HomeMy WebLinkAboutPC Reso 02-12 PA99-060 DubRnch Area A A-4 Amend COA Tmap RESOLUTION NO. 02 - 12
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7139 - Neighborhood A-4), PREVIOUSLY
APPROVED BY RESOLUTION NO. 00-40 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-40, approving a Vesting
Tentative Map for Tract No. 7139 (Neighborhood A-4) for Dublin Ranch Area A on July 25, 2000;
and
WHEREAS, staff has suggested and James Tong, on behalf of DR Acquisitions 1, LLC, the
owner of the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin,
and Hong Yao Lin (collectively, the "Lins") has agreed to certain amendments to the conditions of
approval of said Vesting Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the
timing for performance of the obligations of the developer of Tract No. 7139 and the means by which
the developer of master vesting tentative map 7135 (as approved by Planning Commission Resolution
No. 00-36) can satisfy the conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the
ordinances, policies and standards which were in effect at the date the City determined that the
application for Vesting Tentative Map No. 7139 was deemed complete, and which govern
development of Dublin Ranch Area A-4 pursuant to the Planning Commission's adoption of
Resolution No. 00-40 on July 25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall
continue to have the vested right to proceed with the development of Dublin Ranch Area A-1 in
substantial compliance with the ordinances, policies, and standards in effect at the date the City
determined that the application for Vesting Tentative Map No. 7139 was deemed complete and as
approved by the Planning Commission's adoption of Resolution No. 00-40 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7139 was to subdivide
38.4_+ acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific
Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA
Guidelines Section 15182, an initial study was prepared for this project which did not identify any new
impacts that were not addressed in the Program Environmental Impact Report prepared for the Eastern
Dublin Specific Plan and, therefore, the Planning Commission finds that the proposed project is within
the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment
and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda
dated May 4, 1993, and August 22, 1994 (the "EIR"), and further finds that the proposed project is
consistent with the adopted Eastern Dublin Specific Plan; and
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. 00-40, making amendments to the conditions of approval
of Vesting Tentative Map 7139; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final
Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed amendments to Vesting
Tentative Map No. 7139:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances. Notwithstanding the Commission's approval of these amendments,
the property owner shall have the vested right to develop Dublin Ranch Area A-4 in accordance with the
applicable ordinances, policies, and standards which were in effect at the date the City determined that the
application for Vesting Tentative Map No. 7139 was deemed complete and as approved by the Planning
Commission's adoption of Resolution No. 00-40 on July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and
conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject
property in that it is a subdivision for implementation ora 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 7139 for
Neighborhood A-4 of Dublin Ranch Area A, for PA 99-060, as previously approved by Planning
Commission Resolution No. 00-40 (Note: the amendments to the conditions of approval are shown in
strikeout for deletions and underlining for additions); all other conditions of approval of the Vesting
Tentative Map remain unchanged:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subiect to Department of Community
Development review and approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City
Attorney, [BI Building division of the Community Development Department, [DSR] Dublin San
Ramon Services District, IF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN}
Finance Department, [PL] Planning division of the Community Development Department, [PO]
Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
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Prior to:
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Master Vesting Improvement
Tentative Map for Dublin Ranch Area A (Tract No. 7135) PA- Plans through
99-060. In the event of a conflict between the Master Conditions completion
of Approval and these Conditions, these conditions shall prevail.
2. Standard Public Works Criteria. ApplicantJDeveloper shall PW Approval of Standard
comply with all applicable City of Dublin 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 Tract No. 7139 - Neighborhood Improvement
A4 is conditioned upon the requirement that the development be Plans through
consistent with the approved Planned Development (PD), completion
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting Tentative Map, makes no finding,
expressed or implied, as to whether the proposed division and
development of the property will or will not reasonably interfere
with the free and complete exercise of rights described in
Govemment Code Section 66436 (a)(3)(A)(l).
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Prior to:
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of thc Eastern Dublin Improvement
General Plan Amendment/Specific Plan and companion Final Plans through
Environmental Impact Report (EIR) that have not been made completion
specific Conditions of Approval
5. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, 31-33, 47,
at the time of building permit issuance, including, but not but no later 266
limited to, Planning fees, Building fees, Dublin San Ramon than Issuance MM
Services District fees, Public Facilities fees, Dublin Unified of Building Matrix
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, 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 to PW, PL Prior to
the Director &Community Development and/or Planning issuance of
Commission for review and approval, architectural drawings building
and details, plot plans, and other materials as may be required permits
for Site Development Review (SDR) in accordance with the
City of Dublin Zonin~ 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 buildin$ permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building
1997, the City of Dublin General Plan, and all applicable Permits
Specific Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW
review and approval, each set of plans shall have attached an Building Standard
annotated copy of these Conditions of Approval and the Permits.
Standard Public Works Criteria. The notations shall clearly
indicate how all Conditions of Approval and Standard Public
Works Criteria will be complied with. Construction plans will
not be accepted without the annotated conditions and standards
attached to each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating non-
City agencies.
11. Infrastructure. The location and siting of project specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM
system infrastructure shall be consistent with the resource Plans Matrix
management policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105, 279
requirements. MM
Matrix
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13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM
accommodate collection and sorting of petrncible solid waste as Matrix
well as source-separated rccyclablc 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. ApplicanffDeveloper waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it Any Building MM
in a Landscape and Lighting Assessment District or similar Matrix
assessment district, and further waives any right to protest the
annual assessment for that District. Applicant/Developer shall
prepare a plan for dissemination of information relating to the
possible formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information shall be
included in model home sales literature and as part of required
Department of Real Estate disclosure documents. The plan for
dissemination of information shall be approved by the Director
of Community Development and City Attorney prior to final
inspection.
16. Water Quality Program. A water quality program shall be PL, PW Approval of
submitted with each development application, demonstrating Final Map
existing water quality and impacts that urban runoffwould have.
The water quality investigation should address the quantity of
mnoffand the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW i Approval of
water quality requirements of the City of Dublin's NPDES Final Map
permit and the Alameda County Urban RunoffClean Water
Program
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW Approval of Standard
shall dedicate 8' wide Public Service Easements adjacent to the Final Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant/Developer or current landowner shall obtain an Final Map
abandonment from all applicable public agencies of existing
easements and right of ways not to be continued in use.
20. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director
of Public Works prior to construction.
21. Improvement and Dedication of Cog Hill Terrace. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the road labeled as Cog Hill Terrace (or altematively Approval of
approved street names) for public street purposes (46' wide right Improvement
of way) and shall improve the streets to a width of 36' curb to Plans
curb, as shown on the Vesting Tentative Map for Tract No. 7139
- Neighborhood A4, dated December, 1999 and revised June
2000. A 5' wide sidewalk shall be constructed on both sides of
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the streets.
22. Improvement and Dedication of Highland Meadow Court. PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin and Final Map and
improve the roads labeled as Highland Meadow Court (or Approval of
alternatively approved street names) from Fallen Road to Improvement
southern react boundary for public street purposes (44' wide Plans
straight right of way and 47' cul-de-sac bulb radii) and shall
improve the streets to a width of 34' curb to curb and 42' curb
radii, as shown on the Vesting Tentative Map for Tract No.
7139 -Neighborhood A4, dated December, 1999 and revised
June 2000. A 5' wide sidewalk shall be constructed on both
sides of the streets.
23. [Offsite]lmprovemant 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 Fallen Road to two lanes of first building
pavement as specified on sheet 1 of the Master Vesting
Tentative Tract Map 7135, and as specified by the Director of
Public Works.
24. [Offsite]T.l.F. Improvement of Fallen Road. PW As Specified in PW
Applicant/Developer shall improve Fallen Road and construct the
four travel lanes (2 northbound and 2 southbound) median Development
landscaping and landscaping along project frontage from Agreement or
intersection of Antone Way to the north curb return of Golf when deemed
Course Maintenance Drive in accordance with the precise plans necessary by
approved on pages 26, 27 and 28 of the "Supplemental the Director of
Information" of the SDPdVTM 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.
ApplicantJDeveloper shall be responsible for the construction of
the offs ite T1F improvements conditioned under Tract No. 7135.
25. [Offsite]Traet 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 shal,l be constructed as
conditioned with Tract No. 7135 and shall be to the satisfaction
of the Director of Public Works.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
26. Decorative Paving. Applicant/Developer shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plan approved
herein. The type of decorative pavers and pavement section
shall be subject to review and approval of the Director of Public
Works. Decorative pavement across entrances to all private
streets shall be constructed to the satisfaction of the Director of
Public Works.
27. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of 17
in public streets, a Decorative Paving Plan shall be prepared to Improvement MM
the satisfaction offue Director of Public Works. Pre-formed Plans Matrix
traffic signal loops shall be used under the decorative paving,
and sleeves shall be used under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under the decorative
paving. Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance assessment
district or other funding mechanism acceptable to the Director of
Public Works.
28. Temporary Emergency Access and Maintenance Easement. PL, PW Prior to
In the event the Golf Course path is not yet constructed, a 12' issuance of
foot wide temporary emergency access and maintenance certificate of
easement shall be granted adjacent to the boundary line of the occupancy for
project subdivision, on the adjacent property, first building
Applicant/Developer shall be required to grade a vehicular
access within the easement to the satisfaction of the Director of
Public Works and the Alameda County Fire Department. The
easement can be abandoned al~er the adjacent property has been
developed and access is determined to be adequate by the
Director of Public Works and the Alameda County Fire
Department.
29. Decorative Streetlights. Decorative streetlights (except with PW Approval of Standard
metal pole and decorative base) shall conform to those approved Improvement
with improvement plans for Tract No. 7139. A street lighting Plans
plan which demonstrates compliance with this condition shall be
submitted prior to recordation of the Final Map and shall be
subject to review and approvaI by the Director of Public Works.
30. Retaining Walls. Fences which are proposed on top of any PL Approval of PL
retaining walls that are greater than 30" high shall be offset a Improvement
minimum of 1' to provide planting areas. Plans
31. Driveways along Signal Hill Drive. Applicant/Developer shall PW Approval of PW
construct driveways with hammerhead tumarounds on lots 1, 2 Improvement
and 3 that access onto Signal Hill Drive to the satisfaction of the Plans
Director of Public Works. Driveway designs that require
backing out onto Signal Hill Drive shall not be permitted.
32. [Offisite] Sidewalks along Signal Hill Drive. PL Occupancy of
Applicant/Developer shall design and construct a 6' wide any building.
sidewalk located 10' behind the back of curb along the easterly
frontage of Signal Hill Drive between the southerly subdivision
boundary of Tract No. 7139 and Fallon Road including
handicap ramps where necessary, to the satisfaction of the
Director of Public Works.
CONDITION TEXT RESPON~ WHEN SOURCE
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33. Private Recreation Facility. If not previously dedicated and PW As Specified in Standard
completed with the first building permit of the second the
subdivision (A-2, A-3, A-4 or A-5) ApplicanffDeveloper shall Development
dedicate and complete the Private Recreation Facility within Agreement
Parcel C-1 of Tract No. 7135 to the satisfaction of the Director
of Public Works.
34. Private Recreation Facility Parking. ApplicantJDeveloper PL Submit prior to Standard
shall provide a grading and improvement plans for the Private Approval of
Recreation Facility that includes the preliminary site grading Improvement
and "site work" and/or "infrastructure" improvements. The plan Plans/
shall be required to be submitted with the improvement plans Approval of
for the first subdivision (A-2, A-3, A-4 or A-5) and shall be detailed
subject to review and approval by the Director of Public Works Improvement
and Director of Community Development. The proposed Plans prior to
parking for the Private Recreation Facility shall not conflict with construction of
the proposed driveway entrances and shall provide for adequate Private
circulation. All parking spaces shall be double-striped with 4- Recreation
inch wide stripes set approximately 2 feet apart as shown on the Facility
"Typical Parking Striping Detail". Handicapped, visitor,
employee, and compact parking spaces shall be appropriately
identified on the pavement.
35. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
36. Open Space and Recreation Dedication and Improvement. PL, PW Approval of PW
The Open Space Parcels A, B, and C of Tract No. 7139 shall be Final Map and
dedicated to the Community Homeowners Association. Bank Improvement
stabilization shall be required to be installed within the corridors Plans
if needed, as determined by the Director of Public Works.
37. Public Access and Trailways Dedications. PW, F Approval of
Applicant/Developer shall construct a public sidewalk from Cog Final Map
Hill Terrace to Castle Pines Terrace, which is to be contained
within public access Parcel A of Tract No. 7139 to the
satisfaction of the Director of Public Works.
Applicant/Developer shall construct the sidewalks required by
the Dublin Ranch Area A SDR and VTM application within
Parcel C with a concrete surface and as shown on sheet 60 of the
SDR application prior to occupancy of the adjacent residential
units (Lots 19 & 20). The sidewalk shall be designed to the
satisfaction of the Director of Public Works and the Alameda
County Fire Department including the requirement of a 1 foot
candle minimum illumination from the bollard lighting.
38. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of Planned
greenbelts, parks, stream corridors and common open space Building Developme
areas, shall be an average of 10' unless an exception is approved Permits nt Standard
by the Community Development Director.
39. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to
by MacKay & Somps, dated May 2000) if needed. Issuance of
Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
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Prior to;
40. Storm Drain Improvements. All storm drain improvements PW Approval of PW
and mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Area A residential Plans
neighborhoods and/or specified by the Director of Public Works
shall become requirements of this subdivision.
41. IOffsite]Storm Drain Improvements. All offsite storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Any Building
Tract No. 7139 improvement plans, shall be constructed and
accepted for service as directed by the Director of Public Works.
42. [OffsitelWater and Sewer Lines. All offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7139 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
43. Utilities Phasing. The construction of the utilities shall conform PW Occupancy of PW
to the phasing of construction and access shown on the Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
44. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility trenches affected units Utilities
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. All communication
vaults, electric transformers, cable TV boxes, blow-off valves
and any appurtenant utility items thereto shall be underground
and located behind the proposed sidewalk within the public
service easement, unless otherwise approved by the Director of
Public Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow for
street tree planting. Utility plans, showing the location of all
proposed utilities (including electrical vaults and underground
transformers) behind the sidewalk shall be reviewed and
approved by the Director of Public Works. Location of these
items shall be shown on the Final Landscaping and Irrigation
Plan.
PUBLIC PARKS
45. Public Facilities Fee/Parks. Applicant/Developer shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building
the City of Dublin Resolution No. 32-96, including any Permits
subsequent resolution which revises such fee. Notwithstanding
the preceding sentence, the amount of the Public Facilities Fee
shall be reduced by the "Neighborhood Parks, Land" and
"Neighborhood Parks, Improvements" component of the Public
Facilities Fee as follows: The amount of the "Neighborhood
Parks, Land" dedication for the project is 0.26 acres.
46. Hold Harmless/Indemnification. Applicant/Developer, and PL, PW Any Action Standard
any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against the
City of Dublin or its agents, officers, or employees (a) to attack,
set aside, void, or annul an approval of the City of Dublin or its
advisory agency, appeal board, Planning Commission, City
Council, Director of Community Development, Zoning
Administrator, or any other department, committee, or agency of
the City concerning a subdivision or other development which
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actions are brought within the time period provided for in
Government Code Section 66499.37 and (b) holding the City
liable for any damages or wages in connection with the
construction of the parks; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying the
Applicant/Developer of any said claim, action, or proceeding
and the City's full actions or proceedings
LANDSCAPING
47. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and professionally landscape Adjacent
an irrigated 10 foot landscape strip between thc sidewalk and Building
the back of curb along the easterly frontage of Signal Hill Drive
between the easterly boundary of Tract No. 7139 and Fallon
Road, to the satisfaction of the Director of Public Works. Root
harriers shall be installed surrounding each tree or along the
sidewalk and back of curb on each side of the street. This
landscape strip shall bc adequately maintained by the
Community Homeowners Association under thc direction and
oversight of thc City of Dublin Public Works Department.
These landscaped areas shah be subject to the City's Water
Efficient Landscape Regulations.
48. Landscaping and Street Trees. The Applicant/Developer shall PL, PW Completion of PW
construct landscaping if not previously constructed along Golf Improvements
Course frontage along Signal Hill Drive from Fallon Road to the
Northern tract boundary and from the face of curb to 20 north of
the site right-of-way, to include all street trees proposed within
the public service easements according to the design and
specifications of the SDR/VTM application as shown on sheets
3, 7 and 38, and to the satisfaction of the Director of
Community Development. Street tree varieties ora minimum
15-gallon size shall be planted along all street frontages and
shall be shown on the Landscaping plans. Exact tree locations
: and varieties shall be reviewed and approved by the Director of
Community Development. The proposed variety of trees to be
planted adjacent to sidewalks or curbs shall be submitted for
review to and approval by the Director of Public Works. Root
shields shall be required unless otherwise determined by the
Director of Public Works and the Director of Community
Development.
49. Landscaping Corridor Parcels, The landscape improvements PW, PL Occupancy of PW
for open space corridor parcels shall be installed by Any Building
Applicant/Developer concurrently with the development of the
adjacent residential parcel (i.e.; Pamels A, B and C of Tract No.
7139), unless otherwise specified by the City Manager or the
Dublin Ranch Ama 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.
50. Landscape Fire Buffer Zone. The landscape plans shall PL, PW, F Prior to
include a Fire Buffer Zone along the easterly boundary line of occupancy of
the subdivision to prevent the spread of fires as specified in the any building
Wildfire Management Plan.
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51. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior
Community Development Department. The Management to Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submitted
survival of all Open Space plantings shall be designated in the prior to
Open Space Management Program and shall be subject to Recordation of
review and approval by the City at Applicant/Developer's Final Map and
expense. The program shall include provisions for mowing and approved prior
removal of cut plant materials, debris, and other miscellaneous , to Occupancy
trash items. The requirements of this program shall be included of Any
in the Community Homeowners Association CC&R's and shall Residential
be subject to review and approval by the Community Unit
Development Director and Public Works Director. Any
necessary restoration of Open Space plantings shall be the
responsibility of the Community Homeowners Association, and
shall be completed according to the time frame contained within
the Management Program. If the Open Space plantings are not
maintained according to the standards established by the
Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the
Community Homeowners Association for the cost of such
maintenance and corrective measures plus the City overhead
costs.
52. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
responsibilities. This maintenance shall include weeding and the
application of pre-emergent chemicals. Landscape maintenance
easements shall be granted for all landscaped areas occurring on
private, individual homeowner lots which are to be maintained
by the Community and Neighborhood Homeowners
Associations.
53. Lighting and Landscape Maintenance Assessment Districts. PL Recordation of PW
Applicant/Developer is responsible for lighting and landscape Final Map
maintenance through Lighting and Landscaping Maintenance
Assessment Districts or any other method of maintaining the
lighting and landscaping approved as part of this project.
54. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard
intersections shall be such that sight distance is not obstructed. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
GRADING
55. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL lssuance of any PW
greater than 10 feet vertically shall be no steeper than 3H: 1V Grading
unless otherwise approved by the Director of Public Works, and Permits
graded slopes steeper than 3 H: 1V and greater than 30 feet
I vertically shall be benched in accordance with the approved
geotechnical report. All slopes shall be graded in conformance
with the grading plans for Tract No. 7139 and as required by the
Eastern Dublin Specific Plan and Scenic Corridor development
standards, gradin~ policies and action programs and are subject
11
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY
Prior to:
to the approval of the Director of Public Works and the Director
of Community Development.
56. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of MM
slopes in open space areas shall be hydroseeded and treated with Improvements Matrix
erosion control measures immediately upon completion to 3.7/3.0
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
57. Graded Slopes/Erosion Control. All graded slopes, which are PW On-going PW
not to be developed, including the offsite graded slopes located
to the north, south and east of"Tract 7139," shall be
hydroseeded with native grasses immediately upon completion
to prevent soil erosion.
TRAFFIC AND CIRCULATION
58. [Offsite]Tra file 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 folIowing intersections to the satisfaction of Agreement or
the Director of Public Works: when deemed
necessary by
the Director of
Public Works
a. Kin~smill Terrace and Fallon Road.
b. Antone Way and Fallon Road
The signal improvements shall accommodate conversion to
serve an ultimate three and four-legged intersections to the
extent possible, minimizing replacement or relocation of
improvements. The cost of the conduit shall be the
responsibility of Applicant/Developer, with no TIF credits given
for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by the
Director of Public Works. In the event that a improvement
agreement for the installation of the ultimate traffic signals fails
to be reached, Applicant/Developer shall be responsible for the
installation of the future traffic sisnals.
59. Signal Hill Drive and Cog Hill Terrace Intersection. PW Occupancy of PW
Applicant/Developer shall install a STOP sign at the approaches Any Building
on Cog Hill Terrace at Signal Hill Drive determined by the
Director of Public Works. A stop sign shall be added at the
Highland Meadows Court approach to Cog Hill Terrace. Cog
Hill Terrace cannot intersect Signal Hill Drive more than once.
A new street name is needed when a 90-de~ree turn is made.
60. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW Approval of PW
to provide convenient access to public transit, to enhance local Final Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost
of procuring and installing the necessary improvements to meet
the requirements listed above shall be paid by
Applicant/Developer.
12
CONDITION TEXT RESPONi WHEN SOURCE
AGENCy REQ,D
Prior to!
EMERGENCY SERVICES
6l. Secondary Emergency Vehicle Access Route. In accordance PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
Applicant/Developer shall provide a second street access into all
proposed residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
achieved on the Improvement Plans to the satisfaction of the
City and the ACFD.
62. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of all applicable fees, including a City of Dublin Fire
lmpact Fees.
63. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD) Building
including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan shall
meet the requirements of the Wildfire Management Plan.
c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
the responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
~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 could mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court, which may have a minimum radius of 40 feet.
e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed
400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire
Department and Dublin San Ramon Services District prior to installation. A complete utility
plan showing main location, size and hydrant locations shall be submitted to this office for
review and approval. The minimum fire flow for this development is 1500 gallons per
minute from one hydrant flowin$ for a 120-minute duration.
f. Plans may be subject to revision following review.
64. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of
controlled by fences and adequate gates to prevent unauthorized Any Building
pedestrian traffic.
65. Projected Timeline. Developer shall submit a projected PO Issuance of
timeline for project completion to the Dublin Police Services Building
Department, to allow estimation of staffing requirements and Permits
assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
66. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
13
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to!
documented intent of future use, filed with Zone 7, are to be
destroyed prior to any demolition or construction activity in
accordance with a well destruction permit obtained from Zone 7
and the Alameda County Department of Environmental Services
or are to be maintained in accordance with applicable
groundwater protection ordinances. Other wells encountered
prior to or during construction are to be treated similarly.
67. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On~going
applicable salt mitigation requirements of Zone 7.
68. Requirements and Fees. Applican'dDeveloper shall comply Zone 7, PW Issuance of Standard
with all Alameda County Flood Control and Water Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
69. Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard
and recycled water and wastewater pipelines and facilities shall Improvements
be constructed by the Applicant/Developer in accordance with
all DSRSD master plans, standards, specifications and
requirements.
70. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
Matrix of Implementation Responsibilities", Table 3 "Storm
Drainage Matrix Implementation Responsibilities of the Eastern
Dublin Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance # 18-92".
71. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto must
conform with all &the requirements of the officially adopted
Water Code of the District and shall be subject to field
inspection by the District.
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that conform Issuance of DSRSD
to the requirements of the DSRSD Code, the DSRSD "Standard Building
Procedures, SPecifications and Drawings for Design and Installation of Permits
Water and Wastewater Facilities," all applicable DSRSD Master Plans and
all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building
Layout and sizing of mains shall be in conformance with DSRSD utility Permits
master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Approval of
sanitary sewer system. Pumping of sewage is discouraged and may only Improvement
be allowed under extreme circumstances following a case by case review Plans
with DSRSD staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves the right to require
payment of present worth 20-year maintenance costs as well as other
conditions within a separate agreement with Applicant/Developer for any
project that requires a pumpin~ station.
14
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ~D
Prior to:
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
en~ineerin~ practices.
e. DSRSD policy requires public water and sewer lines to be located in : Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance
and/or replacement.
f. The locations and widths of all proposed easement dedications for water Issuance of DSRSD
and sewer lines shall be submitted to and approved by DSRSD. Grading
Permit or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map
Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map
i. All utility connection fees, plan checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be paid Building
to DSRSD in accordance with the rates and schedules established in the Permits
DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the District Issuance of DSRSD
Engineer. Each drawing of improvement plans shall contain a signature Building
block for the District Engineer indicating approval of the sanitary sewer or Permits
water facilities shown. Prior to approval by the District Engineer,
Applicant/Developer shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and water systems,
a performance bond, a one-year maintenance bond, and a comprehensive
general liability insurance policy in the amounts and forms that are
acceptable to DSRSD. Applicant/Developer shall allow at least 15
working days for final improvement drawing review by DSRSD before
signature by the District Engineer.
k. No sewer line or water line construction shall be permitted unless the Issuance of DSRSD
proper utility construction permit has been issued by DSRSD. A Building
construction permit will only be issued after all of the DSRSD conditions Permits and all
herein have been satisfied. DSRSD
requirements
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.
72. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD
annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All
properties within this annexation are subject to DSRSD
conditions which restrict the availability of services. Ail parcels
which seek service from DRSRD within this area are also
subject to the conditions of the Areawide Facility Agreement
with Lin et al, which regulates the manner and timing of
services by the District.
73. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District Recycled Water Use Zone (Ordinance 280),
15
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
prior to:
which calls for installation of recycled water infrastructure to
allow for the future use of recycled water for approved
landscape irrigation demands. Recycled water will be available
in the future to the project site, as described in the DSRSD
Eastern Dublin Facilities Plan Update, June 1997. Unless
specifically exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities shall be
designed to conform to all applicable District Standards and
specifications.
74. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD
mains shall be installed in the vicinity of this project. Offsite Improvement
recycled water main extensions to connect to existing facilities Plans
not yet activated shall be required. Recycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled
water system when available. Improvement plans shall include
all required recycled water improvements.
75. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of
Dublin Facilities Plan Update, June 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to Plans
the Eastern Dublin area including Dublin Ranch, and potable
water infrastructure has been sized reliant on this. The statement
on Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion that
individual neighborhoods will not be required to install recycled
water mains shall be stricken from the plans; this determination
shall be made by the District with reference to Ordinance 280
after examination of detailed landscaping and improvement
plans.
OTHER CONDITIONS
76. Homeowners Association. Applicant/Developer shall establish PW, PL 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 submitted "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 of Community Development.
77. 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
16
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ'D
Prior to;
a. A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and along a
public street shall not occur. Recreational Vehicles are defined as a motorhome, travel
trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs
the cab, campin[3 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 $ood order by the resident and/or owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for covering
lon~;-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials and foliage shall be
used.
g. Homeowners Association shall keep landscaping around the recreation facility at a minimal
height and fullness where needed to give patrol officers and the general public surveillance
capabilities of the area.
h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation
facility and above each entrance/exit from the buildinss.
78. Phased Occupancy Plan. If occupancy is requested to occur in ~ PL, B Submitted prior Standard
phases, then all physical improvements within each phase shall to issuance of
, be required to be completed prior to occupancy of units within building
that phase except for items specifically excluded in an approved permits/
Phased Occupancy Plan, or minor hand work items, approved Approved a
by the Department of Community Development. The Phased minimum of 45
Occupancy Plan shall be approved by the Director of days prior to
Community Development a minimum of 45 days prior to the Occupancy of
request for occupancy of any unit covered by said Phased Affected Unit
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all lots in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval.
No individual unit shall be occupied until the adjoining area is
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 ora bond
for the value of the deferred landscaping and associated
improvements.
79. Acknowledgment. ApplicanffDeveloper shall obtain a written PL, ADM, B Sale of any unit Standard
acknowledgment (secured from the individual property owner) within a phase
acknowledging the continuance of construction activity within
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community
Development within three (3) days upon request of the Director
of Community Development. If Applicant/Developer fails to
comply, the Director of Community Development may require
17
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY
Prior to:
the submittal of the written acknowledgment prior to release of
occupancy of any future units and/or future phases.
80. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units required Final Map
and provide a letter from the Postal Service stating its
satisfaction with the units proposed. Specific locations for such
units shall be subject to approval and satisfaction of the Postal
Service and the Director of Community Development and
Director of Public Works. A plan showing the locations of all
mailboxes shall be submitted for review and approval by the
Director of Public Works.
81. Agricultural Operations. CC&R's for this subdivision shall PL Prior to transfer
include notification that agricultural operations, (farming, cattle of title to first
ranching, etc.) are located in close proximity to the golf course individual
and this subdivision. Operations of these agricultural uses may, purchaser
from time to time, impact the residents of these subdivisions
with both noise and odors. This statement should serve to notify
potential home purchasers and residents that the agricultural
uses may continue indefinitely.
82. Master CC&R's. The Developer shall prepare a master PW, PL Prior to transfer
covenants conditions and restrictions (CC&R) document of title to first
specifying that a Community Homeowner's Association individual
covering all parcels within the Tentative Map shall be formed, purchaser
covering maintenance of the private open space parcels,
pedestrian trails, creeks, and recreational facility. The document
shall be reviewed and approved by City Attonqey and Director
of Public Works and shall then be recorded.
83. Landscaping Maintenance. Applicant/Developer shall PW Completion of
maintain landscaping for not less than 90 days a~er City- Improvements
approved installation. This maintenance shall include weeding
and the application of pre-emergent chemicals.
84. Street Name Signs. Street name signs shall display the name of PW Approval of
the street together with a City standard shamrock logo. Posts Improvement
shall be galvanized steel pipe, unless otherwise approved by the Plans
Director of Public Works.
85. Dublin Boulevard/Dougherty Road Intersection PW When
Improvement. The Applicant/Developer shall be responsible determined by
for the project fair share contribution towards the City Capital Director of
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 lefl~ 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
remaininl~ balance of the funds needed to complete the specified
18
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ,D
Pri0~ to:
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 &trip contribution to the intersection defined and
approved by the Director of Public Works. This intersection
improvement is a TIF improvement. Therefore costs spent may
be credited against the payment of traffic impact fees in
accordance with City TIF Guidelines.
86. 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 Gleason Drive from Tassajara Road 421 st Certificate
to Fallon Road in accordance with approved precise alignment of Occupancy
prepared by MacKay and Somps dated August 1999 or as in Area A.
defined by the Director of Public Works or the extension of
Dublin Blvd. from Dublin Ranch Area G to Fallon Road or as
defined by the Director &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: "Applicant/Developer shall
construct Fallon Road Interchange signals at eastbound and
westbound off ramps of I-580 and Fallon Road as approved by
Caltrans and the Director of Public Works".
If Developer constructs Gleason Drive through to Fallon Road,
Developer shall complete Fallon Road in its ultimate state from
existing Antone Way to Gleason Road and transition Fallon
Road from Gleason Road south to Bent Tree Drive as approved
by the Director of Public Works.
87. Utility Installation. All water, gas, sewer, underground electric PW Approval of
power, cable television or telephone lines, and storm drain Improvement
facilities shall be Plans
installed as per Master Plan and sleeves appropriately installed
before any paving, curb, gutter, or sidewalk is installed or as
approved by the Director of Public Works. Utility stub
connections to property boundaries shall be required unless
waived by the Director of Public Works in writing.
88. 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.
89. Joint Trench Concept Plan. Applicant/Developer shall PL, PW 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
19
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ!D
Prior to:
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.
90. 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/Kingsmill, if not already
installed, to the satisfaction of the Director of Public Works.
PASSED, APPROVED AND ADOPTED this 26th day of February2002
AYES:
NOES:
ABSENT:
Cm. Johnson, Musser, Jennings, Nassar & Fasulkey
Pla~mission Chairperson
ATTEST:
Plann er
g:pa99-060\amentling pcreso A4.doc
20
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
6630
(925) 833-
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel
Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been
applied to New Developments. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a specific application will be
recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed
necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design
requirements, submittal requirements and processing procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction
within 100 feet of these materials, shall be halted until a professional Archaeologist
who is certified by the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation measures, if they are
deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%)
securities and a cash monumentation bond to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and
landscaping subject to approval by the Director of Public Works/City Engineer prior
to approval of the Final or Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the
City:
a)
All improvements shall be installed as per the approved Improvement Plans
and Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and
a declaration by the Project Landscape Architect that all work was done under
his supervision and in accordance with the recommendations contained in the
21
landscape and soil erosion and sedimentation control plans shall be
submitted to the Director of Public Works/City Engineer.
d)
Photo mylar and, if available, AutoCAD electronic copies, of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation
Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer.
e) A complete record, including location and elevation of all field density tests,
and a summary of all field and laboratory tests.
f)
A declaration by the Project Civil Engineer and Project Geologist that all work
was done in accordance with the recommendations contained in the soil and
geologic investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the
performance security may be replaced with a maintenance bond that is 25% of the
value of the performance security. The maintenance bond is released one year
after acceptance of the project and after the repair of deficiencies, if any, are
completed.
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:
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.
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11.
12.
Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 100-
year storm, streets must be designed so that the overflow release shall directed to
the subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
All streets shall be designed so that the 15-year storm is contained within the
gutter and shoulder area. In addition arterial streets shall have one lane of traffic in
both directions of travel above the 100-year storm level.
14. No buildings or other structures shall be constructed within a storm drain
easement.
15.
16.
17.
18.
19,
21.
22.
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.
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23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards
and policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter,
concrete valley gutters or storm drain pipe and shall discharged into an approved
drainage facility, not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The developer shall comply with Alameda County Flood Control District
requirements. If there is a conflict between City and County Flood Control
requirements the Director of Public Works/City Engineer shall determine which
requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or
other dust-palliative measures may be used, to control dust, as conditions warrant
or as directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm
Water Pollution Prevention Plan (SWPPP) for review by the City prior to the
issuance of any building or grading permits. The SWPPP shall be implemented by
the general contractor and all subcontractors and suppliers of material and
equipment. Construction site cleanup and control of construction debris shall also
be addressed in the SWPPP. The developer is responsible for complying with the
SWPPP. Failure to do so will result in the issuance of correction notices, citations
or a project stop work order. For projects disturbing less than five (5) acres an
erosion control plan shall be submitted with the grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a
land disturbance greater than five acres, the developer shall provide evidence that
a Notice of Intent (NOI) has been sent to the California State Water Resources
Control Board. A copy of the SWPPP shall be kept at the construction site at all
times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to
desilting basins shall be, at a minimum, protected by hydroseed mulch and silt
fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded
then covered with a 100% biodegradable straw fiber erosion control blanket. Silt
fencing shall be installed at each bench and along the toe of slope. The developer
24
shall be responsible for providing any addition slope protection which may be
needed to prevent silting of natural water courses and storm drainage facilities.
32.
Construction access routes shall be limited to those approved by the Director of
Public Works/City Engineer/City Engineer and shall be shown on the approved
grading plan.
33.
Gather all construction debris on daily and place them in a covered dumpster or
other container which is emptied or removed on a weekly basis. A secondary
containment berm shall be constructed around the dumpster. When appropriate,
use tarps on the ground to collect fallen debris or splatters that could contribute to
storm water pollution.
34.
Remove all debris from the sidewalk, street pavement and storm drain system
adjoining the project site daily or as required by the City inspector. During wet
weather, avoid driving vehicles off paved areas.
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.
2?
57.
All on-site storm drains must be cleaned at least twice a year; once immediately
prior to the rainy season (October 15) and once in January. Additional cleaning
may be required by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures
(SWPPP) for the operation and maintenance of the project subject to the review of
the Director of Public Works/City Engineer/City Engineer. The SWPPP shall
identify Best Management Practices (BMPs) appropriate to residential construction
activities conducted on-site to effectively prohibit the entry of pollutants into storm
water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris
from entering the storm drain system, in accordance with the regulations outlined
in the most current version of the ABAG Erosion and Sediment Control Handbook
or State Construction Best Management Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and
implement such measures. Failure to comply with the approved construction
BMPs will result in the issuance of correction notices, citations and/or a project
stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using
an approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated
with a rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other
area shall drain onto this area. Drains in any wash or recycling area shall not
discharge to the storm drain system. Drains should connect to the sanitary sewer.
Sanitary connections are subject to the review, approval and conditions of the
DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the
storm drain system. The car wash area should drain to the sanitary sewer. The
area must be covered and designed to prevent excess rainwater from entering the
sanitary sewer. Contact the local permitting authority and POTW for specific
connection and discharge requirements. If no common car wash area exists,
means should be taken to discourage car washing, e.g., removing hose bibs and
installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall
create a property owners association for the development. The CC&R's shall be
subject to the review and approval of the City Attorney. Where not covered by a
landscape and lighting district, the homeowner's association shall be responsible
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for implementing all storm water measures and the maintenance of ail 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.
69.
70.
71.
72.
73.
74.
75.
A cul-de-sac or turnaround at or near the end of all dead-end private roads.
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.
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.
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.
Ail 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
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elevation above the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three
feet in height (or over two feet in height with a surcharge) and a building permit
shall be required for their construction. A maintenance and inspection program
shall be implemented by the developer or homeowners' association for the periodic
inspection and maintenance of all retaining walls that could possibly affect the
public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance,
shall meet the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-
site) and erosion and sedimentation control shall be submitted and subject to the
review and approval of the Director of Public Works/City Engineer/City Engineer.
79.
The soils report for the project shall include recommendations 1) for foundations,
decks, and other miscellaneous structures, 2) for design of swimming pools, and 3)
for setbacks for structures from top and toes of slopes. Additionally, the soils
report shall include a professional opinion as to safety of the site from the hazards
of land slippage, erosion, settlement and seismic activity.
80. The Contractor shall be responsible for acquiring permits required by other
agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer,
contractor, etc.) must meet and follow all of the City's requirements and policies,
including the Urban Runoff Program and Water Efficient Landscape Ordinance.
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
30
construction grading/erosion control plan shall be implemented in place by October
15th and shall be maintained in place until April 15th unless otherwise allowed in
writing by the City Engineer. It shall be the developer's responsibility to maintain
the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
85.
86.
87.
88.
89.
90.
91.
92.
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.
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.
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.
Provide an access road and turn around and maintenance easement to storm
drainage detention facilities and trash racks.
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.
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.
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.
All street dedications shall include working easements for slope maintenance.
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
EngineedCity Engineer.
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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.
FRONTAGEIMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land
sufficient for the approved streets' right-of-way. Improvements shall be made, by
the applicant, along all streets within the development and as required off-site
including curb, gutter, sidewalk, paving, drainage, and work on the existing paving,
if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the
design and improvements indicated graphically, or as modified by the Conditions of
Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design of storm drainage facilities inside and outside
the Subdivision, grading of lots, the boundaries of the Tract, and shall show
compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The
grading plan shall incorporate the recommendations of the soil report. The grading
plan shall conform with the City specifications and ordinances, City policies and the
Uniform Building Code (UBC). In case of conflict between the soil engineer's
recommendations and City ordinances the City Engineer shall determine which
shall apply.
32
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 EngineedCity 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 EngineedCity 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.
33
108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled.
If soil must be imported or off-hauled, the Applicant shall submit details as to how it
will be done and routes of travel for the Director of Public Works/City Engineer/City
Engineer's approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled
for later use in landscape areas.
110. Grading within a designated open space area shall be limited to that grading which
is necessary for construction of the roadways traversing the open space and any
approved development.
111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses
subject to review and approval of the Planning Director and Director of Public
Works/City Engineer/City Engineer. A revegetation plan for replanting graded
slopes and replacing the amount of woodlands lost due to grading shall be
prepared. Enhanced revegetation techniques shall be employed to ensure the
success of the revegetation. Examples of enhancements to the revegetation plan
include irrigating the young plants, placing top soil on fill slopes, using special
planting techniques such as drilling into fill slopes to allow root penetration, and
planting at a density similar to the native woodlands in the riparian corridors.
112. All landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The
administration of the GHAD is to be determined at the Final Map stage.
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be
constructed at the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are
within _+ 0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American
Disability Act (ADA).
IMPROVEMENT PLANS~ AGREEMENTS~ AND SECURITIES:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General
Notes on Improvement Plans" and "City of Dublin Improvement Plan Review
Check List."
117. All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
34
118. The ApplicantJDeveloper shall enter into an improvement agreement with the City
for all improvements.
119. Complete improvement plans, specifications, and calculations shall be submitted
to, and be approved by, the Director of Public Works/City EngineedCity Engineer
and other affected agencies having jurisdiction over public improvements, prior to
execution of the Subdivision Improvement Agreement. Improvement plans shall
show the existing and proposed improvements along adjacent public street(s) and
property that relate to the proposed improvements.
120. The developer shall have their engineer provide the City AutoCAD electronic
copies of the Improvement, Grading and Storm Drain plans along with the Final
Map which is tied to the City's existing mapping coordinates if available.
121. The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Complete
improvement plans, specifications and calculations shall be submitted to, and
approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements prior to execution
of the Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along the adjacent public street and property that relate to
the proposed improvements.
122. All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to
50% of the construction cost, shall be submitted to, and be approved by, the City
and affected agencies having jurisdiction over .public improvements, prior to
execution of the Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control
improvements, shall be the responsibility of the developer during construction
stages and until final improvements are accepted by the City Council and the
securities are released (one year after improvements are accepted). Thereafter,
maintenance shall be the responsibility of a homeowners' association or individual
property owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124. Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the subdivision shall be submitted at 1" = 400' scale, and
1" = 200' scale for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other
pest problem due to construction activities.
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126. All construction traffic and parking may be subject to specific requirements as
determined by the Director of Public Works/City 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 EngineedCity 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.
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134. During the construction, noise control and construction traffic mitigation measures
within residential neighborhoods or on public streets must be taken to reduce noise
and use of public streets by construction traffic as directed by Public Works
officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both
shall be provided prior to issuance of building permits or prior to recordation of the
Final Map or Parcel Map, whichever occurs first, in accordance with the
Subdivision Ordinance.
STREETS:
136. The street surfacing shall be asphalt concrete paving. The Director of Public
Works/City Engineer shall review the project's Soils Engineer's structural pavement
design. The developer shall, at his sole expense, make tests of the soil over which
the surfacing and base are to be constructed and furnish the test reports to the
Director of Public Works/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests, the road may be designed
and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval
of the Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment
District.
STREET SIGNS:
139. The developer shall furnish and install street name signs, bearing such names as
are approved by the Planning Director, and traffic safety signs in accordance with
the standards of the City of Dublin. Addresses shall be assigned by the City
Building Official.
140. Street names shall be submitted and processed through the Planning Department
and shall be indicated on the Final Map.
141. The Developer shall furnish and install street name signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City.
The developer shall furnish and install traffic safety signs in accordance with the
standards of the City of Dublin.
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STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street
frontages. Trees shall be planted in accordance with a planting plan, including tree
varieties and locations, approved by the Planning Director and Director of Public
Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided
with root shields.
TRAFFIC:
143. The City of Dublin is currently studying the adoption and implementation of a
regional traffic impact fee for roadway and street improvements in the Tri-Valley
area. This fee will provide for Public Works projects to improve traffic circulation
for accommodating new development within the City. If a regional traffic impact
fee ordinance is approved and enacted prior to issuance of any building permits,
the Applicant shall pay its fair share of this regional traffic impact fee.
144. All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to
accommodate future extension of the interconnect system. The extent of this work
shall be determined by the Director of Public Works/City Engineer/City Engineer.
145. Multi-family and non-residential facilities shall provide bike racks. In addition
commercial and office centers shall provide car and van pool preferential parking
spaces as required by the Director of Public Works/City Engineer/City Engineer.
146. Non-residential facilities shall provide pedestrian access from the public street to
building entrances as required by the Director of Public Works/City Engineer/City
Engineer.
UTILITIES:
147. Electrical, gas, telephone, and Cable TV services, shall be provided underground
to each lot in accordance with the City policies and existing ordinances. All utilities
shall be located and provided within public utility easements and sized to meet
utility company standards. All utilities to and within the project shall be
undergrounded.
148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the
Director of Public Works/City Engineer with a letter from Dublin San Ramon
Services District (DSRSD) stating that the District has agreed to furnish water and
sewer service to each of the dwelling units and/or lot included on the Final Map of
the subdivision.
149. The Dublin San Ramon Services District shall review and approve the
improvement plans as evidenced by their representative's signature on the Title
Sheet.
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150. Any relocation of improvements or public facilities shall be accomplished by the
developer and at no expense to the City.
WATER:
151. Water facilities must be connected to the DSRSD system, and must be installed at
the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
152. Any water well, cathodic protection well, or exploratory boring shown on the map,
that is know to exist, is proposed, or is located during the course of field
operations, must be properly abandoned, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. For additional information
contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for
the entire project. Refer to '~/Vater 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.
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