale of any Standard acknowledgment (secured from the individual property owner) B unit within a acknowledging the continuance of construction activity within phase the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 86. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard postal authorities to determine the type of mail units required Final Map and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. 87. Agricultural Operations. CC&R's for this subdivision shall PL Prior to include notification that agricultural operations, (farming, cattle transfer of title ranching, etc.) are located in close proximity to the golf course to first and this subdivision. Operations of these agricultural uses may, individual from time to time, impact the residents of these subdivisions purchaser with both noise and odors. This statement should serve to notify potential home purchasers and residents that the agricultural uses may continue indefinitely. 88. Master CC&R's. The Developer shall prepare a master PL, PW Prior to covenants conditions and restrictions (CC&R) document transfer of title specifying that a Community Homeowner's Association to first covering all parcels within the Tentative Map shall be formed, individual covering maintenance of the private open space parcels, >umhaser pedestrian trails, creeks, and recreational facility. The document shall be reviewed and approved by City Attorney and Director of Public Works and shall then be recorded. 18 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D PriOr to: 89. Landscaping Maintenance. Applicant/Developer shall PW Completion of maintain landscaping for not less than 90 days after City- Improvements approved installation. This maintenance shall include weeding and the application of pre-emergent chemicals. 90. Street Name Signs. Street name signs shall display the name of PW Approval of the street together with a City standard shamrock logo. Posts Improvement shall be galvanized steel pipe, unless otherwise approved by the Plans Director of Public Works. 91. Dublin Boulevard/Dougherty Road Intersection PW When Improvement. The Applicant/Developer shall be responsible determined by Director of for the project fair share contribution towards the City Capital Public Works improvements project for the following improvements to the Dublin Blvd. and Dougherty Road intersection: a. Eastbound Dublin Boulevard, exclusive right-turn lane to Southbound Dougherty Road. b. Northbound Dougherty Road, exclusive right-turn lane to eastbound Dublin Boulevard. c. Westbound Dublin Boulevard restriped to provide an additional left turn lane to southbound Dougherty Road. d. Modifications to the Traffic Signal. This is a category 2 TIF improvement. In the event that the City has a shortfall of category 2 funds available to complete the above list of improvements, the Developer shall contribute the remaining balance of the funds needed to complete the specified improvements to the satisfaction of the Director of Public Works. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where the Level of Service E occurs. These funds will be based on the percent of trip contribution to the intersection defined and approved by the Director of Public Works. This intersection improvement is a TIP improvement. Therefore costs spent may be credited against the payment &traffic impact fees in accordance with City TIP Guidelines. 92. Gleason Drive. Prior to issuance of a certificate of occupancy PW Prior to for the 421st unit in Area A, Developer / Applicant shall issuance of construct either 2 lanes of G leason Drive from Tassaj ara Road 421 st to Fallon Road in accordance with approved precise alignment Certificate of prepared by MacKay and Somps dated August 1999 or as Occupancy in defined by the Director of Public Works or the extension of Area A. Dublin Blvd. from Dublin Ranch Area G to Fallon Road or as defined by the Director of Public Works. The Developer shall be responsible for the installation of the new traffic signal at the intersection of Fallon road and Gleason Drive. With the extension of Dublin Boulevard to Fallon Road, Developer shall be responsible for the traffic signal required by Condition 99 of Tentative Tract Map 7135. Condition 99 of Tentative Tract Map 7135 states: "ApplicanffDeveloper shall 19 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ,D Prior to! construct Fallon Road lntarchange signals at eastbound and westbound off ramps ofl-580 and Fallon Road as approved by Cahrans and thc Director of Public Works". If Developer constructs Gleason Drive through to Fallon Road, Developer shall complete Fallon Road in its ultimate state from existing Antone Way to Gleason Road and transition Fallon Road from Gleason Road south to Bent Tree Drive as approved by the Director of Public Works. 93. Utility Installation. All water, gas, sewer, underground electric PW Approval of power, cable television or telephone lines, and storm drain Improvement facilities shall be installed as per the Master Plan and sleeves Plans appropriately installed before any paving, curb, gutter, or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived by the Director of Public Works in writing. 94. Damage/Repairs. If used as construction access by the PW Tract Developer, the Developer shall repair all damaged existing acceptance pavement, street, curb, gutter and sidewalk along Antone Way, existing Fallon Road, North Dublin Ranch Drive, South Dublin Ranch Drive, Signal Hill Drive, Bent Tree Drive, resulting from construction and vehicle traffic as a result of construction activities to the satisfaction of the Director of Public Works. 95. Joint Trench Concept Plan. Applicant/Developer shall PW, PL Approval of prepare a joint trench concept plan of the location of the joint Improvement trench and large boxes, switches, transformers and other joint Plans trench (Elec, Telephone, Cable TV, Gas, etc.) utility improvements at locations approved by the Director of Public Works and Director of Community Development. Applicant/Developer shall grant public service easement at all the approved proposed locations. 96. Interim Stop Signs. In the interim condition of Fallon Road, PW Occupancy of the Applicant/Developer shall install an on-site 3-way stop at the first the intersections of Fallon Road with Bent Tree Drive, if not building. already installed, and also at Antone Way and Fallon Road, if not already installed, to the satisfaction of the Director of Public Works. A 4-way stop sign shall be provided at the intersection of Fallon Road and Signal Hill/KingsmilI, if not already installed, to the satisfaction of the Director of Public Works. 20 PASSED, APPROVED AND ADOPTED this 26th day of February 2002. AYES: NOES: ABSENT: Cm. Johnson, Musser, Jennings, Fasulkey&Nassar ATTEST: Planning Ma~ g:pa99-060\amending pcreso a2.doc 21 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Amhaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: The developed shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel Map. 3. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading 22 and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 5. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. 12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 23 13. Storm drainage facilities shall be designed to meet the following capacity: 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. Drainage area Design Storm less that 1 sq. mile 1 to 5 sq. miles over 5 sq. miles 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional inlets within 50 feet of the Iow area. No drainage shall be directed over slopes. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 24 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 27. The developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works/City Engineer shall determine which requirements shall apply. DUST: 28. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-palliative measures may be used, to control dust, as conditions warrant or as directed by the Director of Public Works/City Engineer/City Engineer. NPDES: General Construction: 29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. The developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. For projects disturbing less than five (5) acres an erosion control plan shall be submitted with the grading plan. 30. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. 31. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. 32. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. 33. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 25 34. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. 36. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 37. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. 38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 39. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City Engineer and implemented by the contractor. 40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and maintenance area has been approved as part of the SWPPP. Commercial/Industrial Developments: 41. The project plans shall include storm water pollution prevention measures for the operation and maintenance of the project for the review and approval of the Director of Public Works/City Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 42. The project plan BMPs shall also include erosion control measures described in the latest version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. 43. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 44. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD). 45. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 47. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City Engineer/City Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City Engineer/City Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 54. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 55. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 28 60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware of, and implement, all storm water quality measures and implement such measures. Failure to comply with the approved Construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved methods. 62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-inhibitive paint. 63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 64. When a common area car wash is provided, no wash water shall discharge to the storm drain system. The car wash area should drain to the sanitary sewer. The area must be covered and designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and POTW for specific connection and discharge requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. 72. 73. 74. 75. 76. 77. 78. 79. 80. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. All residential building pad elevations must be above the 100-year flood level. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City EngineedCity Engineer. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 30 81. The ApplicantJDeveloper and ApplicantJDeveloper's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. EROSION: 83. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP I PARCEL MAP: 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommend-ations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 3! 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer. FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural 32 or grade continuity standpoint. FUTURE CONFORMANCE: 98. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. 102. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 103. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. 104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. 105. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 1 12. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. 113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the bottom of slopes where open space abuts private property. 114. The project civil engineer shall certify that the finished graded building pads are within _+ 34 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS~ AGREEMENTS~ AND SECURITIES: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. AII improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are 35 accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. MISCELLANEOUS: 124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping purposes. 125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City Engineer/City Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 128. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of 37 Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. AII new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City Engineer. 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. 38 WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:Vorms~dev~coal-97, doc