HomeMy WebLinkAbout00-021 DubRanchAreaA10-10-2000 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: October 10, 2000
SUBJECT:
ATTACHMENTS:
7
PUBLIC HEARING - PA 00-021, Dublin Ranch Area A,
Conditional Use Permit to amend the Planned Development Zoning to
modify Conditions 44 and 46 of Resolntion No.139-97
(Report Prepared by: Michael Porto, Planning Consultant)
2.
3.
4.
Resolution approving Conditional Use Permit amending
Conditions 44 and 46 of City Council Resolution No. 139-97
City Council Resolution No 139-97
Planning Commission Resolution 00-36 approving Dublin
Ranch Master Vesting Tentative Tract Map 7135
Dublin Ranch Area "A" Map
RECOMMENDATION:
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 Resolution (Attachment 1) approving Conditional Use
Permit amending Conditions 44 and 46 of City Council
Resolution No. 139-97.
DESCRIPTION:
The Dublin Ranch Area A Master Vesting Tentative Tract Map, which was approved by the Planning
Commission on July 25, 2000 applied several conditions of approval pertaining to the timing and
implementation of a fire station to serve this area of Eastern Dublin. The approval for the Planned
Development in November of 1997 referenced the timing of construction and implementation for both the Golf
Course and the Golf Course Clubhouse facility. The conditions on the Planned Development Zoning were
written without a practical phasing program for the construction of the homes; the potential phasing was not
known at the time the PD was adopted. It was only during review of the Master Vesting Tentative Tract Map
and the identification of the need for a fire station to serve the Area A community, that the phasing was
finalized and incorporated in the Master Vesting Tentative Map Conditions of Approval. Now that the number
of units within each tract is finalized resulting in a finalized Phasing Plan, the applicant/developer is requesting
changes in the original Planned Development Conditions of Approval to more closely coincide with the Fire
Station Condition and the actual construction phasing.
BACKGROUND:
The City Council, at their meeting of November 18, 1997, reviewed and approved a PD District Overlay Zone
for Dublin Ranch Area A. Two conditions; Conditions 44 and 46 pertained to the actual timing and
COPIES TO: Applicant
Property Owner
PA File
Project Manager
ITEM NO. ~;~. 2
construction of the Golf Course and the Clubhouse/Recreation facility. These two conditions are presented
below for Planning Commission review.
44. The first nine holes of the Golf Course shall be graded and planting
started prior to the issuance of the building permit for the 250th unit in Area A,
and the second nine holes shall be graded and planted prior to the issuance of
building permit for the 500th unit in Area A.
46. ,4 building permit for the construction of the Clubhouse and Recreation
Facility shall be obtained prior to the issuance of the 250th building permit in
Area A, along with the development of the first nine holes of the golf course.
These facilities shall be subject to review and approval by the City via the Site
Development Review process.
The actual number of residential lots was confirmed at the time of the processing and approval of the Master
Vesting Tentative Tract and the seven individual Vesting Tentative Tract Maps. The correlation of the number
of lots in any of the subdivisions does not create a specific demarcation to track either the 250th or SOOth
building permit. Additionally, with the requirements conditioned on the vesting maps, construction of the
infrastructure needed to support development of Area A somewhat dictated the applicant's proposed phasing. It
is the applicant's proposal to construct Areas A-6 and A-7 first with Area A-1 being next. (See Attachment 4)
The total number of lots within these three subdivisions is 312. (Area A-6=97 lots, Area A-7=105 lots and Area
A-I=110 lots.)
In order to serve the Area A development, it was determined that a fire station was necessary, however, a
portion of the development could be accomplished prior to the construction and operation of the fire station.
After significant negotiations with the applicant/developer, Condition No's. 106 through 111 of Planning
Commission Resolution No. 00-36 (See Attachment No.3) was approved calling for the timing and installation
of the fire station. This requirement coincides with the 312th building permit.
The development of the first three subdivisions (totaling 312 units) provides a logical break point for
determining compliance with conditions and requirements for construction of particular improvements. The
applicant/developer is proposing a modification to conditions 44 and 46 to have the timing of the required golf
course improvements mirror that of the fire station.
ANALYSIS: Revised Conditions 44 and 46, Resolution 139-97
The applicant is proposing to amend the two conditions as follows:
44: The first nine holes of the golf course shall be graded and planting started
prior to the issuance of a buildingpermit for the 312th unit in ,4rea A, and the
second nine holes shall be graded and planted prior to the issuance of a building
permit for the 500th unit in Area A.
46. A building permit for the construction of the Clubhouse and Recreation
Facility shall be obtained prior to the issuance of the 312th building permit in
Area ,4, along with the development of the first nine holes of the Golf Course.
The only appreciable difference in the revised conditions is that the grading and planting of the first nine holes
of the Golf Course as well as obtaining the building permit for the Clubhouse and Recreation Center is moved
2
from the 250th to the 312th unit; an increase of 62 units.
This change provides staff with a logical and defined point from which to interpret conditions based on the
developers proposed phasing, final number of lots and tract boundaries. It also provides the developer with a
greater critical mass of both infrastructure and people to support the Clubhouse, Recreation Facility and Golf
Course. It would create an unusual hardship on the developer to partially construct a subdivision and be forced
to leave the subdivision in an incomplete state should some unforeseen problem arise before having to plant
and grade the golf course and obtain the building permit for the Clubhouse and Recreation Facility. It makes
more logical sense to trigger the development requirements along the lines of a completed subdivision.
CONCLUSIONS:
At the time that the original Planned Development zoning was approved for Area A, it was difficult to
determine how the project would be phased. Through the vesting tentative map process, it became apparent
that the infrastructure would have to be provided in a certain way which somewhat dictated the initial phasing
of the project. The original Condition of Approval recognizing the 250th building permit as the pivot point
would have proven a practical difficulty for both staff in terms of enforcement and for the developer in the
event of an unforeseen problem with the subdivision encompassing the 250th unit. The proposed revision to the
two conditions of approval provides a much more logical and orderly path for compliance and enforcement.
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: James Tong, Authorized Representative
6601 Owens Drive #100
Pleasanton, CA 94566
Jennifer Lin
By: James Tong, Au~thorized Representative
6601 Owens Drive #100
Pleasanton, CA 94566
East of Tassajara Road adjacent to the future Fallon Road extension,
approximately 4,500 feet north of I-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
RESOLUTION NO. O0 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT, PA 00-21, AMENDING CONDITIONS NO.
44 AND 46 OF CITY COUNCIL RESOLUTION NO. 139-97 WHICH SETFORTH THE
FINDINGS AND GENERAL PROVISIONS FOR THE PLANNED DEVELOPMENT REZONE
OF DUBLIN RANCH, AREA A
(PA 96-038)
WHEREAS, James Tong, on behalf of Jennifer Lin, et.al., requests approval of a Conditional
Use Permit to modify Conditions 44 and 46 of City Council Resolution No. 139-97 setting forth the
Findings and General Provisions for the Dublin Ranch Ama A Rezone approved November 18, 1997,
to change the timing of construction for various improvements, and
WHEREAS, Section 8.32.080 of the City of Dublin Zoning Ordinance, Planned Development
Zoning District states that the Planning Commission by means of a Conditional Use Permit may
approve minor amendments to an adopted Development Plan upon a finding that the amendment
substantially complies with and does not material change the provisions or intent of the adopted
Planned Development Zoning Ordinance for the site, and
WHEREAS, Proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission of the City of Dublin held a public hearing on said
application on October I0, 2000, and
WHEREAS, the proposed revisions to the Conditions of Approval have been reviewed in
accordance with the California Environmental Quality Act (CEQA) and it has been determined that the
revisions are exempt from the CEQA because there is no possibility that the revisions will have a
significant effect on the environment (Section 15061 [a][3]). All discretionary permits, which are
based on the Planned Development Zoning, will receive environmental review pursuant to CEQA.
WHEREAS, the staff report was submitted recommending the Planning Commission approve
the Conditional Use Permit in accordance with the findings referenced below, and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby find that:
The proposed revisions to the Conditions o£Approval are compatible with the other
land uses, transportation and service facilities in the vicinity as the implementation of
the revised conditions will allow for the orderly coordination and construction of the
A TTA CHMENT I
golf course, clubhouse and recreation facilities in conjunction with the residential land
uses and the public transportation network.
The proposed revisions to the Conditions of Approval will not adversely affect the
health or safety of persons residing or working in the vicinity or be detrimental to the
public health, safety and welfare because it will allow for the orderly completion of one
project and not create overlapping conflicts between trades in the development of the
property.
The proposed revisions to the Conditions of Approval will not be injurious to property
or improvements in the neighborhood as the revised conditions will allow for the
orderly development of each project referenced by the conditions while reducing
conflicts between adjacent projects.
The proposed project will allow for adequate provisions for public access, water,
sanitation and public utilities because it will coordinate and require the timely
completion of infrastructure in conjunction with other properties and projects ensuring
that the proposed use and related structures will not be detrimental to the public health,
safety and welfare.
The revised Conditions of Approval will not alter the existing development pattern,
therefore, the site will remain physically suited for the type, density and intensity of the
planned use and those structures being proposed.
The proposed revisions will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the Planned Development Zoning
District because the revised conditions will more specifically meet the intent of the
development regulations and the performance standards than the conditions that they
replace.
The proposed revised Conditions of Approval are consistent with the Dublin General
Plan and the Eastern Dublin Specific Plan as they will more directly implement the plan
on a timely schedule than the Conditions of Approval that they replace.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Planning Commission of
the City of Dul~lin does hereby conditionally approve PA 00-21, Dublin Ranch Area A revisions to
Conditions 44 and 46 of City Council Resolution No. 139-97 as follows:
44. The first nine holes of the golf course shall be graded and planting
started prior to the issuance of a building permit for the 312th unit in Area A,
and the second nine holes shall be graded and planted prior to the issuance of a
building permit for the 500th unit in Area A.
46. A building permit for the Clubhouse and the Recreation Facility shall be
obtainedprior to the issuance of the 312th buildingpermit in Area A, along with
the development of the Golf Course.
PASSED, APPROVED AND ADOPTED this 10m day o£ October 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
G: PA 00-21 PC Reso
RESOLUTION NO. 139 - 97
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING FINDINGS AND GENERAL PROVISIONS FOR
A PLANNED DEVELOPMENT (PD) DISTRICT REZONE CONCERNING PA 96-038
DUBLIN RANCH AREA A
WREREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request (PA 96-038 Dublin Ranch Area A) for rezoning an
approximately 351.5 acre site to the following land uses: 135.3. acres to PD Low Density Residential, 71.5
acres to PD Rural Residential Agriculture, and 144.7 acres Open Space. These land uses are proposed to
accommodate future development of up to 573 dwelling units in 7 neighborhoods, accessory recreational
uses, a golf course, and related improvements. The project is generally located north of the Interstate 580
Freeway, along both sides of the planned Fallon Road extension, and east of Dublin Ranch Phase I, within
the Eastern Dublin Specific Plan project area; and
WHEREAS, on October 10, 1994, the City Council approved a Planned Development District
OVerlay Zone (Prezone) for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan
project area (PA 94-030) which: (a) established a Planned Development ("PD") District OVerlay Zone
designation for 1,538 acres known as the Eastern Dublin Reorganization annexation area; and in
conformity with Action Program 4C of the Eastern Dublin Specific Plan. The PD District Overlay Zone
allows the flexibility needed to encourage innovative development while ensuring that the goals, policies
and action programs of the General Plan and Eastern Dublin Specific Plan are met; (b) adopted a
Preliminary land plan, with the provision that regulations and standards governing the PD District Overlay
Zone, in addition to land use and intensity of use, shall be established in conjunction with the Land Use and
Development Plans which are required to be submitted in accordance with Dublin Ordinance 4-94; (c) and
established zoning designations consistent with the Preliminary land plan, to provide for the variety of uses
anticipated by the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WHEREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the
request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
· WHEREAS, on January 23, 1995, the City Council ordered the territory designated as
Annexation/Detachment No. 10, which includes the 1,538 acre site, annexed to the City of Dublin and
annexed to the Dublin San Ramon Services District and detached fi-om the Livermore Area Recreation and
Park District (PA 94-030); and
WREREAS, Annexation/Detachment No. 10, including 1,538 acres in Eastern Dublin, became
effective on October 1, 1995; and
A TTA CHMENT 2
WI~EREAS, the entire annexation area was prezoned to Planned Development in accordance with
the Eastern Dublin General Plan and Eastern Dublin Specific Plan and subject to further refinement of
zoning use and development standards; and
Wlt'EREAS, the Dublin Ranch Area A project is located within the 1,538 acre site that was
prezoned and annexed; and
Wlt'EREAS, the Applicant's PD Rezone application supplements the initial PD ?rezone and
includes a District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin
Specific Plan, and a Land Use and Development Plan as required under Ordinance 4-94; and
WlSE. REAS, the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City o~
Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WiClEREAS, a Program Ell[ was prepared and certified for the Eastern Dublin General Plan and Easten
Dublin Specific Plan addressing development of Eastern Dublin; and
Wlt~.REAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitorh
program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in
order to ensure compliance during project implementation; and
WBE, REAS, a Mitigation Monitoring Program was adopted for the Certified Program Environmental
Impact Report for the Eastern Dublin General Plan and Eastern Dublin Specific Plan, in accordance with Pu~~
Resources Code Section 21080.6; and
WFfEREAS, an Initial Study dated June 18, 1997 was prepared for the project and is available and on ill
in the Planning Department; and
Wlq'EREAS, the Initial Study reviewed the General Plan/Specific Plan Program EIR to determine if
additional environmental review was required for the project; and
Wlt~.REAS, the Initial Study determined that the Area A project would have no new significant
environmental effects beyond those identified in the Program EIK New effects identified for the project would t
avoided or reduced to a level of insignificance through project revisions, project conditions of approval and
applicable mitigation measures from the Program EIR and adopted Mitigation Monitoring Program; and
WBEREAS, based on the Initial Study determination, staff'prepared a draft Negative Declaration and
circulated it for public review as required by CEQA. No public comments were received during this time; and
WI~.IREAS, a staff'report was prepared summarizing the site's land use; background; project descriptio
General Plan and Specific Plan and zoning consistency; and the environmental analysis for the project; which sta~
report is incorporated herein by reference; and
WI:[EREAS, the Planning Commission of the City of Dublin held a public hearing on October 28,
1997, to consider the Initial Study, Negative Declaration, and the Planned Development Rezoning, for the
Project; and
WltrEREAS, proper notice of the Planning Commission public heating was given in all respects as
required by law; and
WltEREAS, the Planning Commission received and reviewed the City Planning Depa~'hl~ent's Staff Repot
on the Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental
effects of the project; and
Wltlr~REAS, the Planning Commission heard and considered the documents, recommendations,
written and oral testimony submitted at the public hearing.
WItEREAS, following a public hearing the Planning Commission voted to recommend City
Council adoption ora Negative Declaration and approval of the PD Rezone; and
WltrEREAS, the City Council of the City of Dublin held a public hearing on November 18, 1997,
to consider the Initial Study, Negative Declaration, and the Planned Development Rezoning, for the
Project; and
Wl:rE~REAS, proper notice of the City Council public hearing was given in all respects as required
by law; and
WI:IE~REAS, the City Council received and reviewed the City Planning Department's StaffReports on the
Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental effects
of the project; and
WI:IEREAS, the City Council heard and considered the documents, recommendations, written and oral
testimony submitted at the public hearing.
WltEREAS, the City Council adopted the Resolution shown in Exhibit A approving the Negative
Declaration for the Project, based upon the findings contained in that Resolution.
NOW, TltEREFORE, BE IT RESOLVED that the City Council will adopt the rezoning Ordinance
shown in Exhibit C for the following reasons:
1. The proposed PD Rezone, as conditioned, is consistent with the general provisions and purpose
of the PD District Overlay Zone (PD Prezone), the City General Plan and the Eastern Dublin
Specific Plan provisions and design guidelines; and
2. The rezoning, as conditioned, is appropriate for the subject property in terms of land use
compatibilities; will not overburden public services; and provides a comprehensive plan for
residential and recreational development of the Area A site while preserving sensitive portions
of the site fi.om intense development; and
3. The rezoning will not have substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public improvements.
BE IT FURTlCfER RESOLVED that the City Council hereby adopts PA 96-038 Dublin Ranch
Area A PD Rezone, subject to the general provisions listed below:
3
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezone for PA 96-038 Dublin Ranch Area
A. This PD District Rezone includes a Land Use and Development Plan and District Planned
Development Plan, which is consistent with the initial Planned Development (PD) District Prezone
and amends the initial Prezone to provide more detailed land use and development plan provisions.
The PD District Rezone allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies and act/on programs of the General Plan and Eastern Dublin
Specific Plan are met. More particularly, the PD District Rezone is intended to ensure adherence to
the following policies fi-om the General Plan and Eastern Dublin Specific Plan:
Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration of land forms.
Encourage innovative approaches to site planning, building design and construction to
create a range of housing types and prices, and to provide housing for all segments of the
3. Create an attractive, efficient and safe environment.
Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance - Applicable Requirements
Except as spec'rfically modified by the Provisions of the PD District Rezone, all applicable and
general requirements of the zoning regulations in effect at the time the project components are
processed shall apply to this PD District.
C. General Provisions and Development Standards
INTENT: This approval is for the Planned Development (PD) District Rezone PA 95-038
Dublin Pmnch Area A. This approval rezones 135.3 acres to PD Low Density Residential,
71.5 acres to PD Rural Residential Agriculture, and 144.7 acres Open Space, and sets a
maximum of 573 dwelling units. The location of land uses, development concepts and
standard provisions for this project are illustrated by the Land Use and Development
Plan/District Planned Development Plan (LUDP/DPDP) attached as Exhibit B~3, contained
in the packet dated '~)CTOBEK 1997", consisting of the following:
a) project description
b) land use plan,
c) ske phn,
d) design guidelines (including land use and development standards),
e) design concept plans
f) other text and supplemental diagrams,
The approval of the Planned Development Rezone incorporates this Land Use and
Development Plan/District Planned Development Plan, in accordance with Ordinance 4-94
of the City's Zoning Ordinance, addressing Planned Developments
NLrMBEK OF UNITS: The total number of units for the Dublin Ranch Area A project, as
shown on the LUDP/DPDP, shall not exceed a maximum of 573 units, except as described
below. The number of dwelling units and mix of densities within each neighborhood may be
modified while staying within the approved density ranges. Any units deleted from one
neighborhood could be added to other neighborhoods if such a modification was found to
be consistent with the Eastern Dublin Specific Plan. However, the maximum number of
units for the overall project (PA 96-03g) may not be exceeded, except as follows:
1.) If the project qualifies for a density bonus pursuant to Chapter 8.16 of the Dublin
Municipal Code.
2.) If unique development concepts, project design and/or amenities justify an increase,
and it is found to be an appropriate modification, pursuant to Section 8-31.18 of
Dublin Ordinance 4-94 (requires approval of a Conditional Use Permit).
The actual number of homes which are developed could also be affected by circumstances
discovered as development plans are refined (for example, an unknown landslide).
LAND USES: All standard City provisions for the zoning designations and land use
provisions shall apply, except those specifically superseded by the attached exhibits, or as
modified below:
The '~List of Permitted and Conditional Uses" for RRA contained in the approved
PD Rezoning shall be clarified to show that for the '~IRA" designation, "Accessory
Structures" related to Residential uses are permitted, but all "Agricultural Uses" will
be designated as Conditional Uses, and "Farm Buildings" will require a Site
Development Review approval, to be consistent with the Dublin Zoning Ordinance
as amended.
DEVELOPMENT STANDARDS: Except as specifically modified by the Planned
Development Ordinance for PA 96-038 and all provisions of PA 94-030 (City Council
Resolution 104-94) not modified by PA 96-038, all development in Dublin Ranch Area A
shall be subject to the regulations of the closest comparable zoning designation as
determined by the Community Development Director and the Dublin Zoning Ordinance.
Design of residential units and/or developments within this project shall be generally
consistent with the design concept drawings and design guidelines (including the land use
and development standards) approved with the LUDP/DPDP. Modifications to building
floor plans and styles will be allowed, and additional styles can be permitted at the time of
Site Development Review it'it is determined by the City that they would not change the
overall character of the Dublin Ranch plan. However, the overall size, product type,
architectural character, embellishments, and building materials of homes shall be essentially
of equivalent or superior quality and design character as described in the Area A design
guidelines. Additional standards and conditions applicable to the development are listed in
the CONDITIONS OF APPROVAL section below.
BE IT FIYRTFI'ER RESOLVED TItAT ~ Dublin City Council hereby adopts PA 96-038
Dublin Ranch Area A PD Rezone subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to final occupancy of any
building, and shall be subject to Planning Department review and approval. The following codes represent
those depa~lments/ageneies responsible for mouitoring compliance of the conditions of approval: [PL]
Planning, [13] Building, [PI Parks and Community Services, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN-] Finance, IF] Alameda County Fire Department (City of Dublin's Fire
Service/Prevention provider), ['DSK] Dublin San Ramon Services District, [CO] Alameda County Flood
Control and Water Conservation District [Zone 7].
GENERAL
The project approval for the Dublin Ranch Area A PD Rezone (PA 96-038) is represented by the
Land Use and Development Plan~UDP) and District Planned Development Plan (DPDP). These
Plans incorporate supplemental text and diagrams attached to this resolution, including conceptual
architecture, landscape and open space design guidelines, as well as specific development standards
for the various land uses. These materials along with this resolution establish the standard
provisions and conditions of approval for the project. [PL]
Prior to obtaining building permits, the applicant must receive Site Development Review (SDR)
approval for any development. The materials submitted for Site Development Review shall be in
substantial conformance with this PD Rezone and the Eastern Dublin Specific Plan. Minor
modifications to the PD development concept may be allowed without requiring an amended PD
Rezone approval. The Community Development Director shall determine conformance or non-
conformance and appropriate processing procedures for modifying this PD Rezone (i.e. staff
approval, Planning Commission approval of Conditional Use Permit, or City Council approval of
new PD Rezone). Major modifications, or revisions not found to be in substantial conformance
with this PD Rezone shall require a new PD Rezone. A subsequent PD rezone may address all or a
portion of the area covered by this PD Rezone. [PL]
Except where specified otherwise within these General Provisions for PA 96-038, development
shall comply with the City of Dublin Site Development Review Standard Conditions [PL], and with
the City of Dublin Residential Security Requirements. [PO]
Except where specified otherwise, references in these conditions of approval to Tentative Map are
meant to refer to the initial tentative subdivision map(s) creating individual lots, and not to the
processing of a Master Tentative Map, which, as provided for by the Eastern Dublin Specific Plan,
is intended for large land holdings, to create larger imerLm parcels intended for further subdivision
at a later date. If one or more Master Tentative Maps are proposed, any such submittal shall be
conspicuously labeled as such and shall be accompauied by a written explanation of the purpose and
operation of the proposed interim parcels. The applicability to a Master Tentative Map of the
conditions contained herein which refer to a tentative map shall be determined by the City at such
time as a Master Tentative Map submittal is made.
DESIGN STANDARDS:
In addition to the applicable standards mentioned above, the following additional standards shall
apply to development of Dublin Ranch Area A:
a. Design of individual product types is subject to further review at the time of Site Development
Review. Changes to lotting patterns, circulation systems, and number of units may be necessary to
address new issues discovered as a remit of more detailed levels of review at the time of Site
Development Review and or Tentative Map. [PL, PO, FI
IVfinimum building separation for side yard setbacks for all Low Density Single Family
Detached units shall be as follows:
1) In neighborhoods where the minimum lot size is greater than 6,500 square feet: 15'
2) In neighborhoods where the minimum lot size is greater than 4,000 square feet, but less
than6,500 square feet: I0' [PL, B]
c. lVFmimum rear yard setbacks for Low-Density Single-Family Detached units are as follows:
1) In neighborhoods where the minimum lot size is 6,500 square feet or greater: 15'
2) In neighborhoods where the minimum lot size is greater than 4,000 square feet or
greater, but less than 6,500 square feet: 15' for the main building, and 10' for a wing of the
building (wing shall be no wider than one-half the width of the unit). [PL, BI
d. Some new models in subdivisions shall provide single story elements and/or give the appearance
of single-story units, and shall make every effort to locate such units on comer lots, at the ends of
streets, and within long rows of houses to provide visual diversity to the street scene. [PL]
e. All front yards and common areas in conventional residential subdivisions shall be landscaped by
the initial builder prior to issuance of occupancy. Front yards of custom-home subdivisions shall be
landscaped within six months of occupancy, and the method of ensuring compliance shall be
addressed within the subdivision CC&Rs. [PL]
fi To avoid the appearance of a "walled community", homes should be oriented toward and take
access from collector streets where possible. Where long stretches offences or walls will be used,
variations in materials, wall alignments, and landscaping shall be used, and the fence or wall line
shall be aligned to allow for the creation of landscaped areas between the fence/wall and the street.
The design, location and material of fencing and retaining walls shall be consistent with the wall and
fencing plan included with the design guidelines and be subject to further review at the time of Site
Development Review for the subdivision(s)[PL]
g. Grading on slopes between development shall include sensitive grading techniques (see also
grading section below). Conceptual landscape plans for these interface areas shall be submitted at
the time of Site Development Review to address the special needs of buffering and address visual
impacts of these slope areas. [PL, PW]
h. The Declaration of Covenants, Conditions and Kestrictions (CC&Rs) of one or more Dublin
Kanch homeowners associations shall be submitted with the Tentative Map and/or Site
Development Review application(whichever comes first), and shall be subject to approval of the
City Community Development Director and City Attorney prior to recordation of the Final
Subdivision Map (see also Condition # 18). [PL, ADM]
GRADING
The approval of PA 96-038 includes a preliminary grading plan which has been determined to
generally comply with applicable policies of the General Plan and the Eastern Dublin Specific Plan
and mitigation measures ofthe Eastern Dublin Specific Plan EIR. Compliance withthese policies
and mitigation measures will be required throughout the development phases. The continued use of
sensitive engineering design and grading techniques, including minimizing height of cut and fill
dopes, making gradual transitions from graded areas to natural slopes, and re-contouring graded
slopes to mimic natural landforms is required. Refined gradblg plans for the individual tentative
maps shall be submitted which incorporate sensitive grading techniques in order to achieve grading
consistent with but more refined than the conceptual grading plan subject to City approval, prior to
approval of any grading permit or tentative map, whichever is submitted first. [PL, PW]
Graded slopes shall be recontoured to resemble the existing natural landforms in the immediate
area, revegetated, and designed to soften or naturalize the look of cut slopes. Grading shall not
extend beyond actual development areas or into open space areas unless for remedial purposes
only. Extensive areas of flat pad grading should be avoided. Building pads should be graded
individually or stepped wherever possible. Building design shall conform to natural land forms as
much as poss~le. Grades for cut-and-fill slopes should be 3:1 or flatter unless otherwise approved
by the Director of Public Works. [PL, PW]
Fences for individual lots shall be placed at the top of slopes, unless otherwise required due to
subdivision design. Wherever possible, design of the subdivision shall ensure that lot boundary
lines are located at the top of slopes to avoid visible fence lines running down hillsides and visible
interidr lot areas. The subdivision design shall ensure adequate slope angle and area to fa 'cditate
revegetation 0f siopes and to avoid large, unsightly retaining walls wherever possible. [PL, PW]
The applicant shall comply with the City's grading ordinance. Grading done prior to approval of
Tentative Map approval is at developers risk. [PL, PW]
DEVELOPMENT AGREEMENT
10.
The Area A project proponent and the City of Dublin shall enter into a Development Agreement
prior to Tentative Map approval, which shall contain, but not be limited to, provisions for financing
and timing of on and off-site infrastructure, payment of traffic, noise and public facilities impact
fees, affordable housin~ resolution to issues such as ownership and maintenance'of open space
areas, and other provisions deemed necessary by the City to find the project consistent with the
Eastern Dublin Specific Plan. At some future date, the applicant shall be responsible for paying all
fees required by the Development Agreement. [PL, ADM]
NOISE
11.
The mitigation measures recommended in the Noise Study for Area A, including the soundwall
along Fallon Road (conducted by Charles Salter & Associates, dated April 17, 1997), shall be
incorporated into the project. If changes in or refinements to development plans result in
inadequate noise mitigation or necessitate undesirable noise attenuation measures, greater setback
distances may be requked, and the intensity of the residential units may be affected. ' [PL, B]
VISUAL IMPACTS / SCENIC CORRIDOR POLICIES
12.
The conceptual plotting plans/visual studies submitted with the application for Area A PD Rezone
demonstrate the general appropriateness of land uses and development standards included with this
LUDP/DPDP with respect to the City's Scenic Corridor Policies and Standards and Eastern Dublin
EI~ Mitigation Measures. Compliance with the General Plan and Specific Plan is contingent upon
continued monitoring to address visual impacts throughout subsequent application processing and
development phases. If, at the time of review for individual tentative maps and site development
review, the project submittal is not consistent with the conceptual plotting plan/visual study
submitted with this application, the City shall determine whether additional or more refined
measures are required to address impacts upon visual resources and scenic/aesthetic resources.
Methods which may be required include, but are not limited to, use of sensitive grading techniques,
sensitive siring of development areas, and berms and landscaping for visual buffers. [PL]
13.
Development in designated scenic corridor areas shall continue to comply with the requirements of
the Dublin Scenic Corridor Policies and Standards [PL]
LANDSCAPE/OPEN SPACE/TRAILS
14.
All graded cut and fill slopes shall be revegetated. A detailed landscape plan shall be submitted
with Site Development Review for each tentative map, to address appropriate landscaping for
slopes in open space and other visible areas in the project. Special attention should be paid to
selecting appropriate sustainable vegetation to recreate the scenic resource value of the open space
and hillside areas. A separate landscape plan shall be submitted in conjunction with SDR process
for the golf course facility which addresses the unique landscaping requirements of the golf course.
[Pl ]
15.
Plant materials for revegetated slope shall comply with applicable standards of the City's Wildfire
Management Plan. Meadow grasses may not be acceptable in these areas. [PL, PW]
16.
As part of Final Map approval, the dedication for ownership of open space and trail corridors shall
be designated. No credit for these areas and improvements shall be given towards parkland
dedication requirements. All landscape within the open space and common areas, including the
· An example of an undesirable noise attenuation measure might be a requirement to construct a I2-foot high
soundwall for homes too close to a noise source. The potential need to require greater setbacks to minimize noise
impacts should not necessarily tmpact the number of units on site. The PD z°ningestablishes the flex~bility t°
cluster units at a greater density on some pora'ons of the site if necessary in order to leave open, "neutral zone"
areas for noise buffers.
17.
18.
19.
20.
intemfittent stream and open space corridor shall be subject to Site Development Review approval.
[P, PL, ew]
The project developer(s) shall comply with the applicable Open Space Policies of the General Plan
and Specific Plan and the City's Crrafing Management Plan. The project's stream/open space
corridor enhancement and restoration improvements shall comply with the Specific Plan
requirements and shall be submitted with Tentative Map and/or Site Development Review
applications for the project, whichever are submitted first. A minimum 25 foot building setback
fi-om the intermittent stream/open space corridor shall be maintained wherever possible. Setbacks
for this purpose shall be measured fi.om the edge of drainage corridors, as shown on Figures 4.1,
6.2 and 7.33 of the Specific Plan, or as modified by the Area A LUDP/DPDP. [-PL]
A Community Homeowners Association shall be created for Area A of Dublin Ranch and a
Declaration of Covenants, Conditions, and Restrictions ("Declaration") will be prepared and
recorded. The Declaration will require that the Community Homeowners Association manage and
maintain site improvements as established by the Development Agreement required by the EDSP,
including but not limited to: open space, including fire buffer zones, intermittent stream/open space
corridor and trails; community and neighborhood entries; landscaping* parkway areas,
monumentafion, water features, lighting, signage, walls, and fenccs, street trees, street signs, walks,
and street furniture as. The Declaration will establish easements and other rights-of-way necessary
for the Community Association to fulfill its responsibilities. The Declaration will specify that, as it
pertains to the maintenance of the site improvements described by the Development Agreement, it
cannot be amended without the consent of the City. One or more separate homeowners
associations may be needed for the individual residential areas for ownership and maintenance of
private improvements which are common to the particular residential areas but which are not for
the use of the entire community. [PL, ADM]
In order to optimize use and provision of open space in the project, trails, pedestrian pathways,
bicycle lanes and access roads and points shall be provided. Trails shall be constructed to provide
continuous routes linking residential projects, public areas and existing or planned trails in the
vicinity. Such trails, pedestrian pathways, fire access roads, bicycle lanes and access points shall be
provided as illustrated on the LUDP/DPDP recreation amenities/pedestrian circulation plan
approved with this project. Convenient connections and access points to these trails, intermittent
stream corridors, open space, or other parks or ckculation system fi.om individual developments
shall be provided, using signage and access points in centralized locations with visible and clear
access (minimizing areas hidden by structures), so that access to trails occurs via prominent and
vis~le trailhead markers. Methods to provide connections which are strongly encouraged include
greenbelts, parkways, landscaped perimeter areas & common areas, openings at ends of cul-de-
sacs, and other private recreation facilities. Design of these areas is subject to the review and
approval of City Police, Fire, Parks & Community Services, Planning, and Public Works
Departments, at the time of tentative map and Site Development Review. [PL, PO, F, PW, P]
Construction and phasing of trails shall be addressed in further detail with review of the Tentative
Map. Trail construction shall be coordinated and interim trail segments may be required to provide
links or loops in areas lacking connections to furore trails, or to avoid "dead ends", until complete
trail loops are constructed. Developer-provided bond or other financial security mechanism may be
required. IF, PW, PO, PL, PI
10
21.
Appropriate all weather surface for vehicular access to open space, various trail systems and some
residential areas, as shown on the LUDP/DPDP, shall be provided and maintained on a continuous
basis, to the satisfaction of the Fire Chief, Public Works Director and Community Development
Director. Trails shall be constmcted to provide continuous routes linking residential projects, public
areas and existing or planned trails in the vicinity as depicted on the recreation amenities/pedestrian
circulation plan approved with the project. Additional trail segments may be required to be
constructed in the interim, to provide links or loops in areas lacking connections to ultimate trails,
until complete trail loops are constructed. [F, PW, PO, PL, PI
BUILDING
22.
All project construction shall conform to all building codes and ordinances in effect at the time of
building permit. [BI
PARKS AND RECREATION
23.
The applicant shall comply with the City of Dublin Municipal Code, Chapter 9.28 Dedication of
Land for Park and Recreation Purposes and the Dublin Parks and Keereation Master Plan park
dedication and design requirements by either dedicating required acreage of park land, or paying
park dedication in-lieu fees, or providing a combination of both park land dedication and in-lieu
fees based on the maximum number of units proposed, prior to Final Map approval. Additional
details regarding park dedication shall be addressed in the development agreement for Area A. [P,
?W,
BIOLOGICAL RESOUKCES
24.
The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for
mitigating potentially significant plant and animal species impacts (e.g. Applicant shall submit a
preconstruction survey prepared within 60 days prior to any habitat modification to determine
whether or not sensitive species are present. A biologist shall prepare the survey which shall be
subject to the Planning Department review and approval). Any updated surveys and/or studies that
may be completed by a biologist prior to Tentative Map application shall be submitted with the
Tentative Map application. [PL]
TRAFFIC/PUBLIC WORKS
25.
Project shall be subject to all adopted standards and project specific conditions of the Public
Works Department. Development shall comply with conditions of approval identified in
Memorandum dated October 23, 1997, included as Attachment B-1. Any minor modifications to
the City's roadway standards shall be subject to the review and approval of the Public Works
Director.[PW]
26.
Installation of Roadways, Public Improvements and Infrastructure shall be completed by developer.
The Development Agreement required for this project shall include details about the phasing and
financing of improvements, funding mechanism for maintenance of open space areas and
homeowners association maintenance. The phasing of improvements is subject to the approval of
the affected City Departments. The Development Agreement is required prior to approval of any
tentative subdivision maps. [PL, PW, ADM]
11
27.
28.
29.
30.
31.
32.
The applicant shall submit updated traffic studies with each Tentative Map application and the
study shall be subject to review and approval by the Public Works Director. Appropriate traffic
mitigation measures will be identified and included as conditions of Tentative Map approval. Such
traffic mitigation may include, but not be limited to: [PW]
Tra~c signalization
Roadway shoulder construction
Frontage improvements
pavement widening
Overlays of existing pavement
Dedications of fight-of-way
Restriplng
Installation of any improvements in phases, where phasing is proposed
Where decorative paving is installed in public streets, pre-formed traffic signal loops shall be used
under the decorative paving. Where poss~le, irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving shall be considered in the
Development Agreement and a funding mechanism shall be developed which is acceptable to the
City Manager. Decorative paving plans shall be submitted with the Tentative Map submittal and
shall be subject to the review and approval of the Public Works Director. [PW, Al)M]
Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative lights are to be used on residential streets, these lights shall be designed so
as to not shine into adjacent windows, shall be easily access~le 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 does not
require close spacing to meet illumination requirements. A street lighting plan demonstratifig
compliance with this condition shall be submitted with the Tentative Map application and shall be
subject to the Public Works Director's review and approval. [PW]
Street name signs shall display the name of the street together with a City Standard shamrock logo.
Posts shall be galvanized steel pipe or other material acceptable to the Public Works Director. A
street sign plan shall be submitted with the Tentative Map application and shall be subject to the
Public Works Director's review and approval. [PW]
The development shall comply with all Alameda County Fire Department (City of Dublin's Fire
Service/Prevention provider) fire standards, including minimum standards for emergency access
roads and payment of applicable fees, including a Fire Capital Impact Fee. This project shall be
subject to the additional conditions contained in the memorandum f~om the Dublin Fire Prevention
Division, dated October 10, 1997, included as Attachment B-2.[F]
Prior to approval of the first tentative map, a vicinity plan for emergency access shall be provided,
subject to review and approval of the City and Alameda County Fire Department (City of Dublin's
Fire Service/Prevention provider). The plan shall show connections of new fire roads/trails to
ex/sting and proposed roads, trails, structures, vegetation fuel load type, and water supply
locations. Details of improvements needed for accessibility beyond main roads, such as location,
12
33.
34.
width, number of access points to development, and off-site improvements needed, shall be
reviewed and finalized to City's acceptance prior to approval of first tentative map.
'*Fire Apparatus Access Roads" are needed to provide access and emergency service to structures
and buildings. '*Fire Roads/Trails" are needed to provide access and emergency service to wildland
interface/open space areas and other public areas. The following fire roads are required for the
Area A project:
A Fire Apparatus Access Road shall have a paved surface capable of supporting the
imposed load of a fire apparatus with a minimum clear width of 20' and a vertical clearance
of 13'6", and shall provide for local drainage, subject to City approval. A Fire Apparatus
Access Road shall be provided to the golf course maintenance facility, and any other
structures/buildings.
Fire Roads/Trails shall be a minimum of 12' wide with a vertical clearance of 13'6". An
additional 4' clear space shall be provided on each side of the fire road and shall be
maintained free of obstructions. The road surface shall be capable of supporting the
imposed weight of a fire apparatus, must be provided with an all-weather surface, and shall
provide for local drainage, subject to City approval. Fire Roads/Trails shall be provided to
access the golf course and slope areas as follows:
(1) On the east side of the project adjacent to the golf course and the wildland
interface/open space. The fire road/trail shall be accommodated within the cart path and
shall run between the golf maintenance facility and the collector street west of the future
elementary school site.
(2) Along the west side of this project, adjacent to Dublin Ranch Phase I, with multiple
points of access to the Phase I residential area as depicted in the approved Phase I PD
documents and which ties into the northern most cul-de-sac of Phase I.
(3) Along the east side of the project adjacent to the wildland interface/open space next to
neighborhood L-7 (may be combined with the regional trail shown on the Pedestrian and
Vehicular Circulation Plan exhibit).
Additional fire access road width shall be provided at entry points, curves, and/or
connecting points, as necessary for emergency apparatus operations.
Signs shall be posted on all fire roads/trails stating '*FIRE ROAD ACCESS POINT
CLEAR".
The applicant shall comply with the City's adopted Wildfire Management Plan. A Vegetation plan
and maintenance management plan for buffer areas between the development and/or golf course
and the wildland interface areas shall be provided and subject to review of the City and Alameda
County Fire Department (City of Dublin's Fire Service/Prevention provider), prior to Site
Development Review approval. Other Plan requirements may be incorporated into the CC&Rs for
the Dublin Ranch Area A project. [F, PL, PW]
13
UTILITY/SERVICE PROVIDERS/POSTAL SERVICES
35~
The location and siting of project specific wastewater, storm drainage and potable water system
infrastructure shall be consistent with the resource management policies of the General Plan and
Eastern Dublin Specific Plan. [PL, PW, DSR]
36.
Applicant shall provide Public Utility Easements per requirements of the City of Dublin and/or
public utility companies as necessary to serve Area A with Utility services. [PW]
37.
The applicant shall confer with local postal authorities to determine the required type of mail units
and provide a letter from the Postal Service stating their satisfaction at the time the Tentative Map
and/or Site Development Review submittal is made. Specific locations for such units shall be to the
satisfaction of the Postal Service and the Dublin Planning Depa~h,,ent. [PL]
38.
Prior to issuance of building permits, the applicant shall provide 'hvill serve" letters from
appropriate agencies documenting that adequate electric, gas, telephone and landfill capacity is
available prior to occupancy. [PL]
39.
Applicant shall work with LAVTA to establish the need, bus route(s), bus turnouts, bus stop sign
locations, bus shelter locations, and other transit amenities for this project prior to Site
Development Review and/or Tentative Map approval. Applicant shall design bus turnouts, transit
shelters and pedestrian paths (sidewalks) consistent with the proposed LAVTA routes and stops
and the City of Dublin's requirements and standards prior to issuance of building permits for the
residential units. Conceptual design plans shall be submitted with the Site Development Keview
and/or Tentative Map application submittal and subject to the Public Works Director review and
approval. Construction shall be undertaken as part of the street improvement work. [PW]
40. Developer shall comply with the requirements of the NPDES program. [PW]
41.
The applicant shall comply with all Alameda County Flood Control and Water Conservation
District - Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW]
The applicant shall comply with all Dublin San Ramon Services District requirements and
applicable fees, including but not limited to the following: [DSK, PL, PW]
a. Any new reservoir construction shall comply with DSRSD's requirements. [DSR, PW]
b. The project shall comply with the DSRSD Ordinance #276, establishing Recycled Water Use
Zone 1 in Eastern Dublin. A recycled water distribution system for the landscaping within
Dublin Ranch Area A shall be provided per the City of Dublin, Zone 7, and DSKSD
requirements. The landscaping areas must meet City of Dublin Water Efficient Landscape
Ordinance requirements. [PW, Zone 7, DSR]
14
43.
c. All on- and off-site potable and recycled water and wastewater facilities shall be constructed in
conformance with DSRSD Major Infrastructure Policy (Res. 29-94). The applicant shall submit
plans for the potable and recycled water and sewer system to service this development
acceptable to DSRSD, pay fees required by DSRSD and receive DSRSD's approval prior to
issuance of any building permit. Developer-dedicated facilities shall be in conformance with the
DSRSD Standard Specifications and Drawings. [B, PW, DSR]
The applicant shall provide a 'hvill-serve" letter from DSRSD prior to issuance of the grading
permit for the grading that creates individual building sites, which states that the Dublin Ranch Area
A project can be served by DSRSD for water and sewer prior to occupancy. [B, PW]
GOLF COURSE
The first nine holes of the Golf Course shall be graded and planting started prior to the issuance of
building permit for the 250th unit in Area A, and the second nine holes shall be graded and planted
prior to the issuance of building permit for the 500th unit in Area A. [PL, B]
45.
Signage shall be provided restricting public access to play areas of the golf course for safety
purposes. Signage shall be reviewed at the tentative map and site development review stage. [PL]
46.
A building permit for construction of the Clubhouse and Recreation Facility shall be obtained prior
to the issuance of the 250th building permit in Area A, along with the development of the first nine
holes of the golf course. These facilities shall be subject to review and approval by the City via the
Site Development Review process.
47.
Based upon the analysis included with the Area A LUDP, the golf course, clubhouse, tennis, and
swimming pool facilities will require a total of 182 parking spaces. Parking location, circulation,
and access will require more detailed review by the City's traffic engineer at the Site Development
Review stage. If size or function of proposed facilities changes significantly from this proposal,
parking needs will be reassessed to ensure adequate land area is available for the facilities and the
necessary parking. [PL]
EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENT FINAL EIR MITIGATION
MEASURES
48.
The applicant shall comply with the City's solid waste management and recycling requirements.
[nDM]
49.
The applicant shall comply with all applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental Impact
Report (FEliX), respectively, that have not been made specific conditions of approval of this PD
Rezone. [PL]
15
MISCELLANEOUS CONDITIONS
50.
The applicant shall pay all City of Dublin fees, including processing fees and development impact
fees, at the times specified in the applicable fee ordinance or resolution which are in effect at such
times. Development impact fees include but are not limited to the Eastern Dublin Traffic Impact
Fee, the Freeway Interchange Fee, the Public Facilities Fee, the Noise ~vY_rdgation Fee, and the Fire
Impact Fee, and the comemplated fee for regional traffic improvements. Processing fees include
but are not limited to fees for adoption and implementation of the Eastern Dublin Specific Plan.
PASSED, APPROVED AND ADOPTED this 18th day of November, 1997.
AYES:
Councilmembers Barnes, Burton, Howara~ Lockhart and Mayor Houston
NOES: None
ABSENT: None
ABSTAIN: None
Mayor
K2/G/] 1-18-97/reso 2-a. doc
16
RESOLUTION NO. 00-36
A RESOLUTION OF ~ PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING TH]g MASTER VESTING TENTATIWE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7135) AND A SITE DEVELOPMENT REVIEW FOR A
PROPOSED 18-HOLE EXECUTIVE GOLF COURSE, 'rite 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 + aege 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
astern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution
,~o. 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
WI-IEREAS, 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.
A TTA CHMENT 3
The design and improvements of the Master Vesting Tentative Map are consistent with and conform to the
City% General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property, in that it is
a subdivision for implementation cfa 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 pamels in the subdivision will not
cause significant environmen~cal 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, TItEREFORE, BE IT FUR'I'H ~:R RESOLVED TItAT 'l'ltE 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 intent/purpose of
Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions 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, wails, 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.
2
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
nd an attractive public environment.
NOW THtSREFORE BE IT FURTH Iqg RESOLVED TItAT TIlE 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, [B] Buildi~ng, [PO] Police, [PW] Public Works lAD/VII Administration/City Attorney,
[FIN} Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
TENTATIVEMAP
# CONDIllON TEXT ~$PON~ WHeN SOURCE
Pri0r 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 ofthis 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 11, 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 l/2) years as set forth in the
Dublin Municipal Code and in the regulations of Section 66452.6 of
the Subdivision Map Act unless the Development Agreement is
terminated at another date. In the event of conflict between the terms
of the Development Agreement and the Conditions of Approval
contained herein, the terms of the Development Agreement shall
prevail.
3. Standard Public Works Criteria. Applicant/Developer shall comply PW Ongoing
with all applicable City of Dublin Standard Public Works Criteria
(A~chment A). In ~e even~ of a co.itt be~een ~e Public Works
C~leria ~d ~ese Condi~ons, ~cse Condit:ons shall prevail.
4. Standard Si~ D~eiopment Re~ Conditions. PL ~going
Applie~eveloper shall comply ~ ~1 applicable Ci~ of Dublin
S~dard Si*e Development Review Conditions (A~en~ B). In
· e event of a conflict be~een ~e Communi~ Developmem Criteria
~d these Conditions, ~ese Conditions shall prevail.
5. Building Codes and Ordin~ces. All project cons~etion shall ~ B T~ough S~d~d
~nfo~ to all building codes ~d ordin~ees in effect m the time of Completion
building pe~it.
6. Applican~eveloper shall comply wi~ all appli~ble action pro~s PL Approval of Smd~d
~d mitigation measures of ~e E~tem Dublin General PI~ ~provement
~endmen~Specific PI~ ~omp~ion Final Env~omenml Pt~s ~ough
Impact Repo~ ~) that have not been made specific Conditions of completion
Approval of~is or previous project. ~e CiW shall dete~ine which
of ~e requiremems ~om ~ese prior approvals are applied at ~is rage
of approve, ~d which ~e applicable upon approval of subsequent
individual tentative subdivision maps c~ating residential 1o~.
7. Applic~eveloper shall meet or peffo~ all of~e ~quiremen~ of PW Approval of Smd~
· e Ciw of Dublin Zoning Ordinance adopted September 1997; ~d Final Map PW
Ciw of Dublin General PI~, ~d Eas~m Dubl~'s Specific PI~ -
Public Wor~ Policies and CiW Grading Ordinate. In the evem of a
co.let be~een the Public Wor~ T~ical Conditions of Approval
~d ~esc Conditions, ~ese Conditions sh~l prevail
8. Tentative ~p Approval. Approval of~is Tentative Map is subject PW, PL Prior to Smndar~
to Applican~eveloper securing approval ~om ~e CiW Co.cji of Issuance of PW
the proposed Development A~eemem as required by the Eastern Building
Dublin Specific PI~. ~e Development A~eement will address such Pe~its
issues ~ dese~bed in the E~tem Dublin Specific PI~, including ~e
specific desi~, ownership ~d mainten~ce of ee~in open space
~em, shall include ~ in&asWuc~e sequencing pro.m, and shall be
recorded.
9. Master Ves~ng Tenm~ve Map 7135. Approval of M~er Vesting PW Issu~ce of Stand.d/St
Tentative Map 7135 is conditioned upon ~e ~quiremem ~at Building ate Law
developmem be consi~ent wi~ ~e approved Plied Development Pe~it wi~
~D), including ~e Land Use & Developm~t PI~, ~d General each specific
Provisions, Smdards, and Conditions. Subsequent Tentative project ~ea
Subdivision Maps creating individual residential lots shall be required
p~or to any development occu~ing, as well ~ a Development
A~eemem for the project, Tentative Subdivision Maps creating
individual 1o~ must be consistent wi~ ~e approved PD, ~d final
derailed layout ~d desi~ of individual residential lots, drive aisles,
and s~ee~ mu~ be approved by ~e Almeda Co~W Fire Dept. and
Director of Public Wor~ through review of subsequem subdivision
maps creating individual rcsidemial tots.
10. Applicm~eveloper shall pay all applicable fees including but not PW, PL F~aling
limited to public facil~ies fees, school ~pact fees, fire impact fees, Build~g
Easte~ Dublin Traffic Impact Fees (~F), affordable housing in-lieu Pe~its
fees, specific pl~ implemen~tion fees, regional transpo~tion fees in
: ~Or roi
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
TIFs shall be subject to recalculation and assessment of the fair share
of the new or revised fees.
11. 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 Map, any question regarding Tentative Map
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 1~ 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.
3. 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.
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
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
i 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
is not imposed. ~, Final Map.
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.
19. 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
easements and right of ways not to be continued in use. Improvement
work
20. Interim Survey Control: Applicant/Developer shall install selected PW In Conjunction
property comers 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 m
and construct survey monuments in all dedicated public sweets and approval of
also establish benchmarks in each major development area that is Street
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 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 Approval of
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
~.:~i/ ~' .~.
minimum l 0 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 pro.jeer and surrounding pro.jects 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 requ~remants 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. Ail 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 Improvement Plans
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 ofimprovemenls 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 Permit 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. i 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
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 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
I 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 Fallen Road in conjunction with the filing of the first applicable
final map. The bridge shall be for golf cart access and golf course
; maintenance.
30. Preeoastruefion 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 preconsUmction 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 staffreview 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.
3 I. Retaining Walls. Where finish grade of this property is in excess of PW Issuance of Standard/
twenty-four (24) inches higher or lower than the abutting property or Building PW
adjacentlots 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
Construction
7135) in order to properly handle the drainage flows of the project to
in conjunction
designated inlet structures, ouffalls, ditches or channels to the
with grading
satisfaction of the Director of Public Works. The existing drainage of the site
study if 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 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
z : Pn0r to:
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 On~falls. Drainage entering waterways shall enter through PW Prior to
reinforced concrete pipes and be protected with ouffall 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 constametion activityltre 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 Permit 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
each parcel shown on Vesting Tentative Map 7135. All storm drain Finished
improvements and mitigation measures identified in the Master Grading
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
4I. 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
I review in accordance with Dublin Ranch Master Storm Drain Study,
9
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 satisfacCdon 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.
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 ] 5, upon completion to prevent soil
erosion. The hydroseed mix shall be subject to approval by the
Director of Publie 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
fi-om 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, mass
grade contours, benching, keyways, slide repair, subdrains, eutYfill
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. 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 of a 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-1, 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-Z[, and A-5.
I0
Design of'any parkway areas intended to he constructed in advance of
residential construction will he coordinated with the design concept
for the area as determined by the City of Dublin Parks and Public
Works Department.
4& Improvement and Dedication of Bent Tree Drive. With the PW Recordation o£
development o£Neighhorhoods A-6 and A-7, the Final Map and
Applicant/Developer shall dedicate and improve the street to Approval o£
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~l'emainder &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
Drive/Signal Hill Drive/Fallon Road, Turnberry/Fallon Road and Improvement
Antone Way/Fallon Road in conjunction with construction of the Plans
roadways referenced. Interconnect conduit shall be installed along
Fallon Road connecting the intersections of Kingsmill/Signal Hill
FFurnberry, 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 tots, the Developer Final Map
shall provide a Secondary Emergency Vehicle Access (EVAE) route,
into all proposed residential developments. In all phases of
development in excess of 75 lots the Developer shall provide a second
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.
51. 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
Northern Parkway Boundary to the future Gleason Drive as shown on Improvement
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
Read, and the multi-purpose trail located as Parcel X on Vesting
I Tentative Map 6925. Another pedestrian-bicycle path shall be
11
provid~ed 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 Failon 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 first subsequent final map approval, PW Prior to
creating for sale lots, the Developer shall prepare a master covenants approval of
conditions and restrictions (CC&R) document specifying that a Final Map
Community Homeowner's Association 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
creating for sale lots.
54. I-Iomeowner'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
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 ssuance 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 be
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
12
: ~ : Pti&to:
Improvement A~reemant 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 Direaor of Public Works and other affeaed
agencies having jurisdiction over public improvements prior to
construction of the improvements. Improvement plans shall show the
existing on-site and off-site subdivision improvements and proposed
improvements along the adjacent public street and property that relate
to the proposed improvements.
57. Handicap Aeeesslble. Ail handicap ramps shall comply with all PW Prior to State Law
current State Americans with Disabilities Act requirements and City Approval of
of Dublin Standards. improvement
'~ plans
5g. 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 w~stewater, Improvement
storm drain, recycled water, and potable water system Plans
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
exported from the site, a haul route plan shall be submitted to the
City for review and approval.
62. Encroachment Permits. An encroachment permit shah 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
~avement within City right of way unless approved by the Director of Improvements
Public Works and only at major project entrances as specifically
;hown 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
>avement is installed in public streets, a Decorative Paving Plan shall
be prepared, with locations of pre-formed traffic signal 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
13
assessment district or other funding mechanism acceptable to the
Director of Public Works.
64. Tassajara Roar/I-580 Interchange and Fallon Road/I-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/I-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 D~rector 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 Santa Rita/Tassajara Road exit shall be of Public
widened to provide one exclusive through lane and two left-mm lanes Works
(with the existing free fight-mm remaining). In conjunction with this
improvement, the traffic signal shall be modified to provide protected
left-mm phasing on the east and west legs (removing the existing split
phasing). 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
maprovements to the satisfaction of the Director of Public Works with
~nput from the City of Pleasanton, where applicable. To the extent
~ractical, 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
~mprovements.
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-mm 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
14
: Prior to:
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 TIFs 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
approval by the Director of Public Works. Plans
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 otherwise approved by the Director of Plans
Public Works.
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-l, A-2, A-3, PW
~-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
3recise 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. Failon 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 J
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 Fnllon 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 geometries and alignment shown on the Tentative Improvement
Darcel 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
15
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
conjunction with the development of Neighborhoods A-6 and A-7. Plans
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/Doughert*y Road Intersection Improvement. PW When
The ApplicanffDeveloper 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 tom lane to southbound Dougherty Road.
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the City has a
shortfall of category 2 funds available to complete the above list of
~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
I
These funds will be based on the percent of trip contribution to the
intersection defined and approved by the Director of Public Works.
This intersection improvement is a 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. Transifioning Existing Improvements. Applicant/Developer shall be PW Approval of
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
16
:::. ~-Pri0r t0:
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 Publin 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-1 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 s~uth entrance to the parcel A-1
(Tumberry Drive) to the satisfaction of the Director of Public Works.
83. Gieason 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
to Tassajara Road, Applicant/Developer will recognize 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
improvements in the median to the satisfaction of the Director of
Public Works.
85. Interim Falion 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 &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
>ercent. 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 i Approval of
parking" areas along Fallon Road. Improvement
Plans
87. LAVTA. Applicant/Developer shall cooperate with the LAVTA to PW Approval of
>rovide convenient access to public transit, to enhance local and Improvement
regional mobility and integration of LAVTA with other public transit i 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
I7
above shall be paid by Applicant/Developer.
88. Interim Stop Signs. In the interim condition of Fallen Road, the PW Occupancy of Traffic
Applicant/Developer shall install an on-site 3-way stop at the first building Study
intersections of the Fallen Road, with Bent Tree Drive, Tumberry
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 Fallen Road.
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. Ail communication vaults, electric
transformers, and cable TV b~xes 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 Fallen Road, Bent Tree Drive, Signal Hill Drive, and a
portion 0f Sugar Hill Circle including pull boxes at 500 feet intervals.
Location of surface or aboveground items shall be shown 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 T¥, 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 polieies 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
)ower, cable television or telephone Iines, and storm drain facilities Improvement
shall be master planned and sleeves appropriately installed before any ~lans
paving, curb, gutter, or sidewalk is installed or as approved by the
Director of Public Works. Utility stub connections to property
boundaries shall be required unless waived by the Director of Pubtic
Works in wrking.
94. Transmission Lines. Any future underground and proposed PW Completion of
transmission lines shall be away from sensitive areas unless otherwise Improvements
18
: : Prior t0:
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
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.
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 off Fallon 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. Streetlights. Streetlights on arterial streets adjacent to the project PW Approval of
shall be the City Standard cobra head luminaries with galvanized Improvement
)otes. Decorative streetlights and poles will be used on residential Plans
streets and streets within Area A and will match these used within
Phase I 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 Public Works. Decorative
streetlights and poles which may be 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
19
RESI~ON. ,.. ~ -WHEN SOURCE~
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 Bn 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 shaI1 be required adjacent 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 ali 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. iPermanent 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/ire apparatus and
i 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/Devetopar shall submit a proposal to
City, for City approval, describing the land to be dedicated for the fire
station site. Once CiD' has approved the location of the fire station
20
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 th'~ 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
than six months after the issuance of the Certificate of Occupancy for
the 312th dwelling unit in Areas A-l, 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 ftre 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.
21
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)
i months prior to the anticipated date of Certificate ,o,,f 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 s~uctures 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 satisfantory 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, that in no event will City accept the temporary interest in the
land and fire station prior to July 1, 2004 (or July I, 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).
The City's ri~ht 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 ApplicantfDeveloper to comply with any of
the above requirements may result in City's withholding of issuance
)f building permits and/or certificates of occupancy for any of the
property subject to this master tentative map. No Certificates of
Occupancy wilI be issued in any Areas shown on Master Vesting
Tentative map 7135 other than Areas A-I, A-6 and A-7 until the fire
station has been provided to City and is operational.
22
108. 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
permanent fire station and cost of any monies advanced for fire
apparatus. The amount &the credit to be given for land and
improvements shall be determined by City's Public Works Director at
the time the Applicant/Developer enters into an improvement
agreement with City for construction &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 useddoy 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 CrediffReimbursement
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 untiI City has reimbursed
ApplicanffDeveloper 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.
109. 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
I for yearly operational costs for operating the fire station (whether
23
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 pr~eding paragraph. To the extent
)ermitted 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.
110. Option to Advance Finds. As an alternative to the requirements of PL Per Condition
paragraphs 106 and 107 above, the ApplicanffDevelopar may, 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,
advance io City the amount of money City determines is necessary for
City to acquire property, construct a permanent fire station and
purchasethe necessary fire apparatus and equipment to operate an
Engine Company from the station. Applicant/Developer will be
entitled to a credit as described in parasraph 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
11. Security for Applicant/Developer's Obligation to Provide Fire PL Per Condition
Station. Conditions 106 - 111 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-I, A-6 and
A-7. If Applicant/Developer intends to convey its interest in all
parcel~ shown on the Master Tentative Map, the Applicant/Developer
will first enter into an agreement with City to secure the obligations of
this conditions 106 - 11 land will then assign such agreement to the
owner of one of Parcels A-l, A-6 or A-7.
12. 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.
13.Alameda County Fire Services, Rules, Regulations and F Issuance of
Standards. The Applicant/Developer shall comply with all Building
Alameda County Fire Services (ACFD) rules, regulations and Permits
standards, including minimum standards for emergency access
24
roads and payment of applicable fees, including a City of Dublin
Fire Capital Impact Fee.
114.' Fire Emergency Access. The Applicant/Developer shall comply F Issuance of
with the Fire Emergency Access Exhibit as shown on Sheet 7 of Grading
the supplemental information supplied as a part of the Site Permits
Development Review/Vesting Tentative Map application.
115.' 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 suffae'~d 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.
I 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.
116. Requirements and Fees. Applicant/Developer shall comply with all Zone 7, I Issuance of
Alameda County Flood Control and Water Conservation District- PW Building
Zone 7 Flood Control requirements and applicable fees. Permits
117. 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 PW Grading
located during field operations without a documented intent of future Permits
use, flied 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.
118. 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
creek/intermittent stream areas, stipulated by
Zone 7
119. 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
120. Salt Mitigation. Recycled water projects must meet any applicable PW, Zone Issuance of
salt mitigation requirements of Zone 7. 7 Occupancy
121. 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 ApplieanffDeveloper in accordance with all
DSRSD master plans, standards, specifications and requirements.
122. Responsibilities for Subdivider. Applicant/Developer shall comply DSIL PW I Approval of Standard
25
with all implementation "responsibilities for subdivider" as outlined ~n 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 #1 g-92"
123. State Regional Water Quality Control Board. The PW Issuance of
Applicant/Developer shall 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.
124. 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 rough grading and/or improvement
permits. Improvement costs will include slxeet, drainage, rough
grading, backfill of utilities, and landscaping costs to the satisfaction
of the Director of Public Works.
125. 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
~mprovemants 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.
I26.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
City of Dublin and its agents, officers, and employees from any claim, and Occupancy
action, or proceeding against the City of Dublin or its agents, officers, of the Last
or employees to attack, set aside, void, or annul an approval of the Building
: 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; 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.
26
, REQD
127. 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 he 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 i~ent 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 ora bond for the
value of the deferred landscaping and associated improvements.
128. Eagle Mitigation Program. In addition to the requirements for Eagle PL Prior to
Mitigation as referenced in the existing Eastern Dublin Specific Plan ~ssuance of
Environmental Impact Report Mitigation Monitoring Program, the grading
project developer shall fund the design and implementation of a ~ermit in
Golden Eagle Mitigation Program to be developed by the City under the area in
the direction of W. Granger Hunt. At a minimum, the program shall question.
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 en'sure the success of the Mitigation
Program;
e. a timeline for implementation of the program.
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 I and July 1.
~29. 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
27
work shall cease ~mmediately 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.
130. 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 iff'rough 3.11/4 and 3.11/7.
131. 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)
132. 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 ora written program to the satisfaction
of the Director of Community Development.
133. Rodentieides and tterbieides. The use of rodenti¢ides 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.
134. 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
! ApplicanffDeveloper shall be responsible for complying with the Kit
Fox Protection Plan.
135. Construction Noise Management Program. Applicant/Developer PL Issuance of
shall prepare and submit a Construction Noise Management Program, Grading Permit
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.
136. Construction and Grading Operations. Construction and grading PW Ongoing
operations shall be limited to weekdays, Monday through Friday, and
non-City holidays, bet4vean the hours of 7:30 a.m. and 5:00 p.m. The
Director of Public Works may approve work on Saturday and hours
beyond the above mentioned days and hours with the understanding
that the developer is responsible for the additional cost of the Public
Works inspectors' overtime.
137. The applicant shall comply with all applicable action programsand 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.
28
i 38. Solid Waste Management. Applicant/Developer shall comply with ADM On-going
the City's solid waste management and recycling requirements.
139. Construction by Applicant/Developer. All in-tract potable and DSIL 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.
140. Temporary Fencing. Temporary fencing shah 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.
~;¥~0 .........
~PJ~I~ m 14~7-'-~-'-'~-~~'~ ,l~;i-~ ....... ._.. ~ ..... ~r ~;~
141. Conditions of Approval. In ~ubmitting subsequent plans for review PW At Plan
and approval, Applicant/Developer shall submit six (6) sets of plans to Submiaal
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.
142. I Standard Conditions. The project shall comply with the City of PL, B / Through
Dublin Site Development Review Standard Conditions (Attachment 3). [ ] Completion
143. Term. Approval of the Site Development Review shall be valid for PL ] Approval of Standard
one year from approval by the Planning Commission. If construction I / Improvement
has not commenced by that time, this approval shall be null and void. I / ?lan$
The approval period for Site Development Review may be extended I /
six (6) additional months by the Director of Community Development I /
upon determination that the Conditions of Approval remain adequate [
to assure that the findings of approval will continue to be met. [ /
(ApplicanlfDeveloper must submit a written request for the extension/
prior to the expiration date of the Site Development Review.) I /
144. Revocation. The SDR wilt be revocable for cause in accordance with PL [ On-going Municipal
Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of /
I Code
the terms or conditions of this approval shall be subject to citation.
29
Colors and Materials Board. Applicant Shall submit a revised PL
colors and materials board subject to approval of the Director of
Community Development to reflect any changes made during project
review.
Street Names. Street names shall not duplicate any names already PL, PO
IssaanC* of
Building
Permits
Standard
Approval of Standard
being used in other segments of the City. Street names shall be subject Final Map
to approval of the Director of Community Development and the
Dublin Police Service.
Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit twelve (I 2) sets of construction Building
plans to the Building Department for plan check. Each set of plans Permits
shall have attached an annota~d copy of these Conditions of
Approval. The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction plans wilt
not be accepted without the annotated resolutions attached to each set
of plans. ApplicantfDeveloper will be responsible for obtaining the
approvals of all participating non-City agencies prior to the issuance
of bldg. permits.
Air Conditioning Units. Air conditioning units and ventilation ducts B, PL Occupancy of PL
shall be screened from public view with materials compatible to the Unit
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.
Refuse ColleCtion Areas. The refuse collection areas within the PL Approval of 279
project shall be reviewed by the refuse collection service provider to Improvement MM Matrix
ensure that adequate space is provided to accommodate collection and Plans
sorting of petmcib]e solid waste as well as source-separated
recyclable materials generated by the residents of the project.
50. Wall and Fence Heights.
All walt and fence heights shall be a PL, PW Approval of PL
minimum 6 feet high (except in those locations where Section Improvement
8.72.080 of the Zoning Ordinance requires lower fence heights and Plans/
where an 8-foot sound attenuation wall is required). All walls and Issuance of
fences shall be designed to ensure clear vision at all street Building
intersections to the satisfaction of the Director of Public Works. Permits
51. 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 area on Grading
both sides in ord, er to facilitate maintenance by the property owners. Permits
152. Final Landscaping and Irrigation Plan. Applicant/Developer shall PL, PW ! Approval of Standard
submit a Final Landscaping and Irrigation Plan, conforming to the Improvement
requirements of Section 8.72.030 of the Zoning Ordinance (unless Plans/
otherwise required by this Resolution) for review and approval of all Issuance of
plant varieties and spacing, by the Director of Public Works and the Building
Director of Community Development. Permits
153. Prior Comments. Location, number, and species of all landscaping PL, PW Approval of Standard
materials shown on the above-referenced Plan shall be subject to the Improvement
30
Plans/
Issuance of
Building
Permits
Departments in accordance with the applicant's submittal and other
herein conditions.
Fire-Resistant and/or Drought Tolerant Plant Varieties. The Final PL, PW Approval of Standard
Landscaping and Irrigation Plan referenced above shall include fire- Improvement
resistant and/or drought tolerant plant varieties in the plant palette. Plans/
Issuance of
Building
Permits
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 slop~, and cone of vision on. Add note to Plans/
plans addressing planting trees within the public service easements Issuance of
and avoiding conflict with utilities. Building
Permits
Lighting. Lighting in landscaped areas throughout project shall be PL, PW Approval of Standard
subject to review and approval of City's Landscape Architect, Improvement
Planning, and Public Works Departments, in consideration of IES Plans /
standards for lighting in public/community areas. ' Issuance of
Building
Permits
Slope Transitions. Adequate slope areas shall be provided in all PL, PW Approval of Standard
landscaped areas between streets/roadways/curbs and fences to allow Improvement
slope transition at top and bottom and adjacent to fences. Plans /
Issuance of
Building
Permits
158. Monument Signs. Design of any monument signs not previously PL, PW Completion of PL
approved by the Director of Community Development shall be Improvements
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.
59. Backflow Devices. Backflow devices shall be screened from view by PL Issuance of Standard
means of fencing, enclosures, landscaping and/or berms. Grading
Permits
60. 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.
61. Health, Design and Safety Standards. Prior to final approval PW, PL Occupancy of Standard
allowing occupancy of any structure, the physical condition of the lot Unit
where the structure is located shall meet minimum health, design, and
safety standards including, but not limited to the following:
!i The streets pr°viding access to the structure shall be complete PL Occupancy°f Standard
to allow for safe traffic movements to and from the structure. Unit
Ail traffic striping and control signing on streets providing PW Occupancy of Standard
access to the structure shall be in place. Unit
All street name signs on streets providing access to the structure PL Occupancy of Standard
shall be in place. Unit
31
All streetlights on streets providing access to the structure shall
be energized and functioning.
All repairs to/he street, curb, gutter, and sidewalk which may
create a hazard shall be completed to the satisfaction of the
Director of Public Works and any non-hazardous repairs shall
be complete ancot bonded for.
PW Occupancy of Standard
Unit
PW Occupancy of Standard
Unit
The lot shall be finish graded, and final grading inspection shall B Occupancy of Standard
have been approved by the Building Department. Unit
All sewer clean-outs, water meter boxes, and other utility boxes PW Occupancy of Standard
shall be set to grade to the approval of the Director of Public Unit
Works.
The structures shall hav~ received all necessary inspections and
have final apProval by the Building Department to allow
occupancy.
B Occupancy of Standard
Unit
All fire hydrants in streets providing access to the structures F
shall be operable to City and ACFD standards.
All streets providing access to the structures shall be improved PW, F
Occupancy of Standard
Unit
Occupancy of Standard
to an adequate width and manner to allow for fire engine
circulation to the approval of the Director of Public Works and
ACFD.
All mailbox units shall be at the back of the curb.
Lighting used after daylight hours shall be adequate to provide
for security needs. (Photometrics and lighting plans for the site
shall be submitted to the Department of Community
Development and Dublin Police Services for review and
approval prior to the issuance of building permits).
Glare/Reflective Finishes. The use of reflective finishes on building
exteriors is prohibited. In order to control the effects of glare,
reflective glass shall not be used.
Unit
PL Occupancy of Standard
Unit
PL, PO, B Occupancy of Standard
Unit
PL Issuance of
Building
Permits
Standard
Energy Conservation. Building plans shall demonstrate the
incorporation of energy conservation measures into the design,
construction, and operation of proposed development.
PL, PW
Issuance of
Building
Permits
ESDP EIR
IvlM
3.4/46.0
PASSED, APPROVED AND ADOPTED this 25th day of July 2000
AYES:
NOES:
ABSENT: Cm. Hughes
A T,
Cm. Oravetz, Jennings, Johnson, and Musser
Community Development Director
32
A TTA CHMENT 4