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HomeMy WebLinkAbout99-060 DubRchGlfCrse 07-25-2000 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: July 25, 2000 SUBJECT: ATTACHMENTS: PUBLIC HEARING - PA 99-060, Dublin Ranch Area A, Tracts 7135 (master), 7136 (A-l), 7137 (A-2), 7138 (A-3), 7139 (A-4), 7140 (A-5), 7141 (A-6), 7142 (A-7) and Site Development Review for the Golf Course, Clubhouse, Golf Course Maintenance Facility, Neighborhood Recreation Facility and appurtenant structures. (Report Prepared by: Michael Porto, Planning Consultant) I$$ -4. I?g J5. ~8. F, t~ co?~ Resolution approving Master Vesting Tentative Tract Map 7 l 35 and Site Development Review for the Golf Course, Clubhouse, Golf Course Maintenance Facility, Neighborhood Recreation Facility and appurtenant structures. Resolution approving Vesting Tentative Tract Map 7136 - Neighborhood A- 1 Resolution approwng Vesting Tentative Tract Map 7 t 37 - Neighborhood A-2 Resolution approwng Vesting Tentative Tract Map 7138 - Neighborhood A-3 Resolution approving Vesting Tentative Tract Map 7139 - Neighborhood A-4 Resolution approwng Vesting Tentative Tract Map 7140 - Neighborhood A-5 Resolution approwng Vesting Tentative Tract Map 7141 - Neighborhood A-6 Resolution approwng Vesting Tentative Tract Map 7142 - Neighborhood A-7 Master Vesting Tentative Tract Map, Individual Tract Maps and Site Development Review Submittal Package. RECOMMENDATION: 1) 2) 3) 4) 5) Open public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt Resolutions relating to PA 99-060 DESCRIPTION: This project is comprised of 369+/- acres of mixed-use development including Single Family Residential, Open Space / Golf Course with appurtenant structures, and a Neighborhood Recreation Facility. The project COPIES TO: Applicant Property Owner PA File Pr°je~inigo.e~),] includes a Master Vesting Tentative Tract Map creating the golf course (Parcels G-1 through G-4), Seven residential parcels for future subdivisions (Parcels A-1 through A-7), and additional parcels for various uses including open space (Parcels S-1 and S-2). Additionally, the application proposes 7 Vesting Tentative Tract Maps creating 7 residential neighborhoods totaling 562 detached single family residential living units on lots ranging in size from 4000 square feet minimum to 10,000 square feet minimum with an average of 9905 square feet. Designated uses include single family residential, open space/landscape areas and roads. A Site Design Review application is also included for the Golf Course Clubhouse, Maintenance Facility, appurtenant structures and the Neighborhood Recreation Facility. BACKGROUND: The City Council, at their meeting of November l 8, 1997, reviewed and approved a PD District Overlay Zone for Dublin Ranch Area A. The action designated the area for future residential and open space uses in a design similar to that represented by this application. This current application requests approval ora Master Vesting Tentative Tract Map creating the golf course and overall neighborhood development areas. Separate Vesting Tentative Tract Maps, also a part of this application, request approval of the subdivision of each neighborhood. Site Design Review is requested for the golf course, its structures, landscaping and facilities; bridges, fences and entry features; and common area landscaping and fences and walls. Approval of the individual residences within the neighborhoods and related improvements will be the subject of subsequent Site Design Review applications. Dublin Ranch Area A is located to the east of Phase One of Dublin Ranch; adjacent to future Fallon Road; and south of Dublin Ranch Area D. The open lands of Jordan and Bankhead are to the east. The project area is entirely vacant with no structures. Minimal grading has occurred to "borrow" dirt from this area to form the backbone roads in Area G, Dublin Ranch Town Center. ANALYSIS: TENTATIVE TRACT MAPS Master Vesting Tentative Map 7135: This Master Vesting Tentative Map includes the entire 369 +/- acre area of Dublin Ranch Area A. The subdivision map would create the master lot areas for further neighborhood subdivision, the golf course and open space areas, roadways, and areas for common homeowner ownership. Four parcels totaling 193 acres would be developed for the golf course. The golf course parcels are labeled with a G designation. The seven residential neighborhood parcels are labeled A-1 through A-7, and total 129.9 acres. The right of way for Fallon Road extending through the center of the tract is also created. Fallon Road would function as the arterial road providing primary access to the golf course and the subdivisions. One neighborhood to the west of Fallon Road has two entry points to the arterial. The remaining neighborhoods, located to the east of Fallon Road would be accessed by a meandering collector road; Signal Hill Drive/a portion of Sugar Hill Circle/Bent Tree Drive. The neighborhoods are designed as clusters in the midst of open space/golf course areas. Several other smaller lots are also created, designated for the neighborhood recreation center and various common areas. 2 Following is an approximate summary of the neighborhood areas, lot sizes, number of units, minimum lot sizes and densities: A-1 80'x125' 38.4 110 2.9 A-2 50'x100' 9.3 50 5.4 A-3 50'x100' 15.0 84 5.6 A-4 80'x100' 14.8 54 3.6 A-5 60'x100' 14.1 62 4.4 A-6 50'x100' 18.7 97 5.1 A-7 50'x80' 19.5 105 5.3 This Master Vesting Tentative Tract Map will create the overall development area and provide the mapped area for the development of the golf course and those uses associated with it, the neighborhood recreation complex and the major roadways necessary to serve the future subdivisions. The Resolution included as Attachment No. 1 provides the conditions of approval for the over all backbone infrastructure and those conditions necessary for the Site Design Review. The Site Design Review is discussed further in this report. Tentative Tract Map 7136- Neighborhood A-l : Neighborhood A-t is the largest of the Area A neighborhoods in size; 38.4 acres. It would be surrounded by the golf course with t~vo access roads connecting to Fallon Road. The proposed lots would be graded to be generally above the surrounding golf course creating view potential. The single-family residential neighborhood would include 110 lots with a minimum size of 80 feet by 125 feet; 10,000 square feet. The lots vary in size up to a maximum of 22,668 square feet. A system of curvilinear streets and two cul-de-sac streets provide circulation through the neighborhood. Two lots obtain access to the streets by way ora 139 foot long and 25 foot wide private easement. An option would be available for this tract which could allow it to be a gated community. Four viewpoints (Parcels A, B, C & D) are provided to allow interior residents opportunities to see the golf course. These viewpoints also provide emergency access to the golf course in the event of a medical emergency. These elements were included as a part of the previous Planned Development land plan. In either the gated or non-gated condition, the applicant has proposed to highly landscape and embellish the two primary entrances from Fallon Road and these entrances are detailed in the applicant's submittal package. Area A-l, Tract 7136 is surrounded by the first 9 holes of the golf course. Tentative TractMap 7137 Nei,~hborhoodA-2: Neighborhood A-2 would be approximately 9.3 acres in size with 50 single-family residential lots. The neighborhood would be surrounded by the golf course and community recreation center to the west and north, neighborhood A-3 to the south and neighborhoods A-4 and A-5 to the east. The tract would be generally elevated above the adjacent golf course with higher pad elevations at the north end of the tract. The minimum lot size is 50 feet by 100 feet, approximately 5,000 square feet. Lot sizes vary up to 13,000 square feet. Access to the tract is provided by a loop road through the tract and one cul-de-sac street. The loop road connects with Signal Hill Drive, the collector road for the neighborhoods east of Fallon Road. Nine of the lots would front directly on to Signal Hill Road. This is consistent with the Planned Development approval. Parcel B is proposed to connect this subdivision to Tract 7138 (Neighborhood A-3) southerly. These pedestrian ways will provide opportunities to view the golf course while also providing a way to get between subdivisions without having to walk along the major collector. The detail of the landscape treatment of these walk areas are included in the applicant's submittal. Tentative Tract Map 7138 - Neighborhood A-3: Neighborhood A-3 would be approximately 15 acres in size with 84 single-family residential lots. The neighborhood would be surrounded by the golf course to the west and south, neighborhood A-2 to the north and neighborhood A-5 to the east. The tract would be generally elevated above the adjacent golf course, with higher pad elevations to the north. Eight of the lots would front directly on to Signal Hill Drive; the collector street. A loop road and two cul-de-sac streets provide access to he neighborhood. At the south end of this neighborhood, views of the golf course are provided directly from the public street. The minimum lot size is 50 feet by 100 feet, approximately 5,000 square feet. Lot sizes vary up to 11,800 square feet. Parcel C, in the northwest comer of the tract will provide pedestrian access to Neighborhood A-2 along with views to the golf course. Tentative Tract Map 7139- Neighborhood A-4: Neighborhood A-4 would be approximately 14.8 acres in size with 54 single-family residential lots. The neighborhood would be surrounded by the golf course to the north and east, neighborhood A-2 to the west and neighborhood A-5 to the south. The tract would generally be elevated above the adjacent golf course, with higher pad elevations to the north. The minimum lot size is 80 feet by 100 feet, approximately 8,000 square feet. Lot sizes vary up to 15,700 square feet in size. Access for the neighborhood ~vould be provided by a loop road and cul-de-sac street. Eight of the lots would front directly on to Signal Hill Drive, the collector road. Parcel A, in the southeast comer of the site, will provide a pedestrian link to Neighborhood A-5 to the south as well as a visual connection to the "back nine" holes of the golf course. Tentative Tract Map 7140 - Nei,ghborhood A-5: Neighborhood A-5 would be approximately 14.1 acres in size with 62 single-family residential lots. The neighborhood would be surrounded by the golf course to the east and south, neighborhoods A-2 and A-3 to the west, and neighborhood A-4 to the north. This neighborhood would also be elevated above the adjacent golf course providing view opportunity. The minimum lot size would be 60 feet by 100 feet, approximately 6,000 square feet. Lot sizes vary up to 13,350 square feet. Access for the neighborhood would be provided by loop roads. Seven lots would front directly on to Signal Hill Drive, the collector street. At the south edge of the neighborhood direct views of the golf course would be provided from the public street. This will also offer a relationship of homes fronting on to the golf course, as opposed to the usual rear yard / golf course orientation. A condition has been placed on Lots 29, 30 and 31 requiring a "turn around driveway" to allow residents of these lots to drive forward out of their driveway. The lots are oversized to accommodate this requirement. This requirement was placed on these properties as a result of the Planned Development approval requiring the offsetting of the Signal Hill/Bent Tree intersection. 4 In the northeast corner of the site, a pedestrian access link (Parcel C) has been created to link Neighborhood A- 4 (Tract 7139) to this subdivision while also providing view potential to the golf course for pedestrians. Tentative Tract Map 7141 - Neighborhood A-6: Neighborhood A-6 would be approximately 18.7 acres in size, with 97 single-family residential lots. This neighborhood would be surrounded by the golf course to the north and west, Fallon Road to the south and neighborhood A-7 to the east. At the north end of the neighborhood, the golf course is a few feet above the residential lots. The minimum lot size is 50 feet by 100 feet, approximately 5,000 square feet. Lot sizes vary up to 11,200 square feet. Access for the neighborhood would be provided by a loop road and cul-de-sac streets. Pedestrian access will be facilitated to Fallon Road from the end of both Cherry Hills and Royal Pines Courts. In the interim condition, the Cherry Hills Court access will serve as an emergency vehicle access (EVA) to provide a second point of access for emergency vehicles. Tentative Tract Map 7142 Neighborhood A- 7: Neighborhood A-7 would be approximately 19.5 acres in size, with 105 single-family residential lots. The neighborhood would be surrounded by neighborhood A-6 to the west, Fallon Road to the south, an open space area to the north (potential elementary school site), and vacant lands to the east. The neighborhood would slope generally toward Fallon Road, but is basically level. The minimum lot size is 50 feet by 80 feet, approximately 4,000 square feet. The largest lot is approximately 9,500 square feet. Access for the neighborhood would be provided by looping streets and a cul-de-sac street. Pedestrian access will be provided to Fallon Road through Parcel D at the southeast comer of the site. Parcel C and E will be used for fire access until such time as the adjacent lands develop. Circulation System: As mentioned, the basic circulation concept would provide Fallon Road as the primary accessway to the neighborhoods and golf course. A collector loop (Signal Hill and Bent Tree Drives) would be provided east of Fallon Road to access six of the neighborhoods and the golf course. An offset (a portion of Sugar Hill Circle) is designed into the collector loop to emphasis the neighborhood character of the area. The two parts of the collector loop; Signal Hill Drive at the north end and Bent Tree Drive at the south end, both terminate at Sugar Hill Circle. A complete, though circuitous connection is thus provided. Each neighborhood would have adequate access from a safety perspective. The applicant has provided a phasing plan showing the construction phasing of the tracts and the necessary roadways to adequately serve the sites and provide the required two points of vehicular access. Emergency Vehicle Access (EVA) roads have been required where necessary to provide adequate protection in the interim conditions. Fallon Road would be an entirely new 4-lane arterial roadway through Area A. Five intersections would be developed; all but one would be T-intersections. A full median would be provided for the length of Fallon Road providing protected left turn lanes. Separate deceleration right turn lanes would be provided at each intersection. Special concern has been addressed for visibility of the signal at Signal Hill Drive and Fallon Road, given the rise in the street and the proximity of the cart bridge crossing the road at this location. Graphic analysis shows that sight distance of the signal and intersection is acceptable. 5 ANALYSIS: SITE DEVELOPMENT REVIEW Structure Plan Description: Structures proposed for the golf course include a Club House, cart facility, maintenance building, rest room buildings, and golf cart bridge over Fallon Road. An overall theme ties each of the structures together even though they are located in separate areas of the golf course. The Neighborhood Recreation facility is located directly adjacent to the Golf Course Clubhouse and cart facility and integrates well with these structures. Golf Course - Club House and Cart Faciliiy: The Club House and cart facilities are located next to each other at the southeast comer of Fallon Road and Signal Hill Drive. These buildings and the golf course itself set the theme for Area A as an upscale residential community. The Club House is 11,115 square feet in size and includes a dining area, banquet facility, lounge, golf shop, and administrative offices. The building is designed based on the Shingle Style with large sloping roofs, dormers, Dutch Gambrel gable roof ends, column supported eaves creating arcade and terrace areas, detailed windows and doors and a variety of materials. Much of the building a sided with shingles and stone veneers, with wood trim and stucco and wood accents. The overall appearance is one of casual elegance. The attached cart facility 7,885 square feet, and is designed as a partner to the Club House with all the same materials and design detail. The side of the building where the golf carts enter and exits includes a row of overhead doors set below a broad overhang and behind a row of arched topped columns. This structure adds to the character of the facility. The two buildings are linked across a central courtyard providing access between structures. Surrounding the Club House buildings are the parking lot, adjoining neighborhood recreation center, golf course and landscaped grounds. The parking lot is heavily landscaped and includes enriched paving materials at the entry and drop off/porte-cochere areas. A water feature is also located in this entry area. Parking lot lighting is provided by 14-foot tall carriage light fixtures. Approximately approximately 100 feet separate the buildings from Fallon Road, and approximately 300 feet from Signal Hill Terrace. Gol/'Course Maintenance Building: The golf course maintenance building is located at the northeast corner of Area A, somewhat remote from the remainder of the project. Access is gained by a separate roadway directly from Fallon Road. The building is a considerable distance from Fallon Road. The building would house chemicals and equipment for the maintenance of the golf course, along with administrative offices associated with the maintenance functions. A total of 5,660 square feet would be included within the building. In spite of the building location tucked away from the activity areas, the architecture proposed is consistent with the overall design theme. The building has sloping roofs, cupolas, wood siding, detailed doors and windows, a covered porch, and window boxes consistent with the Shingle Style of the Club House. The building projects more of a "barn" feeling further enhancing the rural scale and the secondary nature of the structure. Service doors and parking areas are oriented away from the residential neighbors and the building is rotated away from the residences to reduce the visual prominence. Between the maintenance building and the residences are the 10th and 11 th holes of the golf course and a slope down toward the residences. This structure is approximately 45 feet above and over 300 feet away from the nearest residential structure. Ample embellished landscape is provided in the area between the golf course and the maintenance building and the building itself is situated below the ridgetines of the adjacent hills preventing the buildings from extending above the hills. Off-site views to this structure Community Center/Recreation Building: The community center is adjacent to the Club House, sharing a common parking area. The community center is intended for the use of the Area A residents, and includes a swimming pool, tennis courts, and recreation building. The recreation building is 1,486 square feet in size, housing the pool equipment, rest rooms and showers. Designed also in the Shingle Style, this building utilizes shingled walls, stone veneer wainscot and walls, detailed ~vindows and trim, and window boxes. Distinctive Dutch Gambrel gables, tower, arcade, and gate features are a part of the building. Six-foot tall open iron view fencing continues around the pool area. Ten-foot tall fencing surrounds the tennis court area. Special care has been given to lower the teimis courts in relation to the adjacent streets and add strategically placed landscape materials to minimize the appearance of the fencing. Golf Course - Rest Stop buildings: The two golf course Rest Stop / Rest Room buildings would be located at the 5~h tee near the south entry to neighborhood A-l, and between the 13"* and 14th holes adjacent to Bent Tree Drive. Consistent with the Shingle Style architecture for the golf course, these small buildings (160 square feet) include the same design features and materials found in the other golf course structures. Golf Course - Golf Cart Bridge: An important landmark and functional feature of the golf course would be the golf cart bridge crossing Fallon Road. This allows a safe connection between the first nine holes to the west of Fallon Road and the "back" nine holes to the east of Fallon Road. It is also an architectural landmark feature aiding in establishing the theme for Area A, and Dublin Ranch. Anchored on both ends and in the center by stone columns, the bridge has a truss appearance giving it style and character, however, the applicant is customizing the bridge to soften the angled truss members with a light lattice, column, header and base element. Site line distance studies were conducted to provide assurances that the proposed signals at the intersection of Kingsmill Terrace/Signal Hill Drive with Fallon Road are not impaired by the structure. These are included in the applicant's submittal packet. Golf Course Landscape: As would be expected the golf course would be amply landscaped with acres of turf and trees and other plantings defining and protecting the tees, fairways and greens. The proposed trees would include many broad leaf varieties of oaks, sycamore, and maple. Some would be evergreen, however many would be deciduous to shade in the summer and allow the sun in the winter months. Special attention is given to the transition area between the golf course and residential area to balance the desire to have trees define the edge, and to protect and maintain views of the golf course. Attention has also been given to the landscape materials at edges adjacent to potential wildland fire areas to ensure protection to the community. Cart paths meandering through the golf course are eight and twelve feet wide. A portion of these paths has been designed to provide emergency vehicle access for both medical and fire fighting response. At certain points, gated walkways connect the A-1 neighborhood with the cart path to facilitate emergency personnel. The Golf Course itself: The Golf Course is proposed to be a par 63 ~vith an approximate length of 4900 yards. It is proposed to be an "executive" course but will utilize the topography of the site (added and embellished by grading) to make the course both challenge and exciting. The setback zones from residential structures will be roughly 150 feet from the center of the greens and 200 feet from fairway landing areas. Holes adjacent to Fallon Road have been designed for the majority of players (right handed) to reduce the risk of stray shots. Further enhancements such as tree placement, landscaping, bunkers and grading contours are all utilized to deliberately inhibit stray balls from reaching vehicles or residential structures. Golfers will leave the Golf Clubhouse, cross the bridge over Fallon Road and circulate around Neighborhood Area A-1 in a clockwise manner completing the "front" on the west side of Fallon Road before crossing the bridge and returning to the Clubhouse. The "back" nine begins across Signal Hilt Drive from the Clubhouse and circulates clockwise around the north and east ends of Neighborhood A-4, the east and south ends of Neighborhood A-5, the north and west side of Neighborhood A-6, the south side and west side of Neighborhood A-3 and the west side of Neighborhood A-2. With the existing topography and that created to make the course more challenging, this golf course should prove to be very popular and very well used. Common Area and Entry Area Landscape: Enhanced entry features would be at each entry to the neighborhoods, with a significant water feature at Fallon Road and Signal Hill Drive across from the Club House. Other neighborhood entry areas also include specimen trees, stone walls and planters, and other special plantings. The entry areas also include enhanced paving materials within the roadway to identify arrival within the neighborhoods. The enhanced material (interlocking pavers) is also used when cart paths and walkways cross the neighborhood streets. Landscaped medians would also be provided in these areas. Heavy landscaping would be provided along each edge of the full length Fallon Road. At certain locations other features would be included in this area;, a water quality feature on the east side of Fallon Road near Antone Way, and an intermittent stream course on the west side of Fallon Road south of neighborhood A-1. Two bridges crossing the stream; Antone Way and a pedestrian bridge, would be detailed with stone headwalls to match the pilasters and cart bridge design. The home owners association (HOA) would also be responsible for enhanced features throughout the neighborhoods to help in establishing and maintaining the continuity of the design theme. As an example, front yard easements for tree planting would be maintained along the Signal Hill Drive to ensure the tree lined character of this important collector road. Much attention has been given to the placement and spacing of street trees to give maximum effect. Trails and Walkways: Community trails would be provided connecting the neighborhoods, and the neighborhoods to the Club House / Recreation Building area. A twelve-foot wide multi purpose trail would be provided along the west side of Fallon Road. Sidewalks would be provided adjacent to the curb within the neighborhoods. On the collector roads a parkway strip would be provided between the curb and sidewalk. In a few special locations, landscaped sidewalk connections would be provided linking neighborhoods, accessing the arterial street and connecting the neighborhoods to the cart paths as detailed above. Fences and Walls and Street Lights: A carefully thought out plan for view and perimeter walls and fences has been provided. The two and three rail fences with stone pilasters are proposed as used as in Dublin Ranch, Phase 1. These would be used to define road and trial edges, and separate the golf course from Fallon Road and other public spaces. Open tubular steel view fences are provided in rear yard areas where views exist. This complete plan is consistent with the wall and fencing plans of Dublin Ranch, Phase 1. Neighborhoods A-6 and A-7 would include community walls adjacent to the collector road. These walls would include the same stone pilaster theme, but with a stucco finished panel. Distinctive street lighting is proposed to be provided. Single mounted lights would be provided within the neighborhoods; 22 foot high on the collector streets and 20 foot high on other streets. A 22 foot high double mounted fixture would be used in entry medians. A more typical double mounted fixture will be used for the Fallon Road median. The standard fixture used in Dublin Ranch, Phase 1 with modifications for better maintenance are proposed for all interior streets with the City standard cobra head fixtures to be used along Fallon Road. Fire Station: A fire station, in the vicinity of Area A, will be necessary in order to adequately serve the entire project. An extensive condition has been included to ensure the timing, design and construction of a permanent fire station in the nearby area and provisions are included for a temporary fire station should it be needed. However, all units within Dublin Ranch Area A will be constructed with fire sprinklers until such time as the Fire Station is operational. Project Phasing: A precise phasing plan is dependent upon several variables including availability of utilities and market changes among others. It is expected that neighborhoods A-6 and A-7 would be the first phase, with neighborhood A-1 coming next. Adjustments for various phasing alternatives might be necessary including designation of temporary Emergency Vehicle Access routes. The conditions of approval for the Master Vesting Tentative Tract Map and the conditions of approval for the individual subdivisions account for the phasing alternatives. CONCLUSIONS: The applicant has prepared an extensive and exhaustive application package that will become the guidelines under which this portion of Dublin Ranch will be implemented, if approved by the Planning Commission. With this package and with the Conditions of Approval contained in the attached resolutions, Dublin Ranch Area A has every sign of being well planned addition to the community. Area A will provide an extension of the arterial road system, a variety of housing opportunities, and the golf course / club house; which are important contributions to the community. Amenities offered future residents of the neighborhoods and users of the area are substantial, both aesthetic and recreational. Great attention has been paid to details to ensure that development will live up to expectations. Development of this tract will enhance Dublin Ranch and continue to provide a broad spectrum of housing opportunities. GENERAL INFORMATION APPLICANT: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: Jennifer Lin; Kevin Lin; Frederic Lin By: Ted C. Fairfield, Authorized Representative 5510 Sunol Boulevard, Suite B Pleasanton, CA 94566 Jermifer Lin By: Ted C. Fairfield, Authorized Representative 5510 Sunol Boulevard, Suite B Pleasanton, CA 94566 East of Tassajara Road adjacent to the future Fallon Road extension, approximately 4,500 feet north of 1-580 Portions of the following parcels: 985-2-3, 985-3-3-2, 985-7-2-15,985-7-2- 6, 985-7-2-7, 985-7-2-9, 985-6-7,985-6-8. Single Family Residential (0.9 to 6.0 du/ac) and open space Single Family Residential (0.9 to 6.0 du/ac) Zoning: Single Family Residential Planned Development and Open Space Land Use: Vacant l0 RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE MASTER VESTING TENTATIVE MAP FOR DUBLIN RANCH AREA A (Tract No. 7135) AND A SITE DEVELOPMENT REVIEW FOR A PROPOSED 18-HOLE EXECUTIVE GOLF COURSE, THE CLUB HOUSE BUILDING, THE GOLF COURSE MAINTENANCE BUILDING, THE COMMUNITY RECREATION FACILITY, OVERALL STREETSCAPES AND APPURTENANT STRUCTURES FOR DUBLIN RANCH AREA A PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, has requested approval of a Master Vesting Tentative Map (Exhibit A) to divide a 369 + acre parcel into 12 parcels for the following uses: Future Residential Subdivisions (7 parcels for eventual development of up to 562 residential units), a partial school site, a future 18-hole golf course (4 lots), and various other parcels for public and private open space, stream corridors, and street right-of-way, in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for a Master Vesting Tentative Map 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; 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 Master Vesting Tentative Map, subject to conditions; and WHEREAS, a development agreement will be approved prior to recordation of Final Subdivision Maps for the project as required by the conditions of approval of 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 hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Master Vesting Tentative Map: The Master Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances, with respect to creating interim lots for future development through subsequent tentative maps. The Master Tentative Map is conditioned to require subsequent tentative maps as necessary to comply with the applicable subdivision regulations and the PD Ordinance. ATTACHMENT / The design and improvements of the Master Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property, in that it is a subdivision for implementation of a residential project in an area designated for Low Density Residential development. With the approval of the anticipated future individual subdivision maps which will be required in order to create individual residential lots, the project will be consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. The project site is located adjacent to Fallon Road, and involves construction of new roadways and other improvements, on topography that is physically suitable for the type and density of development planned for the Area A development. With the incorporation of mitigation measures from the EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the interim parcels in the subdivision will not cause significant environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 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. Required public services will be provided to the subdivision, and verification of these services will be provided prior to issuance of any building permits, as required by the Eastern Dublin Specific Plan. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT TIlE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application (PA 99-060), as conditioned, is consistent with the intenffpurpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions for the project which allow for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with architectural considerations (including the character, scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. NOW THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Master Vesting Tentative Map and Site Development Review for PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be 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. [PL.] Planning, lB] Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN} Finance, IF| Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. TENTATIVE MAP # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 1. Master Vesting Tentative Map Tract 7135. PA 99-060, Dublin PL, PW Approval of N/A Ranch Area A Master Vesting Tentative Map Tract 7135 is approved Any Plan to subdivide the Area A area (369 + acres) into 12 parcels for the following uses: Future Residential Subdivisions (7 parcels for eventual development of up to 562 residential units), a partial school site, a future 18-hole golf course (4 lots), and various other parcels for public and private open space, stream corridors, and street right-of- way. Approval of this map includes the vested right to develop these parcels with these general uses (no specific unit type or number is vested). The Final Master Vesting Tentative Map shall substantially comply with Exhibit A, the Master Vesting Tentative Map prepared by MacKay & Somps Engineers, dated November I 1, 1999 and received by the Department of Community Development on June 28, 2000, unless modified by the Conditions of Approval contained herein. 2. Approval of Master Vesting Tentative Map. The approval of this PW, PL On-going Standard/ Master Vesting Tentative Map shall be predicated upon and pursuant Municipal to the terms set forth in the Master Development Agreement approved Code by the City of Dublin on June 29, 1999 and the subsequent development agreement that will be prepared in conjunction with this project. The Master Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the DubIin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at another date. In the event of conflict between the terms # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 3. Standard Public Works Criteria. Applicant/Developer shall comply PW Ongoing with all applicable City of Dublin Standard Public Works Criteria (Attachment A). In the event ora conflict between the Public Works Criteria and these Conditions, these Conditions shall prevail. 4. Standard Site Development Review Conditions. PL Ongoing Applicant/Developer shall comply with all applicable City of Dublin Standard Site Development Review Conditions (Attachment B). In the event ora conflict between the Community Development Criteria and these Conditions, these Conditions shall prevail. 5. Building Codes and Ordinances. All project construction shall B Through Standard conform to all building codes and ordinances in effect at the time of Completion building permit. 6. Applicant/Developer shall comply with all applicable action programs PL Approval of Standard and mitigation measures of the Eastern Dublin General Plan Improvement Amendment/Specific Plan and companion Final Environmental Plans through Impact Report (EIR) that have not been made specific Conditions of completion Approval of this or previous projects. The City shall determine which of the requirements from these prior approvals are applied at this stage of approval, and which are applicable upon approval of subsequent individual tentative subdivision maps creating residential lots. 7. Applicant/Developer shall meet or perform all of the requirements of PW Approval of Standard/ the City of Dublin Zoning Ordinance adopted September 1997, and Final Map PW City of Dublin General Plan, and Eastern Dublin's Specific Plan - Public Works Policies and City Grading Ordinance. In the event ora conflict between the Public Works Typical Conditions of Approval and these Conditions, these Conditions shall prevail 8. Tentative Map Approval. Approval of this Tentative Map is subject PW, PL Prior to Standard/ to Applicant/Developer securing approval from the City Council of Issuance of PW the proposed Development Agreement as required by the Eastern Building Dublin Specific Plan. The Development Agreement will address such Permits issues as described in the Eastern Dublin Specific Plan, including the specific design, ownership and maintenance of certain open space areas, shall include an infrastructure sequencing program, and shall be recorded. 9. Master Vesting Tentative Map 7135. Approval of Master Vesting PW Issuance of Standard/St Tentative Map 7135 is conditioned upon the requirement that Building ate Law development be consistent with the approved Planned Development Permit within (PD), including the Land Use & Development Plan, and General each specific Provisions, Standards, and Conditions. Subsequent Tentative project area Subdivision Maps creating individual residential lots shall be required prior to any development occurring, as well as a Development Agreement for the project. Tentative Subdivision Maps creating individual lots must be consistent with the approved PD, and final detailed layout and design of individual residential lots, drive aisles, # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: and streets must be approved by the Alameda County Fire Dept. and Director of Public Works through review of subsequent subdivision maps creating individual residential lots. 10. Applicant/Developer shall pay all applicable fees including but not PW, PL Finaling limited to public facilities fees, school impact fees, fire impact fees, Building Eastern Dublin Traffic Impact Fees (TIF), affordable housing in-lieu Permits fees, specific plan implementation fees, regional transportation fees in effect at the time of building permit issuance, noise mitigation fees, and any other fees adopted by the City and/or noted in Development Agreement. Unissued building permits subsequent to new or revised T1Fs shall be subject to recalculation and assessment of the fair share of the new or revised fees. 1 I. Except where specified otherwise, references in these conditions to PW, PL Prior to Standard Final Map are meant to refer to the approval and/or recording of a approval of Final Map for this Master Vesting Tentative Map, and not the Final Final Map for Map for subsequent Tentative Map(s) creating individual lots. At the this Master Vesting time of recordation of the Final Master Vesting Tentative Map, any Tentative Map question regarding the applicability of the conditions contained herein, : or in the Eastern Dublin Specific Plan, or EIR Mitigation Monitoring Program, which refer to a tentative map shall be determined by the City. 12. Final Tract Map. The Developer shall prepare a subdivision Final PW, PL Prior to Standard Map, or multiple Final Maps subdividing the existing property into the approval of configuration, size and number of lots shown on the submitted Vesting Final Map for Tentative Map 7135, dated received June 28, 2000, in accordance with this Master Vesting the requirements of the Subdivision Map Act and City of Dublin Tentative Map standards. The maps shall be reviewed and approved by the City Public Works Director. All land area not designated on the Tentative Map within a parcel and not designated with a future use shall be designated as "remainder" on the Final Map. Any improvements in designated remainder area shall be reviewed and approved by the Director of Public Works before constructed. 13. Dissemination of Information on Landscape and Lighting District. PL, ADM Finaling The Applicant/Developer waives any right to protest the inclusion of Building the property or any portion of it in a Landscape and Lighting Permits Maintenance Assessment District or similar assessment 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 homes 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. 14. Street Improvements and Dedication. The Developer shall dedicate PW Prior to for street purposes and improve Fallon Road, Bent Tree Drive, Signal approval of Hill Drive, a portion of Sugar Hill Circle, and the extension of Antone Final Map # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: Drive to Fallon Road shown on Master Vesting Tentative Tract Map 7135 dated received June 28, 2000, prepared by MacKay and Somps, and submitted to the City of Dublin. Each street parcel shall be as shown on the tentative map and the various supplemental drawings that are included in the information supplied with the application dated November 1999. Final road alignment and grade shall be reviewed and approved by the Director of Public Works. The roadway and frontage improvements for Fallon Road shall be dedicated and secured with the adjacent Final Map. These street improvements are to be completed within 24 months of recording the individual Final Tract Map or prior to occupancy of the first building using the street for access, which ever comes first. Fallon Road street improvements shall include all underground utility improvements. These improvements ~ may be phased in accordance with approved subdivisions with approval of the Director of Public Works. 15. The Developer shall dedicate to the City a 10' wide Public Services PW Prior to Easement behind the right-of-way on both sides of Fallon Road. approval of Final Map 16. Deed Assessment. Developer shall annex into Dublin Ranch PW In Conjunction Lighting District No. 99-1 for operation and maintenance of with the streetlights and shall record a declaration to pay a "deed assessment" Recordation of in-lieu of the District Assessment in the event the District Assessment the Master Final Map. is not imposed. 17. Project Open Space Ownership and Maintenance. The Developer PW Prior to shall reserve for future dedication to a Homeowners Associations All approval of parcels referenced on "Overall Project Open Space Ownership and Final Map Maintenance Exhibit" and the Tentative Map. The Developer shall reserve for future dedication to the Dublin Unified School District, Parcel E for a possible school site. The Master Final Map shall contain a note regarding all open space and other common lot parcels, specifying that these areas will be permanently restricted to the designated use. 18. Temporary Access Easement. The Developer shall provide a PW Prior to temporary access easement to DSRSD for their tank access and Utility approval of Easement from Antone Way on Fallon Road to their tank site until Final Map such time as Fallon Road is dedicated and accepted by the City. I9. Abandonment of Easements and Right of Ways. PW Prior to Applicant/Developer or current landowner shall obtain an approval of abandonment from all applicable public agencies of existing Street Improvement easements and right of ways not to be continued in use. work 20. Interim Survey Control: Applicant/Developer shall install selected PW In Conjunction property corners or other control points for any individual parcel in with accordance with the Final Master Map as required by the Director of Development Public Works prior to the sale of any property. Applicant shall submit of Street said control to the Director of Public Works for review and approval. Improvements 21. Survey Monuments/Benchmarks. The Developer shall determine PW Prior to and construct survey monuments in all dedicated public streets and approval of also establish benchmarks in each major development area that is Street 6 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: shown on the Eastern Dublin Specific Plan in accordance with the Improvement Subdivision Map Act and to the satisfaction of the Director of Public work Works 22. Removal of Obstructions. Applicant/Developer shall remove all PW Issuance of trees including major root systems and other obstructions from i Grading Permit building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. 23. Public Service Easement Dedications. Applicant/Developer shall PW Approvalof dedicate Public Service Easements adjacent to the right of way on Final Map both sides of all streets as shown on Sheet 1 of the Master Vesting Tentative Tract Map 7135. Applicant/Developer shall also dedicate a minimum 10 foot wide Public Service Easement over all proposed water, sewer, joint utility trench lines and storm drain lines through parcels as needed to serve the project and surrounding projects and as shown on the utility plan on Master Vesting Tentative Map 7135 to : the satisfaction of the Director of Public Works. In the event any additional utilities are needed to serve any parcel in the development, Applicant/Developer shall also provide additional Public Utility Easements per the requirements of the Director of Public Works and/or public utility companies as necessary to serve this area and areas to the east with utility services and allow for vehicular and utility service access. 24. Public Sidewalks, Handicap Ramps, or Other Street PW Prior to PW Improvements. All public sidewalks, handicap ramps, or other street approval of improvements in the curb return area shall be located within the public Final Map right-of-way. The Developer shall show on the Final Map that the right-of-way at all public street curb returns is a straight line starting from the beginning of the curb return extending to the end of the curb return. The location of improvements and configuration right-of-way shall be approved by the Director of Public Works prior to construction. 25. Dedication of Land for Park and Recreation Purposes. Dedication PW, PL Recording of of Land for Park and Recreation Purposes shall be offered, as required Development by the approved PD and the Dublin Ordinance, including the Agreement intermittent stream/open space and trail corridors. If the City accepts this dedication of improvements, no credit for these areas and improvements shall be given towards parkland dedication requirements. Maintenance of these areas shall be determined by the Development Agreement. 26. Parkland, Stream Corridors and Open Space Improvements. PW, PL Issuance of Standard Driveway accesses, roadways and other improvements to parkland, Grading stream corridors, open space areas, and fire buffer zones between the Pemfit and/or development areas and open space areas are subject to the approval of approval of Individual the City. Plans showing the improvements, grading, and conceptual Tentative landscaping in these areas shall be submitted with the applications for Maps rough grading permits for such developments. 27. Recorded Deeds. A current title report and copies of the recorded PW Approval of Standard deed of all parties having any recorded title interest in the property to Final Map 7 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: be divided, copies of the deeds, and the Final Maps for adjoining properties and easements shall be submitted as deemed necessary by Director of Public Works. 28. Unless otherwise stated, all dedications shall be done as part of the PW Approval of Standard Final Map and Improvements must be secured prior to Final Map and Final Map constructed prior to initial occupancy. If the developer constructs any portion of the Eastern Dublin TIF in its ultimate location, the Developer shall receive TIF credit, not to exceed required fees, for that work. 29. Bridge Easement. The Applicant/Developer shall provide an PW Occupancy of "overhead" long term right-of-way bridge encroachment permit with Any Building an agreement on bridge maintenance or other suitable mechanism as well as an easement for the center pier support for the golf cart bridge over Fallon Road in conjunction with the filing of the first final map. The bridge shall be for golf cart access and golf course maintenance. 30. Preconstruction Survey. Applicant/Developer shall comply with all PW, PL Issuance of Eastern Dublin Specific Plan EIR mitigation measures for mitigating Grading potentially significant plant and animal species impacts. Within 60 Permits days prior to any habitat modification, Applicant/Developer shall submit a preconstruction survey, prepared by a biologist (to be approved by the City prior to commencement of the survey.) Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, the recommended protection plans as referenced in the Mitigated Negative Declaration shall be instituted for those sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Community Development. Said protection plans and measures shall occur at least 21 days prior to anticipated habitat modification. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. 31. Retaining Walls. Where finish grade of this property is in excess of PW lssuance of Standard/ twenty-four (24) inches higher or lower than the abutting property or Building PW adjacent lots and an appropriate slope is not feasible, a concrete or Permit masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required. 32. Drainage Easements and Construction. The developer shall design PW Design prior to PW and construct all needed storm drain lines and structures in public approval of right of ways (shown in the Master Vesting Tentative Map Tract Final Map 7135) in order to properly handle the drainage flows of the project to Construction in conjunction designated inlet structures, outfalls, ditches or channels to the with grading satisfaction of the Director of Public Works. The existing study if of the site adequate, shall include an analysis of impacts of the increase of storm water flows due to development of this project and surrounding Dublin Ranch projects on the existing drainage and describe the # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: improvements that will need be constructed to mitigate such impacts. The Study shall include hydrology and conceptual hydraulics calculations of existing and proposed final storm drain lines and channels to 1-580 and/or Tassajara Creek. The Study shall be completed before the Final Map approval to the satisfaction of the Director of Public Works and Alameda County Flood Control and Water Conservation District Zone 7.The Developer shall grant to the City all needed drainage easements necessary to construct drainage improvements shown on the Master Vesting Tentative Map Tract 7135 to the satisfaction of the Director of Public Works prior to the filing of the Final Map. 33. Storm Drain Lines and Structures. The Developer shall design and PW Prior to construct all needed storm drain lines and structures in public right-of- approval of ways and/or easements in order to properly handle the drainage flows Final Map of this project to designated creeks or channels to the satisfaction of the Director of Public Works. The Developer shall obtain any drainage easements needed to construct drainage improvements prior to filing of the Final Map. 34. Drainage Outfalls. Drainage entering waterways shall enter through PW Prior to reinforced concrete pipes and be protected with outfall structures, as approval of shown on Alameda County Flood Control and Water Conservation Final Map District (ACFC&WCD) Standard Drawing SF-605. 35. Off-Site Storm Drainage Easements. Off-site storm drainage easements shall be as indicated on the approved Tentative Map or as determined by the Director of Public Works. 36. Applicant/Developer shall ensure that areas undergoing grading and PW On-going all other construction activity are watered or other dust control measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Applicant/Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean up shall be made during the construction period as determined by the Director of Public Works. 37. The Applicant/Developer shall prepare plans for the periodic PW Issuance of inspection and maintenance of subsurface drainage features, and the Grading removal and disposal of materials deposited in surface drains and Permit catch basins. 38. The project shall comply with all applicable grading guidelines as PW, PL Issuance of EDSP indicated on page 103 of the Eastern Dublin Specific Plan. Grading Permit 39. Grading Plans for the project shall demonstrate compliance with the PW, PL Issuance of EDSP Eastern Dublin Specific Plan's scenic corridor, development standards Grading and grading policies and action programs through a detailed visual Permit analysis submitted with each Grading Perm it if necessary. 40. Updated Master Drainage Study. Applicant/Developer shall, as PW Submitted needed, update the Master Drainage Study (originally prepared by Prior to MacKay and Somps, May, 1999) with each proposed development on Issuance of Finished each parcel shown on Vesting Tentative Map 7135. All storm drain Grading # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: improvements and mitigation measures identified in the Master Permit / Drainage Study and/or specified by the Director of Public Works shall Approval Prior become requirements of this subdivision, to Occupancy of Any Building 41. Storm Drain Improvements. All storm drain improvements needed PW Grading of any to serve each parcel of the Tentative Map and the City streets shown specific parcel. on the Master Vesting Tentative Tract Map 7135 shall be constructed by the Applicant / Developer prior to street construction. Interim storm drain improvements shall be constructed by Applicant / Developer with the phased construction of roads, mass grading of Area A, development of individual parcel developments or other improvements as defined by the Director of Public Works. Applicant / Developer shall prepare a Storm Drain phasing plan of the Tentative Map drainage area showing phased and interim improvements for review in accordance with Dublin Ranch Master Storm Drain Study, Regional Water Quality Control Board guidelines and with the approval of the Director of Public Works. 42. Rough grading. Applicant / Developer shall rough grade the PW Grading of any backbone road infrastructure with the adjacent grading of subdivision specific parcel. to the satisfaction of the Director of Public Works. Haul routes shall be outside environmentally sensitive areas as defined by the previous Negative Declaration and Mitigated Negative Declarations for surrounding properties (Areas F, G, and H). 43. Graded Slopes/Erosion Control. All landscaped and graded slopes PW Acceptance of in open space areas shall be hydroseeded and treated with erosion Improvements control measures prior to October 15, upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 44. Project Improvement Plans and Grading Plans. Concurrent with PW Approval of Standard Final Map approval, the Developer shall submit and obtain approval Final Map from the City of Dublin Director of Public Works, all Improvement Plans and Grading Plans of the project. The improvement plans for this Master Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats. 45. Mass Grading Plan, Erosion Control Plan, and Storm Water PW Prior to Pollution Prevention Plan. The Developer shall prepare a Mass approval of Grading Plan, Erosion Control Plan, and Storm Water Pollution Final Map Prevention Plan for review and approval by the Director of Public Works. This mass grading plan will show all cut and fill slopes, rough grade contours, benching, keyways, slide repair, subdrains, cut/fill daylight lines and depths of the cut and fills of soil in and around the development in order to show the City how each subdivision can achieve as close as possible a dirt balance condition. 10 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: This grading will show all open area parcels and major slopes graded as close as possible to final grades defined by the East Dublin Specific plan for this phase of the project. The erosion control plan will show best management practices for controlling erosion and sediment in accordance the State Regional Water Quality Control Board 46. Mass grading of the site, if not accomplished prior to filing of the PW Prior to Final Map, shall be bonded prior to filing the Final Map and approval of completed under the terms ora Tract Development Agreement. Final Map 47. Improvement and Dedication of Signal Hill Drive. With the PW Recordation of development of Neighborhood A-1 or as necessary to facilitate access Final Map and to Parcels G-3 and C-I, Applicant/Developer shall improve Signal Approval of Hill Drive to the satisfaction of the Director of Public Works as Improvement Plans shown on the Vesting Tentative Tract Map for Tract 7135 dated revised June 2000 to include median and parkway landscaping as shown in the application. As determined by the Director of Public Works, the Developer may be requested to include ground cover and trees prior to development of Neighborhoods A-2, A-3, A-4, and A-5. Design of any parkway areas intended to be constructed in advance of residential construction will be coordinated with the design concept for the area as determined by the City of Dublin Parks and Public Works Department. 48. Improvement and Dedication of Bent Tree Drive. With the PW Recordation of development of Neighborhoods A-6 and A-7, the Final Map and Applicant/Developer shall dedicate and improve the street to Approval of include landscaping of medians and parkways as shown in the Improvement Plans application labeled Bent Tree Drive for the public street purposes as determined by the Director of Public Works as shown on the Master Vesting Tentative Map for Tract No. 7135 revision July, 2000. Landscape improvements of Parcel G shall be completed at the same time as those for the remainder of Bent Tree Drive. Fallon Road shall be improved prior to occupancy of any units along Bent Tree Drive with Neighborhoods A-6 and A-7. 49. Traffic Signal Conduit and Pull Boxes. Traffic signal conduit and PW Recordation of pull boxes shall be installed at the intersections of Gleason Final Map and Drive/Fallon Road and Bent Tree Drive/Fallon Road, Kingsmill Approval of Improvement Drive/Signal Hill Drive/Fallon Road, Turnberry/Fallon Road and Plans Antone Way/Fallon Road in conjunction with construction of the roadways referenced. Interconnect conduit shall be installed along Fallon Road connecting the intersections of Kingsmill/Signal Hill /Tumberry, Bent Tree Drives and Antone Way with the intersection of Gleason Drive. The signal and conduit shall be designed and construction guaranteed through a bond prior to filing the Final Map. 50. Secondary Emergency Vehicle Access Route. In conformance with PW Prior to Alameda County Fire Department (ACFD) requirements, for all approval of phases of development in excess of 25 residential lots, the Developer Final Map shall provide a Secondary Emergency Vehicle Access (EVAE) route, into all proposed residential developments. [n all phases of development in excess of 75 lots the Developer shall provide a second 11 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: street access into all proposed developments. All subsequent Tentative Maps shall demonstrate to the City and Alameda County Fire Department how the access requirements will be met. 5 I. Improvement and Dedication of Multi-Use Trail on the west side PW Recordation of of Fallon Road. Applicant/Developer shall construct the multi-use Final Map and trail and parkway strip on the west side of Fallon Road from the Approval of Improvement qorthern Parkway Boundary to the future Gleason Drive as shown on Plans the Area A Planned Development exhibits and Master Vesting Tentative Tract Map. The multi-use trail and adjacent parkway areas shall be for public access and will be maintained by the community homeowners association or similar entity. 52. Pedestrian-Bicycle Path (Vesting Tentative Map 6925). Upon each PW Prior to residential development adjacent to a designated pedestrian pathways approval of as shown in the Dublin Ranch Specific Plan, a pedestrian-bicycle path Final Map shall be constructed in accordance with the Dublin Ranch Specific Plan design guidelines. The pedestrian circulation plan shows pathways connecting the proposed school (Parcels O and E) to Fallon Road, and the multi-purpose trail located as Parcel X on Vesting Tentative Map 6925. Another pedestrian-bicycle path shall be provided along the northerly boundary of Parcel Q of Vesting Tentative Map 6925, connecting the park and school parcels to proposed Fallon Road. Improvements shall include at-grade crossing connecting to Fallon Road. An access easement shall be dedicated to the City over the pathway. This bicycle path shall provide a connection to the park and schools via surface streets or other means as approved by the Director of Public Works. The multi-use trail along the northerly portion of Dublin Ranch Phase I in parcel X shall be improved with an all-weather surface and constructed as shown in the conditions of the approved Planned Developments (PA 95-030, PA 96-038, and PA 98-045). This trail shall be designed to the satisfaction of the City Public Works Director and the Alameda County Fire Department. Improvement plans showing these improvements shall be submitted and approved prior to approval of Final Master Tentative Map. A phasing plan delineating the timing of construction of these improvements shall be prepared prior to approval of the Development Agreement. 53. Master CC&R's. Prior to final map approval, the Developer shall PW Prior to prepare a master covenants conditions and restrictions (CC&R) approval of document specifying that a Master Homeowner's Association Final Map covering all parcels within the Tentative Map shall be formed, covering maintenance of the private open space parcels, pedestrian trails, creeks, and recreational facility. The document shall be reviewed and approved by City Attorney and Director of Public Works. Recording of the master CC&R document shall take place prior to approval of the first subsequent final map. 54. Homeowner's Association. The Developer shall establish a PW Prior to subdivision Homeowners Association that will monitor and approval of oversee and be responsible for the maintenance of owner- Final Map 12 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: maintained City street landscape areas and common areas. In the event that any such Landscape area falls into a state of disrepair, the City will have the right, but not the obligation, to take corrective measures and bill the appropriate homeowner and/or the homeowner's 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&R). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 55. Landscape Maintenance and Easement Dedication. PW, PL Prior to Applicant/Developer shall maintain landscaping after City-approved Issuance of installation until the appropriate homeowners association is Occupancy - established and assumes the maintenance responsibilities. This Ongoing maintenance shall include weeding and the application of pre- emergent chemicals. Landscape maintenance easements shall he granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Homeowners Association. 56. Improvement Agreement. The Developer shall enter into an PW Prior to Improvement Agreement with the City for all subdivision approval of improvements prior to issuance of improvement permit. Complete Final Map improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to construction of the improvements. Improvement plans shall show the existing on-site and oft-site subdivision improvements and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 57. Handicap Accessible. All handicap ramps shall comply with all PW Prior to State Law current State Americans with Disabilities Act requirements and City Approval of improvement of Dublin Standards. plans 58. Relocation of Existing Improvements. Any relocation of PW Completion of Standard existing improvements or public utilities shall be accomplished Improvement under the direction of the governing agency, at no expense to the City. 59. Infrastructures Consistent with the Resource Management PL, PW Approval of Policies. The location and siting of project specific wastewater, Improvement Plans storm drain, recycled water, and potable water system infrastructure shall be consistent with the resource management policies of the Eastern Dublin Specific Plan. 60. Landscaping Maintenance. Applicant/Developer shall maintain PL, PW Completion of Standard/ landscaping for not less than 90 days after City-approved Improvements Improve- installation. This maintenance shall include weeding and the ments application of pre-emergent chemicals. No. 13 61. Oversize Construction Loads. Permits shall be required for PW Issuance of Standard oversized and/or overweight construction loads coming to and Grading leaving from the site on City Streets. If soil is to be imported or Permit 13 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: exported from the site, a haul route plan shall be submitted to the City for review and approval. 62. Encroachment Permits. An encroachment permit shall be PW Issuance of Standard secured from the Director of Public Works for any work done Grading within the public right-of-way where this work is not covered Permits under the public improvement plans. 63. Decorative Pavement. The Developer shall not construct decorative PW Completion of pavement within City right of way unless approved by the Director of Improvements Public Works and only at major 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. If applicable, the Developer shall construct decorative pavement across entrances to all private streets to the satisfaction of the Director of Public Works. Where decorative pavement is installed in public streets, a Decorative Paving Plan shall be prepared, with locations of pre-formed traffic signaI loops specifically designed for decorative paving, which shall be used at intersections with traffic signals. Where possible, irrigation and all utility lines shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in the Homeowners Association, or landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 64. Tassajara Road/I-580 Interchange and Fallon Road/l-580 PW As Specified Interchange. Applicant/Developer shall contribute their fair share by the Director for the design and improvement of the ultimate interchange of Public improvements for the Tassajara Road/l-580 Interchange and Fallon Works Road/I-580 Interchange as defined by the project Traffic Report prepared by TJKM dated May 22, 2000. Applicant shall also continue to pay their fair share costs of preparing the project study report, project report and design and other expenses for the Tassajara, Fallon/I-580 interchange projects and bringing these items to approval/acceptance by the Director of Public Works. 65. 1-580 Eastbound Off-ramp at Santa Rita/Tassajara Road Exit. PW As specified The Director of Public Works shall determine when the eastbound off- by the Director ramp from 1-580 at the San[a RitaJTassajara Road exit shall be of Public widened to provide one exclusive through lane and two left-turn lanes Works (with the existing free right-turn remaining). In conjunction with this improvement, the traffic signal shall be modified to provide protected left-turn phasing on the east and west legs (removing the existing split phasing). Within one year of notification by the Director of Public Works, and consent has been obtained from Caltrans and the City of Pleasanton, if necessary, Developer shall design and construct these improvements to the satisfaction of the Director of Public Works with input from the City of Pleasanton, where applicable. 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. 14 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: The Director of'Public Works may determine that these improvements are not needed in conjunction with this project. This improvement will be satisfied with the compIetion of the interchange improvements. 66. Additional Left-Turn Lane at Westbound Approach on Pimlico PW As specified Drive. The Director of Public Works shall determine when the by the Director westbound approach on Pimlico Drive will need to provide a second of Public left-turn lane. Within one year of notification by the Director of Works Public Works and consent has been obtained from Caltrans and the City of Pleasanton, if necessary, Developer shall design and construct these improvements to the satisfaction of the Director of Public Works with input from the City of Pleasanton, where applicable. 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. The Director of Public Works may determine that these improvements are not needed in conjunction with this project. This improvement will be satisfied with the completion of the interchange improvements. 67. Circulation System. Developer shall comply with Section 7.5 PW Approval of (Circulation System) of the final "Eastern Dublin Specific Plan" Improvement dated January 7, 1994, and project site traffic studies, prepared by Plans TJKM Traffic Consultant for street improvements and lane configurations, unless specified otherwise in these conditions of approval or the project's development agreement. 68. Traffic Impact Fees (TIF's) Applicant/Developer shall be PW Issuance of Ord. responsible for payment of T1Fs adopted by the City Council at the Building time of issuance of building permits including, but not limited to, the Permits Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. 69. Construction Traffic. Applicant/Developer shall prepare a traffic- PW Issuance of handling plan for construction traffic interface with public traffic on Grading Fallon Road. All construction traffic may be subject to specific Permit routing, as determined by the Director of Public Works, in order to minimize construction interference with regional non-project traffic movement. 70. Traffic Safety. Regulatory signs OR "red-curbing" shall be provided PW, PO Approval of Standard in accordance with the standards of the City of Dublin subject to plan Improvement Plans approval by the Director of Public Works. 71. Internal Street System. A street sign/naming plan for the internal PL Approval of Standard street system shall be submitted and shall be subject to approval of the Improvement Community Director. No single street may intersect any other street Plans more than once. No continuous street may change direction by 90 degrees more than once without change a street name change for subsequent changes in direction. 72. Street Name Signs. Street name signs shall display the name of the PW Approval of Standard street together with a City standard shamrock logo. Posts shall be Improvement galvanized steel pipe, unless other~vise approved by the Director of Plans Public Works. 15 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 73. Interim Stop Sign Intersections. Applicant/Developer shall install PW Occupancy of interim STOP signs at the approach's on residential streets as defined Any Building by the Director of Public Works. 74. Fallon Road. With the construction of Neighborhoods A-I, A-2, A-3, PW A-4 and A-5 or with construction of any buildings located in Parcel G-3 or C-l, Applicant/Developer shall construct Fallon Road and all intersections to Fallon Road in accordance with the approved ultimate precise plan of Dublin Ranch tract 7135 shown on pages 26, and 27 of "Supplemental Information" of the TM/SDR Book prepared by MacKay and Somps dated December 1999 and revised June 2000 and has approved by the Director of Public Works 75. Fallon Road Striping Plan. The Developer shall submit a Line and PW Prior to Striping Plan for existing Fallon Road widening from the project approval of boundary to 1-580 to the satisfaction of the Director of Public Works Final Map for review and approval. The Plan shall show interim lane configurations and transitions for the new pavement, and shall provide adequate street width to allow two-way traffic. 76. Improvements and Dedications of Fallon Road. PW Recordation of Applicant/Developer shall dedicate and improve the full right of way Final Map and of Fallon Road from existing Fallon Road to the northerly limit line of Approval of improvement to the geometrics and alignment shown on the Tentative Improvement Parcel Map 7135 and to the precise alignment shown on plans 26 and Plans 27 of"Supplemental Information" of the said TM/SDR book. Fallon Road improvements may be phased in accordance with the approved phasing diagram of the project shown in said book to the satisfaction of the Director of Public Works. 77. Improvement and Dedication of Fallon Road Adjacent to A-6 and PW Recordation of A-7. Applicant/Developer shall improve Fallon Road to the Final Map and satisfaction of the Director of Public Works, as shown on the Vesting Approval of Tentative Map for Tract No. 7135 dated revised June 2000 in Improvement P}ans conjunction with the development of Neighborhoods A-6 and A-7. Design of any parkway areas intended to be constructed in advance will be coordinated with the design concept for Area A as determined by the Public Works Department. Phasing of this improvement shall be in accordance with the approved plans submitted with this application or by approval of the Director of Public Works. 78. Dublin Boulevard/Dougherty Road Intersection Improvement. PW When The Applicant/Developer shall be responsible for the project fair share determined by contribution towards the City Capital improvements project for the Director of PW following improvements to the Dublin Blvd. and Dougherty Road intersection: a. Eastbound Dublin Boulevard, exclusive right-turn lane to Southbound Dougherty Road. b. Northbound Dougherty Road, exclusive right-turn lane to eastbound Dublin Boulevard. c. Westbound Dublin Boulevard restriped to provide an additional left turn lane to southbound Dougherty Road. d. Modifications to the Traffic Signal. 16 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 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 ~mprovements, the Developer shall contribute the remaining balance of the funds needed to complete the specified improvements to the satisfaction of the Director of Public Works. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where the Level of Service E occurs. These funds will be based on the percent of trip contribution to the ntersection 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. 79. Precise Alignment of Fallon Road. Applicant/Developer shall PW prepare a conceptual precise alignment of Fallon Road from 1-580 to Tassajara Road to its ultimate horizontal and vertical geometrics as shown in the Eastern Dublin Specific Plan and traffic study prepared by TJKM dated May 22, 2000 and reviewed and approved by the Director of Public Works 80. Transitioning Existing Improvements. Applicant/Developer shall be PW Approvalof responsible for transitioning proposed improvements to match Improvement existing improvements, to the satisfaction of the Director of Public Plans Works. 81. Traffic Signals. Applicant/Developer shall be responsible for PW Occupancy of Traffic installation of traffic signals at the intersections of Fallon Road and first building report Bent Tree Drive, Fallon Road and Antone Way, and Fallon Road and Signal Hill Drive, and Fallon Road and Gleason Drive. Installation of these traffic signals can be phased with the construction of adjacent streets and subdivisions that access the intersection as defined and dictated by the Director of Public Works. Applicant / Developer shall install all underground conduit needed for the ultimate signal installation prior all locations to final paving of Fallon Road to the satisfaction of the Director of Public Works. These signals shall be bonded with the first Final Map for the adjacent tract, installed and made operational no later than the first building permit for the last subdivision in Area A. 82. A-I South Entrance Traffic Signal. Applicant/Developer shall be PW Occupancy of Traffic responsible for the design and construction of the installation of traffic first building Report signal on Fallon Road at the south entrance to the parcel A-1 (Turnberry Drive) to the satisfaction of the Director of Public Works. 83. Gleason Drive. After 420 residential units are occupied, Developer / PW Per Condition Applicant shall construct either 2 lanes of Gleason Drive from Tassajara Road to Fallon Road in accordance with approved precise alignment prepared by MacKay and Somps dated August 1999 or as defined by the Director of Public Works or the extension of Dublin Blvd. from Dublin Ranch Area G to Fallon Road or as defined by the Director of Public Works. 84. Maintenance Road to Golf Course. When Fallon Road is extended PW At the 17 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: to Tassajara Road, Applicant/Developer will recogmze that the access Direction of to/from the Maintenance Road to the golf course shall be limited to a the Director of right in and right out and construct the median and landscape Public Works ~mprovements in the median to the satisfaction of the Director of Public Works. 85. Interim Fallon Road Improvements. With the construction of any PW Direction of development in Parcels A-6 and A-7, Applicant / Developer shall the Director of construct Fallon Road interim improvements in accordance with the Public Works approved ultimate precise plan of Dublin Ranch Tract 7135 shown on page 28of"Supplemental Information" of the TM/SDR Book prepared by MacKay and Somps date December 1999 and revised June 2000 and has been approved by the Director of Public Works with the exception of the intersection of new Fallon Road and old Fallon Road. At this intersection, Fallon Road shall be designed with a minimum of 30-mph design speed from New Fallon Road to existing Fallon Road at a maximum slope of the intersection of 6 percent. The existing northerly section of Fallon Road shall be reconstructed at this intersection to connect into the new Fallon road at a tee intersection (90°) as approved by the Director of Public works. 86. No Parking Areas. Applicant/Developer shall designate"no PW Approval of parking" areas along Fallon Road. improvement Plans 87. LAVTA. Applicant/Developer shall cooperate with the LAVTA to PW Approval of provide convenient access to public transit, to enhance local and Improvement regional mobility and integration of LAVTA with other public transit Plans systems, and to locate bus alignments, turnouts, 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. 88. Interim Stop Signs. In the interim condition of Fallon Road, the PW Occupancy of Traffic Applicant/Developer shall install an on-site 3-way stop at the first building Study intersections of the Fallon Road, with Bent Tree Drive, Turnberry Drive and at Antone Way to the satisfaction of the Director of Public Works. A four-way stop sign shall be provided at the intersection of Signal Hill/Kingsmill and Fallon Road. UTILITIES 89. Joint Utility Trenches/Undergrounding/Utility Plans. PW, PL Occupancy of PW Applicant/Developer shall construct all joint utility trenches (such as Affected Utilities electric, telephone, cable TV, and gas) in accordance with the Buildings appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas between the proposed sidewalk and back of curb. Utility plans showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works and Director of Community Development. Contractor shall install 2-3" conduits in joint trench located in Fallon Road, Bent Tree Drive, Signal Hill Drive, and a portion of Sugar Hill Circle including pull boxes at 500 feet intervals. 18 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: Location of surface or aboveground items shall be sho~vn on the Final Landscaping and Irrigation Plan and screened from view. These conduits shall be dedicated to the City for City use. 90. Joint Trench Concept Plan. Applicant / Developer shall prepare a Approval of joint trench concept plan of the location of joint trench and large Final map boxes, switches, transformers and other joint 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 easements at the approved proposed locations. 91. Proposed Utility Plans. The Developer shall submit a plan showing PW, PL Approval all proposed utilities services in public streets, along with of documentation that domestic fresh water, electricity, gas, telephone, Improveme and cable television service can be provided to each residence within nt Plans the project and when such service will be available. 92. Underground Utilities. All utilities within the project and to each lot PW Approval shall be underground in accordance with the City policies and existing of Final ordinances, unless otherwise approved by the Director of Public Map Works. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 93. Utility Installation. All water, gas, sewer, underground electric PW Approval of power, cable television or telephone lines, and storm drain facilities Improvement Plans shall be master planned 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 he required unless waived by the Director of Public Works in writing. 94. i Transmission Lines. Any future underground and proposed PW Completion of transmission lines shall be away from sensitive areas unless otherwise Improvements approved by the Director of Public Works. 95. The Developer is responsible for establishing a continual lighting PL, PW Recordation of: maintenance through Lighting and Landscaping Maintenance Final Map. Assessment District or any other method of maintaining the lighting approved by the Director of Public Works. Street landscaping to be maintained through the various homeowners association. 96. PSE. The Applicant/Developer shall dedicate public service easements in all parcels shown in the Tentative Tract Map 7135, where main line utilities need to be constructed in accordance to the Joint Trench Concept Plan, Storm Drain Master Plan and Water and Sewer Master Plan as approved by the appropriate utility companies or government agencies. 97. Water and Sewer Lines. The applicant / Developer shall construct all PW Occupancy of PW water and sewer main lines needed to serve each parcel as shown in any building the Tentative Tract Map 7135, and also shall grant public service easements over all such utilities as shown on the approved Tentative Map 7135. All water and sewer lines shall be designed, and constructed in accordance with Dublin San Ramon Services District criteria, standards and specifications. 19 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 98. Utilities Phasing. The construction of the utilities shall conform to PW Occupancy of the phasing of construction shown on the Master Utility Map, Storm any building Drain Master Plan and Phasing Plan or as directed by the Director of Public Works. 99. Interchange Signals offFallon Road. Applicant/Developer shall construct Fallon Road Interchange signals at eastbound and westbound off ramps of 1-580 and Fallon Road as approved by Caltrans and the Director of Public Works. 100. S/reetlights. Streetlights on arteriaI streets adjacent to the project PW Approval of shall be the City Standard cobra head luminaries with galvanized Improvement poles. Decorative streetlights and poles will be used on residential Plans streets and streets within Area A and will match these used within Phase l of Dublin Ranch except the poles shall be metal with decorative bases painted to match. Streetlights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan, which demonstrates compliance with this condition, shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of P. ublic Works. Decorative streetlights and poles which may he proposed shall match those approved for Dublin Ranch Phase I and subject to approval by the Director of Public Works. 101. Stop Signs. Applicant / Developer shall install stop signs at the PW Occupancy of following intersections: North bound approach to Bent Tree Drive at First the Sugar Hill Circle intersection, and South bound approach of Residential Signal Hill Circle to the Sugar Hill Circle intersection, All approaches Unit to Signal Hill Drive, All approaches to Bent Tree Drive with the construction of parcels A-2, A-3, A-4 and A-5 in accordance with City of Dublin Standard Plans and Specifications or as requested by of the Director of Public Works. 102. Landscaping and Street Trees. The Applicant/Developer shall PW, PL Occupancy of construct median landscaping in appropriate portion of Fallon Road, the first unit Bent Tree Drive, Signal Hill Drive, with the first adjacent and the development. Landscaping along the project frontage from the face of direction of curb to the site right-of-way, and all street trees proposed within the the Director of public service easements are to be constructed with each adjacent Public Works parcel development to the design and specification of the Specific Plan and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties as shown on the conceptual plans included in the SDR application shall be planted along all street frontages and shall be as shown on the conceptual landscaping plans. Exact tree locations shall be reviewed and approved by the Director of Public Works in conformance with the conceptual planting plan and spacing included within this application. Root shields shall be required adjacent to 20 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: sidewalks or curbs unless otherwise determined by the Director of Public Works and the Director of Community Development. 103. Landscaping in Parks, Open Spaces and Stream Corridor Parcels. PW, PL Occupancy of The landscape improvements for the streetscape adjacent to the Golf the first unit Course (Parcel G) and other landscape/trail corridor parcels shall be and the installed by Applicant/Developer concurrently with the development direction of of the adjacent residential parcels unless otherwise specified by the the Director of Community Development Director. Public Works 104. Landscaping at Aisle Intersections. Landscaping at intersections PW, PL Occupancy of shall be such that sight distance is not obstructed. Except for trees, the first unit landscaping shall not be higher than 30 inches above the curb in these and the areas, direction of the Director of Public Works 105. Damage/Repairs. If used as construction access, the Developer shall PW Occupancy of repair all damaged existing pavement, street, curb, gutter and first building sidewalk along Antone Way, existing Fallon Road North Dublin Ranch Drive, South Dublin Ranch Drive, resulting from construction and vehicle traffic as a result of construction activities to the satisfaction of the Director of Public Works. 106. Permanent Fire Station. At no cost to the City of Dublin, PL Per Condition Applicant/Developer shall construct a permanent fire station and dedicate the station, together with the land on which it is located, to the City, and provide funding to acquire necessary fire apparatus and equipment to operate an Engine Company from the station. No later than 20 months prior to the anticipated date of Certificate of Occupancy for the 312th dwelling unit in Areas A- 1, A-6 and A-7" (which anticipated date shall be determined by Applicant/Developer, with City approval), Applicant/Developer shall submit a proposal to City, for City approval, describing the land to be dedicated for the fire station site. Once City has approved the location of the fire station site, the Applicant/Developer shall enter into an improvement agreement shall provide for security, in a form and amount satisfactory to City, to secure the obligation to dedicate and construct the station and shall include a provision indemnifying the City against any claim related to compliance with all laws. The improvement agreement shall be executed no later than 12 months prior to the anticipated dated of Certificate of Occupancy for the 312th dwelling unit in Areas A-l, A-6 and A-7. The fire station shall be constructed in accordance with City specifications. Applicant shall provide City with the funds required by City to purchase the required apparatus and equipment or a guarantee of such funds, in a form satisfactory to City at the same time the improvement agreement is executed. Developer shall construct the fire station, provide the funds to City to purchase the apparatus and equipment and dedicate the land to the City in sufficient time to insure that the station is complete and the apparatus and equipment are operational no later 21 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: than six months after the issuance of the Certificate of Occupancy for the 312th dwelling unit in Areas A-I, A-6, and A-7 of Master Vesting Tentative Map 7135, provided however, than in no event will City accept the land and fire station prior to July 1, 2004 (or July 1,2003 if the Applicant/Developer provides the City with an irrevocable letter of credit in a form and amount acceptable to City guaranteeing payment of the deficit between the general fund revenues generated from the Eastern Dublin General Plan area and the cost of operating the station the fire station from July 1, 2003 to July 1, 2004). A failure on the part of Applicant/Developer to comply with any of the above requirements may result in City's withholding of issuance of building permits and/or certificates of occupancy for any of the property subject to this master tentative map. No Certificates of Occupancy will be issued in any Areas shown on Master Vesting Tentative map 7135 other than Areas A-l, A-6 and A-7 until the fire station has been dedicated to City and the station is operational. 22 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 107. Optional Temporary Station. This option shall be exercised only if PL Per Condition a suitable permanent site for a fire station is not approved by the City 19 months prior to the anticipated date of Certificate of Occupancy for the 312th dwelling unit in Areas A-l, A-6 and A-7. In such event, the Applicant/Developer, at no cost to the City, shall provide a temporary site, construct a temporary fire station and provide funding to City to enable City to purchase apparatus and equipment to operate an Engine Company from the temporary station. No later than twelve (12) months prior to the anticipated date of Certificate of Occupancy for the 312th dwelling unit in Areas A-l, A-6 and A-7", Applicant/Developer shall submit a proposal to City, for City review and approval, describing the size and location of the temporary site, together with a proposal for structures to be used for the temporary fire station. In addition, no later than twelve (12) months prior to Certificate of Occupancy for the 312th dwelling unit in Areas A-1, A- 6 and A-7, the Developer will provide City with the funds required by City to purchase the required apparatus and equipment or a guarantee of such funds, in a form satisfactory to City. The temporary fire station shall be constructed in accordance with City specifications. Developer shall construct the temporary fire station, provide the funds to City to purchase the apparatus and equipment and dedicate a temporary right to the land to the City in sufficient time to insure that the station is complete no later than six months after the issuance of the Certificate of Occupancy for the 312th dwelling unit in Areas A-I, A-6, and A-7 of Master Vesting Tentative Map 7135, provided however, than in no event will City accept the temporary interest in the land and fire station prior to July 1,2004 (or July 1, 2003 if the Applicant/Developer provides the City with an irrevocable letter of credit in a form and amount acceptable to City guaranteeing payment of the deficit between the general fund revenues generated from the Eastern Dublin General Plan area and the cost of operating the station the fire station from July I, 2003 to July 1, 2004). The City's right to use the property for the temporary fire station shall terminate when a permanent fire station is constructed and is operational. Once a permanent fire station is constructed and is operational, Developer/Applicant shall, at its sole cost, remove the temporary fire station within three months of written notice from City. A failure on the part of Applicant/Developer to comply with any of the above requirements may result in City's withholding of issuance of building permits and/or certificates of occupancy for any of the property subject to this master tentative map. No Certificates of Occupancy will be issued in any Areas shown on Master Vesting Tentative map 7135 other than Areas A-l, A-6 and A-7 until the fire station has been provided to City and is operational. 23 # CONDITION TEXT RESPON. WHEN SOURCE S. GENCY REQ'D Prior to: 108. Optional Temporary Station. This option shall be exercised only i£ PL Per Condition a suitable permanent site for a fire station is not approved by the City 19 months prior to the anticipated date of Certificate of Occupancy for : the 312th dwelling unit in Areas A-l, A-6 and A-7. In such event, the Applicant/Developer, at no cost to the City, shall provide a temporary site, construct a temporary fire station and provide funding to City to enable City to purchase apparatus and equipment to operate an Engine Company from the temporary station. No later than twelve (12) months prior to the anticipated date of Certificate of Occupancy for the 312th dwelling unit in Areas A- 1, A- 6 and A-7", Applicant/Developer shall submit a proposal to City, for City review and approval, describing the size and location of the temporary site, together with a proposal for structures to be used for the temporary fire station. In addition, no later than twelve (12) months prior to Certificate of Occupancy for the 312th dwelling unit in Areas A-l, A-6 and A-7, the Developer will provide City with the funds required by City to purchase the required apparatus and equipment or a guarantee of such funds, in a form satisfactory to City. The temporary fire station shall be constructed in accordance with City specifications. Developer shall construct the temporary fire station, provide the funds to City to purchase the apparatus and equipment and dedicate a temporary right to the land to the City in sufficient time to insure that the station is complete no later than six months after the issuance of the Certificate of Occupancy for the 312th dwelling unit in Areas A- 1, A-6, and A-7 of Master Vesting Tentative Map 7135, provided however, than in no event will City accept the temporary interest in the land and fire station prior to July 1, 2004. The City's right to use the property for the temporary fire statioh shall terminate when a permanent fire station is constructed and is operational. Once a permanent fire station is constructed and is operational, Developer/Applicant shall, at its sole cost, remove the temporary fire station within three months of written notice from City. A failure on the part of Applicant/Developer to comply with any of the above requirements may result in City's withholding of issuance of building permits and/or certificates of occupancy for any of the property subject to this master tentative map. No Certificates of Occupancy will be issued in any Areas shown on Master Vesting Tentative map 7135 other than Areas A- 1, A-6 and A- 7 until the fire station has been provided to City and is operational. 109. Credit for Permanent Fire Station Land, Station and Apparatus. PL Per Condition The Applicant/Developer will be entitled to a credit for the land dedicated for the permanent fire station, the cost of construction of the 24 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: ~ermanent fire station and cost of any monies advanced for fire apparatus. The amount of the credit to be given for land and ~mprovements shall be determined by City's Public Works Director at the time the Applicant/Developer enters into an improvement agreement with City for construction of the fire station, using the land values and costs of construction used by City in calculating City's then-current Fire Impact Fee. The amount of the credit to be given for fire apparatus shall be determined by the City Manager at the time the Applicant/Developer provides funds for acquisition of apparatus, using the apparatus costs used by City in calculating City's then- current Fire Impact Fee. The amount of the credit, once established, shall not be increased for inflation nor shall interest accrue on the amount of the credit. The credit may be used by Applicant/Developer against payment of City's Fire Impact Fee for any property within Eastern Dublin owned by Applicant/Developer and, with written notice to City, may be transferred to another developer in Eastern Dublin. If the Applicant/Developer has not been able to use the credit within ten years of establishment of the credit, the remaining credit shall convert to a right of reimbursement, provided that the unused credits shall convert to a right of reimbursement earlier than ten years once Fire Station 17 has been paid for by fire impact fees. The Applicant/Developer shall enter into a Credit/Reimbursement Agreement with City at the time the credit is established to provide for the use of the credit and the right of reimbursement, which use/right shall be substantially similar to the provisions of the City's Traffic Impact Fee Guidelines (as adopted by Resolution No. 23-99) except that the right of reimbursement shall not terminate 10 years after it is established but shall continue until City has reimbursed Applicant/Developer for all unused credits, provided any reimbursement shall be from Fire Impact Fees collected from developers within Eastern Dublin only. If Applicant/Developer intends to convey its interest in all parcels shown on the Master Tentative Map, the Applicant/Developer will first enter into an agreement with City to secure the obligations of this condition and will then assign such agreement to the owner of one of Parcels A-1 through A-7. 110. Cost of Services. The Applicant/Developer will enter into an PL Per Condition agreement with the City prior to recordation of the final map for this master tentative map to fund the difference, if any between the revenues from the Eastern Dublin General Plan area on an annual basis and the costs associated with services to properties in the Eastern Dublin General Plan area. The agreement will provide that the Applicant/Developer will annually deposit the amount of the deficit for yearly operational costs for operating the fire station (whether 25 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: permanent or temporary) when the fire station is operational and terminating when there is no deficit between revenues and costs, provided in no event shall the Applicant/Developer be responsible for deficit funding beyond July 1, 2010. The agreement will include a requirement that the Applicant/Developer pay the cost of a study to determine the amount of current revenues and costs and periodic study updates. The agreement will provide for security for the annual obligation to the satisfaction of City. The City of Dublin will consider fair and appropriate ways of reimbursing Applicant/Developer some of the amounts Applicant/Developer is required to pay to City pursuant to the agreement described in the preceding paragraph. To the extent permitted by law, the City will require owners of property within the Eastern Dublin General Plan area who seek City approval of development entitlements for such property to pay a fair and proportionate share of the amount of the deficit paid by Applicant/Developer pursuant to the above-described agreement. 111. Option to Advance Finds. As an alternative to the requirements of PL Per Condition paragraphs A and B above, the Applicant/Developer may, no later than 20 months prior to the anticipated date of Certificate of Occupancy for the 312th dwelling unit in Areas A-l, A-6 and A-7, advance to City the amount of money City determines is necessary for City to acquire property, construct a permanent fire station and purchase the necessary fire apparatus and equipment to operate an Engine Company from the station. Applicant/Developer will be entitled to a credit as described in paragraph C above for any such advance. This condition will be noted in the conditions of approval of the tentative maps for all of the parcels shown on this master vesting tentative map 112. Security for Applicant/Developer's Obligation to Provide Fire PL Per Condition Station. This condition will remain applicable to, and shall be a condition on, any of the parcels shown on this Master Tentative Map which are owned by Applicant/Developer and Parcels A-l, A-6 and A-7. If Applicant/Developer intends to convey its interest in all parcels shown on the Master Tentative Map, the Applicant/Developer will first enter into an agreement with City to secure the obligations of this condition and will then assign such agreement to the owner of one of Parcels A-1, A-6 or A-7. 113. Wildfire Management Plan The Developer shall comply with the F, PL, Recording City's Wildfire Management Plan for covering long-term PW of Final maintenance of the urban/open-space interface. The Plan Map requirements shall be incorporated into the CC&Rs for the project. 114. Alameda County Fire Services, Rules, Regulations and F Issuance of Standards. The Applicant/Developer shall comply with all Building Permits 26 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: Alameda County Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of applicable fees, including a City of Dublin Fire Capital Impact Fee. 115. Fire Emergency Access. The Applicant/Developer shall comply F Issuance of with the Fire Emergency Access as shown on Sheet 7 of the Grading supplemental information supplied as a part of the Site Permits Development Review/Vesting Tentative Map application. 116. Alameda County Fire Department Conditions. The Developer F Issuance of shall comply with all standard conditions of the Alameda County Grading Fire Department (ACFD) including: Permits a. Prior to the issuance of grading permits, a site plan indicating the location of fuel storage Standard for grading equipment as well as construction office trailer shall be submitted to the Fire Prevention Bureau for approval. b. An all-weather surfaced access road to the fuel and construction area shall be installed and Standard maintained to allow emergency vehicle access. c. Emergency Vehicle Access roadways shall be designed and installed to support the Standard imposed loads of fire equipment. Design shall be approved by ACFD prior to installation. e. A permit for the storage and dispensing of fuel shall be obtained from the Alameda County Fire Department. The storage, use and dispensing of fuel shall be in accordance with Uniform Fire Code Article 79. f. A means of contacting emergency services other than cellular phone shall be available on the site. 117. Requirements and Fees. Applicant/Developer shall comply with all Zone 7, Issuance of Alameda County Flood Control and Water Conservation District- PW Building Zone 7 Flood Control requirements and applicable fees. Permits 118. Wells. Any water wells, cathodic protection wells or exploratory Zone 7, Issuance of borings shown on the map that are known to exist, are proposed or are ?W Grading located during field operations without a documented intent of future Permits 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. 119. Permits. If required, Applicant/Developer shall obtain permits from PW, CO, Issuance of Alameda County, Zone 7 (Zone 7), and California Department of Fish Zone 7 Building & Game to discharge/construct drainage improvements within Permit or as stipulated by creek/intermittent stream areas. Zone 7 120. Zone 7 Drainage Fees. This project is subject to the payment of PW, Zone Issuance of drainage fees through the City of Dublin to Zone 7. 7 Grading Permit 121. Salt Mitigation. Recycled water projects must meet any applicable PW, Zone Issuance of salt mitigation requirements of Zone 7. 7 Occupancy 122.1 Construction by Applicant/Developer. All in-tract potable and I DSR, PW I Completion of I Standard 27 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: recycled water and wastewater pipelines and facilities shall be Improvements constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 123. Responsibilities for Subdivider. Applicant/Developer shall comply DSR, PW Approval of Standard with all implementation "responsibilities for subdivider" as outlined in Improvement Tables 9.1 and 9.2 of the "Wastewater Service Matrix of Plans 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" 124. State Regional Water Quality Control Board. The PW Issuance of Applicant/Developer shalI demonstrate to the Director of Public Building Works that the project development meets the requirements of the Permits State Regional Water Quality Control Board's "Best Management Practices" to mitigate storm water pollution. 125. Faithful Performance Bond. A Faithful Performance Bond or PW, ADM Issuance of PW securities that are 100% of Improvement costs, and a Labor and Grading Standard Materials Bond or securities that are 50% of Improvement costs, must Permits be provided prior to issuing any grading and/or improvement permits. Improvement costs will include street, drainage, grading, backfill of utilities, and landscaping costs to the satisfaction of the Director of Public Works. 126. Release of Labor and Materials Bond. Labor and materials bond PW, ADM Completion of Standard will be released after City's acceptance of improvements. The Improvements Performance bond will be released one year after acceptance of improvements and after all defects have been repaired. The Applicant/Developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City in the amount of 25% of Improvement costs. This bond will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, all improvements and landscaping shall be installed and established per approved plans and a declaration by the project civil engineer that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. 127. Defend, Indemnify, and Hold Harmless. Applicant/Developer, and PL, ADM Through Standard any parties or individuals granted rights-of-entry by completion of Applicant/Developer, shall defend, indemnify, and hold harmless the Improvements and Occupancy City of Dublin and its agents, officers, and employees from any claim, of the Last action, or proceeding against the City of Dublin or its agents, officers, Building or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government 28 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. 128. Phased Occupancy Plan. If occupancy of each subdivision is PL, B Prior to requested to occur in phases, then all physical improvements within Occupancy for each phase shall be required to be completed prior to occupancy of any affected any buildings within that phase except for items specifically excluded building in an approved Phased Occupancy Plan, or minor hand work items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development, and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 129. Eagle Mitigation Program. In addition to the requirements for Eagle PL Prior to Mitigation as referenced in the existing Eastern Dublin Specific Plan issuance of Environmental Impact Report Mitigation Monitoring Program, the grading project developer shall fund the design and implementation of a permit in the area in Golden Eagle Mitigation Program to be developed by the City under question. the direction of W. Granger Hunt. At a minimum, the program shall include: a. placement and construction of artificial nest structures on adjacent site(s), outside of the nesting season, to allow for alternative nesting places for Golden Eagles, in accordance with a plan prepared by W. Grainger Hunt; b. buffers and setbacks from current active nest(s) during the nesting season in accordance with the parameters established in Mitigation Measure 3.7/23.0 and 24.0 contained in the Eastern Dublin Specific Plan EIR addendum dated August 23, 1994; c. planting of native trees near the artificial nest sites for screening purposes; d. on-going monitoring to ensure the success of the Mitigation Program; e. a timeline for implementation of the program. 29 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: The Golden Eagle Mitigation Program shall be approved by the Community Development Director prior to initiation of grading activities within the viewshed of the existing nest if the developer proposes grading between February 1 and July 1. 130. Prehistoric or Historic Artifacts. Should any prehistoric or historic PL, PW, B Final artifacts be exposed during excavation and construction operations, Inspection of the Department of Community Development shall be notified and Grading work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 131. Construction Impact Reduction Plan. Applicant/Developer shall PL, PW Issuance of submit a Construction Impact Reduction Plan. Said Plan shall include Grading those items addressed as a concern in the EIR, in particular, Permit Mitigation Measures 3.11/1 through 3.11/4 and 3.11/7. 132. Hazardous Materials Report. Copies of the Hazardous Materials PW, PL Issuance of Standard report (for each SWPPP phase) shall be submitted and any materials Grading identified shall be removed or adequately contained. Permit (for each phase) 133. Applicant/Developer shall ensure that stationary source emissions PL Issuance of associated with project development are minimized. The requirements Grading of Mitigation Measure 3.11/12.0 of the Eastern Dublin EIR shall be Permit accomplished by preparation of a written program to the satisfaction of the Director of Community Development. 134. Rodenticides and Herbicides. The use ofrodenticides and PL Issuance of herbicides within the project area shall be performed in cooperation Grading Permit with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 135. Kit Foxes. Should any Kit Foxes be discovered on the site either PL, PW Issuance of during the Preconstruction Survey or during project construction, the Grading Permit Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. 136. Construction Noise Management Program. Applicant/Developer PL Issuance of shall prepare and submit a Construction Noise Management Program, Grading Permit I to the satisfaction of the Director of Community Development, that identifies measures proposed to minimize construction noise impacts on existing residents, and shall ensure that construction or grading on the site complies with that program. 137. Construction and Grading Operations. Construction and grading PW Ongoing operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding 30 # CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 138. The applicant shall comply with all applicable action programs and PL Ongoing mitigation measures of the Eastern Dublin General Plan Amendment/ Specific Plan and companion Final Environmental Impact Report (FEIR), respectively, that have not been made specific conditions of approval of this PD Rezone. 139. Solid Waste Management. Applicant/Developer shall comply with ADM On-gmng the City's solid waste management and recycling requirements. 140. Construction by Applicant/Developer. All in-tract potable and DSR, PW Completion of Standard recycled water and wastewater pipelines and facilities shall be improvements constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 141 Temporary Fencing. Temporary fencing shall be installed along PL, PW, Issuance of property lines throughout the construction process, or around B Grading Permit perimeter of a particular construction phase, upon review and approval of Public Works Director. ~01~J~ ~NERAL ~ONDITiONS 142. Conditions of Approval. In submitting subsequent plans for rewew PW At Plan and approval, Applicant/Developer shall submit six (6) sets of plans to Submittal the Engineering Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 99-060 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available and on file in the Department of Community Development. GENERAL CONDITIONS 143. Standard Conditions. The project shall comply with the City of PL, B Through Standard Dublin Site Development Review Standard Conditions Completion (Attachment 3). 144.: Term. Approval of the Site Development Review shall be valid PL Approval of Standard for one year from approval by the Planning Commission. If Improvement Plans 31 construction has not commenced by that time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 145. Revocation. The SDR will be revocable for cause in accordance PL On-going Municipal with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any Code violation of the terms or conditions of this approval shall be subject to citation. 146. Colors and Materials Board. Applicant shall submit a revised PL Issuance of Standard colors and materials board subject to approval of the Director of Building Community Development to reflect any changes made during Permits project review. 147. Street Names. Street names shall not duplicate any names PL, PO Approval of Standard already being used in other segments of the City. Street names Final Map shall be subject to approval of the Director of Community Development and the Dublin Police Service. 148. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan check. Permits Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. permits. 149. Air Conditioning Units. Air conditioning units and ventilation B, PL Occupancy of PL ducts shall be screened from public view with materials Unit compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. Air conditioning units shall be located in accordance with the PD text. 150. Refuse Collection Areas. The refuse collection areas within the PL Approval of 279 project shall be reviewed by the refuse collection service Improvement MM provider to ensure that adequate space is provided to Plans Matrix accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. WALLS AND FENCING 151. Wall and Fence Heights. All wall and fence heights shall be a PL, PW Approval of PL minimum 6 feet high (except in those locations where Section Improvement 32 : + : i; ~GENCY 8.72.080 of the Zoning Ordinance requires lower fence heights Plans/ and where an 8-foot sound attenuation wail is required). All Issuance of walls and fences shall be designed to ensure clear vision at all Building Permits street intersections to the satisfaction of the Director of Public Works. 152. Level area on both sides of fence. Fencing placed at the top of PW, PL Issuance of banks/slopes shall be provided with a minimum one-foot level Grading area on both sides in order to facilitate maintenance by the Permits property owners. LANDSCAPING 153. Final Landscaping and Irrigation Plan. Applicant/Developer PL, PW Approval of Standard shall submit a Final Landscaping and Irrigation Plan, conforming Improvement to the requirements of Section 8.72.030 of the Zoning Ordinance Plans/ (unless otherwise required by this Resolution) for review and Issuance of Building approval of all plant varieties and spacing, by the Director of Permits Public Works and the Director of Community Development. 154. Prior Comments. Location, number, and species of all PL, PW Approval of Standard landscaping materials shown on the above-referenced Plan shall Improvement be subject to the review and approval of the City's Planning and Plans/ Public Works Departments in accordance with the applicant's Issuance of Building submittal and other herein conditions. Permits 155. Fire-Resistant and/or Drought Tolerant Plant Varieties. The PL, PW Approval of Standard Final Landscaping and Irrigation Plan referenced above shall Improvement include fire-resistant and/or drought tolerant plant varieties in the Plans/ Issuance of plant palette. Building Permits 156. Lighting, Utilities, Drainage. Final landscape plans shall show PL, PW Approval of Standard location of all pedestrian lighting, utilities, drainage ditches, Improvement underdrains at bottom of slopes, and cone of vision on. Add note Plans/ to plans addressing planting trees within the public service Issuance of Building easements and avoiding conflict with utilities. Permits 157. Lighting. Lighting in landscaped areas throughout project shall PL, PW Approval of Standard be subject to review and approval of City's Landscape Architect, Improvement Planning, and Public Works Departments, in consideration of Plans/ Issuance of IES standards for lighting in public/community areas. BuiIding Permits 158. Slope Transitions. Adequate slope areas shall be provided in all PL, PW Approval of Standard landscaped areas between streets/roadways/curbs and fences to Improvement allow slope transition at top and bottom and adjacent to fences. Plans / Issuance of Building Permits 33 159. Monument Signs. Design of any monument signs not PL, PW Completion of PL previously approved by the Director of Community Development Improvements shall be approved by the Director of Community Development to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 160. Backflow Devices. Backflow devices shall be screened from PL Issuance of Standard view by means of fencing, enclosures, landscaping and/or berms. Grading Permits 161. Standard Plant Material, Irrigation System and Maintenance PL Occupancy of Standard Agreement. Applicant/Developer shall sign and submit a signed Any Unit copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. STANDARDS 162. Health, Design and Safety Standards. Prior to final approval PW, PL Occupancy of Standard allowing occupancy of any structure, the physical condition of Unit the lot where the structure is located shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the structure shall be PL Occupancy of Standard complete to allow for safe traffic movements to and from Unit the structure. b. All traffic striping and control signing on streets providing PW Occupancy of Standard access to the structure shall be in place. Unit c. All street name signs on streets providing access to the PL Occupancy of Standard structure shall be in place. Unit d. All streetlights on streets providing access to the structure PW Occupancy of Standard shall be energized and functioning. Unit e. All repairs to the street, curb, gutter, and sidewalk which PW Occupancy of Standard may create a hazard shall be completed to the satisfaction Unit of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. f. The lot shall be finish graded, and final grading inspection B Occupancy of Standard shall have been approved by the Building Department. Unit g. All sewer clean-outs, water meter boxes, and other utility PW Occupancy of Standard boxes shall be set to grade to the approval of the Director Unit of Public Works. h. The structures shall have received all necessary inspections B Occupancy of Standard and have final approval by the Building Department to Unit allow occupancy. i. All fire hydrants in streets providing access to the F Occupancy of Standard structures shall be operable to City and ACFD standards. Unit j. All streets providing access to the structures shall be PW, F Occupancy of Standard improved to an adequate width and manner to allow for Unit fire engine circulation to the approval of the Director of Public Works and ACFD. 34 I. All mailbox units shall be at the back of the curb. PL Occupancy of Standard Unit n. Lighting used after daylight hours shall be adequate to PL, PO, B Occupancy of Standard provide for security needs. (Photometrics and lighting Unit plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 163. Glare/Reflective Finishes. The use of reflective finishes on PL Issuance of Standard building exteriors is prohibited. In order to control the effects of Building glare, reflective glass shall not be used. Permits ENVIRONMENTAL REVIEW ] 64. Energy Conservation. Building plans shall demonstrate the PL, PW Issuance of ESDP EIR incorporation of energy conservation measures into the design, Building MM construction, and operation of proposed development. Permits 3.4/46.0 PASSED, APPROVED AND ADOPTED this 25th day of July 2000 AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:\99060\pcreso 1 .doc 35 CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. 1. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance ora building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, do~vnspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees shall be reviewed and approved by the Dublin Plannin~ Department prior to the issuance of the building permit. 36 All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar maimer. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. 37 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: 1. If, during construction, archaeological materials are encountered, construction withi'n 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: o 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. EXHIBIT ~ -1- Rev: 7/18/00 g:forms\dev\devcoas An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- Rev: 7/18/00 g:forms\dev\dev¢oas 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 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 lO0-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: 14, 15. 16. 17. 18. 19. 20. 21. Drainage area less that 1 sq, mile 1 to 5 sq. miles over 5 sq. miles Design Storm 15 year 25 year 100 year Ail streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. Downhill cul-de-sacs are not allowed without prior wdtten approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain -3- Rev: 7/18/00 g:forms\dev\devcoas overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional inlets within 50 feet of the Iow area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 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 matedal 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 submi~ed with the grading ptan. 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. -4- Rev; 7/18/00 g:forms\dev\devcoas 31. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. 32. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. 33. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 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 ddving 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 dewatedng 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 -5- Rev: 7/18/00 g:forms\dev~ev¢oas 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 SVVPpp. 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. 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. 48. 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. -6- Rev: 7/18/00 g:f~)rms\dev~devcoas 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 feKilizers 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 degreeser 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/Eauipment 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 -7- Rev: 7/18/00 g:forms\dev~devcoas from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm 'drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City EngineedCity Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City EngineedCity Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outtined 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 -8- Rev: 7/18/00 g:forms~dev\devcoas requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across pdvate streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 g:forms\dev~devcoas 74. 75. 76. 77. 78. 79. 80, 81. public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. All residential building pad elevations must be above the 100-year flood level. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City EngineedCity Engineer. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 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. -10- Rev: 7/18/00 g:forms\dev~devcoas EROSION: 83. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in wdting by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommend-ations contained in the soits report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to -11 - Rev: 7/18/00 B:forrns~dev~devcoas approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary cf the Subdivision, as welt 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. 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 EngineedCity Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -12- Rev: 7/18/00 g:forrns\dev~devcoas FUTURE CONFORMANCE: 98. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property - lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101 · Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soits 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 EngineedCity Engineer prior to the start of work. -13- Rev': 7/18/00 g:forms\dev~devcoas 104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. 105. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City EngineedCity Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. -14- Rev: 7/18/00 g:forms\dev~devcoas 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 ACCESR: 115. Handicapped ramps and parking shall be provided as specified in the American Disability ACt (ADA). IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIE,~: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. AII improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City 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. 121. 122. 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. 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. 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 -15- Rev: 7/18/00 g:forrns~dev\devcoas 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. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City EngineedCity Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 128. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. -16- Rev: 7/18/00 g:f~rrns\dev\devcoas 130. An encroachment permit shall be secured from the Director of Public Works/City EngineedCity Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 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. -17- Rev: 7/18/00 g:forms\dev\devcoas STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximu'm 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 fumish and install street name' signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 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. -18- Rev: 7/18/00 g:fo rm$~dev\devcoas _ 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City EngineedCity Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All. utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER.: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfllled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7/18/00 g:forn~s\dev~devcoas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:Von'nsldevlcoaf-~7, doc -20- Rev; 7/18J00 g:forrns\dev~devcoas CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be £mished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. g:forms/sdrcond RESOLUTION NO. 00 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP FOR DUBLIN RANCH AREA A (Tract No. 7136 - Neighborhood A-l) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; 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 Vesting Tentative Map, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. ATTACHMENT 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7136, for PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be 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 DepartmenffCity of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, [PWI Public Works Department. VESTING TENTATIVE MAP GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Area A Plans through (Tract No. 7135) PA-99-060. In the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Conditions. PW Approval of Standard ApplicanffDeveloper shall comply with all applicable City Improvement of Dublin Standard Public Works Conditions (Attachment Plans through A). In the event ora conflict between the Public Works completion Criteria and these Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7136 - Improvement Neighborhood A-1 is conditioned upon the requirement Plans through that the development be consistent with the approved completion Planned Development (PD), including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(~)(^)(1). 4. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of the Improvement Eastern Dublin General Plan Amendment/Specific Plan Plans through and companion Final Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. 5. Site Development Review. Applicant/Developer shall PL Issuance of Standard submit to the Director of Community Development and/or Building Planning Commission for review and approval, Permits architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 6. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33, 47, effect at the time of building permit issuance, including, but no later 266 but not limited to, Planning fees, Building fees, Dublin than Issuance MM of Building Matrix San Ramon Services District fees, Public Facilities fees, Permits Dublin Unified School District School Impact fees, Public Works Traffic 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. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies and shall but no later submit copies of the permits to the Department of Public than Issuance of Building Works. Permits 8. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building September 1997, the City of Dublin General Plan, and all Permits applicable Specific Plans. 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Conditions. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 11. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM potable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. I2. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, comply with the City's solid waste management and 105, 279 recycling requirements. MM Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building MM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. ApplicanffDeveloper shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM portion of it in a 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 adoption into a Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Investigation. A water quality PL, PW Approval of ESDP E1R investigation shall be submitted with each development Final Map MM application, demonstrating existing water quality and 3.5/51.0 impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 4 AGEN~ 17. Water Quality Requirements. All development shall PL, PW Approval of ESDP EIR meet the water quality requirements of the City of Final Map MM Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 & Runoff Clean Water Program 55.0 DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. ?W Approval of Standard Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the 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. 20. Location of Improvements/Configuration of Right of PW Approval of PW : Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 21. Improvement and Dedication of Kingsmill Terrace, ?W Recordation of PW Turnberry Drive, Annadale Way, and Sawmill Lane. Final Map and If public streets are proposed, Applicant/Developer shall Approval of Improvement i dedicate to the City of Dublin and improve the roads Plans labeled as Kingsmill Terrace, Tumberry Drive, Annadale Way, and Sawmill Lane (or alternatively approved street names) for public street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to I curb, as shown on the Vesting Tentative Map for Tract ~ No. 7136 -Neighborhood Al, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. Improvement and Dedication of Turnberry Court and ?W Recordation of PW i Bay Hill Court. If public streets are proposed, Final Map and Applicant/Developer shall dedicate to the City of Dublin Approval of Improvement and improve the roads labeled as of Turnberry Court and Plans Bay Hill Court (or alternatively approved street names) for public street purposes (44' wide straight right of way and 47' cul-de-sac bulb radii) and shall improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 7136 - Neighborhood Al, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 23. Improvement and Dedication of Fallon Road. PW Recordation of PW Applicant/Developer shall dedicate to the City of Dublin Final Map and and improve the roads labeled as Fallon Road (or Approval of Improvement alternatively approved street name) for public street Plans purposes (114' wide right of way) and shall improve the street to a width of 78' curb to curb, as shown on the Vesting Tentative map for Tract No.7135 - Master Tentative Map, dated December, 1999 and revised June 2000. A 5' wide landscaped parkway shall be constructed as shown on the Vesting Tentative map and 6' wide sidewalks shall be constructed on east sides of the street and 12' wide sidewalk shall be constructed on the west sides of the street. Street improvements shall start at the northern curb returns of the intersection of Antone Way to north curb return of Kingsmill Terrace of Vesting Tentative Tract Map 7136, until such time as the future alignment of the southern extension of Fallon Road has been determined and constructed. At the northern terminus of Fallon Road (at the north side of the intersection of Fallon Road and the Driveway to the Golf Course Maintenance Drive) the Applicant/Developer shall install a temporary barricade as shown on Sheets 8 and 52 of the Site Development Review information submitted with this application to prevent vehicles from leaving the paved portion of the right of way. 24. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW Applicant/Developer shall improve Fallon Road and the construct four travel lanes (2 northbound and 2 Development southbound) median landscaping and landscaping along Agreement or when deemed project frontage from intersection of Antone Way to the necessary by north curb return of Golf Course Maintenance Drive in the Director of accordance with the precise plans approved on pages 26, Public Works 27 and 28 of the "Supplemental Information" of the SDR/VTM book prepared by MacKay and Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometrics of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements ~ as allocated under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 7135. 25. [Offsite]Phasing of Tract No. 7135 Improvements. PW [ Occupancy of PW Applicant/Developer can phase completion of proposed any building improvements included with the Tract No. 7135 subdivision improvements provided the phasing has been reviewed and approved by the Director of Public Works, except those listed in these conditions of approval. Any and all outstanding improvements not constructed shall be conditioned to be completed on later subdivisions within the Dublin Ranch Area A Master Tentative Map 7135 to the satisfaction of the Director of Public Works. 26. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way improvement unless otherwise approved by the Director of Public Plans Works and only at major 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 PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be ~laced under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 28. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925 Dublin Ranch Phase I except the poles Plans shall be metal with a decorative base. A street lighting ~lan which demonstrates compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 29. Retaining Walls. Fences which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be Improvement offset a minimum of 1' to provide planting areas. Plans 30. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 31. Open Space and Landscape/Recreation Dedication and PL, PW Approval of PW Improvement. The Open Space and Recreation Parcels Final Map and "A", "B", "C ","D" and "E "of Tract No. 7136 shall be Improvement dedicated to the Community Homeowners Association Plans and developed in accordance with the SDR application. Bank stabilization shall be required to be installed within the corridors if needed, as determined by the Director of Public Works. 32. Main Entrances Applicant/Developer shall fully construct all driveway entrance and landscaping improvements to the entrances off Fallon Road at the time the tract improvements are constructed. The configuration and landscaping shall match that is shown in the exhibits of the SDR/VTM (sheets 42 and 43) book prepared by MacKay and Somps dated December 1999 and revised June 2000 unless approved in writing by the Community Developer Director and the Director of Public Works. 33. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of PL adjacent to golf courses, greenbelts, parks, stream Building corridors and common open space areas, shall be a Permits minimum of 10' unless an exception is approved by the Community Development Director. 34. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study Prior to (originally prepared by MacKay & Somps, dated May Issuance of Finished 2000) if needed. Grading Permit / Approval Prior to Occupancy of Any Building 35. Storm Drain Improvements. All storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 36. [Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 37. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 38. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 39. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. PUBLIC PARKS 40. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks Land" dedication for the project is 0.53 acres. 41. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 42. [Offsite]Landscape Strip along Fallon Road. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated landscape strip betwveen the back of Building 9 curb or the right of way line along the easterly and westerly frontage of Fallon Road between Antone Way and northerly terminus of Fallon Road, to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. Landscaping and Street Trees. Applicant/Developer PL, PW Completion of PW shall construct all landscaping within the site, all street Improvements trees proposed within the public service easements, to the design and specifications as shown within the Applicant's SDR submittal package and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works in conformance with the plans shown within the Applicant's SDR submittal package. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. 44. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW improvements for corridor parcels shall be installed by Any Building Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels G-2, G-3, of Tract No. 7135), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by thc Director of Public Works and the Community Development Director. 45. Open Space Management Program. An Open Space PL, ?W Program Standard Management Program shall be submitted for approval by approved prior the Community Development Department. The to Approval of Management Program for Open Space areas shall be in Final Map/ addition to the Fire Buffer Zone and shall address noxious CC&R's submitted weed control and fire control. Standards to ensure the )flor to healthy establishment and survival of all Open Space Recordation of plantings shall be designated in the Open Space Final Map and Management Program and shall be subject to review and approved prior approval by the City at Applicant/Developer's expense, to Occupancy l0 The program shall include provisions for mowing and of Any removal of cut plant materials, debris, and other Residential miscellaneous trash items. The requirements of this Unit program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. If the Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 46. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW course landscaping is not installed at the time of Improvements i occupancy of any units in the subdivision, the Applicant /Developer shall construct landscaping for a temporary Fire Buffer Zone along the exterior boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management plan. 47. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance 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. 48. Lighting Maintenance Assessment District. PL Recordation of PW Applicant/Developer is responsible for preparing the Final Map necessary maps and reports for the tract to be annexed into the existing Dublin Ranch Street Lighting Maintenance District or any other method of maintaining street lighting as part of this project to the satisfaction of the Director of Public Works. 49. Landscaping at Aisle Intersections. Landscaping at all PL, PW Completion of Standard intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 50. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of any PW which are greater than I 0 feet vertically shall be no steeper Grading Permits l! than 3H: 1V unless otherwise approved by the Director of Public Works, and graded slopes steeper than 3H: 1 V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans for Tract No. 7136 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 51. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix and treated with erosion control measures immediately 3.7/3.0 upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 52. Graded Slopes/Erosion Control. All graded slopes PW On-going PW which are not to be developed, including the offsite graded ~ slopes located to the north and southeast of"Tract 7136", shall be hydroseeded with native grasses immediately ! upon completion to prevent soil erosion. 53. Grading/Slope Easements. Applicant/Developer shall PW Issuance of any PW secure the necessary grading/slope easements prior to Grading commencement ofoffsite grading to the south of this Permits subdivision. TRAFFIC AND CIRCULATION 54. [Offsite]Traffle Signals. If not constructed by previous PW As specified in PW developer, Applicant/Developer is responsible for the the traffic signal design and installation of conduit for the Development future signalization at the following intersections to the Agreement or satisfaction of the Director of Public Works: when deemed necessary by the Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Turnberry Drive and Fallon Road (modified) c. Antone Way and Fallon Road 12 The signal improvements shall accommodate conversion to serve an ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no TIF credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 55. Stop Sign at Turnberry Drive and Kingsmill Terrace. PW Occupancy of PW Unless previously constructed, Applicant/Developer shall Any Building install two-way STOP signs at the intersection of Tumberry Drive and Kingsmill Terrace. Turnberry Drive and Tumberry Court approaches shall stop. 56. Stop Signs at Kingsmill Terrace, Sawmill Lane, and PW Occupancy of PW Annadale Way. ApplicanffDeveloper shall install a Any Building STOP sign at the approaches on Kingsmill Terrace at Tumberry Drive, Sawmill Lane at Kingsmill Terace and Turnberry Drive, and Annadale Way at Kingmill Terrace Applicant/Developer shall install STOP signs at the approaches on Baymill Court at Kingsmill Terrace and Anadale Way at Turnberry Drive. 57. No Parking Areas along Fallon Road. PW Occupancy of PW Applicant/Developer shall designate no parking along Any Building Fallon Road, unless otherwise directed by the Director of Public Works. 58. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by ApplicantJDevel0per. EMERGENCY SERVICES 59. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary 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 13 ~or to! demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 60. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Pemfits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 61. Fire Conditions. Developer shall comply with all F Issuance of Standard standard conditions of the Alameda County Fire Building Department (ACFD) 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 Chiefi Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following review. 62. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70 controlled by fences and adequate gates to prevent Any Building MM unauthorized pedestrian traffic. Matrix 63. Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70 timeline for project completion to the Dublin Police Building MM Services Department, to allow estimation of staffing Permits Matrix requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 64. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County 14 Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 65. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM applicable salt mitigation requirements of Zone 7. Matrix 66. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Pemfits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 67. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 68. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". 69. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. I5 c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be 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 Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading Permit DSRSD. or Site Development Perm it g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD instrument irrevocably offered to DSRSD or by offer of dedication Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits , approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction 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. 16 k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building A construction permit will only be issued after all of the DSRSD Permits and all conditions herein have been satisfied. DSRSD requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 70. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRSRD within this area are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 71. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 72. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities 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. 73. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, June 1997 and improvement policies of the Board of Directors require that recycled Plans water be provided to 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 17 that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. OTHER CONDITIONS 74. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association Final Map and/or a Community Homeowners Association that will monitor and provide oversight to the maintenance of owner-maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999 and revised June 2000. 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. 75. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM established for this development. The CC&Rs shall be Final Map and Matrix approved by the Director of Community Development to Approved Prior to Issuance of assure that: Any Building Permits 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, Iighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. 18 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. 76. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then all physical improvements within to issuance of each phase shall be required to be completed prior to building occupancy of units within that phase except for items permits/ specifically excluded in an approved Phased Occupancy Approved a minimum of 45 Plan, or minor hand work items, approved by the days prior to Department of Community Development. The Phased Occupancy of Occupancy Plan shall be approved by the Director of Affected Unit Community Development a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 77. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, B Sale of any unit Standard written acknowledgment (secured from the individual within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 78. Postal Service. ApplicanffDeveloper shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. 19 A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. PASSED, APPROVED AND ADOPTED this 25th day of July, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:pa99-060\PCRESO A l.doc 20 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Pamel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a quide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: If, during construction, archaeological materials are encountered, construction withi'n 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. EXHIB[T; -1- Rev: 7/18/00 g:forms~dev~devcoas c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- Rev: 7/18/00 g:forms\dev\devcoas 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 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 lO0-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: 14. 15. 16. 17. 18. 19. 20. 21. Drainage area Design Storm less that 1 sq. mile 1 to 5 sq. miles over 5 sq. miles 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain -3- Rev: 7/18/00 g:forms~dev~evcoas overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional inlets within 50 feet of the Iow area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 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. -4- Rev; 7/18/00 g:forms\dev~devcoas 31. 32. 33. 35. 36. 37. 38. 39. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid ddving vehicles off paved areas. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1 ) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose offilter particles in an appropriate manner. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery,, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur -5- Rev: 7/18/00 g:forms~dev~devcoas between October 15 and April 15 unless detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City Engineer and implemented by the contractor. 40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and maintenance area has been approved as part of the SWPPP. Commercial/industrial Developments: 41. 42. 43. 45. 46. 47. 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 Re entry of pollutants into storm water runoff. The project plan BMPs shall also include erosion control measures described in the latest version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin-San Roman Services District (DSRSD). All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution, implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. -6- Rev: 7/18/00 g:forms\dev\devcoas 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City EngineedCity Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City EngineedCity Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. Vehicle/Eauipment 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 -7- Rev: 7/18/00 g:forrns\dev~evcoas from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention, 56. All on-site storm'drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57, All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January, Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. .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 -8- Rev: 7/18/00 g:forms~dev~devcoas requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, pdvate utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submiffed to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 g:forms\dev\devcoas public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. 75. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level~ Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100~year flood level. 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. -10- Rev: 7/18/00 g:forrns\dev~devcoas EROSION: 83. Pdor to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City EngineeflCity Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mytars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommend-ations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to -11- Rev: 7/18/00 g:forz~s~ev'clevcoas approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City EngineedCity Engineer. FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City EngineedCity Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -12- Rev: 7/18/00 g:forrns\dev~devcoas 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 repot[. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100. Prior to final preParation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property · lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. 102. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 103. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. -13- Rev: 7/18/00 g:forrns\dev~devcoas 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 did, 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 odginal soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City EngineedCity Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 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. 106. 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. -14- Rev: 7/18/00 g:forrns\dev\devcoas 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. 118. 119. 120. 121. 122. 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. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 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. 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. 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 -15- Rev: 7/18/00 g:f~)rr'ns~dev\devcoas 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 dudng 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. 125. 126. 127. 128. 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. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City EngineedCity Engineer. 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. 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. -16- Rev: 7/18/00 g:fo rms\dev\devcoas 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans, 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The' Developer's soils engineer shall determine a preliminary structural design .of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R- value of 5. -17- Rev: 7/18/00 g:forrns\dev\devcoas STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximdm 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 fumish 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, beating such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valiey 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 EngineedCity Engineer. -18- Rev: 7/18/00 g:forr'ns\dev\devcoas 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All. utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. Alt 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, backfllled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contao/Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7/18/00 g:forrns\dev\devcoas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:Von~stde v~coa '1-~7. doc -20- Rev: 7/18/00 g:forrns\dev~devcoas CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is ora height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. g:forms/sdrcond RESOLUTION NO. 00 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH AREA A (Tract No. 7137 - Neighborhood A2) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 9.3+_ acre parcel and develop a residential subdivision with 50 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; 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 Vesting Tentative Map and Site Development Review, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation ora residential project in an area designated for Single Family Residential development and Open Space. ATTACHMENT 3. The Vesting Tentative Mgp is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and :onditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map Tract 7137, and Site Development Review for the A-2 Neighborhood of Dublin Ranch Ama A, PA 99-060, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be 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 GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PL Approvalof Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch, Area A Plans through (Tract No. 7135) PA-99-060. In the event ora conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Criteria. Applicant/Developer PW Approval of Standard shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria (Attachment A). In the event ora Plans through conflict between the Public Works Criteria and these completion Conditions, these conditions shall prevail. 2 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for 7137 - Improvement Neighborhood A2 is conditioned upon the requirement Plans through that the development be consistent with the approved completion Planned Development (PD), including the Land Use and Development Plan, and the General Provisions, Standards ~nd Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). 4. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of the Improvement Eastern Dublin General Plan Amendment/Specific Plan Plans through and companion Final Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. 5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, effect at the time of building permit issuance, including, but no later but not limited to, Planning fees, Building fees, Dublin than Issuance of Building San Ramon Services District fees, Public Facilities fees, Permits Dublin Unified School District School Impact fees, Public Works Traffic 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 the Director of Community Development and/or Planning Commission for review and approval, architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies and shall but no later submit copies of the permits to the Department of Public than Issuance of Building Works. Permits 8. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building September 1997, the City of Dublin General Plan, and all Permits applicable Specific Plans. 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 1. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM ~otable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. ApplicanffDeveloper shall ADM On-going 103, 104, 105,279 comply with the City's solid waste management and MM recycling requirements. Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building MM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM Matrix portion of it in a Landscape and Lighting Assessment District or similar assessment district, and fnrther 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 Investigation. A water quality PL, PW Approval of ESDP EIR investigation shall be submitted with each development Final Map MM application, demonstrating existing water quality and 3.5/51.0 impacts that urban runoffwould have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 4 17. Water Quality Requirements. All development shall PL, PW Approval of ESDP EIR meet the water quality requirements of the City of Final Map MM 3.5/54.0 & Dublin's NPDES permit and the Alameda County Urban 55.0 Runoff Clean Water Program DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. PW Approval of Standard ; Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the right of way on both sides of all ;treets except at those side-on conditions where a 5' PSE is shown on the Vesting Tentative Tract Map. 19. ~,bandonment 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. 20. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 21. Improvement and Dedication of Castle Pines Terrace. PW Recordation of PW Applicant/Developer shall dedicate to the City of Dublin Final Map and and improve the roads labeled as Castle Pines Terrace, (or Approval of alternatively approved street names) for public street Improvement Plans purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7137 - Neighborhood A2, dated December 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. Improvement and Dedication of Glen Abby Court (chi- PW Recordation of PW de-sac). Applicant/Developer shall dedicate to the City of Final Map and Dublin the roads labeled as Glen Abby Court (cul-de-sac), Approval of Improvement (or alternatively approved street names) for public street Plans purposes (47' cul-de-sac bulb radii and 44' wide straight right of way) and shall improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 7137 - Neighborhood A2, dated November 16, 1999. A 5' wide sidewalk shall be constructed on both sides of the streets. 23. [Offsite]Improvement of Fallon Road between Signal PW When deemed PW Hill Drive and Antone Way. If not previously necessary by the constructed by Lin Property, then Applicant/Developer Development shall improve Fallon Road between Signal Hill Drive and Agreement Antone Way Road as specified in the traffic study prepared by TJKM dated May 22, 2000 and as specified by the Director of Public Works. Developer shall receive i TIF credit. 24. [Offsite]Improvemcnt of Signal Hill Drive. If not PW Occupancy of PW previously constructed by another Developer, the any building or Applicant/Developer shall improve Signal Hill Drive and when deemed a portion of Sugarhill Circle connecting to Bent Tree necessary by the Director of Drive and Bent Tree Drive to Fallon Road to two lanes of Public Works pavement as specified on sheet 1 of the Master Vesting Tentative Tract Map 7135, and as specified by the Director of Public Works. 25. Private Recreation Facility. The Applicant/Developer shall dedicate to the community homeowners association the private recreation facility on Parcel C-1. Construction shall commence no later than the last building permit of the first subdivision (A-2, A-3, A-4, and A-5). 26. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW Applicant/Developer shall improve Fallon Road and the construct four travel lanes (2 northbound and 2 Development southbound) median landscaping and landscaping along Agreement or when deemed project frontage from future intersection of Anton Way to necessary by the the north curb return of Golf Course Maintenance Drive in Director of accordance with the precise plans approved on pages 26, Public Works 27 and 28 of the "Supplemental Information" of the SDR/VTM book prepared by MacKay and Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometries of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as al located under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite T1F improvements conditioned under Tract No. 7135. 27. [Offsite]Tract No. 7135 Improvements. PW Occupancy of PW Applicant/Developer shall complete all proposed any building improvements included with the Tract No. 7135 subdivision improvements with the last subdivision (A-2, A-3, A-4 or A-5) that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 7135 and shall be to the satisfaction of the Director of Public Works. 28. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Plans Works and only at major project entrances as specifically shown on the plan approved herein. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 29. Decorative Paving Plan. Where decorative paving is PW, Approval of installed in public streets, a Decorative Paving Plan shall ADM Improvement be prepared to the satisfaction of the Director of Public Plans Works and only at major project entrances as specifically shown on the plan approved herein. Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 30. Fire/Emergency Access. Applicant/Developer shall PW, PO Approval of PO provide an emergency vehicular access that will allow a Improvement vehicle to traverse Parcel "A" of Tract No. 7137 into Tract Plans No. 6958. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. 31. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925 Dublin Ranch Phase I, except the poles Plans shall be metal pole with decorative base. A street lighting plan, which demonstrates compliance with this condition, shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 32. Retaining Walls. Fences, which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be, Improvement offset a minimum of I' to provide planting areas. Plans 33. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL designed in combination with an earth berm to create the Improvement appearance of a maximum 6' high wall as viewed from Plans Fallon Road if applicable. 34. Private Recreation Facility. If not previously dedicated PW As Specified in Standard and completed with the first building permit of the second the subdivision (A-2, A-3, A-4 or A-5) Applicant/Developer Development shall dedicate and complete the Private Recreation Facility Agreement within Parcel C-1 of Tract No. 7135 to the satisfaction of the Director of Public Works. 35. Private Recreation Facilily Parking. PL Submit prior to Standard Applicant/Developer shall provide a grading and Approval of improvement plans for the Private Recreation Facility and Improvement that includes the preliminary site grading and "site work" Plans/Approval ~f detailed and/or "infrastructure" improvements. The plan shall be Improvement required to be submitted with the improvement plans for Plans prior to the first subdivision (A-2, A-3, A-4, and A-5) and shall be construction of subject to review and approval by the Director of Public Private Works and Director of Community Development. The Recreation proposed parking for the Private Recreation Facility shall Facility not conflict with the proposed driveway entrances and shall provide for adequate circulation. All parking spaces shall be double-striped with 4-inch wide stripes set or i otherwise approved by the Director of Public Works and the Director of Community Development as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. 36. Pedestrian Pathway Facilities. Applicant/Developer PW Approval of Standard shall dedicate to the Community Homeowners Association Improvement and shall construct the pedestrian pathway facilities within Plans Parcel "B" of Tract No. 7137 including the minimum required lighting per City of Dublin Standards in bollard lighting style, as shown on the Vesting Tentative Map for Tract No. 7137 - Neighborhood A2, sheet 60 of the SDR submittal package and to the satisfaction of the Director of Public Works. Applicant/Developer shall grant an emergency vehicle access easement to the City of Dublin over the pedestrian pathway facilities to the satisfaction of the Director of Public Works. 37. [OffsiteISidewalk along Signal Itill Drive. PW Occupancy of PW Applicant/Developer shall design and construct a 6' wide Any Building sidewalk located 10' behind the back of curb along the westerly frontage of Signal Hill Drive from Fallon Road to the southerly boundary of this subdivision, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 38. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with alt current State ADA Improvements requirements and City of Dublin Standards. 39. Pedestrian Sidewalk. The pedestrian sidewalk within PW Completion of Standard Parcel "B" of Tract No. 7137 shall comply with all current Improvements City of Dublin Standards. 40. Open Space and Recreation Dedication and PL, PW Approval of PW Improvement. The Open Space and Recreation Parcels Final Map and "A", "B" and "C" of Tract No. 7137 shall be dedicated to Improvement the Community Homeowners Association. Bank Plans stabilization shall be required to be installed within the corridors if needed, as determined by the Director of Public Works. 41. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of PL adjacent to greenbelts and common open space areas, Building Permits including Signal Hill Drive and Castle Pines Terrace shall be a minimum of 10' unless an exception is approved by the Community Development Director. 42. Rear Yard Setbacks. Rear yard setbacks for homes PL Issuance of PL along the western boundary of the subdivision shall be Building Permits maximized to reduce visual impacts due to their close vicinity to the ridge and shall be subject to review and approval by the Community Development Director. 43. Storm Drainage Easement Dedication. PW Approval of PW Applicant/Developer shall dedicate a 10' wide storm Final Map drainage easement to the City of Dublin across Parcel of Tract No. 7137. The easement shall accommodate storm drainage improvements and potential overland release of storm runoff and shall be approved by the Director of Public Works 44. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study Prior to Issuance (originally prepared by MacKay & Somps, dated May ~f Finished 2000) if needed. Grading Permit / Approval Prior to Occupancy of Any Building 45. Storm Drain Improvements. All storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Phase l residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 46. [OffsitelStorm Drain Improvements. All oft'site storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7137 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 47. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of 9 Public Works. 48. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 49. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) 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 50. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building Permits set forth in the City of Dublin Resolution No. 32-96, including any subsequent resolution, which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.24 acres. 51. Golf Course Improvements. If Applicant/Developer PL, PW As specified in Parks and constructs the Golf Course (Parcel "G-3" of Tract No. the Comm. 7135), it shall be designed and constructed in accordance Development Services with the Golf Course standards as contained in the City of Agreement Dept. Dublin's Master Plan and the City of Dublin's Development Standards. The design of the Golf Course shall be approved by the City of Dublin Director of Community Development and Director of Public Works. 52. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community 10 Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 53. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated 10 foot landscape strip between the Building sJde*valk and the back of curb along the westerly frontage of Signal Hill Drive between the southerly boundary of Tract No. 7137 and Fallon Road, to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 54. i Landscaping and Street Trees. The PL, PW Completion of PW Applicant/Developer shall construct all landscaping within improvements the site, along the project frontage from the face of curb to the site right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall 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. 55. : Landscaping in Golf Course Open Spaces. The PW, PL Occupancy of PW landscape improvements for Golf Course open spaces Any Building shall be installed by Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels C-I, G-3, and G-4 of Tract No. 7135), or 11 otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. 56. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by approved prior to the Community Development Department. The Approval of Management Program for Open Space areas shall be in Final Map/ CC&R's addition to the Fire Buffer Zone and shall address noxious submitted prior weed control and fire control. Standards to ensure the to Recordation of healthy establishment and survival of all Open Space Final Map and plantings shall be designated in the Open Space approved prior to Management Program and shall be subject to review and Occupancy of approval by the City at Applicant/Developer's expense. Any Residential The program shall include provisions for mowing and Unit removal of cut plant materials, debris, and other miscellaneous trash items. The requirements of this program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. If the Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 57. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance responsibilities. This maintenance shall include weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Community and Neighborhood Homeowners Associations. 58. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, Completion of PW course landscaping is not installed at the time of F Improvements occupancy of any units in the subdivision, the Applicant /Developer shall construct landscaping for a temporary Fire Buffer Zone along the exterior boundary line of the 12 subdivision to prevent the spread of fires as specified in the Wildfire Management plan. 59. : Landscaping at Aisle Intersections. Landscaping at PL, PW Completion of Standard aisle intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 60. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of any PW which are greater than 10 feet vertically shall be no steeper Grading Permits than 3H:IV unless otherwise approved by the Director of Public Works, and graded slopes steeper than 3H:IV and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans approved for Tract No. 7137and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 61. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of graded slopes in open space areas shall be hydroseeded Improvements and treated with erosion control measures immediately upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 62. Graded Slopes/Erosion Control. All graded slopes PW On-going PW which are not to be developed, including the offsite graded slopes located to the west of"Tract 7137", shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. TRAFFIC AND CIRCULATION 63. [Offsite]Traffic Signals. If not constructed by prewous PW As specified in PW developer, Applicant/Developer is responsible for the the Development traffic signal design and installation of conduit for the Agreement or future signalization at the following intersections to the when deemed necessary by the satisfaction of the Director of Public Works: Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Antone Way and Fallon Road 13 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. ]'he cost of the conduit shall be the responsibility of Applicant/Developer, with no TIF credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 64. Signal Hill Drive and Sugar Hill Circle Intersection. PW Occupancy of PW Unless previously constructed, Applicant/Developer shall Any Building install STOP signs at south bound approach to the intersection of Signal Hill Drive and Sugar Hill Circle as recommended in the traffic study prepared by TJKM, dated May 22, 2000. 65. Sugar Hill Circle and Bent Tree Drive Intersection. PW Occupancy of PW Applicant/Developer shall install STOP signs at the Any Building northbound approach intersection of Sugar Hill Circle and Bent Tree Drive as recommended in the traffic study prepared by TJKM, dated May 22, 2000. 66. No Parking Areas along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall designate no parking areas Any Building along Signal Hill Drive within 50 feet of Fallon Road, as recommended in the traffic study prepared by TJKM, dated May 22, 2000, and as directed by the Director of Public Works. 67. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERVICES 68. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary 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 14 achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 69. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building Permits MM County Fire Services (ACFD) rules, regulations and Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 70. Fire Conditions. Developer shall comply with all F Issuance of Standard standard conditions of the Alameda County Fire Building Permits Department (ACFD), including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. i 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 Chiefi Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court, which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following rewew. 71. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 72. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Building Permits Services Department, to allow estimation of staffing requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE ? 73. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading Permits : exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be 15 maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 74. Salt Mitigation. Recycled water projects must meet any Zone 7, applicable salt mitigation requirements of Zone 7. PW 75. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard comply with all Alameda County Flood Control and PW Building Permits Water Conservation District-Zone 7 Flood Control requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 76. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 77. Responsibilities for Subdivider. Applicant/Developer DSR, Approval of Standard shall comply with all implementation "responsibilities for PW Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". 78. ' DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform to all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building Permits "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building Permits development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 16 c. Sewers shall be designed to operate by gravity flow to Approval of DSRSD's existing sanitary sewer system. Pumping of sewage Improvement is discouraged and may only be allowed under extreme Plans circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD :facts or commercial developments shall be designed to be Improvement looped or interconnected to avoid dead-end sections in Plans iccordance with requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD located in public streets rather than in off-street locations to the Improvement Plans fullest extent possible. If unavoidable, then public sewer or water easements must be 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 Issuance of DSRSD for water and sewer lines shall be submitted to and approved by Grading Permit or Site DSRSD. Development Permit g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD separate instrument irrevocably offered to DSRSD or by offer Final Map of dedication on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD Approval of DSRSD for easement locations, widths, and restrictions. Final Map i. All utility connection fees, plan-checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge Building Permits permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD the District Engineer. Each drawing of improvement plans Building Permits shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 17 k. No sewer line or water line construction shall be permitted Issuance of DSRSD unless the proper utility construction permit has been issued by Building Permits DSRSD. A construction permit will only be issued after all of and all DSRSD the DSRSD conditions herein have been satisfied, requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, 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. 79. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-I. All properties within this annexation are subject to DSRSD conditions, which restrict the availability of services. All parcels, which seek service from DRSRD within this area, are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 80. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, dune 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 81. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities 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. 82. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, dune 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to 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 18 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. OTItER CONDITIONS 83. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the i 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. 84. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of established for this development. The CC&Rs shall be Final Map and approved by the Director of Community Development to Approved Prior to Issuance of assure that: Any Building Permits a. A Homeowners Association is established for this development complete with Bylaws. b. There is adequate prowsion for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single- family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. 19 f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping along Parcel "A' of Tract No. 7137 at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. 85. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then all physical improvements within to issuance of each phase shall be required to be completed prior to building occupancy of units within that phase except for items permits/ specifically excluded in an approved Phased Occupancy Approved a minimum of 45 Plan, or minor hand work items, approved by the days prior to Department of Community Development. The Phased Occupancy of Occupancy Plan shall be approved by the Director of Affected Unit Community Development a minimum of 45 days prior to the request for occupancy of any un it covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 86. Acknowledgment. Applicant/Developer shall obtain a PL, Sale of any unit Standard written acknowledgment (secured from the individual ADM, B within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 87. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific 20 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. 88. Agricultural Operations. CC&R's for this subdivision shall include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to time, impact the residents of these subdivisions with both noise and odors. This statement should serve to notify potential home purchasers and residents that the agricultural uses may continue indefinitely. PASSED, APPROVED AND ADOPTED this 25th day of July 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson g:pa99-060\pcreso a2.doc 21 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 in order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: The developed shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel Map. 3. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. EXHIBIT -1- Rev: 7/18/00 g:forms\dev\devcoas c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance secudty may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 5. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- Rev: 7/1B/00 g:forms\dev~devcoas 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 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 less that 1 sq. mile 1 to 5 sq. miles over 5 sq. miles Design Storm 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 14. No buildings or other structures shall be constructed within a storm drain easement. 15. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. 17. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. 18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. 19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. 20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. 21. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain -3- Rev: 7/18/00 g:forms\dev\devcoas overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the iow spot and two additional inlets within 50 feet of the Iow area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 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 Fiood 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. -4- Rev; 7/18/00 g:forms\dev\devcoas 31. 32. 33. 34. 35. 36. 37. 38. 39. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. Install filter materials (e.g. gravel filters, filter fabdc, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur -5- Rev: 7/18/00 g:forms\dev\devcoas 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 EngineedCity 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. 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. -6- Rev; 7/18/00 g:fo rms\dev~devcoas 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City EngineedCity Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City EngineedCity Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 54. Vehicle/Eauipment 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 -7- Rev: 7/18/00 g:forTns\dev~evcoas from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm 'drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City EngineedCity Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SVVPPP 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 -8- Rev:. 7/18/00 g:fo rms~dev~devcoas requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66). The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across pdvate streets where they intersect public streets. Ne special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City EngineedCity Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 g:forms~dev~devcoas 76. 77. 78. 79. 80. 81. public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. All residential building pad elevations must be above the 100-year flood level. In the lO0-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level~ Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way, Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City EngineedCity Engineer. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City EngineedCity Engineer. -10- Rev: 7/18/00 g:forrns\dev~devcoas EROSION: 83. Pdor to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mytars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommend-ations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks.. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to -11 - Rev: 7/18/00 g:forrns\deCdevcoas approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer. FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectodzed 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 EngineedCity 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 EngineedCity Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys iar~d sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along alt 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. -12- Rev: 7/18/00 g:forrns\dev\devcoas FUTURECONFORMANCF: 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. 100. 101. 102. 103. 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. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City EngineedCity Engineer prior to the start of work. - 13- Rev:. 7/18/00 g:forms~ev~evcoas 104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City EngineedCity Engineer. 105. 106. 107. 108. 109. 110. 111. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it wilt be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replan[ing 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. -14- Rev: 7/18/00 g:forms\dev~devcoas 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 ACCESR: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The ApplicanfJDeveloper 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 ad.iacant 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 -15- Rev: 7/18/00 g:forrns~dev\devcoas 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. 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. -16- Rev: 7/18/00 g:fo rrns~dev\devcoas 130. An encroachment permit shall be secured from the Director of Public Works/City EngineedCity Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREET~: 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. -17- Rev: 7/18/00 g:forms\dev~devcoas STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name' signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City EngineedCity 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 EngineedCity Engineer. -18- Rev: 7/18/00 g:fo rrns~dev\devcoas 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. Alt material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7/18/00 g:forms\deCdevcoas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:Vo/~nsVJev~coal-97, doc - 20 - Rev: 7/18/00 g:forms\dev~evcoas CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staffprior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are ora sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and ~uarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the buildim, permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the CiW. g:forms/sdrcond RESOLUTION NO. O0 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH AREA A (Tract No. 7138 - Neighborhood A-3) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 15.0+ acre parcel and develop a residential subdivision with 84 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; 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 Vesting Tentative Map and Site Development Review, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. ATTACHMENT I 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/E1R. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7138, and Site Development Review for Neighborhood A-3 of Dublin Ranch Area A, PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/CityAttomey, [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 CONDITION TEXT RESPON; WHEN ~ SOURCE AGENCY PdlgQ'D i Prior to: I GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Area A Plans through (Tract No. 7135 ) PA-99-060. In the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Criteria. ApplicanffDeveloper PW Approval of Standard shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria (Attachment A). In the event of a Plans through conflict between the Public Works Criteria and these completion Conditions, these conditions shall prevail. CO~ITION TEXT RESPON~ WHEN SOURCE I AGENCy REQ 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7138 - Improvement Neighborhood A3 is conditioned upon the requirement that Plans through the development be consistent with thc approved Planned completion Development (PD), including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). 4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard action programs and mitigation measures of the Eastern Improvement Dublin General Plan Amendment/Specific Plan and Plans through companion Final Environmental Impact Report (EIR) that completion have not been made specific Conditions of Approval. 5. Fees. ApplicanUDeveloper shall pay all applicable fees in Various Various times, 31-33, 47, 266 effect at the time of building permit issuance, including, but but no later than MM Matrix not limited to, Planning fees, Building fees, Dublin San Issuance of Ramon Services District fees, Public Facilities fees, Dublin Building Permits Unified School District School Impact fees, Public Works Traffic 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 Prior to Issuance submit to the Director of Community Development and/or of Building Planning Commission for review and approval, Permits architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies (Alameda but no later than County Flood Control District Zone 7, California Issuance of Department of Fish and Game, Army Corps of Engineers, Building Permits State Water Quality Control Board, Etc...) and shall submit copies of the permits to the Department of Public Works. 8. Building Codes and Ordinances. All project construction B Through Standard shall conform to all building codes and ordinances in effect : Completion at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building Permits September 1997, the City of Dublin General Plan, and all applicable Specific Plans. 3 CONDITION TEXT RESPON~ ;WHEN SOURCE 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW Standard for review and approval, each set of plans shall have Building Permits. attached an annotated copy of these Conditions of Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 11. Infrastructure. The location and siting of project specific PL, PW Approval of 39, 40 wastewater, storm drain, recycled water, and potable water Improvement MM Matrix system infrastructure shall be consistent with the resource Plans management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, 105, comply with the City's solid waste management and 279 recycling requirements. MM Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is provided Any Building MM Matrix to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. ApplicanffDevelopershall provide PL, PW Approval of Final Standard documentation from utility providers that electric, gas, and Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM Matrix portion of it in a Landscape and Lighting Assessment District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Investigation. A water quality PL, PW Approval of Final ESDP EtR investigation shall be submitted with each development Map MM 3.5/51.0 application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall PL, PW Approval of Final ESDP EIR meet the water quality requirements of the City of Dublin's Map MM 3.5/54.0 NPDES permit and the Alameda County Urban Runoff & 55.0 Clean Water Program DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. PW Approval of Final Standard Applicant/Developer shall dedicate 8' wide Public Service Map Easements adjacent to the right of way on both sides of all streets except at those side-on conditions where a 5' PSE is shown on the Vesting Tentative Tract Map. 19. Public Service Easement Dedication. PW, DSR Approval of Final PW Applicant/Developer shall dedicate a Public Service Map Easement to the City of Dublin across Parcel "C" of Tract No. 7138. The easement shall accommodate water improvements and shall be approved by the Director of Public Works and Dublin San Ramon Services District. 20. Abandonment of Easements and Right of Ways. PW Approval of Final PW Applicant/Developer or current landowner shall obtain an Map abandonment from all applicable public agencies of existing easements and right of ways. 21. Overland Release. The Applicant/Developer shall dedicate and improve a Public Service Easement to the City of Dublin across Lot 28 of Tract 7138 for underground and surface storm drain facilities in accordance with sheet 9 of "Supplemental Information" contained in the SDR/VTM submittal package provided for this project and approved as a part of this application. Notification of this easement and its limitations shall be provided to the potential homeowner at the time of sale and noted on the deed and legal description for this property. The language for said easement shall be reviewed and approved by the Director of Public Works prior to the issuance of building permits for this lot. 22. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other street Improvement improvements in the curb return area shall be located Plans within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 23. Improvement and Dedication of Eaglebrook Circle. PW Recordation of PW Applicant/Developer shall dedicate to the City of Dublin Final Map and and improve the road labeled as Eaglebrook Circle (or Approval of alternatively approved street names) for public street Improvement Plans purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7138 - Neighborhood A3, dated December 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 24. Improvement and Dedication of Blairmore Place, PW Recordation of PW Locust Hill Court (cul-de-sac). Applicant/Developer Final Map and shall dedicate to the City of Dublin and improve the roads Approval of labeled as Blairmore Place, Locust Hill Court (or Improvement alternatively approved street names) for public street Plans purposes (44' wide straight right of way and 47' cul-de-sac bulb radii) and shall improve the streets to a width o£34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 7138 - Neighborhood A3, dated December 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 25. [Offsite]Improvement of Signal Hill Drive. If not PW Occupancy of PW previously constructed by another Developer, the any building or Applicant/Developer shall improve Signal Hill Drive and a when deemed necessary by the portion of Sugarhill Circle connecting to Bent Tree Drive Director of and Bent Tree Drive to Fallon Road to two lanes of Public Works pavement as specified on sheet 1 of the Master Vesting Tentative Tract Map 7135, and as specified by the Director of Public Works.s 26. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW Applicant/Developer shall improve Fallon Road and the Development construct four travel lanes (2 northbound and 2 Agreement or southbound) median landscaping and landscaping along when deemed necessary by the project frontage from intersection of Antone Way to the Director of north curb return of Golf Course Maintenance Drive in Public Works accordance with the precise plans approved on pages 26, 27 and 28 of the "Supplemental Information" of the SDR/VTM book prepared by MacKay and Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometrics of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as al located under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 7135. 27. [Offsite]Tract No. 7135 Improvements. PW Occupancy of Tentative Map Applicant/Developer shall complete all proposed any building for Tract 7138 improvements included with the Tract No. 7135 subdivision improvements with the last subdivision (A-2, A-3, A-4 or A-5) that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 7135 and shall be to the satisfaction of the Director of Public Works. 28. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Works Plans and only at major project entrances as specifically shown on the plans approved herein. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 29. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall be Improvement MM Matrix prepared to the satisfaction of the Director of Public Works. Plans Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 30. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925, Dublin Ranch Phase I, except the poles Plans shall be metal with a decorative base. A street lighting plan, which demonstrates compliance with this condition, shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 31. Retaining Walls. Fences, which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be, Improvement Plans offset a minimum of 1' to provide planting areas. 32. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL designed in combination with an earth berm to create the Improvement appearance of a maximum 6' high wall as viewed from Plans Fallon Road if applicable. 33. Private Recreation Facility. If not previously dedicated PW As Specified in Standard with the first building permit of the second subdivision (A- the Development 2, A-3, A-4 or A-5) Applicant/Developer shall dedicate to Agreement the Community Homeowners Association and shall 7 complete the Private Recreation Facility within Parcel C-1 of Tract No. 7135 to the satisfaction of the Director of Public Works. 34. Private Recreation Facility Parking. PL Submit prior to Standard Applicant/Developer shall provide a grading and Approval of improvement plans for the Private Recreation Facility that Improvement includes the preliminary site grading and "site work" Plans/Approval of detailed and/or "infrastructure" improvements. The plan shall be Improvement required to be submitted with the improvement plans for Plans prior to the first subdivision (A-2, A-3, A-4, and A-5) and shall be ~ construction of subject to review and approval by the Director of Public Private Works and Director of Community Development. The Recreation proposed parking for the Private Recreation Facility shall Facility not conflict with the proposed driveway entrances and shall provide for adequate circulation. All parking spaces shall be set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. 35. [Offsite]Sidewalk along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and construct a 6' wide Any Building sidewalk located 10' behind the back of curb along the westerly frontage of Signal Hill Drive between the southerly subdivision boundary of Tract No. 7137 and Sugar Hill Drive, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 36. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA improvements requirements and City of Dublin Standards. 37. Open Space and Improvements. The Open Space Parcels PL, PW Approval of Final PW A, B, and C of Tract No. 7138 shall be dedicated to the Map and Improvement Community Homeowners Association. Bank stabilization Plans shall be required to be installed within the corridors if needed, as determined by the Director of Public Works. 38. Public Access and Trailways Dedications for Parcel A. PW, F Approval of Final Applicant/Developer shall construct a public sidewalk from Map Eaglebrook Circle to Castle Pines Terrace, which is to be contained within public access Parcel C of Tract No. 7138 to the satisfaction of the Director of Public Works. Applicant/Developer shall construct the sidewalks required by the Dublin Ranch Area A SDR and VTM application within Parcel C with a concrete surface and as shown on sheet 60 of the SDR application prior to occupancy of the adjacent residential units (Lots 9-13). The sidewalk shall be designed to the satisfaction of the Director of Public Works and the Alameda County Fire Department including the requirement ofa 1 foot candle minimum illumination from the bollard lighting. Applicant/Developer shall install the landscape improvements for the public access/trailway CONDITION TEXT RESPON; WHeN :SOURCE parcels concurrently with the adjacent residential parcels. 39. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of Planned adjacent to greenbelts, parks, stream corridors and common Building Permits Development open space areas, shall be a minimum of l 0' unless an Standard exception is approved by the Community Development Director. 40. Rear Yard Setbacks. Rear yard setbacks for homes along PL Issuance of PL the western boundary of the subdivision shall be Building Permits maximized to reduce visual impacts due to their close vicinity to the ridge and shall be subject to review and approval by the Community Development Director. 41. Storm Drainage Easement Dedication. PW Approval of Final PW Applicant/Developer shall dedicate a storm drainage Map easement to the City of Dublin across Lot 28 of Tract No. 7138. The easement shall accommodate storm drainage improvements and potential overland release of storm runoff and shall be approved by the Director of Public Works 42. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study (originally Prior to Issuance prepared by MacKay & Somps, dated May 2000. of Finished Grading Permit / Approval Prior to Occupancy of Any Building 43. Storm Drain Improvements. All storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 44. [Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7138 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 45. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7138 improvement plans, shall he constructed and accepted for service as directed by the Director of Public Works. 46. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 47. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility trenches 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 CONDITION TEXT RESpON; WHeN SOURCE 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 48. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution, which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.40 acres. 49. Golf Course Improvements. If Applicant/Developer PL, PW As specified in Parks and constructs the Golf Course (Parcel "G-3" of Tract No. the Comm. Services 7135), it shall be designed and constructed in accordance Development Dept. with the Golf Course standards as contained in the City of Agreement Dublin's Master Plan and the City of Dublin's Development Standards. The design of the Golf Course shall be approved by the City of Dublin Director of Community Development and Director of Public Works. 50. Hold Harmless/Indemnification. Applicant/Developer, PL, PW AnyAction Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, 10 action, or proceeding and the City's full actions or proceedings LANDSCAPING 51. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated 10 foot landscape strip between the Building sidewalk and the back of curb along the westerly frontage of Signal Hill Drive between the southerly boundary of Tract No. 7138 and Fallon Road, to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 52. Landscape Strip along Eaglebrook Circle. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated landscape strip transitioning from a Building monolithic walk (10' max) between the sidewalk and the back of curb along the frontage of Eaglebrook Circle approaching Signal Hill Drive Intersection to the satisfaction of the Director of Public Works. Landscaping at the southeast end of Tract No. 7138 shall be maintained to such height and density so that it provides screening of the homes in the southwest portion of the development. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 53. Landscaping and Street Trees. The Applicant/Developer PL, PW Completion of PW shall construct landscaping if not previously constructed Improvements along Golf Course frontage from Eaglebrook Circle, to the landscaping installed along Bent Tree Drive with subdivision A-6 from the face of curb to 20 beyond the right-of-way, to include all street trees proposed within the public service easements according to the design and specifications of the SDR/VTM application as shown on sheets 57 of the A-3 application and sheets 14, 49 and 50 of the SDR application, and to the satisfaction of the Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be ~lanted 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 11 CONDITION TEXT RESPON~ WHEN SOURCE Development, The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. 54. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW improvements for open spaces and corridor parcels shall be Any Building installed by Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B and C of Tract No. 7138), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. 55. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by approved prior to the Community Development Department. The Approval of Management Program for Open Space areas shall be in Final Map/ addition to the Fire Buffer Zone and shall address noxious CC&R's weed control and fire control. Standards to ensure the submitted prior to Recordation of healthy establishment and survival of all Open Space Final Map and plantings shall be designated in the Open Space approved prior to Management Program and shall be subject to review and Occupancy of approval by the City at Applicant/Developer's expense. Any Residential The program shall include provisions for mowing and Unit removal of cut plant materials, debris, and other miscellaneous trash items. The requirements of this program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. |fthe Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 56. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW course landscaping is not installed at the time of occupancy Improvements of any units in the subdivision, the Applicant/Developer shall construct landscaping for a temporary Fire Buffer Zone along the exterior boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management plan. 57. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/PW Applicant/Developer shall maintain landscaping after City- Final Map/ approved installation until the appropriate homeowners CompIetion of 12 CONDITION TEXT RESPON~ WHEN SOURCE 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. 58. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 59. Perimeter Graded Slopes. Perimeter graded slopes which PW, PL Issuance of any PW are greater than I 0 feet vertically shall be no steeper than Grading 3H: 1V unless otherwise approved by the Director of Public Permits Works, and graded slopes steeper than 3H:IV and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans approved for Tract No. 7138 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 60. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM Matrix graded slopes in open space areas shall be hydroseeded and Improvements 3.7/3.0 treated with erosion control measures immediately upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 61. Graded Slopes/Erosion Control. All graded slopes which PW On-going PW are not to be developed, including the offsite graded slopes located to the west of"Tract 7138", shall be hydroseeded with native grasses immediately upon completion to ~revent soil erosion. TRAFFIC AND CIRCULATION 62. [OffsitelTraffic Signals. If not constructed by previous PW As specified in PW developer, Applicant/Developer is responsible for the the Development traffic signal design and installation of conduit for the Agreement or future signalization at the following intersections to the when deemed satisfaction of the Director of Public Works: necessary by the Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Antone Way and FaIIon Road 13 The signal improvements shall accommodate conversion to serve an ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no TIF credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 63. Eaglebrook Circle and Signal Hill Drive Intersection. PW Occupancy of PW Unless previously constructed, Applicant/Developer shall Any Building install all-way STOP signs at the intersection of Eaglebrook Circle and Signal Hill Drive as recommended in the traffic study prepared by TJKM, dated May 22, 2000, if the improvements have not already been installed with another phase of development within Tract No. 7138. 64. Locust Hill Circle and Eaglebrook Circle Intersection. PW Occupancy of PW Applicaat/Developer shall install STOP sign at the Any Building approach on Locust Hill Court at Eaglebrook Circle as defined by the Director of Public Works. 65. LAVTA. Applicant/Developer shall cooperate with the PW Approval of Final PW LAVTA to provide convenient access to public transit, to Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate bus Plans alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and instal ling the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERVICES 66. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 67. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building Permits MM Matrix County Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of all applicable fees, including a 14 ~i0i to City of Dublin Fire Impact Fees. 68. Fire Conditions. Developer shall complywith all standard F Issuance of Standard conditions of the Alameda Count~ Fire Department Building Permits (ACFD) including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court, which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following review. 69. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 70. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Building Permits Services Department, to allow estimation of staffing requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 71. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading Permits exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 72. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going applicable salt mitigation requirements of Zone 7. 73. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Water Building Permits Conservation District-Zone 7 Flood Control requirements 15 P~ibi to and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 74. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 75. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approvalof Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". 76. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building Permits "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building Permits development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM Matrix and may only be allowed under extreme circumstances following a Plans case by case review with DSRSD staff'. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. 16 CONDITION TEXT RESPON~ WHeN : SOURCE e. DSRSD policy requires public water and sewer lines to be located Approval of' DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be 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 Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading Permit DSRSD. or Site Development Permit g. All easement dedications for DSRSD facilities shall be by separate Approval of Final DSRSD instrument irrevocably offered to DSRSD or by offer of dedication Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of Final DSRSD easement locations, widths, and restrictions. Map i. All utility connection fees, plan-checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building Permits shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building Permits contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building Permits A construction permit will only be issued after all of the DSRSD and all DSRSD conditions herein have been satisfied, requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, 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. 77. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions, which restrict the availability of services. All parcels, which seek service from DRSRD within this area, are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 78. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD within the District Recycled Water Use Zone (Ordinance 17 CONDITION TEXT RESPON~ WHEN SOURCE 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, dune 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 79. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this project. Improvement Offsite recycled water main extensions to connect to Plans existing facilities 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. 80. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, dune 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to 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 81. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and/or Final Map a Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. 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 18 ~ CONDmON TEXT R~SPON, W~N SOURCE P~or ~i shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 82. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM Matrix established for this development. The CC&Rs shall be Final Map and approved by the Director of Community Development to Approved Prior assure that: to Issuance of Any Building Permits 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 areasi lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping around the recreation facility at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation facility and above each entrance/exit from the buildings. 83. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then all physical improvements within to issuance of each phase shall be required to be completed prior to . building permits/ occupancy of units within that phase except for items Approved a specifically excluded in an approved Phased Occupancy minimum of 45 Plan, or minor hand work items, approved by the days prior to Occupancy of Department of Community Development. The Phased Affected Unit Occupancy Plan shall be approved by the Director of Community Development a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, 19 CONDmON TEXT RESPON, W~N SOURCE AaEt c 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. 84. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, B Sale of any unit Standard written ackno~vlcdgment (secured from thc individual within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 85. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Final Standard local postal authorities to determine the type of mail units Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. 86. AgriculturalOperations. CC&R's for this subdivision shall include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to time, impact the residents of these subdivisions with both noise and odors. This statement should serve to notify potential home purchasers and residents that the agricultural uses may continue indefinitely. 20 PASSED, APPROVED AND ADOPTED this 25th day of July 2000 AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:pa99-060\pcreso a3.doc 21 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a quide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: If, during construction, archaeological materials are encountered, construction withi'n 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. EXHIBIT -1- Rev: 7118/00 g:fo rms\dev\devcoas An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Pamel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- ReV: 7/18/00 g:forms\dev\dev¢oas 10, Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. 12. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: 14. 15. Drainage area Design Storm less that 1 sq. mile 1 to 5 sq. miles over 5 sq. miles 15 year 25 year 100 year Alt streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. 17. 18. 19. 20. 21. 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. Ali 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 wdtten approval of the Director of Public Works/City EngineedCity Engineer. If allowed they must provide a storm drain -3- Rev: 7/18100 g:f~)rms~dev\devcoas overflow corridor to an approved drainage facilities. This corddor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional inlets within 50 feet of the Iow area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 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. 30. 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 SVVPPP 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 submi~ed with the grading plan. 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 Califomia State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. -4- Rev: 7/18/00 g:forms\dev~evcoas 31. 32. 33. 34. 35. 36. 37. 38. 39. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. Construction access routes shall be limited to those approved by the Director of Public Works/City EngineedCity Engineer and shall be shown on the approved grading plan. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatedng activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur -5- Rev: 7/18/00 g:forms\dev\devcoas between October 15 and Apdl 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 EngineedCity 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 debds 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. 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. -8- Rev: 7118/00 g:forms\dev\devcoas 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. Commemial 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/Eauipment 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 -7- Rev: 7/18/00 g:forrns\dev~devcoas from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm'drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. -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 POTVV for specific connection and discharge -8- Rev: 7/18/00 g:forms\dev~devcoas 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 Attomey. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum, width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City EngineedCity Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times dudng grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 g:forms\dev~evcoas public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. 75. In the lO0-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. 76. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 77. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 78. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City EngineedCity Engineer. 79. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 81. The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. -10- Rev: 7/18/00 g:forms\dev~devcoas EROSION: 83. Pdor to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: $4. 85. 87. 88. 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. 89. 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 EngineedCity Engineer prior to -11- Rev: 7/18/00 g:forrns\dev~devcoas approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centedine 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. 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. Ail 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 EngineedCity 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 EngineedCity Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -12- ReV: 7/18/00 g:forrns\dev~devcoas 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. 100. 101. 102. 103. 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. 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 shalJ be undergrounded. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satis~ final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. If grading is commenced pdor to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. -13- Rev: 7/18/00 g:forrns\dev~evcoas 104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. 105. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. EExamples 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. -14- Rev: 7/18/00 ¢:fo rms\dev\devcoas 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 certifi/that the finished graded building pads are within _+ 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCES-~: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIER: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. AII improvements within the public right-of-way, including curb, driveways, paving, and utilities, must be constructed prior to accordance with approved City Standards and/or Plans. gutter, sidewalks, occupancy and in 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected -15- Rev: 7/18/00 g:forcns~dev~devcoas 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. 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 cleady 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. -16- Rev: 7/18/00 g:forrns',dev\devcoas 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The' Developer's soils engineer shall determine a preliminary structural design .of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R- value of 5. -17- Rev: 7/18/00 g:forms\dev~devcoas STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximu'm voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name' signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. in addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City EngineedCity Engineer. -18- Rev: 7/18/00 g:fo rr~s~ev\devcoas 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 Pamel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7/18/00 g:forrn$\dev~ev¢oas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:~forrnsVJev[coa f -9 7. doc -20- Rev: 7/18/00 g:forms~dev\devcoas CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical Ixansformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. ko That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual cimumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee fi.om the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscapinfi is complete in accordance with approved plans and the conditions required by the City. g:forms/sdrcond RESOLUTION NO. 00 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH AREA A (Tract No. 7139 - Neighborhood A-4) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 14.8_+ acre parcel and develop a residential subdivision with 54 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a StaffReport was submitted recommending that the Planning Commission approve the Vesting Tentative Map and Site Development Review, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. CHMENT 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicanffdeveloper and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7139, and Site Development Review for Neighborhood A-4 of Dublin Ranch Area A, PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subiect to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance ofthe conditionsofapproval: [ADM] Administration/Cit,/ Attorney, lB1 Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda Count,/Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the Communit`/Development Department, [PO] Police, [PW] Public Works Department. VESTING TENTATIVE MAP CONDITION TEXT RESPON, WHeN SOURCE ; Pri0r t6: GENERAL CONDITIONS 1. Standard ConditionsofApprovai. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Area A Plans through (Tract No. 7135) PA-99-060. In the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Criteria. Applicant/Developer PW Approval of Standard shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria(Attachment A). lntheevent ora Plans through RESPON~ W~N I SOURCE CONDITION TEXT AGENc~x~ P~or t0: conflict between the Public Works Criteria and these completion Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7139 - Improvement Neighborhood A4 is conditioned upon the requirement Plans through that the development be consistent with the approved completion >lanned Development (PD), including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). 4. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of the Improvement Eastern Dublin General Plan Amendment/Specific Plan Plans through and companion Final Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. 5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33, 47, effect at the time of building permit issuance, including, but no later 266 but not limited to, Planning fees, Building fees, Dublin than Issuance MM of Building Matrix San Ramon Services District fees, Public Facilities fees, Permits Dublin Unified School District School Impact fees, Public Works Traffic 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 the Director of Community Development and/or Planning Commission for review and approval, architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies and shall but no later than Issuance subm it copies of the perm its to the Department of Public of Building Works. Permits 8. Building Codes and Ordinances. All project B ' Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building RESPON~ WHeN SOURCE co mo September 1997, the City of Dublin General Plan, and all Permits applicable Specific Plans. 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to ~ach set of plans. Applicant/Developerwill be responsible for obtaining the approvals of all participating non-City agencies. 11. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM ~otable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, 105,279 comply with the City's solid waste management and MM recycling requirements. Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building VIM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM portion of it in a Landscape and Lighting Assessment Matrix District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Investigation. A water quality PL, PW Approval of investigation shall be submitted with each development Final Map application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the 4 CONDITION TEXT RESPON~ WHeN SO.CE effects form discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall PL, PW Approval of' meet the water quality requirements of the City of Final Map Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program DEDICATIONS AND IMPROVEMENTS l 8. Public Service Easement Dedications. PW Approval of Standard Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the 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. 20. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of 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 Final Map and and improve the road labeled as Cog Hill Terrace (or Approval of Improvement alternatively approved street names) for public street Plans purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7139 - Neighborhood A4, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. Improvement and Dedication of Highland Meadow PW Recordation of PW Court. Applicant/Developer shall dedicate to the City of Final Map and Dublin and improve the roads labeled as Highland Approval of Improvement Meadow Court (or alternatively approved street names) Plans from Fallon Road to southern tract boundary for public street purposes (44' wide 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. CONDITION TEXT RESPON, WHeN SO'CE 23. [Offsite]lmprovement of Signal Hill Drive. If not PW Occupancy of PW previously constructed by another Developer, the any building or when deemed Applicant/Developer shall improve Signal Hill Drive and a portion of Sugarhill Circle connecting to Bent Tree necessary by the Director of Drive and Bent Tree Drive to Fallon Road to two lanes of Public Works pavement as specified on sheet I of the Master Vesting Tentative Tract Map 7135, and as specified by the )irector of Public Works. 24. Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW Applicant/Developer shall improve Fallon Road and the construct four travel lanes (2 northbound and 2 Development southbound) median landscaping and landscaping along Agreement or when deemed project frontage from intersection of Antone Way to the necessary by north curb return of Golf Course Maintenance Drive in the Director of accordance with the precise plans approved on pages 26, Public Works 27 and 28 of the "Supplemental Information" of the SDR/VTM book prepared by MacKay and Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct ~11 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 al located under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive T1F credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 7135. 25. [Offsite]Tract No. 7135 Improvements. PW Occupancy of PW Applicant/Developer shall complete all proposed any building improvements included with the Tract No. 7135 subdivision improvements with the last subdivision (A-2, A-3, A-4 or A-5) that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 7135 and shall be to the satisfaction of the Director of Public Works. 26. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Plans Works and only at major project entrances as specifically CONDITION TEXT RESPON~ WHEN SO'CE 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 PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 28. Temporary Emergency Access and Maintenance Easement. In the event the Golf Course path is not yet constructed, a 12' foot wide temporary emergency access and maintenance easement shall be granted adjacent to the boundary line of the project subdivision, on the adjacent property. Applicant/Developer shall be required to grade a vehicular access within the easement to the satisfaction of the Director of Public Works and the Alameda County Fire Department. The easement can be abandoned after the adjacent property has been developed and access is determined to be adequate by the Director of Public Works and the Alameda County Fire Department. 29. Decorative Streetlights. Decorative streetlights (except PW Approval of Standard with metal pole and decorative base) shall conform to Improvement those approved with improvement plans for Tract No. Plans 7139. A street lighting plan which demonstrates compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 30. Retaining Walls. Fences which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be Improvement offset a minimum of 1' to provide planting areas. Plans 31. Driveways along Signal Hill Drive. Applicant/Developer PW Approval of PW shall construct driveways with hammerhead turnarounds Improvement on lots 1,2 and 3 that access onto Signal Hill Drive to the Plans satisfaction of the Director of Public Works. Driveway designs that require backing out onto Signal Hill Drive shall not be permitted. 32. [Offisite1 Sidewalks along Signal Hill Drive. PL Occupancy of Applicant/Developer shall design and construct a 6' wide any building. sidewalk located I 0' behind the back of curb along the CONDITION TEXT RESPON~ WHEN SOURC ' ~GENCY ~Q!D easterly frontage of Signal Hill Drive between the southerly subdivision boundary of Tract No. 7139 and Fallon Road including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 33. Private Recreation Facility. If not previously dedicated PW As Specified in Standard and completed with the first building permit of the second i the subdivision (A-2, A-3, A-4 or A-5) Applicant/Developer Development shall dedicate and complete the Private Recreation Facility Agreement within Parcel C-1 of Tract No. 7135 to the satisfaction of the Director of Public Works. 34. Private Recreation Facility Parking. PL Submit prior to Standard Applicant/Developer shall provide a grading and Approval of ~mprovement plans for the Private Recreation Facility that Improvement Plans/ ~nc udes the pre iminary s~te grading and's te work" Approval of and/or "infrastructure" improvements. The plan shall be detailed required to be submitted with the improvement plans for Improvement the first subdivision (A-2, A-3, A-4 or A-5) and shall be Plans prior to subject to review and approval by the Director of Public construction of Works and Director of Community Development. The Private )roposed parking for the Private Recreation Facility shall Recreation not conflict with the proposed driveway entrances and Facility shall provide for adequate circulation. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "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 PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 36. Open Space and Recreation Dedication and PL, PW Approval of PW Improvement. The Open Space Parcels A, B, and C of Final Map and Tract No. 7139 shall be dedicated to the Community Improvement Homeowners Association. Bank stabilization shall be Plans required to be installed within the corridors 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 Final Map from Eaglebrook Circle to Castle Pines Terrace, which is to be contained within public access Parcel C of Tract No. 7138 to the satisfaction of the Director of Public Works. Applicant/Developer shall construct the sidewalks required by the Dublin Ranch Area A SDR and VTM application within Parcel C with a concrete surface and as shown on sheet 60 of the SDR application prior to occupancy of the adjacent residential units (Lots 9-13). The sidewalk shall be designed to the satisfaction of the Director of Public Works and the Alameda County Fire Department including the requirement of a I foot candle minimum illumination from the bollard lighting. CO~ION TEXT RESpONi SOURCE AGENCY ~iD 38. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of Planned adjacent to greenbelts, parks, stream corridors and Building Developme common open space areas, shall be a minimum of 10' Permits nt Standard unless an exception is approved by the Community Development Director. 39. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study Prior to Issuance of (originally prepared by MacKay & Somps, dated May Finished 2000) if needed. Grading Permit / Approval Prior to Occupancy of Any Building 40. Storm Drain Improvements. All storm drain PW Approval of PW ~mprovements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 41. lOffsitelStorm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on 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 PW Occupancy of PW sewer lines 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. 43. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master 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 affected units Utilities trenches (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 Pri6r ~6i Landscaping and Irrigation Plan. PUBLIC PARKS 45. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard ~ay a Public Facilities Fee in the amounts and at the times Building set Forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.26 acres. 46. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency oFthe City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 47. [Offsite}Landscape Strip along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated 10 foot landscape strip between the Building sidewalk and the back of curb along the easterly frontage of Signal Hill Drive between the easterly boundary of Tract No. 7139 and Fallon Road, to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 48. Landscaping and Street Trees. The PL, PW Completion of PW Improvements 10 Applicant/Developer shall construct landscaping if not ~reviously constructed along Golf 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 PW, PL Occupancy of PW improvements for open space corridor parcels shall be Any Building installed by Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B and C of Tract No. 7139), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. 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 include a Fire Buffer Zone along the easterly boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management Plan. 51. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by approved prior the Community Development Department. The to Approval of Management Program for Open Space areas shall be in Final Map/ CC&R's addition to the Fire Buffer Zone and shall address noxious submitted weed control and fire control. Standards to ensure the prior to healthy establishment and survival of all Open Space Recordation of plantings shall be designated in the Open Space Final Map and Management Program and shall be subject to review and approved prior approval by the City at ApplicanffDeveloper's expense, to Occupancy The program shall include provisions for mowing and of Any removal of cut plant materials, debris, and other Residential miscellaneous trash items. The requirements of this Unit program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and ll R~SpON~ WHEN SOURCE CONDITION TEXT AGENCTx~ approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homcowners 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 Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance 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 PL Recordation of PW Districts. ApplicantJDeveloper is responsible for lighting Final Map and landscape 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 PL, PW Completion o~' Standard aisle intersections shall be such that sight distance is not Improvements obstructed. 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 PW, PL Issuance of any PW which are greater than 10 feet vertically shall be no steeper Grading than 3H: 1V unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H: 1V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans for Tract No. 7139 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 56. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix and treated with erosion control measures immediately 3.7/3.0 12 CONDITION TEXT RESPON~ W~N SOURCE apon completion to 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, PW On-going PW which are not to be developed, including the oft'site 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. [OffsitelTrafflc Signals. If not constructed by previous PW As specified in PW developer, Applicant/Developer is responsible for the the traffic signal design and installation of conduit for the Development future signalization at the following intersections to the Agreement or when deemed satisfaction of the Director of Public Works: necessary by the Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Turnberry Drive and Fallon Road (modified) c. Antone Way and Fallon Road The signal improvements shall accommodate conversion to serve an ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no TIF credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. Signal Hill Drive and Cog Hill Terrace Intersection. PW Occupancy of PW Applicant/Developer shall install a STOP sign at the Any Building approachs on Cog Hill Terrace at Signal Hill Drive determined by the Director of Public Works. A stop sign shall be added at the Highland Meadows Court approach to Cog Hill Terrace. Cog Hill Terrace cannot intersect Signal Hill Drive more than once. A new street name is needed when a 90-degree turn is made. 13 LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans I bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERVICES 59. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 60. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 61. Fire Conditions. Developer shall comply with all F Issuance of Standard standard conditions of the Alameda County Fire Building Department (ACFD) including: Permits a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court which may have a minimum radius of 40 feet. 14 CONDITION TEXT RESPONi WHEN SO'CE 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 shah be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following review. 62. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 63. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Building Services Department, to allow estimation of staffing Permits requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 64. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 65. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going applicable salt mitigation requirements of Zone 7. 66. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 67. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 68. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and t,he "Water Efficient Landscape Ordinance # 18-92". 69. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of 15 CONDITION TEXT ~SPON~ WHeN ~URCE Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each development Building project's demand. Layout and sizing of mains shall be in Permits conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of existing sanitary sewer system. Pumping of sewage is discouraged Improvement and may only be allowed under extreme circumstances following a Plans case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential tracts Approval of DSRSD or commercial developments shall be designed to be looped or Improvement interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be established over the alignment of each public sewer or water line in an oft-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 Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading DSRSD. 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 Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map 16 I CONDITION TEXT RESPON~ ~N SOL~CE i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction 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 Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building A construction permit will only be issued after all of the DSRSD Permits and all conditions herein have been satisfied. DSRSD requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 70. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRSRD within this area are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 71. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 72. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities not yet activated shall be required. 17 CONDITION TEXT R~ SPON, WHEN SOURCE sOD,, 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. 73. DSRSD Potable Water Infrastructure. The DStL~D DSR Approval of Eastern Dublin Facilities Plan Update, dune 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to the Eastern Dublin area including Dublin Ranch, and potable water infrastructure has been sized reliant on this. The statement on Page 6 of the Vesting Tentative Map project description that states that recycled water "may" be available from the DSRSD wastewater plant shall be corrected accordingly to the satisfaction of the DSRSD. Additionally, the suggestion that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. OTHER CONDITIONS 74. Homeowners Association. ApplicanffDeveloper shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. 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. 75. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of established for this development. The CC&Rs shall be Final Map and approved by the Director of Community Development to Approved Prior to Issuance of assure that: Any Building Permits A Homeowners Association is established for this development complete with Bylaws. 18 CONDITION TEXT RESPON: WHEN SOURCE Prior t~ b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping around the recreation facility at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation facility and above each entrance/exit from the buildings. 76. Phased Occupancy Plan. If occupancy ~s requested to PL, B Submitted prior Standard occur in phases, then all physical improvements within to issuance of each phase shall be required to be completed prior to building occupancy of units within that phase except for items permits/ Approved a specifically excluded in an approved Phased Occupancy minimum of 45 Plan, or minor hand work items, approved by the days prior to Department of Community Development. The Phased Occupancy of Occupancy Plan shall be approved by the Director of Affected Unit Community Development a minimum of 45 days prior to the request for occupancy of any un it covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 77. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, B Sale of any unit Standard written acknowledgment (secured from the individual within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a 19 CO~ITION TEXT RESPON, WHEN SOURCE statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 78. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service 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. 79. Agricultural Operations. CC&R's for this subdivision shall include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to i 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. PASSED, APPROVED AND ADOPTED this 25th day of July 2000 AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:pa99-060\pcreso A4.doc 20 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a quide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: 1. If, during construction, archaeological materials are encountered, construction withi'n 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. EXHIBIT -1- Rev: 7118/00 g:forms\dev\devcoas An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance secudty may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- Rev: 7/18/00 g:forms\dev\devcoas 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. 12. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: 14. 15. Drainage area Design Storm less that 1 sq. mile 1 to 5 sq. milos over 5 sq. miles 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level, No buildings or other structures shall be constructed within a storm drain easement. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. 17. 18. 19. 20. 21. 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 -3~ Rev: 7/18/00 g:fo rms\dev~devcoas overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional inlets within 50 feet of the Iow area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 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 SVVPPP 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 submiAed 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. -4- Rev: 7/18/00 g:forms\dev\devcoas 31. 32. 33. 34. 35. 36. 37. 38. 39. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes .not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. Remove all debds from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: t) start of the rainy season (October 15) 2) site dewatedng activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur -5- Rev: 7/18/00 g:fo rms~dev~devcoas 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, did 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. 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. -6- Rev: 7/18/00 g:forms\dev\devcoas 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City EngineedCity Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debds 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 pdor to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City EngineedCity Engineer for review and approval pdor 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, approvai 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 -7- Rev: 7/18/00 g:forms\dev\devcoas from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be muted to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm 'drain inlets must be Labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. 59. .60. 61. 62. 63. 64. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 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. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved methods. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-inhibitive paint. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or 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. 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 POTVV for specific connection and discharge -8- Rev: 7/18/00 g:fo rms\dev~devcoas requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 g:forrns~dev\devcoas public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. 75. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. 76. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 77. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 78. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City EngineedCity Engineer. 79. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 81. The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of"entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City EngineedCity Engineer. -10- Rev: 7/18/00 g:forrns~dev~devcoas EROSION: 83. Pdor 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 qual~, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in wdting by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City EngineedCity Engineer. 85. Submit three (3) sets of approved blueprints and approved original mytars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommend-ations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City EngineedCity Engineer prior to -11 - Rev: 7/18/00 g:forrns~dev~devcoas approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer. FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City EngineedCity Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way, improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gut[er, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -12- Rev: 7/18/00 g:forrn$\dev~evcoa$ FUTURE CONFORMANCF: 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 shew compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101 Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. 102. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 103. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. -13- Rev:. 7/18/00 g:forrns\dev~devcoas 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 EngineedCity Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City EngineedCity Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. -14- Rev: 7/18100 g:fo rm$\dev~devcoas 113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the boffom 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 SECURITIE?,: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "C~ty of Dub in Improvement Plan Review Check List." 117. AI1 improvements within the public right-of-way, including curb, driveways, paving, and utilities, must be constructed prior to accordance with approved City Standards and/or Plans. gutter, sidewalks, occupancy and in 118. The Applicanf/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City EngineedCity Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City EngineedCity Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected -15- Rev: 7/18/00 g:forrns~dev\devcoa$ 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. 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. -16- Rev: 7/18/00 g:fo rrns~dev\devcoas 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans, 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136, The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils engineer shall determine a preliminary structural design .of the road bed. After rough grading has been completed, the developer shall have soil tests perl:ormed 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. -17- Rev: 7/18/00 g:forms~ev\devcoas STREET LIGHTS: 137, Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%, 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name' signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. in addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City Engineer. -18- Rev: 7/18/00 g:forms\dev\devcoas 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. Pdor to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final .Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7/18/00 g:forrns\dev\devcoas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:Vorrns~dev~oa '/-97. doc -20 - Rev: 7/1B/00 g:for'ms\dev~devcoas CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance ora building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and euarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during conslruction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscapine is complete in accordance with approved plans and the conditions required by the City. g:forms/sdrcond RESOLUTION NO. O0 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH AREA A (Tract No. 7140 - Neighborhood A-5) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 14.1_+ acre parcel and develop a residential subdivision with 62 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; 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 Vesting Tentative Map and Site Development Review, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: I. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. AT'J'^C. MENT 6 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7140, and Site Development Review for Neighborhood A-5 of Dublin Ranch Area A, PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subiect to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance oftheconditions of approval: [ADM] Administration/City Attorney, lB| Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, [F1 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 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ!D PriOr to: GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Area A Plans through (Tract No. 7135) PA 99-060. In the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Criteria. Applicant/Developer PW Approval of Standard shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria (Attachment A). In the event of a Plans through CONDITION TEXT RESPO~ J ~I4EN SO'CE conflict bet~veen the Public Works Criteria and these completion Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7140 - Improvement Neighborhood A5 is conditioned upon the requirement Plans through that the development be consistent with the approved completion Planned Development (PD), including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). 4. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of the Improvement Eastern Dublin General Plan Amendment/Specific Plan Plans through and companion Final Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. 5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33, 47, effect at the time of building permit issuance, including, but no later 266 but not limited to, Planning fees, Building fees, Dublin than Issuance MM San Ramon Services District fees, Public Facilities fees, of Building Matrix Dublin Unified School District School lmpact fees, Public Permits Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 6. Site Development Review. Applicant/Developer shall submit to the Director of Community Development and/or Planning Commission for review and approval, architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies and shall but no later submit copies of the permits to the Department of Public than Issuance of Building Works. Permits 8. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building CONDITION TEXT RESPON~ W~N SO.CE AGENCY September 1997, the City of Dublin General Plan, and all Permits applicable Specific Plans. 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. ApplicanffDeveloper will be responsible for obtaining the approvals of all participating non-City agencies. 1 I. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM potable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, comply with the City's solid waste management and 105, 279 MM recycling requirements. Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building MM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the properly or any Any Building MM portion of it in a Landscape and Lighting Assessment Matrix District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Investigation. A water quality PL, PW Approval of investigation shall be submitted with each development Final Map application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the CO~ITION TEXT RESPON, :W~N SOURCE effects form discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall PL, PW Approval of meet the water quality requirements of the City of Final Map Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. PW, DSR Approval of PW Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the right of way on both sides of ail 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. 20. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 21. Improvement and Dedication of Sugar Hill Circle, PW Recordation of PW Sable Oaks Way. Applicant/Developer shall dedicate Final Map and and improve to the City of Dublin and improve the roads Approval of labeled as Sugar Hill Circle and Sable Oaks Way, (or Improvement alternatively approved street names) for public street Plans purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7140 - Neighborhood A5, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. [Offsitel Improvement and Dedication of Extension of PW When deemed PW Signal Hill Drive for Two Access Points. Due to the necessary by number of units proposed for construction on this site, the there shall be a minimum of two access points to serve the Development subdivision. If not already accomplished by prior Agreement development, Applicant/Developer shall improve an extension of Signal Hill Drive from the northern boundary of Tract No. 7140 Neighborhood A-5 to Bent Tree Drive for public street purposes (46' wide right-of-way ) and shall improve the street to a width of 36' curb to curb to the satisfaction of the Director of Public Works. I CONDITION TEXT RESPON: ~EN SO'CE Pri~? t~i 23. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW Applicant/Developer shall improve Fallon Road and the construct four travel lanes (2 northbound and 2 Development southbound) median landscaping and landscaping along Agreement or when deemed project frontage from intersection of Antone Way to the necessary by north curb return of Golf Course Maintenance Drive in the Director of accordance with the precise plans approved on pages 26, Public Works 27 and 28 of the "Supplemental Information" of the SDR/VTM book prepared by MacKay and Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all T1F improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometrics of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 7135. 24. [Offsite]Tract No. 7135 Improvements. PW Occupancy of Tentative Applicant/Developer shall complete all proposed any building Map for improvements included with the Tract No. 7135 Tract 7140 subdivision improvements with the last subdivision (A-2, A-3, A-4 or A-5) that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 7135 and shall be to the satisfaction of the Director of Public Works. 25. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Plans Works and only at major project entrances as specifically shown on the plan approved herein. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 26. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM I CONDITION TEXT RESPON~ WHEN SOURCE P~ior t& be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving, 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. 27. Decorative Streetlights. Decorative streetlights (except PW Approval of Standard with metal pole and decorative base) shall conform to Improvement those approved with improvement plans for Tract No. Plans 7140. A street lighting plan, which demonstrates compliance with this condition, shalI be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 28. Retaining Walls. Fences, which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be, Improvement offset a minimum of 1' to provide planting areas. Plans 29. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 30. Public Access and Trailways Dedications for Parcel C. PW, F Approval of Applicant/Developer shall construct a public sidewalk Final Map from Sugar Hill Circle to Cog Hill Terrace, which is to be contained within public access Parcel C of Tract No. 7140 to the satisfaction of the Director of Public Works. Applicant/Developer shall construct the sidewalks required by the Dublin Ranch Area A SDR/VTM application within Parcel C with a concrete surface and as shown on sheet 60 of the SDR application prior to occupancy of the adjacent residential units (Lots 9-13). The sidewalk shall be designed to the satisfaction of the Director of Public Works and the Alameda County Fire Department including the requirement ora 1-foot candle minimum illumination from the bollard lighting. Applicant/Developer shall install the landscape improvements for the public access/trailway parcels concurrently with the adjacent residential parcels. 31. Driveways along Sugarhill Circle. Applicant/Developer PW Approval of PW shall construct driveways with hammerhead turnarounds Improvement on lots 29, 30, and 31 that access onto Sugarhill Circle to Plans the satisfaction of the Director of Public Works. Driveway designs that require backing out onto Sugarhill Circle shall not be permitted. 32. [Offisite] Sidewalks along Signal Hill Drive. PW Occupancy of Applicant/Developer shall design and construct a 6' wide any building sidewalk located 10' behind the back of curb along the easterly frontage of Signal Hill Drive between the CONDITION TEXT RESPON; W~N SOURCE AGENCy ~Q Pri6r t6 southerly subdivision boundary of Tract NO. 7139 and Fallon Road including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 33. Private Open Space Dedications. Applicant/Developer PW Approval of shall dedicate Parcels "A", "B', and "C" of Tract No. Final Map and 7140 - Neighborhood A-5 to the Homeowners Improvement Association for open space. Applicant/Developer shall Plans install the landscape improvements for the open space parcels concurrently with the adjacent residential parcels. 34. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of Planned adjacent to golf course greenbelts, parks, stream corridors Building Developme and common open space areas, including Signal Hill Permits nt Standard Road, shall be a minimum of 10' unless an exception is approved by the Community Development Director. 35. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study Prior to (originally prepared by MacKay & Somps, dated May Issuance of 2000.) Finished Grading Permit / Approval Prior to Occupancy of Any Building 36. Storm Drain Improvements. Alt storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 37. [Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7140 improvement plans, shall be constructed and accepted for service as directed by the Director of Pub lic Works. 38. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7140 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 39. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 40. Joint Utility Trenches/UndergronndingFUtility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (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 CONDI~ON TEXT RESPON; W~N SO'CE I AGENCY thereto shall be underground and located behind the proposed sidewaIk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. PUBLIC PARKS 41. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution, which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.30 acres. 42. Hold Harmless/Indemnificatlon. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 43. Landscape Strip along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated 10 foot landscape strip between the Building sidewalk and the back of curb along the easterly frontage of Signal Hill Drive between the' easterly boundary of Tract No. 7140 and Fallon Road, to the satisfaction of the I CONDITION TEXT RESPON: WHEN SOURCE AO N V Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 44. Landscaping and Street Trees. The PL, PW Completion of PW Applicant/Developer shall construct landscaping if not Improvements previously constructed along Golf Course kontage along Sugar Hill Drive from the face of curb to 20 south of the site right-off-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 g, 14 and 49 and to the satisfaction of the Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street kontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Community Development. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. 45. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of' PW improvements for open space corridor parcels shall be Any Building installed by Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B and C of Tract No. 7140), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. g6. Landscape Fire Buffer Zone. The landscape plans shall include a Fire Buffer Zone along the easterly boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management Plan. 47. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by approved prior the Community Development Department. The to Approval o£ Management Program for Open Space areas shall be in Final Map/ addition to the Fire Buffer Zone and shall address noxious CC&R's submitted weed control and fire control. Standards to ensure the >rior to healthy establishment and survival of all Open Space Recordation of plantings shall be designated in the Open Space Final Map and Management Program and shall be subject to review and approved prior approval by the City at Applicant/Developer's expense, to Occupancy The program shall include provisions for mowing and of Any removal of cut plant materials, debris, and other Residential 10 CONDITION TEXT RESPON~ WHEN SOURCE AGENCy REQiDr~ f., Prior to: miscellaneous trash items. The requirements of this Unit program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. If the Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 48. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance responsibilities. This maintenance shall include weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Community and Neighborhood Homeowners Associations. 49. Lighting and Landscape Maintenance Assessment PL Recordation of PW Districts. Applicant/Developer is responsible for lighting Final Map and landscape maintenance through Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. 50. Landscaping at Aisle Intersections. Landscaping at PL, ?W Completion of Standard aisle intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 5 l. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of any PW which are greater than 10 feet vertically shall be no steeper Grading than 3H:lV unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H:IV and greater than 30 feet Vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans for Tract No. 7140 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 1l CONDITION TEXT RESPON. ~EN SOURCE ~GENCY REQ D ~6r t~i 52. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix and treated with erosion control measures immediately 3.7/3.0 upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 53. Graded Slopes/Erosion Control. All graded slopes PW On-going PW which are not to be developed, including the offsite graded slopes located to the north, east and southeast of "Tract 7140", shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. TRAFFIC AND CIRCULATION 54. [Offsite]Traffic Signals. If not constructed by previous PW As specified in PW developer, Applicant/Developer is responsible for the the traffic signal design and installation of conduit for the Development future signalization at the following intersections to the Agreement or satisfaction of the Director of Public Works: when deemed necessary by the Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Antone Way and Fallon Road The signal improvements shall accommodate conversion to serve an ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no TIF credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 55. Bent Tree Drive, Sugar Hill Drive, and Signal Hill PW Occupancy of PW Road Intersection. Unless previously constructed, Any Building Applicant/Developer shall install all-way STOP signs at the intersections of Bent Tree Drive, Sugar Hill Circle and Signal Hill Road as recommended in the traffic study prepared by TJKM, dated May 22, 2000, if the improvements have not already been installed with another phase of development within Tract No. 7135. 56. Sable Oaks Way, Sugar Hill Road and Sugar Hill PW Occupancy of PW Circle. Applicant/Developer shall install STOP signs at Any Building the approaches on Sable Oaks Way at Signal Hill Road and Signal Hill Circle as directed by the Director of Public Works. 12 ~ CONDITION TEXT R~SPON~ WHEN SOURCE 57. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERVICES 58. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 59. ACFD Rules, Regulations and Standards. F Issuance of 74 ApplicanffDeveloper shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 60. Fire Conditions. Developer shall comply with all F Issuance of Standard standard conditions of the Alameda County Fire Building Department (ACFD) including: Permits a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court, which may have a minimum radius of 40 feet. 13 cONDITION TEXT ~SPON~ WHEN SO--CE AGeNcy -, Pfi6r t~i e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following review. 61. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 62. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Building Services Department, to allow estimation of staffing Permits requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 63. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 64. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going applicable salt mitigation requirements of Zone 7. 65. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 66. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 67. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance #18-92". 68. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of 14 I CONDITION TEXT RESPON. WHEN SOURCE Pri0~ ~0: Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be sub.~ect to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each development Building project's demand. Layout and sizing of mains shall be in Permits conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flo~v to DSRSD's Approval of existing sanitary sewer system. Pumping of sewage is discouraged Improvement and may only be allowed under extreme circumstances following a Plans case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential tracts Approval of DSRSD or commercial developments shall be designed to be looped or Improvement interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be 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 Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading DSRSD. Permit or Site Development Permit g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD ~nstrument irrevocably offered to DSRSD or by offer of dedication Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map 15 CONDITION TEXT AGENCY RESPON; ~QiD WHEN SOURCE Pri6r t6i i. All utility connection fees, plan-checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Priorto 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 Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building A construction permit will only be issued after all of the DSRSD Permits and all conditions herein have been satisfied. DSRSD requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 69. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions, which restrict the availability of services. All parcels, which seek service from DRSRD within this area, are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 70. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSR,~D Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 71. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities not yet activated shall be required. 16 CONDITION TEXT RESPON, W~N SOURCE p~i6r ~0: Recycled water irrigation service taps and lines for this development shall be required to connect to onsite and offsite recycled water mains and extended to the property line, to allow for conversion to the recycled water system when available. Improvement plans shall include all required recycled water improvements. 72. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of Eastern Dublin Facilities Plan Update, June 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to 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. OI'HER CONDITIONS 73. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 74. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of established for this development. The CC&Rs shall be Final Map and approved by the Director of Corem unity Development to Approved Prior assure that: to Issuance of Any Building Permits A Homeowners Association is established for this development complete with Bylaws. 17 CONDITION TEXT RESPON. WHEN SOURCE A NC¥ b. There is adequate provision for at least the maintenance, in good repair, of all i commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping around the recreation facility at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation facility and above each entrance/exit from the buildings. 75. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then ali physical improvements within to issuance of each phase shall be required to be completed prior to building occupancy of units within that phase except for items permits/ specifically excluded in an approved Phased Occupancy Approved a minimum of 45 Plan, or minor hand work items, approved by the days prior to Department of Community Development. The Phased Occupancy of Occupancy Plan shall be approved by the Director of Affected Unit Community Development a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting ora bond for the value of the deferred landscaping and associated improvements. 76. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, B Sale of any unit Standard written acknowledgment (secured from the individual within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a 18 CONDITION TEXT RESPON~ WHEN SO'CE statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occnpancy of any future units and/or future phases. 77. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. 78. Agricultural Operations. CC&R's for this subdivision shall include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to time, impact the residents of these subdivisions with both noise and odors. This statement should serve to notify potential home purchasers and residents that the agricultural uses may continue indefinitely. PASSED, APPROVED AND ADOPTED this day of AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:pa99-060\pcreso A5.doc 19 RESOLUTION NO. 00 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP FOR DUBLIN RANCH AREA A (Tract No. 7141 - Neighborhood A-6) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 18.8-+ acre parcel and develop a residential subdivision with 97 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 Pro~ram 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, the Planning Commission did hold a public hearing on said application on; 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 Vesting Tentative Map, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. , MENT '"7 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7141, for PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be 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 GENERAL CONDITIONS 1. Standard Conditions of Approval. ApplicanffDeveloper PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Phase 1 Plans through (Tract No. 7135) PA-99-060 in the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Conditions. PW Approval of Standard Applicant/Developer shall comply with all applicable City Improvement Plans through of Dublin Standard Public Works Conditions (Attachment completion A). In the event ora conflict between the Public Works Criteria and these Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7141 - Improvement Plans through Neighborhood A-6 is conditioned upon the requirement completion that the development be consistent with the approved Planned Development 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 2 development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(^)(~). 4. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of the Improvement Eastern Dublin General Plan Amendment/Specific Plan Plans through and companion Final Environmental Impact Report (EIR) completion ' that have not been made specific Conditions of Approval. 5. Site Development Review. Applicant/Developer shall PL Issuance of Standard ;ubmit to the Director of Community Development and/or Building Planning Commission for review and approval, Permits architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 6. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33, 47, effect at the time of building permit issuance, including, but no later 266 but not limited to, Planning fees, Building fees, Dublin than Issuance MM of Building Matrix San Ramon Services District fees, Public Facilities fees, Permits Dublin Unified School District School Impact fees, Public Works Traffic 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. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies and shall but no later submit copies of the permits to the Department of Public than Issuance of Building Works. Permits 8. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building Permits September 1997, the City of Dublin General Plan, and all applicable Specific Plans. 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard Permits. attached an annotated copy of these Conditions of Approval and the Standard Public Works Conditions. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 11. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM ~otable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, 105,279 comply with the City's solid waste management and MM recycling requirements. Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building MM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM )ortion of it in a Landscape and Lighting Assessment Matrix District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Investigation. A water quality PL, PW Approval of investigation shall be submitted with each development Final Map application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall PL, PW Approval of meet the water quality requirements of the City of Final Map Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. ?W Approval of Standard Applicant/Deve oper shall ded cate 8 wide Public Service Final Map Easements adjacent to the 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. Applicant/Developer shall submit to the Director of Community Development and/or Planning Commission for review and approval, architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with 4 the City of Dublin Zoning Ordinance. 19. Abandonment of Easements and Right of Ways. PW Approval of PW Final Map Applicant/Developer or current landowner shall obtain an abandonment from all applicable public agencies of existing easements and right of ways. 20. Location of Improvements/Configuration of Right of PW Approval of PW Improvement Way. All public sidewalks, handicap ramps, or other Plans street improvements in the curb return area shall be located within the 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. 2 I. Improvement and Dedication of Cherry Hills Drive, PW Recordation of PW Poppy Hills Lane, Royal Pines Way, Twin Eagles Final Map and Lane. Applicant/Developer shall dedicate to the City of Approval of Improvement Dublin and improve the roads labeled as Cherry Hills Plans Drive, Poppy Hills Lane, Royal Pines Way, and Twin Eagles Lane (or alternatively approved street names) for )ublic street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7141 - Neighborhood A6, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. Improvement and Dedication of Cherry Hills Court, PW Recordation of PW Royal Pines Court, Poppy Hills Court. Final Map and Applicant/Developer shall dedicate to the City of Dublin Approval of Improvement and improve the roads labeled as Cherry Hills Court, Plans Royal Pines Court, and Poppy Hills Court (or alternatively approved street names) for public street purposes (44' wide 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. 7141 - Neighborhood A6, dated December, 1999. A 5' wide sidewalk shall be constructed on both sides of the streets. 23. Improvement and Dedication of Bent Tree Drive. PW Recordation of PW Applicant/Developer shall dedicate to the City of Dublin Final Map and and improve the roads labeled as Bent Tree Drive (or Approval of Improvement alternatively approved street name) for public street Plans purposes (72' wide right of way) and shall improve the street to a width of 40' curb to curb, as shown on sheet 1 of the Vesting Tentative Map for Tract No.713 $ dated December, 1999 and revised June 2000. A 10' wide landscaped parkway shall be constructed as shown on the Vesting Tentative map and 6' wide sidewalks shall be constructed on both sides of the street. All access rights along Bent Tree Drive shall be abandoned and the relinquishment of access rights shall be shown on the Final Map. Street improvements shall be terminated at the northern most curb returns of the intersection of Fallon Road and Bent Tree Drive, until such time as the future alignment of the southern extension of Sugar Hill Road and Signal Hill Drive has been determined and constructed. At the northern terminus of Bent Tree Drive (at the north side of the intersection of Cherry Hills Drive and Bent Tree Drive), Applicant/Developer shall install a temporary barricade to prevent vehicles from leaving the paved portion of the right of way. Applicant/Developer shall also install a catch basins at the northern terminus of Bent Tree Drive at the and storm drain sub-outs for future extension of the road. 24. Offsite] Improvement and Dedication of EVAE F, PW Recordation of PW Extension of Cherry Hills Court for Two Access Final Map and Points. Due to the number of units proposed for Approval of construction on this site, there shall be a minimum of two Improvement Plans access points to serve the subdivision. If not already accomplished by prior development, Applicant/Developer ;hall dedicate a 20' wide Emergency Vehicle Access Easement to the City of Dublin as an extension of Cherry Hills Court to Fallon Road for emerency vehicle access >urposes (46' wide right of way) and shall improve the EVAE to a pavement width of 20' to the satisfaction of the Director of Public Works and Alameda County Fire Department. A 25' wide gate shall be constructed on both sides of the EVAE. The EVAE pavement shall be removed when the remaining extension of Bent Tree Drive, Sugar Hill Drive and Signal Hill Drive and constructed. 25. Offsite]Phasing of Tract No. 7135 Improvements. PW Occupancy of PW Applicant/Developer can phase completion of proposed any building ~mprovements included with the Tract No. 7135 ;ubdivision improvements provided the phasing has been reviewed and approved by the Director of Public Works, except those listed in these conditions of approval. Any and all outstanding improvements not constructed shall be conditioned to be completed on later subdivisions with within the Dublin Ranch Area A Master Tentative Map to the satisfaction of the Director of Public Works. 26. Decorative Paving. Applicant/Developer shall not PW Approval of ?W Improvement construct decorative pavement within City right-of-way Plans unless otherwise approved by the Director of Public Works and only at major 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 pawng Is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be ~laced under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 28. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925 except the poles shall be metal with a Plans decorative base. A street lighting plan, which demonstrates compliance with this condition, shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 29. Retaining Walls. Fences which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be Improvement Plans offset a minimum of 1' to provide planting areas. 30. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL designed in combination with an earth berm to create the Improvement appearance of a maximum 6' high wall as viewed from >lans Fallon Road and maintained by the Homeowners Association. 31. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Noise barriers and mitigation measures reference in previous Improvement study dated Plans/Issuance October documentation shall be incorporated into the development of Building 14, 1998 plans. Berm/soundwall combinations shall be used for Permits required sound barriers along Fallon Road to reduce the apparent height of the walls. 32. OffsitelSidewalks and Landscaping along Fallon PW Occupancy of PW Road. Applicant/Developer shall design and construct Any Building street landscaping and a 6' wide sidewalk located 5' behind the back of curb along the easterly frontage of Fallon Road between Anton Way and Bent Tree Drive of Tract No. 7135. Along the westerly frontage of Bent Tree Drive between Fallon Road and the northerly extension of Bent Tree Drive a 6' sidewalk and a 10' landscaped parkway shall be designed and constructed in accordance with sheets 39, 48 and 49 of the SDR application packet, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. Developer /Applicant shall also construct any median landscaping as shown in approved plans in this same area. 33. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 34. Open Space Dedication and Improvement. The Open PL, PW Approval of PW Space Parcels "A", "B", "C of Tract No. 7141 shall be Final Map and Improvement dedicated to the Community Homeowners Association Plans and developed in accordance with the SDR application packet, sheet 61. Bank stabilization shall be required to be installed within the corridors if needed, as determined by the Director of Public Works. 35. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of PL adjacent to greenbelts, parks, stream corridors and Building Permits common open space areas, shall be a minimum of 10' unless an exception is approved by the Community Development Director. 36. Storm Drainage Easement Dedication. ?W Approval of PW Applicant/Developer shall dedicate a storm drainage Final Map easement to the City of Dublin across open space Parcel "B" of Tract No. 7141 at the southern end of Royal Pines Court and Cherry Hills Court. The easement shall , accommodate potential overland release of storm runoff from of Royal Pines Court and Cherry Hills Court and shall be approved by the Director of Public Works. 37. Updated Master Drainage Study. Applicant/Developer PW Submitted PW ~rior to shall prepare an updated Master Drainage Study Issuance of (originally prepared by MacKay & Somps, dated May Finished 2000). Grading Permit / Approval Prior to Occupancy of Any Building 38. Storm Drain Improvements. All storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 39. OffsitelStorm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 40. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 41. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 42. Joint Utility TrenchesFUndergroundingfUtility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) in ~ccordance 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 8 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 43. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at thc times Building set forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.47 acres. 44. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 45. Landscaping and Street Trees. Thc PL, PW Completion of PW Applicant/Developer shall construct all landscaping within Improvements the site, along the project frontage from the face of curb to the street right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties 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 Public Works. Thc 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. 46. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW improvements for corridor parcels shall be installed by Any Building Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B, and C of Tract No. 7141), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. 47. Open Space Management Program. An Open Space PL, }'W Program Standard Management Program shall be submitted for approval by approved prior to Approval of the Community Development Department. The Final Map/ Management Program for Open Space areas shall be in CC&R's tddition to the Fire Buffer Zone and shall address noxious submitted weed control and fire control. Standards to ensure the prior to healthy establishment and survival of all Open Space Recordation of )lantings shall be designated in the Open Space Final Map and Management Program and shall be subject to review and approved prior approval by the City at Applicant/Developer's expense, to Occupancy The program shall include provisions for mowing and of Any removal of cut plant materials, debris, and other Residential miscellaneous trash items. The requirements of this Unit program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. If the Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 48. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW course landscaping is not installed at the time of Improvements occupancy of any units in the subdivision, the Applicant /Developer shall construct landscaping for a temporary Fire Buffer Zone along the northerly boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management plan. 49. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Final Map/ PW Applicant/Developer shall maintain landscaping after Completion of City-approved installation until the appropriate Improvements homeowners association is established and assumes the maintenance responsibilities. This maintenance shall include weeding and the application of pre-emergent 10 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. 50. Lighting Maintenance Assessment District. PL Recordation of PW Applicant/Developer is responsible for preparing the Final Map necessary maps and reports for the tract to be annexed into the existing Dublin Ranch street lighting maintenance District or any other method of maintaining street lighting as part of this project to the satisfaction of the Director of Public Works. 5 I. Landscaping at Aisle Intersections. Landscaping at all PL, PW Completion of Standard intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall notbe higher than 30 inches above the curb in these areas. GRADING 52. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of any PW which are greater than 10 feet vertically shall be no steeper Grading than 3H: IV unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H: 1V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the Tract No. 7141 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 53. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix 3.7/3.0 and treated with erosion control measures immediately upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 54. Graded Slopes/Erosion Control. All graded slopes PW On-going PW which are not to be developed, including the offsite graded slopes located to the north and southwest of "Tract 7141", shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. 55. Grading/Slope Easements. Applicant/Developer shall PW Issuanceofany PW secure the necessary grading/slope easements prior to ; Grading commencement of offsite grading to the south of this Permits subdivision. TRAFFIC AND CIRCULATION 11 56. [OffsitelTraffic Signals. lfnot constructed by previous PW As specified in PW developer, Applicant/Developer is responsible for the the traffic signal design and installation of conduit for the Development Agreement or future signalization at the following intersections to the when deemed satisfaction of the Director of Public Works: necessary by the Director of Public Works a. Bent Tree Drive and Fallon Road. b. Gleason Road and Fallon Road c. Antone Way and Fallon Road The signal improvements shall accommodate conversion to serve a ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no T1F credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interum improvements as determined by the Director of public works. In the event that a ~mprovement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 57. Stop Sign at Royal Pines Way and Twin Eagle Lane. PW Occupancy of PW Unless previously constructed, Applicant/Developer shall Any Building install two-way STOP signs at the intersection of Royal Pines Way and Twin Eagles Lane. Royal Pines Way and Royal Pines Court approaches shall stop. 58. Twin Eagle Lane and Cherry Hills Drive with Bent PW Occupancy of PW Tree Drive. Applicant/Developer shall install a STOP Any Building sign at the approaches on Twin Eagle Lane and Cherry Hills Drive to Bent Tree Drive. Applicant/Developer shall install STOP signs at the approaches on Poppy Hills Lane and Twin Eagle Lane at the intersection of Cherry Hills Drive. 59. No Parking Areas along Bent Tree Drive. PW Occupancy of PW Applicant/Developer shall designate no parking along Any Building Bent Tree Drive, unless otherwise directed by the Director of Public Works. 60. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement Plans LAVTA with other public transit systems, and to locate bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERV1CES 12 61. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement )lans development in excess of 25 lots, Applicant/Developer shall provide secondary 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 Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 63. Fire Conditions. Developer shall comply with all F Issuance of Standard standard conditions of the Alameda County Fire Building Permits Department (ACFD) including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. c. Within the "Open Space areas the abatemen of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, w~th a 3 roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following review. 64. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 65. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Building Services Department, to allow estimation of staffing Permits requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WAIER CONSERVATION DISTRICT, ZONE 7 13 66. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 67. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going applicable salt mitigation requirements of Zone 7. 68. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 69. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 70. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance #18-92". 71. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. 14 b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be 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 Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading Permit or Site DSRSD. 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 Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map i. All utility connection fees, plan checking fees, inspection fees, issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 15 k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building A construction permit will only be issued after all of the DSRSD Permits and all DSRSD conditions herein have been satisfied. requirements 1. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, 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 DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRSRD within this area are also subject to the conditions of the Areawide Facility Agreement with Lin et al, ~vhich regulates the manner and timing of services by the District. 73. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Ul~date, 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 DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities 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 DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, June 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to 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 16 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 PW, PL Approval of Standard establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. 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 Submitted Prior 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM established for this development. The CC&Rs shall be Final Map and Matrix approved by the Director of Community Development to Approved Prior to Issuance of assure that: Any Building Permits a. A Homeowners Association is established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, ~n good repmr, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. , c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. 78. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then all physical improvements within to issuance of each phase shall be required to be completed prior to building occupancy of units within that phase except for items permits/ 17 specifically excluded in an approved Phased Occupancy Approved a Plan, or minor hand work items, approved by the minimum of 45 Department of Community Development. The Phased days prior to Occupancy Plan shall be approved by the Director of Occupancy of Affected Unit Community Development a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services ind amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 79. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, B Sale of any unit Standard written acknowledgment (secured from the individual within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 80. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service 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 include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to time, impact the residents of these subdivisions with both noise and odors. This statement should serve to notify 18 potential home purchasers and residents that the agricultural uses may continue indefinitely. PASSED, APPROVED AND ADOPTED this 25th day of July, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:pa99-060\PCRESO A6.doc 19 CITY OF DUBLIN 100 civic Plaza Dublin CA 94568 (925) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a ,quide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: If, during construction, amhaeological materials are encountered, construction withi'n 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) Ail required landscaping shall be installed. EXHIBiT/ - -1- Rev: 7/18/00 g:forms\dev~devcoas An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- Rev: 7/I8/00 g:forms\dev\dev¢oas 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. 12. Storm drainage detention facilities shall be designed to contain the 100- year storm Occurrence including 1 foot of freeboard. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: 14. 15. Drainage area Design Storm less that 1 sq. mile 1 to 5 sq. miles over 5 sq. miles 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. 17. 18. 19. 20. 21. 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 -3- Rev: 7/18/00 g:forms\dev~devcoas overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional inlets within 50 feet of the Iow area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 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 (NOl) 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. -4- Rev: 7/18/00 g:fc~rm$\dev~devcoas 31. 32. 33. 34. 35. 36. 37. 38. 39. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. Construction access routes shall be limited to those approved by the Director of Public Works/City EngineedCity Engineer and shall be shown on the approved grading plan. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatefing activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur Rev: 7/18/00 g:forms~dev~dev¢oa$ between October 15 and Apdl 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. 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. -6- Rev: 7/18/00 g:fo rms~dev\devcoas 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/Eouipment 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 -7- Rev: 7/18/00 g:forms\dev~devcoas from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm 'drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City EngineedCity Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City 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 SVVPPP 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 -8- Rev: 7/18/00 g:fo rms\dev~devcoas requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. 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 pdnts must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 g:forms\dev~devcoas public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. 75. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. 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. -10- Rev: 7/18/00 g:forrns\dev~devcoas EROSION: 83. Prior to any grading of the site and filing of the Final Map or Pamel 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 EngineedCity Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: 84. 85. 86. 87. 88. 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 EngineedCity Engineer. 89. 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-afions contained in the soils report shall be submitted to the Public Works Depadment. 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 -11 - Rev: 7/18/00 g:forrns~dev~evcoas approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the extedor boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer. FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -12- Rev: 7/18/00 g:forrns~dev~devcoas FUTURE CONFORMANCF: 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 shew compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100· Prior to final preParation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property - lines. Public utilities, Cable 'IV, 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 EngineedCity Engineer. 102. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 103. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. -13- Rev: 7/18/00 ~:forrns~dev\devcoas 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 dir[, 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 reporl shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City EngineedCity Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. Ail 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 replan(ing 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. - 14- Rev: 7/18100 g:forms\dev\devcoas 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 ACCESR~ 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected -15- Rev: 7/18/00 g:fo rr'ns~dev\devcoas 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. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City EngineedCity Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 128. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. -16- Rev; 7/18/00 g:f~ rrr, s\d ev\devcoas 130. An encroachment permit shall b® secured from the Director of Public Wo'rks/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The' Developer's soils engineer shall determine a pretiminary 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. -17- Rev: 7/18/00 g:farms\dev\devcoas STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximu'm voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name' signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 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 EngineedCity 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. -18- Rev: 7/18100 g:form$\dev\devcoas 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 Pamel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7/18/00 g:forms\dev~devcoas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. -20- Rev: 7/18/00 g:forms\dev~devcoas CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved by the Community Development Department staffprior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the buildine permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are miniraum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscapina is complete in accordance with approved plans and the conditions required by the City. g:forms/sdrcond RESOLUTION NO. 00 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP FOR DUBLIN RANCH AREA A (Tract No. 7142 - Neighborhood A-7) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 17.4+_ acm parcel and develop a residential subdivision with 105 lots and a private recreation facility, 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, the Planning Commission did hold a public hearing on said application on July 25, 2000; 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 Vesting Tentative Map, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and 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 Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation ora residential project in an area designated for Single Family Residential development and Open Space. ^ _'I 'ACHMENT 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7142, for PA 99-060 subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of buiIding 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 GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Area A Plans through (Tract No. 7135) PA-99-060. In the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Conditions. PW Approval of Standard Applicant/Developer shall comply with all applicable City Improvement of Dublin Standard Public Works Conditions (Attachment Plans through A). In the event of a conflict between the Public Works completion Criteria and these Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7142 - Improvement Neighborhood A-7 is conditioned upon the requirement Plans through that the development be consistent with the approved completion Planned Development (PD) including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). 4. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of the Improvement Eastern Dublin General Plan Amendment/Specific Plan Plans through and companion Final Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. 5. Site Development Review. Applicant/Developer shall PL Issuance of Standard submit to the Director of Community Development and/or Building Planning Commission for review and approval, Permits architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 6. Fees. Applicant/Developer shall pay all applicable fees in Various Various 31-33, 47, effect at the time of building permit issuance, including, times, but no 266 but not limited to, Planning fees, Building fees, Dublin later than MM San Ramon Services District fees, Public Facilities fees, Issuance of Matrix Dublin Unified School District School Impact fees, Public Building Works Traffic Impact fees, Alameda County Fire Services Permits fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 7. Required Permits. Applicant/Developer shall obtain all Various Various PW necessary permits required by other agencies and shall times, but no submit copies of the permits to the Department of Public later than Works. Issuance of Building Permits 8. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building September 1997, the City of Dublin General Plan, and all Permits applicable Specific Plans. 10. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Conditions. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 1 I. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM potable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, comply with the City's solid waste management and 105,279 recycling requirements. MM Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building MM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM portion of it in a 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 adoption into a Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Investigation. A water quality PL, PW Approval of ESDP investigation shall be submitted with each development Final Map EIR MM application, demonstrating existing water quality and 3.5/51.0 impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall PL, PW Approval of ESDP meet the water quality requirements of the City of Final Map EIR MM Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 Runoff Clean Water Program & 55.0 DEDICATIONS AND IMPROVEMENTS 18. Public Service Easement Dedications. PW Approval of Standard Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the 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 currant landowner shall obtain an Final Map abandonment from all applicable public agencies of existing easements and right of ways. 20. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 2 I. Improvement and Dedication of Piper Glen Terrace, PW Recordation PW North and South Kilbride Lane, South Wind Lane and of Final Map Landmark Way. Applicant/Developer shall dedicate to and Approval the City of Dublin and improve the roads labeled as Piper of Glen Terrace, North and South Kilbride Lane, South Wind Improvement Lane and Landmark Way (or alternatively approved street Plans names) for public street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7142 - Neighborhood A7, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. Improvement and Dedication of Eagles Landing PW Recordation PW Court. Applicant/Developer shall dedicate to the City of of Final Map Dublin and improve the roads labeled as Eagles Landing and Approval Court (or alternatively approved street names) for public of street purposes (44' wide straight right of way and 47' cul- Improvement de-sac bulb radii) and shall improve the streets to a width Plans of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 7142 - Neighborhood A7, dated December, 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 23. Improvement and Dedication of Bent Tree Drive. PW Recordation PW Applicant/Developer shall dedicate and improve to the of Final Map City of Dublin the roads labeled as Bent Tree Drive (or and Approval alternatively approved street name) for public street of purposes (72' wide right of way) and shall improve the Improvement street to a width of 40' curb to curb, as sho~vn on the Plans Vesting Tentative map for Tract No.7135 - Master Tentative Map, dated December, 1999 revised June 2000. A I0' wide landscaped parkway shall be constructed as shown on the Vesting Tentative map and 6' wide sidewalks shall be constructed on both sides of the street. Street improvements shall start at the northern curb returns of the intersection of Fallon Road to north curb return of CherTy Hills Drive of vesting Tentative Tract Map 7141, until such time as the future alignment of the southern extension of Sugar Hill Road and Signal Hill Drive has been determined and constructed. At the northern terminus of Bent Tree Drive (at the north side of the intersection of Cherry Hills Drive and Bent Tree Drive). ApplicantdDeveloper shall install a temporary barricade to prevent vehicles from leaving the paved portion of the right of way. Applicant/Developer shall also install a catch basins at the northern terminus of Bent Tree Drive at the and storm drain sub-outs for future extension of the road. 24. [Offsite] Improvement and Dedication of EVAE over F, PW Recordation PW Parcel D for Two Access Points. There shall be a , of Final Map minimum of two access points to serve the subdivision I and Approval due to the number of units proposed for construction on i of this site. lfnot already accomplished by prior Improvement development and if required, Applicant/Developer shall Plans dedicate a 20' wide Emergency Vehicle Access Easement to the City of Dublin over parcel D from Piper Glen Terrace to Fallon Road for emergency vehicle access purposes (20' wide right of way) and shall improve the EVAE to a pavement width of 20' to the satisfaction of the Director of Public Works and Alameda County Fire Department. A 25' wide gate shall be constructed on both sides of the EVAE. The EVAE pavement shall be removed when the remaining extension of Bent Tree Drive, Sugar Hill Drive and Signal Hill Drive and constructed. 25. [Offsite]Improvement of Emergency Access Lane in F, PW Issuance of Standard Fallon Road. Applicant/Developer shall construct a 8' the 75th wide paved emergency access shoulder in Fallon Road Building from future Gleason Road to Bent Tree Drive to provide a Permit temporary secondary access to the project site until a secondary street access of Signal Hill Drive, Bent Tree Drive and Sugar Hill Drive to the site is fully constructed. This condition may be waived if other paved access routes are reviewed and approved by the Alameda County Fire Department and the Director of Public Works. Alternate access routes shall be posted as "Emergency Exits" during construction, and shall be disclosed to buyers. 26. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified PW Applicant/Developer shall improve Fallon Road and in the construct four travel lanes (2 northbound and 2 Development southbound) median landscaping and landscaping along Agreement or project frontage from intersection of Antone Way to the ~vhen deemed north curb return of Golf Course Maintenance Drive in necessary by accordance with the precise plans approved on pages 26, the Director 27 and 28 of the "Supplemental Information" of the of Public SDR/VTM book prepared by MacKay and Somps dated Works December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to : the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometries of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 7135. 27. [Offsite]Phasing of Tract No. 7135 Improvements. PW Occupancy of PW Applicant/Developer can phase completion of proposed any building improvements included with the Tract No. 7135 subdivision improvements provided the phasing has been reviewed and approved by the Director of Public Works, except those listed in these conditions of approval. Any and all outstanding improvements not constructed shall be conditioned to be completed on later subdivisions with within the Dublin Ranch Area A Master Tentative Map 7135 to the satisfaction of the Director of Public Works. 28. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Plans Works and only at major project entrances as specifically shown on the plans approved herein. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 7 29. Decorative Paving Plan. Where decorative pawng is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving, 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 i mechanism acceptable to the Director of Public Works. 30. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925 Dublin Ranch Phase I except the poles Plans shall be metal with a decorative base. A street lighting plan which demonstrates compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 31. Retaining Walls, Fences which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be Improvement offset a minimum of 1' to provide planting areas. Plans 32. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL designed in combination with an earth berm to create the Improvement appearance of a maximum 6' high wall as viewed from Plans Fallon Road and maintained by the Homeowners Association. 33. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Noise barriers and mitigation measures referenced in previous Improvement study documents shall be incorporated into the development Plans/ dated plans. Berm/soundwall combinations shall be used for Issuance of October required sound barriers along Fallon Road to reduce the Building 14, 1998 apparent height of the walls. Permits 34. [Offsite]Sidewalks and Landscaping along Fallon PW Occupancy of PW Road. Applicant/Developer shall design and construct Any Building street landscaping and a 6' wide sidewalk located 5' behind the back of curb along the easterly frontage of Fallon Road between Bent Tree Drive of Tract No. 7135 and existing Fallon Road. Along the easterly frontage of Bent Tree Drive between Fallon Road and the northerly extension of Bent Tree Drive a 6' sidewalk and a 10' landscaped parkway shall be designed and constructed in accordance with sheets 39, 48 and 49 of the SDR application packet, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. Developer/Applicant shall also construct any median landscaping as shown in approved plans in this same area. 35. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 36. Open Space Dedication. The Open Space Parcels "A", PL, PW Approval of PW "B", "C "and "D "of Tract No. 7142 shall be dedicated to Final Map the Community Homeowners Association and developed and in accordance with sheet 62 of the SDR application. Bank Improvement stabilization shall be required to be installed within the Plans corridors if needed, as determined by the Director of Public Works. 37. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of PL adjacent to greenbelts, parks, stream corridors and Building common open space areas, shall be a minimum of 10' Permits unless an exception is approved by the Community Development Director. 38. Storm Drainage Easement Dedication. PW Approval of PW Applicant/Developer shall dedicate a storm drainage Final Map easement to the City of Dublin across open space Pamel ~ "D" of Tract No. 7142 at Piper Glen Terrace and South Kilbride Lane. The easement shall accommodate potential overland release of storm runoff from of Royal Pines Court and Cherry Hills Court and shall be approved by the Director of Public Works. 39. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study Prior to (originally prepared by MacKay & Somps, dated May Issuance of 2000). Finished Grading Permit / Approval Prior to Occupancy of Any Building 40. Storm Drain Improvements. All storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 41. IOffsitelStorm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 42. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7135 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 43. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master 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 ApplicanffDeveloper shall construct all joint utility affected units Utilities trenches (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 PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.50 acres. 46. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Standard and any parties or individuals granted rights-of-entry by Any Action Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, I0 action, or proceeding and the City's full actions or proceedings LANDSCAPING 47. Landscaping and Street Trees. The PL, PW Completion of PW Applicant/Developer shall construct all landscaping within Improvements the site, along the project frontage from the face of curb to the street right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall 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. 48. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW improvements for corridor parcels shall be installed by Any Building Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B, and C of Tract No. 7141), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. 49. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by approved the Community Development Department. The ~rior to Management Program for Open Space areas shall be in Approval of addition to the Fire Buffer Zone and shall address noxious Final Map/ weed control and tim control. Standards to ensure the CC&R's healthy establishment and survival of all Open Space submitted plantings shall be designated in the Open Space )riot to Management Program and shall be subject to review and Recordation approval by the City at Applicant/Developer's expense. )f Final Map The program shall include provisions for mowing and and approved removal of cut plant materials, debris, and other ~rior to miscellaneous trash items. The requirements of this Occupancy program shall be included in the Community Homeowners of Any Association CC&R's and shall be subject to review and Residential approval by the Community Development Director and Unit Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the 11 Community Homeowners Association, and shall be completed according to the time flame 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. 50. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW course landscaping is not installed at the time of Improvements occupancy of any units in the subdivision, the Applicant /Developer shall construct landscaping for a temporary Fire Buffer Zone along the northerly boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management plan. 51. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance 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. 52. Lighting Maintenance Assessment District. PL Recordation PW Applicant/Developer is responsible for preparing the of Final Map necessary maps and reports for the tract to be annexed into the existing Dublin Ranch street lighting maintenance District or any other method of maintaining street lighting as part of this project to the satisfaction of the Director of Public Works. 53. Landscaping at Aisle Intersections. Landscaping at all PL, PW Completion of Standard intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 54. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of PW which are greater than 10 feet vertically shall be no steeper any Grading than 3H: 1V unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H:IV and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plan for Tract No. 7142 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are 12 subject to the approval of the Director of Public Works and the Director of Community Development. 55. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix and treated with erosion control measures immediately 3.7/3.0 upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 56. Graded Slopes/Erosion Control. All graded slopes PW On-going PW which are not to be developed, including the offsite graded slopes located to the north and southeast of the "tract 7142", shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. 57. Grading/Slope Easements. Applicant/Developer shall PW Issuance of PW secure the necessary grading/slope easements prior to any Grading commencement of offsite grading to the south of this Permits subdivision. TRAFFIC AND CIRCULATION 58. [OffsitelTraffic Signals. If not constructed by previous PW As specified PW developer, Applicant/Developer is responsible for the in the traffic signal design and installation of conduit for the Development future signalization at the following intersections to the Agreement or satisfaction of the Director of Public Works: when deemed necessary by the Director of Public Works a. Bent Tree Drive and Fallon Road. b. Gleason Road and Fallon Road c. Antone Way and Fallon Road The signal improvements shall accommodate conversion to serve a 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 interum improvements as determined by the Director of public works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 13 59. Stop Sign at South Wind Lane and Piper Glen PW Occupancy of PW Terrace. Unless previously constructed, Any Building Applicant/Developer shall install two-way STOP signs at the intersection of Royal Pines Way and Twin Eagles Lane. Royal Pines Way and Royal Pines Court approaches shall stop. 60. Stop Signs at South Wind Lane, Piper Glen Terrace PW Occupancy of PW with Bent Tree Drive. Applicant/Developer shall install Any Building a STOP sign at the approaches on South Wind Lane and Piper Glen Tarrace to Bent Tree Drive. Applicant/Developer shall install STOP signs at the approaches on North Kilbride Lane and Landmark Way at the intersection of Piper Glen Terrace. 61. No Parking Areas along Bent Tree Drive. PW Occupancy of PW Applicant/Developer shall designate no parking along Any Building Bent Tree Drive, unless otherwise directed by the Director of Public Works. 62. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map enhance local and regional mobility and integration of and LAVTA with other public transit systems, and to locate Improvement bus alignments, turnouts, service stops, bus shelters and Plans other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA and as indicated in the letter from "WHEELS" dated November 18, 1998. EMERGENCY SERVICES 63. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary 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. 64. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 65. Fire Conditions. Developer shall comply with all F Issuance of Standard standard conditions of the Alameda County Fire Building 14 Department (ACFD) including: Permits a. Prior to the stockpiling of any combustible materials or commencement of Colnbustible 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 I maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be subject to revision following review. 66. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70 controlled by fences and adequate gates to prevent Any Building MM unauthorized pedestrian traffic. Matrix 67. Projected Timeline. Developer shall submit a projected PO lssoance of 66, 69, 70 timeline for project completion to the Dublin Police Building MM Services Department, to allow estimation of staffing Permits Matrix requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 68. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that am known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 69. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM applicable salt mitigation requirements of Zone 7. Matrix 70. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. 15 DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 71. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 72. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". 73. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of ApplicanffDeveloper in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. 16 e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be 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 Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading DSRSD. 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 Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction 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. ApplicantJDeveloper shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building A construction permit will only be issued after all of the DSRSD Permits and conditions herein have been satisfied, all DSRSD requirements 1. The ApplicanffDeveloper shall hold DSRSD, its Board of On-going DSRSD Directors, 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. 74. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRSRD within this area are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the 17 District. 75. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 76. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities 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. 77. DSRSD Potable Water Infrastructure. The DSP~D DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, June 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to 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 78. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. In the event that any such landscape area fails into a state of disrepair, the City will have the right but not the 18 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. 79. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM established for this development. The CC&Rs shall be Final Map and Matrix approved by the Director of Community Development to Approved Prior assure that: to issuance of Any Building Permits a. A Homeowners Association is established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. I d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. 80. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted Standard occur in phases, then all physical improvements within prior to each phase shall be required to be completed prior to issuance of occupancy of units within that phase except for items building specifically excluded in an approved Phased Occupancy permits/ Plan, or minor hand work items, approved by the Approved a Department of Community Development. The Phased minimum of Occupancy Plan shall be approved by the Director of 45 days prior Community Development a minimum of 45 days prior to to Occupancy the request for occupancy of any unit covered by said of Affected Phased Occupancy Plan. Any phasing shall provide for Unit 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 19 and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 81. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any Standard written acknowledgment (secured from the individual B unit within a property owner) acknowledging the continuance of phase construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 82. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service 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. 83. Agricultural Operations. CC&R's for this subdivision shall include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to time, impact the residents of these subdivisions with both noise and odors. This statement should serve to notify ~otential home purchasers and residents that the agricultural uses may continue indefinitely. PASSED, APPROVED AND ADOPTED this 25th day of July, 2000. AYES: NOES: 20 ABSENT: ATTEST: Community Development Director Planning Commission Chairperson g:pa99-060\PCRESO A7.doc 21