HomeMy WebLinkAboutPCReso00-38 PA99-060 Dublin Ranch A-2 VTMap/SDR RESOLUTION NO. 00 - 38
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP
AND SITE DEVELOPMENT REVIEW
FOR DUBLIN RANCH AREA A (Tract No. 7137 - Neighborhood A2)
PA 99-060
WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative
Map and Site Development Review, to subdivide 9.3_+ acre parcel and develop a residential subdivision with 50
lots, in the Eastern Dublin Specific Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section
15182, an initial study was prepared for this project which did not identify any new impacts that were not
addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and,
therefore, the Planning Commission finds that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was
certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22,
1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin
Specific Plan; and
WHEREAS, the Planning Commission did hold a public hearing on said application on July 25, 2000;
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the
Vesting Tentative Map and Site Development Review, subject to conditions; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map
for the project as required by the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the
City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a
subdivision for implementation ora residential project in an area designated for Single Family Residential
development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this
project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is, therefore,
physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and policies
of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause
environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large or
access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and
title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the requirements of
water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision
shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the
residents of this project will be provided pursuant to the school facilities mitigation agreement between the
Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern
Dublin Specific Plan/E1R.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the
Vesting Tentative Map Tract 7137, and Site Development Review for the A-2 Neighborhood of Dublin Ranch Area
A, PA 99-060, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building;
permits or establishment of use, and shall be subject to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitoring compliance of
the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community
Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
GENERAL CONDITIONS
Standard Conditions of Approval. Applicant/Developer
shall comply with the Conditions of Approval for the
Master Vesting Tentative Map for Dublin Ranch, Area A
(Tract No. 7135) PA-99-060. In the event of a conflict
between the Master Conditions of Approval and these
I
Conditions, these conditions shall prevail.
Standard Public Works Criteria. Applicant/Developer
shall comply with all applicable City of Dublin Standard
Public Works Criteria (Attachment A). In the event of a
conflict between the Public Works Criteria and these
Condit ons, these conditions shall prevail.
PL
PW
Approval of
Improvement
Plans through
completion
Approval of
Improvement
Plans through
completion
Standard
Standard
Approval of Vesting Tentative Map. Approval of the
Vesting Tentative Subdivision Map for 7137 -
Neighborhood A2 is conditioned upon the requirement
be consistent with the approved
PD), including the Land Use and
Development Plan, and the General Provisions, Standards
and Conditions. The City of Dublin, by its approval of the
Vesting Tentative Map, makes no finding, expressed or
implied, as to whether the proposed division and
development of the property will or will not reasonably
interfere with the free and complete exercise of rights
described in Government Code Section 66436
(a)(3)(A)(1).
EIR. ApplicantdDeveloper 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 (EIR)
that have not been made specific Conditions of Approval.
Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including,
but not limited to, Planning fees, Building fees, Dublin
San Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees, Public
Works Traffic Impact fees, Alameda County Fire Services
fees; Noise Mitigation fees, lnclusionary Housing In-Lieu
fees; Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees;
and any other fees as noted in the Development
Agreement. Unissued building permits subsequent to new
or revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised fees.
Site Development Review. Applicant/Developer shall
submit to the Director of Community Development and/or
Planning Commission for review and approval,
architectural drawings and details, plot plans, and other
materials as may be required for Site Development
Review (SDR) in accordance with the City of Dublin
Zoning Ordinance.
Required Permits. Applicant/Developer shall obtain all
necessary permits required by other agencies and shall
submit copies of the permits to the Department 0f Public
Works.
Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
Ordinances/General Plan. Applicant/Developer shall
comply with the City of Dublin Zoning Ordinance adopted
September 1997, the City of Dublin General Plan, and all
applicable Specific Plans.
PL
Approval of
Improvement
Plans through
completion
Standard
PL
Approval of
Improvement
Plans through
completion
Standard
Various times,
but no later
than Issuance
of Building
Permits
Various Various times, PW
but no later
than Issuance
of Building
Permits
B Through Standard
Completion
PL lssuance of Standard
Building
Permits
2onditions of Approval. In submitting subsequent plans
for review and approval, each set of plans shall have
attached an annotated copy of these Conditions of
Approval and the Standard Public Works Criteria. The
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Criteria will be
complied with. Construction plans will not be accepted
without the annotated conditions and standards attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies.
B
Issuance of
Building
Permits.
PW
Standard
The location and siting of project
specific wastewater, storm drain, recycled water, and
potable water system infrastructure shall be consistent
with the resource management policies of the Eastern
Dublin Specific Plan.
PL, PW
Approval of
Improvement
Plans
39, 40
MM
Matrix
Solid Waste/Recycling. Applicant/Developer shall
comply with the City's solid waste management and
recycling requirements.
ADM
On-going
103, 104,
105,279
MM
Matrix
Refuse Collection. The refuse collection service provider
shall be consulted to ensure that adequate space is
provided to accommodate collection and sorting of
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
PL
Occupancy of
Any Building
279
MM
Matrix
Utility Providers. Applicant/Developer shall provide PL, PW Approval of
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of
any right to protest the inclusion of the property or any Any Building
portion of it in a Landscape and Lighting Assessment
District or similar assessment district, and further waives
any right to protest the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the possible
formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
disclosure
plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
17
MM
Matrix
Water Quality Program. A water quality program shall
be submitted with each development application,
demonstrating existing water quality and impacts that
urban runoffwould have. The water quality investigation
should address the quantity of runoff and the effects from
discharged pollutants from surface runoff into creeks and
detention facilities.
PL, PW Approval of ESDP EIR
Final Map MM
3.5/51.0
4
18. Public Service Easement Dedications. PW Approval of Standard
Applicant/Developer shall dedicate 8' wide Public Service Final Map
Easements adjacent to the right of way on both sides of all
streets except at those side-on conditions where a 5' PSE
is shown on the Vesting Tentative Tract Map.
19. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant/Developer or current landowner shall obtain an Final Map
abandonment from all applicable public agencies of
existing easements and right of ways not to be continued
in use.
20. Location of Improvements/Configuration of Right of PW Approval of PW
Way. All public sidewalks, handicap ramps, or other Improvement
street improvements in the curb return area shall be Plans
located within the public right of way. The location of
improvements and configuration of right of way shall be
approved by the Director of Public Works prior to
construction.
21. Improvement and Dedication of Castle Pines Terrace. PW Recordation PW
Applicant/Developer shall dedicate to the City of Dublin of Final Map
and improve the roads labeled as Castle Pines Terrace, (or and Approval
of
alternatively approved street names) for public street Improvement
purposes (46' wide right of way) and shall improve the Plans
streets to a width of 36' curb to curb, as shown on the
Vesting Tentative Map for Tract No. 7137 -
Neighborhood A2, dated December 1999 and revised June
2000. A 5' wide sidewalk shall be constructed on both
sides of the streets.
22. Improvement and Dedication of Glen Abby Court (cul- PW Recordation ?W
de-sac). Applicant/Developer shall dedicate to the City of of Final Map
Dublin the roads labeled as Glen Abby Court (cul-de-sac), and Approval
(or alternatively approved street names) for public street of
Improvement
purposes (47' cul-de-sac bulb radii and 44' wide straight Plans
right of way) and shall improve the streets to a width of
34' curb to curb and 42' curb radii, as shown on the
Vesting Tentative Map for Tract No. 7137 -
Neighborhood A2, dated November 16, 1999. A 5' wide
sidewalk shall be constructed on both sides of the streets.
23. [Offsite]Improvement of Fallon Road between Signal PW When deemed PW
Hill Drive and Antone Way. If not previously necessary by
constructed by Lin Property, then Applicant/Developer the
shall improve Fallon Road between Signal Hill Drive and Development
Antone Way Road as specified in the traffic study Agreement
prepared by TJKM dated May 22, 2000 and as specified
by the Director of Public Works. Developer shall receive
TIF credit.
[Offsite]Improvement of Signal Hill Drive. If not
previously constructed by another Developer, the
Applicant/Developer shall improve Signal Hill Drive and
a portion of Sugarhill Circle connecting to Bent Tree
Drive and Bent Tree Drive to Fallon Road to two lanes of
pavement as specified on sheet 1 of the Master Vesting
Tentative Tract Map 7135, and as specified by the
Director of Public Works.
PW
Occupancy of
any building
or when
deemed
necessary by
the Director of
Public Works
PW
The Applicant/Developer
dedicate to the community homeowners association
the private recreation facility on Parcel C-1. Construction
shall commence no later than the last building permit of
the first subdivision (A-2, A-3, A-4, and A-5).
[Offsite]T.I.F. Improvement of Falion Road.
Applicant/Developer shall improve Fallon Road and
construct four travel lanes (2 northbound and 2
southbound) median landscaping and landscaping along
project frontage from future intersection of Anton Way to
the north curb return of Golf Course Maintenance Drive in
accordance with the precise plans approved on pages 26,
27 and 28 of the "Supplemental Information" of the
SDR/VTM book prepared by MacKay and Somps dated
December 1999 and revised June 2000 and to the
satisfaction of the Director of Public Works.
The goal of the overall improvement plan is to construct
all TIF improvements needed for capacity and access to
Dublin Ranch Area A while maximizing conformance to
the ultimate improvements and minimizing interim,
"throw-away" improvements. The Director of Public
Works shall review and approve all street geometrics of
the interim improvements. Applicant/Developer shall be
responsible for constructing and/or funding improvements
as allocated under the terms of an agreement among the
above parties for improvement of the road.
Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the
construction of the offsite TIF improvements conditioned
under Tract No. 7135.
PW
As Specified
in the
Development
Agreement or
when deemed
necessary by
the Director of
Public Works
PW
IOffsite]Tract No. 7135 Improvements.
Applicant/Developer shall complete all proposed
improvements included with the Tract No. 7135
subdivision improvements with the last subdivision (A-2,
A-3, A-4 or A-5) that have not yet been completed and
approved by the Director of Public Works, except those
listed in previous conditions of approval. Any and all
outstanding improvements shall be constructed as
conditioned with Tract No. 7135 and shall be to the
satisfaction of the Director of Public Works.
PW Occupancy of PW
any building
Decorative Paving. Applicant/Developer shall not
construct decorative pavement within City right-of-way
unless otherwise approved by the Director of Public
Works and only at major project entrances as specifically
shown on the plan approved herein. The type of
decorative pavers and pavement section shall be subject to
review and approval of the Director of Public Works.
Decorative pavement across entrances to all private streets
shall be constructed to the satisfaction of the Director of
Public Works.
PW PW
Improvement
Plans
Decorative Paving Plan. Where decorative paving is
installed in public streets, a Decorative Paving Plan shall
be prepared to the satisfaction of the Director of Public
Works and only at major project entrances as specifically
shown on the plan approved herein. Pre-formed traffic
signal loops shall be used under the decorative paving, and
sleeves shall be used under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under the decorative
Maintenance costs of the decorative paving shall
included in a landscape and lighting maintenance
assessment district or other funding mechanism acceptable
to the Director of Public Works.
PW, ADM
Approval of
Improvement
Plans
Decorative streetlights shall
conform to those approved with improvement plans for
Tract No. 6925 Dublin Ranch Phase I, except the poles
shall be metal pole with decorative base. A street lighting
plan, which demonstrates compliance with this condition,
shall be submitted prior to recordation of the Final Map
and shall be subject to review and approval by the
Director of Public Works.
PW Approval of Standard
Improvement
Plans
Retaining Walls. Fences, which are proposed on top of PL Approval of PL
any retaining walls that are greater than 30" high shall be, Improvement
offset a minimum of 1' to provide planting areas. Plans
Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of
designed in combination with an earth berm to create the Improvemem
appearance ora maximum 6' high wall as viewed from Plans
Fallon Road if applicable.
Private Recreation Facility. If not previously dedicated PW As Specified Standard
and completed with the first building permit of the second in the
subdivision (A-2, A-3, A-4 or A-5) Applicant/Developer
shall dedicate and complete the Private Recreation Facility
within Parcel C-1 of Tract No. 7135 to the satisfaction of
the Director of Public Works.
Development
Agreement
Private Recreation Facility Parking.
Applicant/Developer shall provide a grading and
improvement plans for the Private Recreation Facility that
includes the preliminary site grading and "site work"
and/or "infrastructure" improvements. The plan shall be
required to be submitted with the improvement plans for
the first subdivision (A-2, A-3, A-4, and A-5) and shall be
subject to review and approval by the Director of Public
Works and Director of Community Development. The
proposed parking for the Private Recreation Facility shall
not conflict with the proposed driveway entrances and
shall provide for adequate circulation. All parking spaces
shall be double-striped with 4-inch wide stripes set or
otherwise approved by the Director of Public Works and
the Director of Community Development as shown on the
"Typical Parking Striping Detail". Handicapped, visitor,
employee, and compact parking spaces shall be
appropriately identified on the pavement.
PL
to Approval of
Improvement
Plans/
Approval of
detailed
Improvement
Plans prior to
construction
of Private
Recreation
Facility
Standard
' Facilities. Applicant/Developer
shall dedicate to the Community Homeowners Association
and sha, JI ,c, onstruct the pedestrian pathway facilities within
Parcel B of Tract No. the minimum
7137 including
required lighting per City of Dublin Standards in bollard
lighting style, as shown on the Vesting Tentative Map for
Tract No. 7137 - Neighborhood A2, sheet 60 of the SDR
submittal package and to the satisfaction of the Director of
Public Works. Applicant/Developer shall grant an
emergency vehicle access easement to the City of Dublin
over the pedestrian pathway facilities to the satisfaction of
the Director of Public Works.
PW
Approval of
Improvement
Plans
Standard
[Offsite]Sidewalk along Signal Hill Drive.
Applicant/Developer shall design and construct a 6' wide
sidewalk located 10' behind the back of curb along the
westerly frontage of Signal Hill Drive from Fallon Road
to the southerly boundary of this subdivision, including
handicap ramps where necessary, to the satisfaction of the
Director of Public Works.
PW PW
Any Building
ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard
ramps shall comply with all current State ADA Improvements
requirements and City of Dublin Standards.
Pedestrian Sidewalk. The pedestrian sidewalk within PW Completion of Standard
Parcel "B" of Tract No. 7137 shall comply with all current Improvements
City of Dublin Standards.
Open Space and Recreation Dedication and PL, PW PW
Improvement. The Open Space and Recreation Parcels Final Map and
8
"A", "B" and "C" of Tract No. 7137 shall be dedicated to
the Community Homeowners Association. Bank
stabilization shall be required to be installed within the
corridors if needed, as determined by the Director of
Public Works.
Improvement
Plans
Side Yard Setbacks. Side yard setbacks for homes
adjacent to greenbelts and common open space areas,
including Signal Hill Drive and Castle Pines Terrace shall
be an average of 10' unless an exception is approved by
the Community Development Director.
PL
Issuance of
Building
Permits
PL
Setbacks. Rear yard setbacks for homes
along the western boundary of the subdivision shall be
maximized to reduce visual impacts due to their close
vicinity to the ridge and shall be subject to review and
approval by the Community Development Director.
PL
Issuance of
Building
Permits
PL
Storm Drainage Easement Dedication.
Applicant/Developer shall dedicate a 10' wide storm
drainage easement to the City of Dublin across Pamel "B"
of Tract No. 7137. The easement shall accommodate
storm drainage improvements and potential overland
release of storm runoff and shall be approved by the
Director of Public Works
PW
Approval of
Final Map
PW
Updated Master Drainage Study. Applicant/Developer
shall prepare an updated Master Drainage Study
(originally prepared by MacKay & Somps, dated May
2000) if needed.
PW
Submitted
Prior to
Issuance of
Finished
Grading
Permit /
Approval
Prior to
Occupancy of
Any Building
PW
Storm Drain Improvements. All storm drain
improvements and mitigation measures identified in the
Master Drainage Study applicable to drainage resulting
from Phase I residential neighborhoods and/or specified by
the Director of Public Works shall become requirements
of this subdivision.
PW
Approval of
Improvement
Plans
PW
[OffsitelStorm Drain Improvements. All offsite storm
drain improvements needed to serve the subdivision, as
shown on Tract No. 7137 improvement plans, shall be
constructed and accepted for service as directed by the
Director of Public Works.
[OffsiteIWater and Sewer Lines. All offsite water and
sewer lines needed to serve the subdivision, as shown on
Tract No. 7135 improvement plans, shall be constructed
and accepted for service as directed by the Director of
Public Works.
PW
Occupancy of PW
Any Building
PW
any building
Utilities Phasing. The construction of the utilities shall PW Occupancy of PW
conform to the phasing of construction and access shown any building
on the Master Utility Map and Phasing Plan or as directed
9
by the Director of Public Works.
Joint Utility TrenchesFUndergroundingFUtility Plans.
ApplicanlfDeveloper shall construct all joint utility
trenches (such as electric, telephone, cable TV, and gas) in
accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, cable TV
boxes, blow-off valves and any appurtenant utility items
thereto shall be underground and located behind the
proposed sidewalk within the public service easement,
unless otherwise approved by the Director of Public
Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow
for street tree planting. Utility plans, showing the location
of all proposed utilities (including electrical vaults and
underground transformers) behind the sidewalk shall be
reviewed and approved by the Director of Public Works.
Location of these items shall be shown on the Final
Landscaping and Irrigation Plan.
PW Occupancy of PW
affected units Utilities
49] ' Public Facilities Fee/Parks. Applicant/Developer shall PL Issuh'n'~e of Standard
pay a Public Facilities Fee in the amounts and at the times Building Permits
set forth in the City of Dublin Resolution No. 32-96,
including any subsequent resolution, which revises such
fee. Notwithstanding the preceding sentence, the amount
of the Public Facilities Fee shall be reduced by the
"Neighborhood Parks, Land" and "Neighborhood Parks,
Improvements" component of the Public Facilities Fee as
follows: The amount of the "Neighborhood Parks, Land"
dedication for the project is 0.24 acres.
50. Golf Course Improvements. If Applicant/Developer PL, PW As specified in Parks and
constructs the Golf Course (Parcel "G-3" of Tract No. the Comm.
7135), it shall be designed and constructed in accordance Development Services
with the Golf Course standards as contained in the Agreement Dept.
Applicant/Developer's SDR submittal package dated June
2000 and the City of Dublin's Development Standards.
The design of the Golf Course shall be approved by the
City of Dublin Director of Community Development and
Director of Public Works.
51. Hold Harmless/Indemnification. ApplicanffDeveloper, PL, PW Any Action Standard
and any parties or individuals granted rights-of-entry by
ApplicanffDevel0per, shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees (a)
to attack, set aside, void, or annul an approval of the City
of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning a
subdivision or other development which actions are
10
52. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW
Applicant/Developer shall design and professionally Adjacent
landscape an irrigated l 0 foot landscape strip between the Building
sidewalk and the back of curb along the westerly frontage
of Signal Hill Drive between the southerly boundary of
Tract No. 7137 and Fallon Road, to the satisfaction of the
Director of Public Works. Root barriers shall bc installed
surrounding each tree or along the sidewalk and back of
curb on each side of the street. This landscape strip shall
be adequately maintained by the Community Homeowners
Association under the direction and oversight of the City
of Dublin Public Works Department. These landscaped
areas shall be subject to thc City's Water Efficient
Landscape Regulations.
53. Landscaping and Street Trees. The PL, PW Completion of PW
Applicant/Developer shall construct all landscaping within Improvements
the site, along the project frontage from the face of curb to
the site right-of-way, and all street trees proposed within
the public service easements, to the design and
specifications of the Specific Plan and City of Dublin
specifications, and to the satisfaction of the Director of
Public Works and Director of Community Development.
Street tree varieties of a minimum 15 -gallon size shall be
planted along all street frontages and shall be shown on
the Landscaping plans. Exact tree locations and varieties
shall be reviewed and approved by the Director of Public
Works. The proposed variety of trees to be planted
adjacent to sidewalks or curbs shall be submitted for
review to and approval by thc Director of Public Works.
Root shields shall be required unless otherwise determined
by the Director of Public Works and the Director of
Community Development.
54. Landscaping in Golf Course Open Spaces. The PW, PL Occupancy of PW
landscape improvements for Golf Course open spaces Any Building
shall be installed by Applicant/Developer concurrently
with thc development of the adjacent residential parcel
(i.e.; Parcels C-l, G-3, and G-4 of Tract No. 7135), or
otherwise specified by the City Manager or the Dublin
Ranch Area A Development Agreement.
Restoration/establishment plans and monitoring programs
11
are required for all stream corridors and open space areas
that am proposed to be planted with trees and shrubs and
shall be approved by the Director of Public Works and the
Community Development Director.
Open Space Management Program. An Open Space
Management Program shall be submitted for approval by
the Community Development Department. The
Management Program for Open Space areas shall be in
addition to the Fire Buffer Zone and shall address noxious
weed control and fire control. Standards to ensure the
healthy establishment and survival of all Open Space
plantings shall be designated in the Open Space
Management Program and shall be subject to review and
approval by the City at Applicant/Developer's expense.
The program shall include provisions for mowing and
removal of cut plant materials, debris, and other
miscellaneous trash items. The requirements of this
ram s be included in the Community Homeowners
CC&R's and shall be subject to review and
approval by the Community Development Director and
Public Works Director. Any necessary restoration of Open
Space plantings shall be the responsibility of the
Community Homeowners Association, and shall be
completed according to the time frame contained within
the Management Program. If the Open Space plantings are
not maintained according to the standards established by
the Management Program, the City will have the right, but
not the obligation, to take corrective measures and to bill
the Community Homeowners Association for the cost of
such maintenance and corrective measures plus the City
overhead costs.
PL, PW Program Standard
approved prior to
Approval of
Final Map/
CC&R's
submitted prior
to Recordation of
Final Map and
approved prior to
Occupancy of
Any Residential
Unit
Landscape Maintenance and Easement Dedication.
Applicant/Developer shall maintain landscaping after
City-approved installation until the appropriate
homeowners association is established and assumes the
maintenance responsibilities. This maintenance shall
include weeding and the application of pre-emergent
chemicals. Landscape maintenance easements shall be
granted for all landscaped areas occurring on private,
individual homeowner lots, which are to be maintained by
the Community and Neighborhood Homeowners
Associations.
Landscaping Fire Buffer Zone. In the event that the golf
course landscaping is not installed at the time of
occupancy of any units in the subdivision, the Applicant
/Developer shall construct landscaping for a temporary
Fire Buffer Zone along the exterior boundary line of the
subdivision to prevent the spread of fires as specified in
the Wildfire Management plan.
Landscaping at Aisle Intersections. Landscaping at
PL, PW Approval of Standard/
Final Map/ PW
Completion of
Improvements
PL, PW, PW
F Improvements
PL, PW Completion of Standard
12
59. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of any PW
which are greater than 10 feet vertically shall be no steeper Grading Permits
than 3H: 1V unless otherwise approved by the Director of
Public Works, and graded slopes steeper than 3H: 1V and
greater than 30 feet vertically shall be benched in
accordance with the approved geotechnical report. All
slopes shall be graded in conformance with the grading
plans approved for Tract No. 7137and as required by the
Eastern Dublin Specific Plan and Scenic Corridor
development standards, grading policies and action
programs and are subject to the approval of the Director of
Public Works and the Director of Community
Development.
60. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of
graded slopes in open space areas shall be hydroseeded Improvements
and treated with erosion control measures immediately
upon completion to prevent soil erosion. The hydroseed
mix shall be subject to approval by the Director of Public
Works.
61. Graded Slopes/Erosion Control. All graded slopes PW On-going PW
which are not to be developed, including the offsite graded
slopes located to the west of ;'Tract 7137", shall be
hydroseeded with native grasses immediately upon
completion to prevent soil erosion.
6~. [offSitelTraffic Signals. If not constructed by previous PW As specified in' PW
developer, Applicant~Developer is responsible for the the Development
traffic signal design and installation of conduit for the Agreement or
future signalization at the following intersections to the when deemed
satisfaction of the Director of Public Works: necessary by the
Director of
Public Works
~ a Kingsmill Terrace and Fallon Road.
bl Antone Way and Fallon Road
13
The signal improvements shall accommodate conversion
to serve an ultimate three and four-legged intersections to
the extent possible, minimizing replacement or relocation
of improvements. The cost of the conduit shall be the
responsibility of ApplicanffDeveloper, with no TIF credits
given for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by
the Director of Public Works. In the event that a
improvement agreement for the installation of the ultimate
traffic signals fails to be reached, Applicant/Developer
shall be responsible for the installation of the future traffic
signals.
nal Hill Drive and Sugar Hill Circle Intersection.
Unless previously constructed, Applicant/Developer shall
install STOP signs at south bound approach to the
intersection of Signal Hill Drive and Sugar Hill Circle as
recommended in the traffic study prepared by TJKM,
dated May 22, 2000.
PW
Any Building
PW
Sugar Hill Circle and Bent Tree Drive Intersection.
Applicant/Developer shall install STOP signs at the
northbound approach intersection of Sugar Hill Cimle and
Bent Tree Drive as recommended in the traffic study
prepared by TJKM, dated May 22, 2000.
PW
Occupancy of PW
Any Building
Areas along Signal Hill Drive.
ApplicanffDeveloper shall designate no parking areas
along Signal Hill Drive within 50 feet of Fallon Road, as
recommended in the traffic study prepared by TJKM,
dated May 22, 2000, and as directed by the Director of
Public Works.
Applicant/Developer shall cooperate with the
LAVTA to provide convenient access to public transit, to
enhance local and regional mobility and integration of
LAVTA with other public transit systems, and to locate
bus alignments, turnouts, service stops, bus shelters and
other transit amenities. The cost of procuring and
installing the necessary improvements to meet the
requirements listed above shall be paid by
Applicant/Developer.
PW
PW
Occupancy of PW
Any Building
Approval of PW
Final Map and
Improvement
Plans
Secondary Emergency Vehicle Access Route. In
accordance with the ACFD requirements, for all phases of
development in excess of 25 lots, Applicant/Developer
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases of
development in excess of 75 lots, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
PW, F
Approval of
Improvement
Plans
PW
14
achieved on the Improvement Plans to the satisfaction of
the City and the ACFD.
ACFD Rules, Regulations and Standards.
Applicant/Developer shall comply with all Alameda
County Fire Services (ACFD) rules, regulations and
standards, including minimum standards for emergency
access roads and payment of all applicable fees, including
a City of Dublin Fire Impact Fees.
F
Issuance of 74
Building Permits MM
Matrix
Fire Conditions. Developer shall comply with all F
standard conditions of the Alameda County Fire Building Permits
Department (ACFD), including:
Prior to the stockpiling of any combustible materials or commencement of combustible
constmction on the site, approved access and water supply shall be in place and
operational.
Standard
Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan
shall meet the requirements of the Wildfire Management Plan.
Within the "Open Space" areas the abatement of grasses and combustible materials for
areas both inside and outside of the designated Fire Buffer shall be completed as required
and maintained throughout the fire season, or as required by the Fire Chiefi Abatement
standards require grasses and combustible materials be removed when cut. Details
related to the responsibility of the maintenance within these areas shall be included in any
CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant
species and groundcover shall be submitted for review and approval prior to installation.
The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width would mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet,
except Kelley Court, which may have a minimum radius of 40 feet.
Fire hydrants shall be so spaced that the maximum distance between them does not
exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County
Fire Department and Dublin San Ramon Services District prior to installation. A
complete utility plan showing main location, size and hydrant locations shall be submitted
to this office for review and approval. The minimum fire flow for this development is
1500 gallons per minute from one hydrant flowing for a 120-minute duration.
Plans may be subject to revision following review.
Fire Accesses. Fire accesses between residences shall be
controlled by fences and adequate gates to prevent
unauthorized pedestrian traffic.
Occupancy of
Any Building
Projected Timeline. Developer shall submit a projected
project completion to the Dublin Police
to allow estimation of staffing
requirements and assignments.
72.
Wells. Any Water wells, cathodic protection Wells or
exploratory borings shown on the map that are known to
exist, are proposed or are located during field operations
without a documented intent of future use, filed with Zone
7, are to be destroyed prior to any demolition or
construction activity in accordance with a well destruction
permit obtained from Zone 7 and the Alameda County
Department of Environmental Services or are to be
PO
Zone 7
Issuance of
Building Permits
Issuance of
Grading Permits
Standard
15
maintained in accordance with applicable groundwater
protection ordinances. Other wells encountered prior to or
during construction are to be treated similarly.
Salt Mitigation. Recycled water projects must meet any Zone 7,
applicable salt mitigation requirements of Zone 7. PW
Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of
comply with all Alameda County Flood Control and PW Building Permits
Water Conservation District-Zone 7 Flood Control
requirements and applicable fees.
D~LIR SAN RA-MON SERVICES DISTRICT ~SRSD)
Construction by ApplicanffDeveloper. All in-tract DSR Completion of
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by thc Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
Responsibilities for Subdivider. ApplicanffDeveloper DSR, Approval of
shall comply with all implementation "responsibilities for PW Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of thc Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance # 18-9T'.
DSRSD Water Facilities. Water facilities must be DSR Acceptance of
connected to the DSRSD or other approved water system, Improvements
and must be installed at the expense of
Applicant/Developer in accordance with District
Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto
must conform to all of the requirements of the officially
adopted Water Code of the District and shall be subject to
field inspection by the District.
Standard
Standard
Standard
DSRSD
Complete improvement plans shall be submitted to DSRSD that
conform to the requirements of the DSRSD 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.
Issuance of DSRSD
Building Permits
All mains shall be sized to provide sufficient capacity to lssuance of DSRSD
accommodate future flow demands in addition to each Building Permits
development project's demand. Layout and sizing of mains
shall be in conformance with DSRSD utility master planning.
16
c. Sewers shall be designed to operate by gravity flow to Approval of
DSRSD's existing sanitary sewer system. Pumping of sewage Improvement
is discouraged and may only be allowed under extreme Plans
circumstances following a case by case review with DSRSD
staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design
criteria, and final plans and specifications. The DSRSD
reserves the right to require payment of present worth 20-year
maintenance costs as well as other conditions within a separate
agreement with Applicant/Developer for any project that
requires a pumping station.
i. Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be Improvement
looped or interconnected to avoid dead-end sections in Plans
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practices.
· DSRSD policy requires public water and sewer lines to be Approval of DSRSD
located in public streets rather than in off-street locations to the Improvement
fullest extent possible. If unavoidable, then public sewer or Plans
water easements must be established over the alignment of each
~ublic sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement.
The locations and widths of all proposed easement dedications Issuance of DSRSD
for water and sewer lines shall be submitted to and approved by Grading Permit
DSRSD. or Site
Development
Permit
All easement dedications for DSRSD facilities shall be by Approval of DSRSD
separate instrument irrevocably offered to DSRSD or by offer Final Map
of dedication on the Final Map.
The Final Map shall be submitted to and approved by DSRSD Approval of DSRSD
for easement locations, widths, and restrictions. Final Map
All utility connection fees, plan-checking fees, inspection fees, Issuance of DSRSD
~ermit fees, and fees associated with a wastewater discharge Building Permits
~ermit shall be paid to DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD
the District Engineer. Each drawing of improvement plans Building Permits
shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities
shown. Prior to approval by the District Engineer,
Applicant/Developer shall pay all required DSRSD fees, and
~rovide an engineer's estimate of construction costs for the
sewer and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms that are acceptable
to DSRSD. Applicant/Developer shall allow at least 15
working days for final improvement drawing review by
DSRSD before signature by the District Engineer.
17
No sewer line or water line construction shall be permitted
unless the proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued after all of
the DSRSD conditions herein have been satisfied.
The Applicant/Developer shall hold DSRSD, its Board of
Directors, commissions, employees, and agents of DSRSD
harmless and indemnify the same from any litigation, claims, or
fines resulting from the construction and completion of the
project.
DSRSD Annexation 94-1. The project lies within the
area annexed to DSRSD in 1995 as DSRSD Annexation
94-1. All properties within this annexation are subject to
DSRSD conditions, which restrict the availability of
services. All parcels, which seek service from DRSRD
within this area, are also subject to the conditions of the
Areawide Facility Agreement with Lin et al, which
regulates the manner and timing of services by the
District.
DSRSD Recycled Water Use Zone. The project is
located within the District Recycled Water Use Zone
(Ordinance 280), which calls for installation of recycled
water infrastructure to allow for the future use of recycled
water for approved landscape irrigation demands.
Recycled water will be available in the future to the
ect site, as described in the DSRSD Eastern Dublin
]pdate, June 1997. Unless specifically
exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities
shall be designed to conform to all applicable District
Standards and specifications.
DSRSD Recycled Water Mains. Inactivated recycled
water mains shall be installed in the vicinity of this
project. Offsite recycled water main extensions to connect
to existing facilities not yet activated shall be required.
Recycled water irrigation service taps and lines for this
development shall be required to connect to onsite and
offsite recycled water mains and extended to the property
line, to allow for conversion to the recycled water system
when available. Improvement plans shall include all
required recycled water improvements.
DSRSD Potable Water Infrastructure. The DSRSD
Eastern Dublin Facilities Plan Update, June 1997 and
policies of the Board of Directors require that recycled
water be provided to the Eastern Dublin area including
Dublin Ranch, and potable water infrastructure has been
sized reliant on this. The statement on Page 6 of the
Vesting Tentative Map project description that states that
recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion
DSR
DSR
DSR
DSR
Issuance of
Building Permits
and all DSRSD
requirements
On-going
On-going
Approval of
Improvement
Plans
Improvement
Plans
)SRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
18
that individual neighborhoods will not be required to
install recycled water mains shall be stricken from the
plans; this determination shall be made by the District
with reference to Ordinance 280 after examination of
detailed landscaping and improvement plans.
82. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard
establish a Neighborhood Homeowners Association Final Map
and/or a Community Homeowners Association that will
monitor and provide oversight to the maintenance of
owner-maintained street landscape areas and common
areas including community walls and theme fences.
Maintenance responsibilities shall be as shown on the
submitted "Open Space and Ownership and Maintenance
Plan" dated December 1999, and revised June 2000. In the
event that any such landscape area falls into a state of
disrepair, the City will have the right but not the
obligation to take corrective measures and bill the
homeowners association for the cost of such repair and
corrective maintenance work plus City overhead. These
requirements shall be included in the project Conditions,
Covenants and Restrictions documents (CC&Rs). The
Developer shall submit the project CC&Rs for review and
approval by the Director of Public Works and the Director
of Community Development.
83. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior
Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of
established for this development. The CC&Rs shall be Final Map and
approved by the Director of Community Development to Approved Prior
to Issuance of
assure that: Any Building
Permits
a. A Homeowners Association is established for this development complete with
Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all
commonly owned facilities, property and landscaping, including but not limited
to open space areas, lighting, recreation facilities, landscape and irrigation
facilities, fencing, and drainage and erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and
along a public street shall not occur. Recreational Vehicles are defined as a
motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper
where the living area overhangs the cab, camping trailer, or tent trailer, with or
without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-
family unit shall be maintained and kept in good order by the resident and/or
owner of each residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for
covering long-term maintenance of the urban/open-space interface.
19
f. Homeowners Association shall keep community walls clear of graffiti vandalism
on a regular and continuous basis at all times. Graffiti resistant materials and
foliage shall be used.
g. Homeowners Association shall keep landscaping along Parcel "A" of Tract No.
7137 at a minimal height and fullness where needed to give patrol officers and
the general public surveillance capabilities of the area.
Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard
occur in phases then all physical improvements within to issuance of
each phase shall be required to be completed prior to building
occupancy of units within that phase except for items permits/
· . Approved a
specifically excluded m an approved Phased Occupancy
Plan, or minor hand work items, approved by the ,m~n m~m
· aays prior ro
Department of Commumty Development The Phased
· uccupancy o,
Occupancy Plan shall be approved by the Director of Affected Unit
Community Development a minimum of 45 days prior to
the request for occupancy of any unit covered by said
Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase, and
shall substantially conform to the intent and purpose of the
subdivision approval. No individual unit shall be
occupied until the adjoining area is finished, safe,
accessible, provided with all reasonably expected services
and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director
of Community Development, the completion of
landscaping may be deferred due to inclement weather
with the posting ora bond for the value of the deferred
landscaping and associated improvements.
Acknowledgment. Applicant/Developer shall obtain a PL, Sale of any unit Standard
written acknowledgment (secured from the individual ADM, B within a phase
property owner) acknowledging the continuance of
construction activity within the unoccupied phases of the
project. The written acknowledgment shall include a
statement that the property owner has reviewed and
understands the phasing plan and the associated
Conditions of Approval. Said acknowledgment is subject
to City Attorney review and approval·
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original
signed acknowledgment to the Department of Community
Development within three (3) days upon request of the
Director of Community Development. If
Applicant/Developer fails to comply, the Director of
Community Development may require the submittal of the
written acknowledgment prior to release of occupancy of
any future units and/or future phases.
Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard
local postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
20
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
Agricultural Operations. CC&R's for this subdivision
shall include notification that agricultural operations,
(farming, cattle ranching, etc.) are located in close
proximity to the golf course and this subdivision.
Operations of these agricultural uses may, from time to
time, impact the residents of these subdivisions with both
noise and odors. This statement should serve to notify
potential home purchasers and residents that the
agricultural uses may continue indefinitely.
PASSED, APPROVED AND ADOPTED this 25th day of July 2000.
AYES:
Cm. Oravetz, Jennings, Johnson, and Musser
NOES:
ABSENT: Cm. Hughes
L~o~qi[f~fi~'ty~lSe~l~ment Di~ctbr {1
P~annir~/Co-mmission Chairperson
g:pa99-060\pcreso a2.doc
21
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and
Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General
Conditions of Approval that have typically been applied to New Developments. This list should
not be considered all-inclusive.
This list should be used as a 0uide only.
Each application is analyzed separately and only Conditions that apply to a specific application
will be recommended as Conditions of Approval for that application. Additional Conditions
may be imposed as deemed necessary by the City. Prior to the actual preparation of the
development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submi~al
requirements and processing procedures.
TY'PICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction withi'n I00
feet of these materials, shall be halted until a professional Archaeologist who is certified
by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities ~'y the City:
a) All improvements shall be installed as per the approved Improvement Pians and
Specifications.
b) All required landscaping shall be-installed.
-1-
Rev: 7/18/00 B:fo rms'~dev~d~vc~as
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the
'landscape and soil erosion and sedimentation control plans shall be submitted to
the Director of Public Works/City Engineer.
d)
Photo mylar and , if available, AutoCAD electronic copies, of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation
Maps, if any, which are tied to the City's existing mapping coordinates including all
as-built plans prepared by a registered Civil Engineer.
e) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submi~als, the
performance security may be replaced with a maintenance bond that is 25% of the value
of the performance security. The maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground
line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at
the toe of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining )roperty prior to
being deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating oevi:e and then
over lawn or other planted areas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all pubib
storm drain main lines and 12" minimum diameter RCP shall be used for latera!s
connecting inlets to main drain line.
-2-
ReV; 7/18/00 B:fo,"TnS~eV\0evcsas
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
11.
12.
Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including I foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 1D0-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-Way.
13. Storm drainage facilities shall be designed to meet the following capacity:
14.
15.
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
10D year
All streets shall be designed so that the 15-year storm is contained within the gu~er and
shoulder area. in addition arterial streets shall have one lane of traffic in both directions
of travel above the 100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
16.
17.
18.
19.
20.
21.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in ~ ~ ~=
ac~or~an~ with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
All slopes 10 t~et or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be
All subdrains shall tie into storm drain catch basins or manholes at the downstream end
of the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of
Public Works/City EngineedCity Engineer. If allowed they must provide a storm drain
-3-
Rev; 7/18/00 _c:forms\dev\dev¢oss
overflow corridor to an approved drainage facilities. This corridor shall be design to
prevent flooding of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets w'rthin 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
26. All pubiic streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The developer shall comply with Alameda County Flood Control District requirements. If
there is a conflict between City and County Flood Control requirements the Director of
Public Works/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as
directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any
building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site
cleanup and control of construction debris shall also be addressed in the SVVPPP. The
developer is responsible for complying with the SVVPPP. Failure to do so will result in the
issuance of correction notices, citations or a project stop work order. For praiects
disturbing less than five (5) acres an erosion control plan shall be submitted with the
grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board. A
copy of the SWPPP shall be kept at the construction site at all times.
-4-
Rev: 7/18/00 _=:f o .*ms\de~,\d~vcoas
31.
32.
33.
34.
35.
36.
37.
38.
39.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
not draining to a desilting basin, at a minimum, shall be seeded then covered with a
100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at
each bench and along the toe of slope. The developer shall be responsible for providing
any addition slope protection which may be needed to prevent silting of natural water
courses and storm drainage facilities.
Construction access routes Shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
Gather all construction debds on daily and place them in a covered dumpster or other
container which is emptied or removed on a weekly basis. A secondary containment
berm shall be constructed around the dumpster. When appropriate, use tarps on the
ground to collect fallen debris or splatters that could contribute to storm water pollution.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid
driving vehicles off paved areas.
Broom sweep the sidewalk and public street pavement adjoining the project site on a
daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1 ) start of the rainy season (October 15)
2) site dewatefing activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
Create a contained and covered area on the site for the storage of ba~s of cement,
paints, flammable, oils, fertilizers, pesticides or any other materials used on the project
site that have the potential for being discharged to the storm drain system. Never ciea,n
machinery, tools, brushes, etc. or rinse containers into a street, gutter, sto,,-m drain or
stream. See "Building Maintenance/Remodeling~ flyer for more information.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operatiDas shal[ no;
discharge wash water into street gutters or drains.
Minimize the removal of natural vegetation or ground cover from the site in order to
reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall
be stabilized as soon as possible after completion of grading. No site grading shall occur
-5-
Rev: 7/18/00 ~:fo rm.s\o~_v\dev=oa~
between October 15 and Apdl 15 unless detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Development:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City EngineedCity Engineer. The project plan shall identify Best
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
43.
The developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
All washing and/or steam cleaning must be done at an appropriately equipped facility
which drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the
storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary
connections are subject to the review, approval, and conditions of the Dublin-San Ramon
Services District (DSRSD).
45.
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs should be implemented to prevent potential storm water pollution. Implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter controt
and spill clean-up.
All metal roofs and roof mounted equipment (including galvanized), shall be coated with
rust-inhibitive paint.
47.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or process area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary connections
are subject to the review, approval, and conditions of the DSRSD.
-8-
ReM 7/18/00 B:f3 rms\dev\d~.vcoa$
48.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to
carry pollutants to the storm drain system. Bulk materials stored outdoors may need to
be covered and contained as required by the Director of Public Works/City EngineedCity
Engineer.
49.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers
and pesticides which contribute to runoff pollution.
50.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of litter and debris. If pressure washed, debris must be trapped and
collected to prevent entry to the storm drain system. No cleaning agent may be
discharged to the storm drain. If any cleaning agent or degreaser is used, wash water
shall not discharge to the storm drains; wash waters should be collected and discharged
to the sanitary sewer. Discharges to the sanitary sewer are subject to the review,
approval and conditions of the DSRSD.
51.
A structural control, such as an oil/water separator, sand filter, or approved equaI, may be
required to be installed, on site, to intercept and pre-treat storm water prior to discharging
to the storm drain system. The design, location, and a maintenance schedule must be
submitted to the Director of Public Works/City EngineedCity Engineer for review and
approvat prior to the issuance of a building permit.
52.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should
drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer.
Employees must be instructed and signs posted indicating that all washing activities be
conducted in this area. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
VehiclefEouioment Washers: No vehicle or equipment washing activity associated with
this facility shall discharge to the storm drain system. Wash areas should De limited to
areas that drain to the sanitary sewer collection system, or the wash water collected for
ultimate disposal to the sanitary sewer. This wash area must be covered a,qd desi~une~
to prevent "run-on" to, and runoff from, the area. A sign must be posted hndicati,n; the
designated wash area. Sanitary connections are subject to the review, a.2prava! a,nd
conditions of the DSRSD.
Fuel dispensing areas must be. paved with concrete extending a minimum of 8'-0' from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the.pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on'~ re, or runoff
-7-
Rev: 7/18/00
from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts
must be routed to prevent drainage flow through the fuel dispensing area. The facility
must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely.
Dispensing equipment must be inspected routinely for proper functioning and leak
prevention.
56. All on-site storm 'drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site storm drains must be cleaned at least twice a year; once immediately prior to
the rainy season (October 15) and once in January. Additional cleaning may be required
by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
59.
-60.
61.
62.
63.
The project plans shall include storm water pollution prevention measures (SWPPP) for
the operation and maintenance of the project subject to the review of the Director of
Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and implement
such measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
All on-site ston-n drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
All metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
Trash enclosures and/or recycling area(s) must be completely covered; n3 other area
shall drain onto this area. Drains in any wash or recycling area shall not dis:haroe to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary c3nne3tions
are subject to the review, approval and conditions of the DSRSD.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
-8-
Rev: 7/18/00 2:fo rm.s~dev\devcoss
requirements. If no common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm
water measures and the maintenance of all private streets, private utilities, and other
common areas and facilities on the site, including all landscaping. Landscaping shall be
designed with efficient irrigation to reduce runoff and promote surface filtration and
minimize the use of fertilizers and pesticides which can contribute to urban runoff
pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. All public sidewalks must be within City right-of-way or in a pedestrian easement except
as specifically approved by the Director of Public Works/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must
be designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer
must sign the grading plans. The soils engineer or his technical representative must be
present at all times during grading. All engineering plans must be designed and signed
by a Registered Civil Engineer. Plans are subject to the review and approval of the
Director of Public Works, and after his approval, original mylars or photo mylars with
three sets of blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of the road shal',
be subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall
be graded so that there is both horizontal and verfical slope variation where visible from
-9-
Rev: 7/1 BIO0
public areas and the top and bottom of slopes shall be rounded in order to create or
maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the lO0-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level. Commercial
buildings shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required
for their construction. A maintenance and inspection program shall be implemented by
the developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to fiiing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City Engineer/City Engineer.
79.
The soils repod for the project shall include recommendations 1) for foundations, decks,
and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks
for structures from top and toes of slopes. Additionally, the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage, erosion,
settlement and seismic activity.
80. The Contractor shall be responsible for acquiring permits required by other agencies.
(Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer,
contractor, etc.) must meet and follow all of the City's requirements and policies,
'nclud'ng the Urban Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easemen'.s
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
-10-
Rev: 7/18/00 ~:f~rms~dev~dev=~as
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing); and a drainage, water
quality, and erosion and sedimentation control plan, for the post-construction period, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/Cb Engineer. Said plans shall include
detailed design, location, and maintenance criteria, of all erosion and sediment control
measures. The plans shall provide, to the maximum extent practicable, that no increase
in sediment or pollutants from the site will occur. The post-construction plan shall provide
for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. The construction grading/erosion control plan shall be implemented
in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
85.
86.
87.
88.
Prior to filing the Final Map or ParceJ Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
89.
Submit three (3) sets of approved blueprints and approved original myiars or photo
mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of
Dublin Public Works Department. Upon completion of construction, the City's mylar shalJ
be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
declaration by a Civil Engineer and Soils Enoineer that all work was do,~9 under his
supervision and in accordance with recommen~l-ations contained in the soiis report shall
ba submitted to the Public Works Department.
For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
Provide an access road and turn around and maintenance easement to stoFrn drainage
detention facilities and trash racks.
A current title report and copies of the recorded deed of all parties having amy -=",
title interest in the property to be divided, copies of the deeds and the Final/Parcel Maos
for adjoining properties and easements shall be submitted at the time of the submi~al'of
the final subdivision maps.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to
-11 -
Rev: 7/18/06)
approval of the Final/Parcel Map. These easements shall allow for vehicular and utility
service access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centedine of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City
in a form acceptable to the Director of Public Works/City Engineer/City Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite
~ach hyorant.
94.
All materials and workmanship for fire hydrants, gated connections, and appudenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of
Public Works/City Engineer/City Engineer and Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Doughe~, Regional Fire
Authority.
92. The improvement plans must be approved by the Dougherty Regional Fire ^" ' ~ '~
.-,~tn~rky, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys Jar~d sufT3cient
for the approved streets' right-of-way. Improvements shall be made, by the
along all streets within the development and as required off-site includin~ 2urb,
sidewalk, paving, drainage, and work on the existing paving, if necessa,5,, from
structural or grade continuity standpoint.
-12-
Rev: 7/18/00 ~:forrnstdev~d.~vcoas
FUTURE CONFORMANCF:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval.
The improvements and design shall include street locations, grades, alignments, and
widths, the design of storm drainage facilities inside and outside the Subdivision, grading
of lots, the boundaries of the Tract, and shall show compliance with City standards for
roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
100. Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to property
- lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. Ail public and pdvate utilities shall be
undergrounded.
101.
102.
103.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the Director of Public Works/City Enoineer/City
Engineer that all work was done in accordance with the recommendations c~ntained in
the soils and geologic investigation reports and the approved plans and specifications.
Inspections that will satisfy final subdivision map requirements shall be arranged with the
Director of Public Works/City Engineer/City Engineer.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee
shall be filed with the City of Dublin. The surety shall be equal to the amount approved
by the City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is [ermi~ste¢
prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City Engineer/City-Engineer prior to the
start of work.
-13-
Rev;. 7/18/00
104. Street grades shall be designed and built in accordance with the General Plan, unless
otherWise approved by the Director of Public Works/City Engineer/City Engineer.
105. The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
108. Where soil or geologic conditions encountered in grading .operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the odginal soil investigation, a
revised soil or geologic report shall be submitted for approved by the Director of Public
Works/City Engineer/City Engineer. It shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
107.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of improvement/grading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, the Applicant shall submit details as to how it will be
done and routes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
110.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject
to review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation
techniques shall be employed to ensure the success of the revegetation. ~×amples of
enhancements to the revegetation plan include irrigating the young plants, placing top
soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow
root penetration, and planting at a density similar to the native woodlands iQ the ri~ria,~
corridors.
112.
All landslides which effect any structures or roads or other improveme,~ts shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The administration of
the GHAD is to be determined at the Final Map stage.
-14-
Rev: 7/18/B0 ~:fo ,'"m.s\dev\devc2a s
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are within ±
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCES.~:
115. Handicapped ramps and parking shall be provided as specified in the Amerioan Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIER:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes
on Improvement Plans" and "City of Dublin Improvement Plan Review Check List."
117. All improvements within the public right-of-way, including curb,
driveways, paving, and utilities, must be constructed prior to
accordance with approved City Standards and/or Plans.
gutter, sidewalks,
occupancy and in
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
120.
121.
122.
Complete improvement plans, specffications, and calculations shall be submi~ed to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent pubiic street(s) and property that relate to the
proposed improvements.
The developer shall have their engineer provide the City AutoCAD electronic copies of
the Improvement, Grading and Storm Drain plans along with the Final Map which is tied
to the City's existing mapping coordinates if available.
The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Complete
improvement plans, specifications and calculations shall be submitted to, and approved
by, the Director of Public Works/City Engineer/City Engineer and other affected agendes
having jurisdiction over public improvements prior to execution of the improvement
Agreement. Improvement plans shall show the existing and proposed improvements
along the adjacent public street and property that relate to the proposed impro~vements.
Ail required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to, and be approved by, the City and affested
-15-
Rev: 7/1
~:f~rrm. s~dev\dev~.oas
agencies having jurisdiCtion over public improvements, prior to execution of the
Subdivision Improvement Agreement
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements, shall
be the responsibility of the developer during construCtion stages and until final
improvements are accepted by the City Council and the securities are released (one year
after improvements are accepted). Thereafter, maintenance shall be the responsibility of
a homeowners' association or individual property owners, in accordance with the project
CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees, from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees, to attack, set aside, void, or annui, aa
approval of the City of Dublin or its advisory agency, appeal board, or iegisiative body
concerning a subdivision, which action is brought within the time period provided for in
Section 66499.37 of the Government Code of the State of California. The City of Dubiin
shall promptly notify the developer of any claim, aCtion, or proceedings.
128. In submi~ing subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction p~ans
will not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of ail participating non-City
agencies pdor to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
-16-
Rev: 7/18/00 _c:fDnm. s~dev\devcoas
130. An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131. The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show
proof of it to the City of Dublin, Department of Public Works.
132. Prior to issuance of the grading permit, visually important trees shall be tagged in the
field. Al[er the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the Director of Public
Works/City Engineer/City Engineer.
NOISE:
133. Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Fdday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works o~cials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall
be provided prior to issuance of building permits or prior to recordation of the Final Map
or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136. The street surfacing shall be asphalt concrete paving. The Director of Pubiic Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the su,ffacing end
base are to be constructed and furnish the test reports to the Director of Public
Works/City Engineer. The' Developer's soils engineer shall determine =- preiiminas,
structural design .of the road bed. After rough grading has been co,,'~oleted, the
developer shall have soil tests performed to determine the final design of th~ road bed.
In lieu of these soil tests, the road may be designed and constructed based on an R-
value of 5.
-17-
Rev: 7/18/00
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximdm voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141.
The Developer shall furnish and install street name' signs, in accordance with the
standards of the City of Dublin, beadng such names as are approved by the City. The
developer shall furnish and install traffic safety signs in accordance with the standards of
the City of Dublin.
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, including tree varieties and
locations, approved by the Planning Director and Director of Public Works. Trees planted
within, or adjacent to, sidewalks or curbs shall be provided with root shields.
· TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee
will provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. in additi3n.
conduits with pull ropes shall be installed along the project frontage to accommodate
future extension of the interconnect system. The extent of this work shall be determined
by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces es required
by the Director of Public Works/City Engineer/City Engineer.
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Rev: 7/1B/00 ;:fo rms\dev'loevcoas
..~-% 146. Non-residential facilities shall provide pedestrian access from the public street to building
... ~ entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147. Electrical, gas, telephone, and Cable 'IV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements and sized to meet utility company
standards. All utilities to and within the project shall be undergrounded.
146.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director
of Public Works/C~ Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to each
of the dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accompIished by the
developer and at no expense to the City.
WATER:
151. Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and wilt be
subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the
.. entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use fo: iandscapin~c
in accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and constru~ the water and sewer system in accordance with the
DSRSD requirements.
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Rev: 7/18/00
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions
of Approval.
g:~fon'ns~dev~oa '/-~7. doc
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