HomeMy WebLinkAboutPC Reso 08-31 Appv TMAP 8000 Schaefer Rnch So PA08-005RESOLUTION NO. 08 - 31
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE TRACT MAP 8000 FOR, A 41.541-ACRE AREA WITHIN
THE PROJECT KNOWN AS SCHAEFER RANCH SOUTH
(APNs 941-2835-001 to 003, and 052 to 075, and 941-2837-010 to 021)
PA 08-005
WHEREAS, the Applicant, Schaefer Ranch Holdings LI,C, submitted an application for a
General Plan Amendment (GPA), PD-Planned Development Rezone with Stage 2 Development Plan, and
Vesting Tentative Map (VTM) 8000 for the project known as Schaefer Ranch South located at the
southeast and southwest corners of Dublin Boulevard and Schaefer Ranch Road; and
WHEREAS, VTM 8000 would subdivide approximately 41.541-acres located at the southwest
corner of Dublin Boulevard and Schaefer Ranch Road into 140 single -family residential lots; and
WHEREAS, in 1998 the Planning Commission approved VTM 6765 (Resolution 98-38) and
created 466 residential lots, and commercial, parks, and public/semi-public parcels for Schaefer Ranch;
and
WHEREAS, the Mitigation Measures contained in the Schaefer Ranch EIR and the Conditions of
Approval for the VTM required the project proponent to obtain pen-nits from the various environmental
regulatory agencies for impacts to wetlands, wildlife habitat, and other environmentally sensitive areas
within the project. The project proponent successfully obtaine& approval from the environmental
agencies. However, the approval from the various agencies required the preservation of sensitive habitat
for protected wildlife within the project area. The preservation of these areas resulted in the need to
reconfigure a portion of the project; and
WHEREAS, the City Council reviewed the Lot Reconfiguration Concept on December 21, 2004,
and directed Staff to work with the Applicant to prepare Filial Map 6765 based on the Lot
Reconfiguration Concept. Final Mal) 6765 was deemed complete in :December 2006 and was recorded on
March 8, 2007; and
WHEREAS, Final Map 6765 created 12 estate lots, 24 single-family lots, and a 5.69-acre
commercial parcel on approximately 41.541-acres located at the southwest corner of Dublin Boulevard
and Schaefer Ranch Road; and
WHEREAS, VTM 8000 would re-subdivide the 41.541-acres located at the southwest corner of
Dublin Boulevard and Schaefer Ranch Road and create 140 single-family lots; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State CEQA
Guidelines require that certain projects be reviewed for environmental impacts and that environmental
documents be prepared; and
WHEREAS, the Proposed Project is a modification to the Schaefer Ranch Project already
approved by the City. The impacts of the Schaefer Ranch Project were analyzed in the certified Schaefer
Ranch EIR. Since the Schaefer Ranch EIR has been certified, no further environmental review for
proposed changes to the Schaefer Ranch Project are required under the California Environmental Quality
Act (CEQA) unless the conditions for preparation of a subsequent or supplemental EIR under Public
Resources Code Section 21166 (Section 21166) and CEQA Guidelines section 15162 and 15163
(Sections 15162/3) are met; and
WHEREAS, pursuant to CEQA, the City Staff prepared m Initial Study, included herein by
reference, to determine if further environmental review was required under Sections 21166 and 15162/3.
The analysis in the Initial Study determined that none of the standards requiring the preparation of a
subsequent or supplemental EIR under these sections were met. Under CEQA Guidelines Section 15164,
an explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162/3 may be
included in an addendum. Therefore, an Addendum has been prepared, a copy of which is included
herein by reference; and
WHEREAS, the Addendum and Initial Study were considered by the Planning Commission
together with the Schaefer Ranch EIR at a properly noticed public hearing on the project on October 14,
2008. The Planning Commission adopted Resolution 08-28 recommending City Council approval of the
CEQA Addendum; and
WHEREAS, the Planning Commission held a properly noticed public hearing on October 14,
2008, at which time interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report dated October 14, 2008 was submitted to the Planning Commission
analyzing the Project and recommending that the Planning Commission recommend that the City Council
approve the GPA and the PD Rezone with Stage 2 Development Plan and further recommending that the
Planning Commission approve VTM 8000; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used its independent judgment to evaluate the project; and
WHEREAS, following the public hearing, the Planning Commission adopted the following
resolutions, all of which are incorporated herein by reference: Resolution 08-28 recommending that the
City Council adopted the CEQA Addendum to the 1996 EIR, Resclution 08-29 recommending that the
City Council approve the General Plan Amendment, Resolution 08-30 recommending that the City
Council approve the PD-Planned Development Rezone with Stage 2 Development Plan.
NOW, THEREFORE, BE IT RESOLVED THAT THE Flanning Commission of the City of
Dublin does hereby make the following findings and determinations regarding Vesting Tentative Map
8000:
A. The proposed Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
B. The design and improvements of the proposed Vesting Tentative Map are consistent with the
General Plan, as amended, as they relate to the subject property in that it is a subdivision for a
single-family residential and open space development.
C. The Vesting Tentative Map is consistent with the proposed PD-Manned Development Zoning
with Stage 2 Development Plan (PA 08-005) and is tl.erefore consistent with the City of
Dublin Zoning Ordinance.
2
D. The project site is located adjacent to major roads, including Dublin Boulevard, Schaefer
Ranch Road, and I-580 and has relatively flat topography and is therefore physically suitable
for the type and intensity of residential development proposed.
E. With the incorporation of all applicable action programs and mitigation measures of the
Schaefer Ranch Environmental Impact Report, the design of the Vesting Tentative Map will
not cause environmental damage or substantially injure fish or wildlife of their habitat or cause
public health concerns.
F. 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 proposes subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby conditionally
approve Vesting Tentative Map 8000, PA 08-005 to subdivide approximately 41.541-acres (APNs 941-
2835-001 to 003, and 052 to 075, and 941-2837-010 to 021) at the southwest corner of Dublin Boulevard
and Schaefer Ranch Road) into 140 single-family lots, subject to City Council adoption of the CEQA
Addendum, and City Council approval of the related General Plan Amendment and Planned Development
Rezone with Stage 2 Development Plan no later than January 31, 2009. This approval shall conform
generally to Vesting Tentative Tract 8000 prepared by Isakson &: Associates, dated received by the
Community Development Department on October 2, 2008, labeled Exhibit A to this Resolution and
consisting of two (2) sheets ("Vesting Tentative Map and "Preliminary Grading Plan") stamped approved
except as specifically modified by the Conditions of Approval contained below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes rqpresent those departments/a€;encies responsible for monitoring
compliance of the conditions of approval. (PL.] Planning_ [B] Build ng, (POI Police, [PW] Public Works
jADMI Administration/City Attorney, [FIN] Finance, fFl Alameda County Fire Department, fDSR1
Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z71
Zone 7.
NO. CONDITION TEXT RESP.
AGENCY WHEN
REQ'D
Prior to: SOURCE
GENERAL CONDITIONS
1. Fees. Applicant/Developer shall pay all applicable B, PL, Issuance of Standard
fees in effect, including, but not limited to, Planning ADM, P W Building Permits
fees, Building fees, Traffic Impact Fees, TVTC fees,
Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees (per agreement between Developer and
School District), Fire Facilities Impact fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection
fees; or any other fee that may be adopted and
applicable.
3
NO. CONDITION TEXT RESP'. WHEN SOURCE
AGENCY REQ'D
Prior to:
2. Required Permits. Applicant/Developer shall PL/PVJ Issuance of Standard
comply with the City of Dublin Zoning Ordinance Building Permits
and obtain all necessary permits if required by other
applicable agencies (Alameda County Flood Control
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, State Water Quality Control
Board, Etc.) and shall submit copies of the permits to
the Department of Public Works.
3. Tract 6765 Parcels J and K Use Restrictions: PL/PW Approval of Final City
Developer shall create a use restriction, acceptable to Map Attorney
the City Manager and City Attorney, that is applicable
to Parcels J and K shown on the map for Tract 6765
and that is enforceable by the City. The use restriction
shall limit the use of Parcels J and K to school,
daycare, pre-school, and child-related services
operated by public benefit corporations or other non-
profit entities. Notwithstanding the foregoing, as
Developer has reserved Parcel K for a potential fire
station site, the use restriction shall not prevent the
City from using Parcel K for a fire station site. The
use restriction shall further provide that it may not be
amended without the approval of the City Council of
the City of Dublin.
PLANNING
4. Inclusionary Zoning: Prior to approval of Site PL SDR approval or PL
Development Review or recordation of the first recordation of the
phased Final Map, whichever occurs first, the owner first Final Map,
or owners of all of the property subject to this vesting whichever occurs
tentative map shall enter into an Affordable Housing first.
Agreement with the City for the entire Vesting
Tentative Map area, which agreement shall be
recorded against such area and against any other
property where Developer proposes to construct off-
site affordable units if approved by the City Council
pursuant to Dublin Municipal Code section
8.68.040.B. Such agreement shall include but is not
limited to providing detail regarding the number of
affordable units required, specify the schedule of
construction of affordable units, set forth the
developer's manner of compliance with City of Dublin
Inclusionary Zoning Regulations and impose
appropriate resale controls and/or rental restrictions on
the affordable units. If the agreement provides for
construction of units off-site, as provided in DMC
section 8.68.040.13, it shall require City Council
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
approval and Council findings as required by said
section and shall include provision for security
adequate to assure construction of the off-site
affordable units concurrently with the completion of
construction of the market rate units to be constructed
on the lots created by the vesting tentative map.
5. Public Service Easement. The following note shall PL/PV7 Final Subdivision PL
be included in Owners Statement on the Final Map: Map
"The areas designated "Public; Service Easement"
(PSE) as shown upon said map are hereby dedicated to
the Public. Said easement is for the purpose of
installation, construction and maintenance of utility
structures, street trees, and appurtenances, including
but not limited to, street lights and all appurtenances
to the street lights. The maintenance of the street trees
is the responsibility of the adjacent homeowner. The
street trees are owned by the City."
6. Landscape Maintenance. Landscape Maintenance PL/PVT Final Subdivision PL
shall be in accordance with the Landscape Map and Ongoing
Maintenance Exhibit.
7. Side Yard Landscape Maintenance. Side yard PL Final Subdivision PL
landscaping for corner lots (i.e. Lots 1, 12, 43, 55, 75, Map and Ongoing
76, 83, 87, 90, 97, 98, 101, 107, 115, 116, 128, 129,
140) shall be maintained by the HOA and such
maintenance shall be identified in the CC&Rs.
PUBLIC WORKS - SPECIFIC CONDITIONS
8. General Public Works Conditions of Approval: PW Ongoing PW
Developer shall comply with the City of Dublin
General Public Works Conditions of Approval for
Tract 8000 contained below unless specifically
modified by these Conditions of Approval.
9. Clarifications and Changes to the Conditions. In PW Final Subdivision PW
the event that there needs to be clarification to these
Conditions of Approval, the Directors of Community
Development and Public Works have the authority to
clarify the intent of these Conditions of Approval to
the Applicant/Developer by a written document signed
by the Directors of Community Development and
Public Works and placed in the project file. The
Directors also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts of this project.
10. Standard Public Works Conditions of Approval. PW Final Subdivision PW
Applicant/Developer shall comply with all applicable
NO. CONDITION TEXT RESP'. WHEN SOURCE
AGENCY REQ'D
Prior to:
City of Dublin Public Works Standard Conditions of
Approval. In the event of a conflict between the
Public Works Standard Conditions of Approval and
these Conditions, these Conditions shall prevail.
11. Conditions of Approval. A copy of the Conditions of PW Final Subdivision PW
Approval which has been annotated how each
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the Final Map and plans.
12. Substantial Conformance. The Final Subdivision PW Final Subdivision PW
Map shall be substantially in conformance with
Vesting Tentative Map 8000 unless otherwise
modified by the conditions contained herein.
13. Development Agreement/Expiration. The approval PW Final Subdivision PW
of this Tentative Map shall be predicated upon and
pursuant to the terms set forth in the Development
Agreement to be approved by the City of Dublin. The
Tentative Map shall expire at the standard time of two
and one half (2 %) years as set forth in the Dublin
Municipal Code and in the regulations of Section
66452.6 of the Subdivision Map Act and as provided
in the Development Agreement. 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.
14. Final Subdivision Map 8000. The PW Final Subdivision PW
Applicant/Developer shall have a registered civil
engineer or a licensed land surveyor prepare the Final
Subdivision Maps subdividing the parcels in
conformance with Vesting Tentative Map 8000
prepared by Isakson and Assoc. and in accordance
with the requirements of the Subdivision Map Act and
City of Dublin standards. The map shall be reviewed
and approved by the City Erigineer/Public Works
Director prior to recordation.
15. Title Report. A current preliminary title report (not PW Final Subdivision PW
more than 6 months old as of date of submittal) Map
together with copies of all recorded deeds, easements
and other encumbrances and copies of Final Maps for
adjoining properties and off-site easements shall be
submitted for reference as deemed necessary by the
City Engineer/Director of Public Works.
16. Right-of Way Dedication. The Applicant shall PW Final Subdivision PW
dedicate right-of-way to the public on the Final Map
Subdivision Map or by separate instrument as follows:
NO. CONDITION TEXT RESP'. WHEN SOURCE
AGENCY REQ'D
Prior to:
10-foot wide right-of-way dedication as shown
along the Dublin Boulevard project frontage for
streetscape purposes.
Any other right-of-way dedications deemed
reasonably necessary by the City Engineer/Public
Works Director.
17. GHAD Dedication. The Applicant shall dedicate to PW Final Subdivision PW
the Schaefer Ranch Geologic; Hazard Abatement Map
District on the Final Subdivision Map or by separate
instrument as follows:
Parcels B and C for private open space.
Any other dedications deemed reasonably
necessary by the GHAD Manager.
18. Easement Dedications. The Applicant shall d PW Final Subdivision PW
easements on the Final Subdivision Map or by s Map
instrument as follows:
a. Public Access Easements (PAE) over the
following areas:
1. Parcels A and Al (the Paseo Trail and
Greenbelt)
2. Stairway area connecting Court E with the
perimeter trail
3. 8-foot wide minimum easement for the
perimeter trail
b. Public Service Easement (PSE) as shown on the
vesting tentative map.
c. A 10-foot wide minimum Public Storm Drain
Easement (SDE) as necessary for the storm drain
line within Lot 70.
d. A 15-foot wide minimum Storm Drain Easement
(SDE) as necessary for the storm drain line shown
within Parcel C.
e. Easements as required by DSRSD.
f Any other easements deemed reasonably necessary
by the City Engineer/Public Works Director or
GHAD Manager during final design and/or
construction.
19. Fill settlement monitoring. In conjunction with the PW Issuance of PW
submittal of the Grading Plan for plan check, the Grading Permit
Applicant shall submit a report indicating the amount
of fill settlement that has taken place since the
approval of the Tentative Map and the future
settlement potential of the site. The Director of Public
Works shall review and approve this report prior to the
issuance of Grading permits. Areas encountering too
NO. CONDITION TEXT RESF. WHEN SOURCE
AGENCY REQ'D
Prior to:
much fill settlement (as determined by the Director of
Public Works) may have building permits withheld
until appropriate measures are taken to correct the
settlement areas.
20. Overland Release Court D. The intersection of PW Issuance of PW
Court D and Road 2 shall be re-graded to remove the Grading Permit
proposed sump condition and allow an overland
release northward along Road 1.
21. Storm Drain Line Easement Area - Lot 70. The PW Issuance of PW
10-foot wide easement area shall be graded to 4:1 or Grading Permit
flatter to allow adequate access for future maintenance
or repair activities. The easement shall be clear of
sideyard fence, retaining walls or other permanent
structures.
22. Traffic Calming Measures. The Applicant shall PW Improvements to PW
implement traffic calming measures as directed by the be guaranteed
Traffic Engineer along eastbound Dublin Boulevard in prior to approval
the vicinity of Roys Hill Lane (California Highlands) of Final
as justified for safety reasons. Proposed traffic Subdivision Map
calming measures may include but are not limited to:
signing, striping, flashers, concrete bulbouts with
appurtenant landscaping, and raised or textured
paving.
23. Ownership and Maintenance of Improvements: PW Final Map and PW
Ownership, dedications on final map, and ongoing
maintenance of street right-of-ways, common area
parcels, and open space areas shall be by the City of
Dublin, the Homeowner's Association, and the
Geologic Hazard Abatement District, as shown on the
Open Space Maintenance Diagram.
24. Landscape Features within Public Right of Way. PW First Final Map; PW
The Developer shall enter into an "Agreement for Modify with
Long Term Encroachments" with the City and/or Successive Final
GHAD to allow the HOA to maintain the landscape Maps
and decorative features within public Right of Way
including frontage & median landscaping, decorative
pavements and special features (i.e., walls, portals,
benches, etc.) as generally shown on Preliminary
Landscape Plans. The Agreement shall identify the
ownership of the special features and maintenance
responsibilities. The Homeowner's Association will
be responsible for maintaining; the surface of all
decorative pavements including restoration required as
the result of utility repairs.
25. Covenants, Conditions and Restrictions (CC&Rs). PW First Final Map; PW
A Homeowners Association shall be formed by Modify with
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
recordation of a declaration of Covenants, Conditions, Successive Final
and Restrictions to govern use and maintenance of the Maps
landscape features within the public right of way
contained in the Agreement for Long Term
Encroachments and the frontage landscaping along
Dublin Boulevard, interior streets, paseo trail and
greenbelt, and side yard landscaping for corner lots.
Said declaration shall set forth the Association name,
bylaws, rules and regulations. The CC&Rs shall
ensure that there is adequate provision for the
maintenance, in good repair and on a regular basis, of
the landscaping & irrigation, decorative pavements,
median islands, fences, walls, drainage, lighting, signs
and other related improvements. The CC&Rs shall
also contain all other items required by these
conditions. The Developer shall submit a copy of the
CC&R document to the City for review and approval.
The Developer at its option may annex lots created
under Final Map(s) under Vesting Tentative Map 8000
into the existing HOA created under Tract Map 6765.
The amendment to the CC&Rs for the existing HOA
shall be reviewed by the City.
26. Public Streets: Developer shall construct street PW Each Final Map PW
improvements and offer for dedication to the City of
Dublin the rights of way for Dublin Boulevard and
interior streets as shown on the Tentative Map, to the
satisfaction of the City Engineer.
PUBLIC WORKS STANDARD CONDITIONS
OF APPROVAL
27. The Developer shall comply with the Subdivision Map PW Ongoing PW
Act, the City of Dublin Subdivision, Zoning, and Standard
Grading Ordinances, the City of Dublin Public Works Conditions
Standards and Policies, and all building and fire codes
and ordinances in effect at the time of building permit.
All public improvements constructed by Developer
and to be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771.
Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following)
28. The Developer shall defend, indemnify, and hold PW Ongoing PW
harmless the City of Dublin and its agents, officers, Standard
and employees from any claim, action, or proceeding Conditions
against the City of Dublin or its agents, officers, or
employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency,
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
appeal board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department, committee, or
agency of the City related to this project to the extent
such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedings.
29. Any water well, cathodic protection well, or PW Approval of PW
exploratory boring on the project property must be Improvement Standard
properly abandoned, backfilled, or maintained in Plans or Final Map Conditions
accordance with applicable groundwater protection
ordinances. For additional information contact
Alameda County Flood Control, Zone 7.
Agreements and Bonds
30. The Developer shall enter into a Tract Improvement PW First Final Map PW
Agreement with the City for all tract improvements. and Successive Standard
Maps Conditions
31. The Developer shall provide performance (100%), and PW First Final Map PW
labor & material (100%) securities to guarantee the and Successive Standard
tract improvements, approved by the City Engineer, Maps Conditions
prior to execution of the Tract Improvement
Agreement and approval of the Final Map. (Note:
Upon acceptance of the improvements, the
performance security may be replaced with a
maintenance bond that is 25% of the value of the
performance security.)
Fees
32. The Developer shall pay all applicable fees in effect at PW Parkland In-Lieu PW
the time of building permit issuance including, but not Fees Due Prior to Standard
limited to, Planning fees, Building fees, Dublin San Filing Each Final Conditions
Ramon Services District fees, Public Facilities fees, Map; Other Fees
Dublin Unified School District School Impact fees Required with
(per agreement between Developer and School Issuance of
District), Public Works Traffic Impact fees, Alameda Building Permits
County Fire Services fees; Noise Mitigation fees,
Inclusionary Housing In-Lieu fees; Alameda County
Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other
fees as noted in the Development Agreement.
33. The Developer shall dedicate parkland or pay in-lieu PW Each Final Map PW
fees in the amounts and at the times set forth in City of Standard
10
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Dublin Resolution No. 60-99, or in any resolution Conditions
revising these amounts. and as implemented by the
Administrative Guidelines adopted by Resolution 195-
99.
Permits
34. Developer shall obtain an Encroachment Permit from PW Start of Work PW
the Public Works Department for all construction Standard
activity within the public right-of-way of any street Conditions
where the City has accepted the improvements. At the
discretion of the City Engineer an encroachment for
work specifically included in an Improvement
Agreement may not be required.
35. Developer shall obtain a Grading / Sitework Permit PW Start of Work PW
from the Public Works Department for all private Standard
grading and site improvements. Conditions
Submittals
36. All submittals of plans and Final Maps shall comply PW Approval of PW
with the requirements of the "City of Dublin Public Improvement Standard
Works Department Improvement Plan Submittal Plans or Final Map Conditions
Requirements", and the "City of Dublin Improvement
Plan Review Check List".
37. The Developer will be responsible for submittals and PW Approval of PW
reviews to obtain the approvals of all applicable Improvement Standard
participating non-City agencies. The Alameda County Plans or Final Map Conditions
Fire Department and the Dublin San Ramon Services
District shall approve and sign the Improvement
Plans.
38. Developer shall submit a Geotechnical Report, which PW Approval of PW
includes street pavement sections and grading Improvement Standard
recommendations. Plans, Grading Conditions
Plans, or Final
Map
39. Developer shall provide the Public Works Department PW Acceptance of PW
a digital vectorized file of the "master" files for the Improvements and Standard
project when the Final Map has been approved. Release of Bonds Conditions
Digital raster copies are not acceptable. The digital
vectorized files shall be in AutoCAD 14 or higher
drawing format. Drawing units shall be decimal with
the precision of the Final Map. All objects and entities
in layers shall be colored by layer and named in
English. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
Final Ma
40. The Final Map shall be substantially in conformance PW Approval of Final PW
with the Tentative Map approved with this Map Standard
NO. CONDITION TEXT RESP'. WHEN SOURCE
AGENCY REQ'D
Prior to:
application, unless otherwise modified by these Conditions
conditions.
41. All rights-of-way and easement dedications required PW Approval of Final PW
by the Tentative Map including the Public Service Map Standard
Easement shall be shown on the Final Map. Conditions
42. Street names shall be assigned to each public/private PW Approval of Final PW
street pursuant to Municipal Code Chapter 7.08. The Map Standard
Developer shall propose a list of preferred and Conditions
alternate street names for review and approval by the
City and all interested outside agencies. Street names
must not match or be closely similar to existing street
names within Alameda County. The approved street
names shall be indicated on the Final Map.
Easements
43. The Developer shall grant to the City of Dublin PW Approval of PW
easements for traffic signal detectors, boxes conduit, Improvement Standard
etc. at all private streets and driveways entrances that Plans or Conditions
will be signalized. Appropriate Final
Map
44. The Developer shall obtain abandonment from all PW Approval of PW
applicable public agencies of existing easements and Improvement Standard
right of ways that will no longer be used. Plans or Conditions
Appropriate Final
Map
45. The Developer shall acquire easements, and/or obtain PW Approval of PW
rights-of-entry from the adjacent property owners for Improvement Standard
any improvements on their property. The easements Plans or Conditions
and/or rights-of-entry shall be in writing and copies Appropriate Final
furnished to the City Engineer. Map
46. All public sidewalks must be within City right-of-way PW Approval of PW
or in a pedestrian access easement unless approved by Improvement Standard
the City Engineer. Plans or Conditions
Appropriate Final
Map
Grading
47. The Grading Plan shall be in conformance with the PW Approval of PW
recommendations of the Geotechnical Report, the Grading Plans or Standard
approved Tentative Map and/or Site Development Issuance of Conditions
Review, and the City design standards & ordinances. Grading Permits,
In case of conflict between the soil engineer's and Ongoing
recommendations and City ordinances, the City
Engineer shall determine which shall apply.
48. A detailed Erosion Control Plan shall be included with PW Approval of PW
the Grading Plan approval. The plan shall include Grading Plans or Standard
detailed design, location, and maintenance criteria of Issuance of Conditions
all erosion and sedimentation control measures. Grading Permits,
12
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
and Ongoing
Improvements
49. The public improvements shall be constructed PW Approval of PW
generally as shown on the Tentative Map and/or Site Improvement Standard
Development Review. However, the approval of the Plans or Start of Conditions
Tentative Map and/or Site Development Review is not Construction, and
an approval of the specific design of the drainage, Ongoing
sanitary sewer, water, traffic circulation, and street
improvements.
50. All public improvements shall conform to the City of PW Approval of PW
Dublin Standard Plans and design requirements and as Improvement Standard
approved by the City Engineer. Plans or Start of Conditions
Construction, and
Ongoing
51. The Developer shall install all traffic signs and PW Approval of PW
pavement marking as required by the City Engineer. Improvement Standard
Plans or Start of Conditions
Construction, and
Ongoing
52. Developer shall construct all potable water and PW Approval of PW
sanitary sewer facilities required to serve the project in Improvement Standard
accordance with DSRSD master plans, standards, Plans or Start of Conditions
specifications and requirements. Construction, and
Ongoing
53. Fire hydrant locations shall be approved by the PW Approval of PW
Alameda County Fire Department. A raised reflector Improvement Standard
blue traffic marker shall be installed in the street Plans or Start of Conditions
opposite each hydrant. Construction, and
Ongoing
54. Street light standards and luminaries shall be designed PW Occupancy of PW
and installed per approval of the City Engineer. The Units or Standard
maximum voltage drop for streetlights is 5%. Acceptance of Conditions
Improvements
55. All new traffic signals shall be interconnected with PW Occupancy of PW
other new signals within the development and to the Units or Standard
existing City traffic signal system by hard wire. Acceptance of Conditions
Improvements
56. Two empty 3" conduits with pull ropes, to PW Occupancy of PW
accommodate future extension of the traffic Units or Standard
interconnect system and for School District uses, shall Acceptance of Conditions
be installed along any project arterial street frontage. Improvements
The extent of this work to be determined by the City
Engineer.
57. The Developer shall construct bus stops and shelters at PW Occupancy of PW
the locations designated and approved by the LAVTA Units or Standard
and the City Engineer. The Developer shall pay the Acceptance of Conditions
13
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
cost of procuring and installing these improvements. Improvements
58. The Developer shall furnish and install City Standard PW Occupancy of PW
street name signs for the project as required by the Units or Standard
City Engineer. Acceptance of Conditions
Improvements
59. Street trees, of at least a 24" box size or as otherwise PW Occupancy of PW
determined by the Community Development Director, Units or Standard
shall be planted along the street frontages. The Acceptance of Conditions
varieties and locations of the trees to be approved by Improvements
the Community Development Director and City
Engineer.
60. Any decorative pavement installed within City right- PW Occupancy of PW
of-way requires approval of the City Engineer. Where Units or Standard
decorative paving is installed in public streets, pre- Acceptance of Conditions
formed traffic signal loops and sleeves to Improvements
accommodate future utilities shall put under the
decorative pavement. Maintenance costs of the
decorative paving shall be included in a landscape and
lighting maintenance assessment district or other
funding mechanism acceptable to the City Engineer.
61. Roof drainage shall drain across bio-swales or into PW Occupancy of PW
bio-filters prior to entering the storm drain system. Units or Standard
The landscaping and drainage improvements in the Acceptance of Conditions
bio-swale and bio-filters shall be appropriate for water Improvements
quality treatment. The City Engineer may exempt
specific roof leaders from this requirement if space
limitations prevent adequate water treatment without
creating hazards, nuisance or structural concerns.
Concentrated flows will not be allowed to drain across
public sidewalks.
62. Developer shall construct gas, electric, cable TV and PW Occupancy of PW
communication improvements within the fronting Units or Standard
streets and as necessary to serve the project and the Acceptance of Conditions
future adjacent parcels as approved by the City Improvements
Engineer and the various Public Utility agencies.
63. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of PW
shall be underground in accordance with the City Units or Standard
policies and ordinances. All utilities shall be located Acceptance of Conditions
and provided within public utility easements and sized Improvements
to meet utility company standards.
64. All utility vaults, boxes and structures, unless PW Occupancy of PW
specifically approved otherwise by the City Engineer, Units or Standard
shall be underground and placed in landscape areas Acceptance of Conditions
and screened from public view. All utility vaults, Improvements
boxes and structures shall be shown on landscape
plans and approved by the City Engineer and
14
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Community Development Director prior to
construction.
Construction
65. The Erosion Control Plan shall be implemented PW Ongoing as PW
between October 15th and April 15th unless otherwise Needed Standard
allowed in writing by the City Engineer. The Conditions
Developer will be responsible for maintaining erosion
and sediment control measures for one year following
the City's acceptance of the subdivision
improvements.
66. If archaeological materials are encountered during PW Ongoing as PW
construction, construction within 100 feet of these Needed Standard
materials shall be halted until a professional Conditions
Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures.
67. Construction activities, including the maintenance and PW Ongoing as PW
warming of equipment, shall be limited to Monday Needed Standard
through Friday, and non-City holidays, between the Conditions
hours of 7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Engineer.
68. Developer shall prepare a construction noise PW Start of PW
management plan that identifies measures to be taken Construction; Standard
to minimize construction noise on surrounding Implementation Conditions
developed properties. The plan shall include hours of Ongoing as
construction operation, use of mufflers on construction Needed
equipment, speed limit for construction traffic, haul
routes and identify a noise monitor. Specific noise
management measures shall be included in the project
plans and specifications.
69. Developer shall prepare a plan for construction traffic PW Start of PW
interface with public traffic on any existing public Construction; Standard
street. Construction traffic and parking may be Implementation Conditions
subject to specific requirements by the City Engineer. Ongoing as
Needed
70. The Developer shall be responsible for controlling any PW Ongoing PW
rodent, mosquito, or other pest problem due to Standard
construction activities. Conditions
71. The Developer shall be responsible for watering or PW Start of PW
other dust-palliative measures to control dust as Construction; Standard
conditions warrant or as directed by the City Engineer. Implementation Conditions
Ongoing as
Needed
72. The Developer shall provide the Public Works PW Issuance of PW
15
NO. CONDITION TEXT RESF. WHEN SOURCE
AGENCY REQ'D
Prior to:
Department with a letter from a registered civil Building Permits Standard
engineer or surveyor stating that the building pads or Acceptance of Conditions
have been graded to within 0.1 feet of the grades Improvements
shown on the approved Grading Plans, and that the top
& toe of banks and retaining walls are at the locations
and/or Site Development Review shown on the
approved Grading Plans.
NPDES
73. Prior to any clearing or grading, the Developer shall PW Start of Any PW
provide the City evidence that a Notice of Intent Construction Standard
(NOI) has been sent to the California State Water Activities Conditions
Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
74. The Storm Water Pollution Prevention Program PW SWPPP to be PW
(SWPPP) for the operation and maintenance of the Prepared Prior to Standard
project shall identify the Best Management Practices Approval of Conditions
(BMPs) appropriate to the project construction Improvement
activities. The SWPPP shall include the erosion Plans:
control measures in accordance with the regulations Implementation
outlined in the most current version of the ABAG Start of
Erosion and Sediment Control Handbook or State Construction and
Construction Best Management Practices Handbook. Ongoing as
Needed
75. The Developer is responsible for ensuring that all PW First Final Map; PW
contractors implement all storm water pollution Modify as needed Standard
prevention measures in the SWPPP. with Successive Conditions
Maps
FIRE
76. Emergency vehicle access roadways must have a F Approval of Final F
minimum unobstructed width of 20 feet (14 feet for Map
one way streets) and an unobstructed, vertical
clearance of not less than 13 feet 6 inches. The radius
for emergency vehicle turns shall be based on a 42 ft.
radius. Roadways under 36 feet wide shall be posted
with signs or shall have red curbs painted with labels
on one side; roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted with
labels on both sides of the street as follows: "NO
STOPPING, FIRE LANE - CVC 22500.1". CFC
902.2.2.1.
77. The maximum dead end emergency vehicle access F Approval of Final F
road without an approved turn around is 150 feet. Map
Cul-de-sacs that are needed for an emergency vehicle
16
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
access turn around shall be a minimum of 80 feet with
no parking. CFC902.2.2.4.
78. The following number of access roads shall be F Approval of Final F
provided per the Dublin Fire Code (based on the start Map
of construction):
1-25 Units: One public or private access road.
26-74 Units: One public or private access road and
one emergency access road. When more than one
access road is required, the roadways shall be
remotely located to provide a separate and distinct
means of access and egress.
75+ Units: A minimum of two public or private access
roads. When more than one access road is
required, the roadways shall be remotely located to
provide a separate and distinct means of access and
egress.
79. Gate Approvals. Fencing and gates that cross F Approval of Final F
pedestrian access and exit patlis as well as vehicle Map
entrance and exit roads need to be approved for fire
department access and egress as well as exiting
provisions where such is applicable. Plans need to be
submitted that clearly show the fencing and gates and
details of such. This should be clearly incorporated as
part of the site plan with details provided as necessary.
CFC 501.3
80. Hydrants & Fire Flows. Show the location of any F Approval of F
on-site fire hydrants and any fire hydrants that are Improvement
along the property frontage as well as the closest Plans or Final Map
hydrants to each side of the property that are located
along the access roads that serves this property.
Hydrant spacing to meet DSRSD minimum residential
distance. Prove a letter from the water company
indicating what the available fire flow is to this
property. CFC 508.
81. All portions of the exterior walls of the homes shall be F Issuance of F
within 150 feet of an emergency vehicle access road. Building Permits
The distance is measured as someone would be able to
walk and shall consider parked cars. Sloped areas
beyond the access roads needed for emergency access
shall be permanent walkway or stair as required by the
Fire Department. CFC 902.2.1, 902.3.1
82. The maximum grade allowed for a Fire Department F Issuance of F
access road is 12%. CFC Appendix Improvement
Plans
17
NO. CONDITION TEXT RESP.
AGENCY WHEN
REQ'D
Prior to: SOURCE
83. All emergency vehicle access roads (first lift of F Issuance of F
asphalt) and the public water supply including all Building Permits
hydrants shall be in place prior to vertical construction
or combustible storage on site.
84. The homes that are adjacent to open space or F Issuance of F
undeveloped land shall comply with the Wildfire Building Permits
Management. The following is a partial list of the for affected lots
requirements of the Wildfire Management Plan:
The homes shall be provided with an automatic
sprinkler system.
The roof covering shall be class A.
Eaves shall be protected on the exposed underside by
materials approved for one-hour rated fire resistive
construction. Fascias are required and must be
protected on the backside by materials approved for
one-hour rated fire resistive construction or 2-inch
(51mm) nominal dimensional lumber.
Gutters and downspouts shall be constructed of non-
combustible material.
Exterior walls of buildings or structures shall be
constructed with materials approved for one-hour
rated construction on the exterior side or with non-
combustible materials. Exception: Heavy timber
construction.
Exterior windows, window walls and skylights shall
be tempered glass or multilayered glazed panels.
Exterior doors, other than vehicular access doors to
garages, shall be non-combustible or solid core 1-1/4
inch thick. When windows are within doors, they
shall be of tempered glass or multilayered glazed
panels.
Attic ventilation openings, foundation and under floor
vents, or other ventilation openings in vertical exterior
walls and vents through roofs shall not exceed 144
square inches each. Such vents shall be covered with
non-combustible corrosion resistant mesh with
openings not to exceed '/4 inch.
Detached accessory structures located less than 50 feet
from a building containing habitable space shall have
exterior walls constructed with materials approved for
one-hour construction or constructed with non-
combustible materials on the exterior side.
Fences constructed of combustible materials shall be
separated from the perimeter oi'buildings containing
habitable space by connecting to buildings with a
masonry pilaster as shown in the Wildfire
18
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Management Plan. Pilaster are not required if a
noncombustible fence is provided on the side(s) facing
the open space and additional 10 feet towards the
home.
85. The landscape plans for home adjacent to open space F Issuance of F
or undeveloped land shall comply with the standards Building Permits
for vegetation establishment and maintenance as for affected lots
required in the Wildfire Management Plan:
Plants within 3 feet of the homes shall be irrigated
flowers only. The area within 3 feet shall have non-
combustible materials only (no combustible mulch).
Plants 3 to 15 feet from the home shall only be those
listed for use in Areas A and 13 in the plant species
table.
Trees shall be a minimum of 4 feet from the homes.
Trees between 4 ft and 30 feet of the homes shall have
a minimum of 10 feet between crowns. The trees shall
be limited to those types listed for use in Areas B
through D in the plant species table.
Plants 15 to 30 feet from the home shall only be those
listed for use in Areas A through C in the plant species
table.
The distances increase for areas with slopes over 30%.
See the Wildfire Management Plan.
Plant types shall be reviewed by the City's landscape
consultant.
86. The landscape shall be maintained year round to F Ongoing in F
comply with the Wildfire Management Plan. Trees conformance with
between 4 and 15 feet from the homes shall have their the Wildfire
limbs pruned 10 feet from grade or 1/3 of the total live Management
crown height. Trees between 15 and 30 feet from the Program
homes shall have their limbs pruned 6 to 10 feet from
grade. The distances increase for areas with slopes
over 30%. See the Wildfire Management Plan.
87. Grasses in the undeveloped land shall be kept mowed F Ongoing on a F
to a height of 4 inches in the Fire buffer zone. The yearly basis in
fire buffer zone is defined as follows: 15 feet beyond conformance with
the maintenance road; 45 feet beyond the fence lines Fire Department
where there is no maintenance road; 15 feet beyond regulations
the public roads. The buffer zone shall be defined by
a non-combustible fence.
88. The project shall comply with the applicable Building F Ongoing F
and Fire Codes. Site and Building plans shall be
provided for review and approval by the Fire
Department.
19
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
89. The Applicant/Developer shall comply with all F Ongoing F
Alameda County Fire Department (ACFD) rules,
regulations, City of Dublin standards, including
minimum standards for emergency access roads and
payment of applicable fees including City of Dublin
Fire facility fees.
DUBLIN SAN RAMON SERVICES DISTRICT
90. Prior to issuance of any building permit, complete DSRSD Issuance of DSRSD
improvement plans shall be submitted to DSRSD that building permit
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard
Procedures, Specifications, and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD master Plans and all DSRSD
policies.
91. All mains shall be sized to provide sufficient capacity DSRSD Approval of DSRSD
to accommodate future flow demands in addition to Improvement
each development project's demand. Layout and Plans or Final Map
sizing of mains shall be in conformance with DSRSD
utility master planning.
92. Sewers shall be designed to operate by gravity flow to DSRSD Approval of DSRSD
DSRSD's existing sanitary sewer system. Pumping of Improvement
sewage is discouraged and may only be allowed under Plans or Final Map
extreme circumstances following a case by case
review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of
preliminary design reports, design criteria, and final
plans and specifications. The DSRSD reserves the
right to require payment of present worth 20 year
maintenance costs as well as other conditions within a
separate agreement with the Applicant for any project
that requires a pumping station.
93. Domestic and fire protection waterline systems for DSRSD Approval of DSRSD
Tracts or Commercial Developments shall be designed Improvement
to be looped or interconnected to avoid dead end Plans or Final Map
sections in accordance with requirements of the
DSRSD Standard Specifications and sound
engineering practice.
94. DSRSD policy requires public water and sewer lines DSRSD Approval of DSRSD
to be located in public streets rather than in off-street Improvement
locations to the fullest extent possible. If unavoidable, Plans or Final Map
then public sewer or water easements must be
established over the alignment of each public sewer or
water line in an off-street or private street location to
provide access for future maintenance and/or
replacement.
20
NO. CONDITION TEXT RESP'. WHEN SOURCE
AGENCY REQ'D
Prior to:
95. All easement dedications for DSRSD facilities shall be DSRS_:) Approval of Final DSRSD
by separate instrument irrevocably offered to DSRSD Map
or by offer of dedication on the Final Map.
96. Prior to approval by the City of a grading permit or a DSRS_:) Grading Permit, DSRSD
Site Development permit, the locations and widths of Improvement
all proposed easement dedications for water and sewer Plans or Final Map
lines shall be submitted to and approved by DSRSD.
97. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD
Construction Permit by the Dublin San Ramon Building Permits,
Services District, whichever comes first, all utility approval of
connection fees including DSRSD and Zone 7, plan Improvement
checking fees, inspections fees, connection fees, and Plans or approval
fees associated with a wastewater discharge permit of Final Map
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
98. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD
Construction Permit by the Dublin San Ramon Building Permits,
Services District, whichever comes first, all approval of
improvements plans for DSRSD facilities shall be Improvement
signed by the District Engineer. Each drawing of Plans or approval
improvement plans shall contain a signature block for of Final Map
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the district engineer, the Applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer
and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms
that are acceptable to DSRSD. The Applicant shall
allow at least 15 working days for final improvement
drawing review by DSRSD before signature by the
District Engineer.
99. No sewer line or waterline construction shall be DSRSD Ongoing DSRSD
permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit
will only be issued after all of the items in Condition
No. 11 have been satisfied.
100. The Applicant shall hold DSRSD, its Board of DSRSD Ongoing DSRSD
Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same
from any litigation, claims, or fines resulting from the
construction and completion of the project.
POLICE
101. The Applicant shall comply with all applicable City of PO Occupancy and PO
Dublin Residential Security Requirements. All ongoing
21
NO. CONDITION TEXT RESP'. WHEN SOURCE
AGENCY REQT
Prior to:
residential buildings shall be in accordance with the
currently adopted Uniform Building Security Code
pursuant to Chapter 7.32.220 of the Dublin Municipal
Code.
102. Street names will not duplicate those already being PO Approval of final PO
used in other segments of the City. Map
103. CC&R's for the residential portion of the project will PO Approval of Final PO
include posting of private street areas in accordance Map
with California Vehicle Code Section 22658, sections
1 & 2. Fire lanes will also be posted in accordance
with California Vehicle Code Section 22500.1.
104. The Applicant shall submit a residential lighting plan PO Issuance of PO
with point by point photometric measurements for Improvement
connecting paths, and outdoor parking areas. The Plans
Applicant shall submit a final lighting plan for
approval by Dublin Police.
105. The Applicant shall keep the site clear of graffiti PO Ongoing PO
vandalism on a regular and continuous basis at all
times. Graffiti resistant material should be used.
106. The Applicant shall work with Dublin Police on an PO Ongoing PO
ongoing basis to establish an effective theft prevention
and security program.
107. The perimeter of the site shall be fenced (minimum PO Issuance of PO
height of six feet) during construction, and security Building Permits
lighting, alarm system, surveillance cameras and or Start of
patrols shall be employed as necessary. A temporary Construction
address sign of sufficient size and color contrast to be
seen during night time hours with existing street
lighting is to be posted at entrance to site. The
developer will file a Dublin Police Emergency Contact
Business Card prior to any phase of construction that
will provide 24 hour phone contact numbers of
persons responsible for the construction site. Good
security practices shall be followed with respect to
storage of building materials and storage of tools at
the construction site. Construction materials and/or
equipment shall not be operated or stored outside of
the fenced area or within the public right-of-way
unless approved in advance by the City
Engineer/Public Works Director.
108. Developer shall submit a projected timeline for project PO Approval of the PO
completion to Dublin Police Services, to allow first Final Map
estimation of staffing requirements and assignments.
109. The cul-de-sacs shall be separated from open space PO SDR PO
areas by bollards, gates or decorative fencings to
prevent access areas that are not publicly accessible.
22
NO. CONDITION TEXT RESP.
AGENCY WHEN
REQ'D
Prior to: SOURCE
If gates are used they shall be secured by lock
approved by Police and Fire and provide for
emergency response access.
110. Signs shall be placed at the ends of cul-de-sacs that PO Approval of PO
are adjacent to open space with the name of the street. Improvement
The street signs will assist emergency responders Plans
identifying specific streets from the open space areas.
PASSED, APPROVED, AND ADOPTED this 14`h day of October, 2008 by the following vote:
AYES: Schaub, Tomlinson, Wehrenberg, Biddle and King
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST: _
\ I?
Plannin Taer
:IPAM20081PA eferRanch South Wlanning Commission lPCReso Schaefer VTM.doc
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