HomeMy WebLinkAboutPCReso00-42 PA99-060 Dublin Ranch A-6 VTPM RESOLUTION NO. 00 - 42
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7141 - Neighborhood A-6)
PA 99-060
WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative
Map and Site Development Review, to subdivide 18.8_+ acre parcel and develop a residential subdivision with 97
lots in the Eastern Dublin Specific Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section
l 5182, 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; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the
Vesting Tentative Map, subject to conditions; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map
for the project as required by the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the
City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a
subdivision for implementation ora residential project in an area designated for Single Family Residential
development and Open Space.
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 7141, for PA 99-060 subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be 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/CiW Attorney, lB] Building division of the Community
Development Department, [DSR] Dublin San Ramon Services District, [FI Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL| Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
GENERAL CONDITIONS
' 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard
shall comply with the Conditions of Approval for the Improvement
Master Vesting Tentative Map for Dublin Ranch Phase I Plans through
(Tract No. 7135 ) PA-99-060 in the event of a conflict completion
between the Master Conditions of Approval and these
Conditions, these conditions shall prevail.
2. Standard Public Works Conditions. PW Approval of Standard
Applicant/Developer shall comply with all applicable City Improvement
of Dublin Standard Public Works Conditions (Attachment Plans through
A). In the event ora conflict between the Public Works completion
Criteria and these Conditions, these conditions shall
prevail.
3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard
Vesting Tentative Subdivision Map for Tract No. 7141 - Improvement
Neighborhood A-6 is conditioned upon the requirement Plans through
that the development be consistent with the approved completion
Planned Development including the Land Use and
Development Plan, and the General Provisions, Standards
and Conditions. The City of Dublin, by its approval of the
Vesting Tentative Map, makes no finding, expressed or
implied, as to whether the proposed division and
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. Applicant/Developer 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.
PL
Approval of
Improvement
Plans through
completion
Standard
Site Development Review. Applicant/Developer shall PL
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.
Fees. Applicant/Developer shall pay all applicable fe~s in Various
Issuance of
Building
Permits
Standard
Various times, 31-33, 47,
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, Inclusionary Housing In-Lieu
fees; Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees;
and any other fees as noted in the Development
Agreement. Unissued building permits subsequent to new
or revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised fees.
Required Permits. Applicant/Developer shall obtain all Various
necessary permits required by other agencies and shall
submit copies of the permits to the Department of Public
Works.
Building Codes and Ordinances. All project B
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
but no later 266
than Issuance MM
of Building Matrix
Permits
Various times, PW
but no later
than Issuance
of Building
Permits
Through Standard
Completion
Issuance of Standard
Building
Permits
Conditions 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 Conditions. The
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Criteria will be
complied with. Construction plans will not be accepted
without the annotated conditions and standards attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies.
B
Issuance of PW
Building Standard
Permits.
Infrastructure. The location and siting of project PL, PW Approval of 39, 40
specific wastewater, storm drain, recycled water, and Improvement MM
potable water system infrastructure shall be consistent Plans Matrix
with the resource management policies of the Eastern
Dublin Specific Plan.
12. Solid Waste/Recycling. ApplicantIDeveloper shall ADM On-going 103, 104,
comply with the City's solid waste management and 105,279
recycling requirements. MM
Matrix
13. Refuse Collection. The refuse collection service provider PL Occupancy of 279
shall be consulted to ensure that adequate space is Any Building MM
provided to accommodate collection and sorting of Matrix
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
15. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17
any right to protest the inclusion of the property or any Any Building MM
portion of it in a Landscape and Lighting Assessment Matrix
District or similar assessment district, and further waives
any right to protest the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the possible
formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
16. Water Quality Program. A water quality program shall PL, PW Approval of
be submitted with each development application, Final Map
demonstrating existing water quality and impacts that
urban runoff would have. The water quality investigation
should address the quantity of rnnoff and the effects from
discharged pollutants from surface runoff into creeks and
detention facilities.
17. Water Quality Requirements. All development shall PL, PW Approval of
meet the water quality requirements of the City of Final Map
Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water Program
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.
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.
Abandonment of Easements and Right of Ways.
Applicant/Developer or current landowner shall obtain an
abandonment from all applicable public agencies of
existing easements and right of ways not to be continued
in use.
PW
Approval of PW
Final Map
aration of Right of
Way. All public sidewalks, handicap ramps, or other
street improvements in the curb return area shall be
located within the public right of way. The location of
improvements and configuration of right of way shall be
approved by the Director of Public Works prior to
construction.
PW
Approval of
Improvement
Plans
PW
Improvement and Dedication of Cherry Hills Drive,
Poppy Hills Lane, Royal Pines Way, Twin Eagles
Lane. Applicant/Developer shall dedicate to the City of
Dublin and improve the roads labeled as Cherry Hills
Drive, Poppy Hills Lane, Royal Pines Way, and Twin
Eagles Lane (or alternatively approved street names) for
public street purposes (46' wide right of way) and shall
improve the streets to a width of 36' curb to curb, as
shown on the Vesting Tentative Map for Tract No. 7141 -
Neighborhood A6, dated December, 1999 and revised
June 2000. A 5' wide sidewalk shall be constructed on
both sides of the streets.
PW
Recordation of
Final Map and
Approval of
Improvement
Plans
PW
Improvement and Dedication of Cherry Hills Court,
Royal Pines Court, Poppy Hills Court.
Applicafft/Developer shall dedicate to thc City of Dublin
and improve the roads labeled as Cherry Hills Court,
Royal Pines Court, and Poppy Hills Court (or alternatively
approved street names) for public street purposes (44'
wide straight right of way and 47' cul-de-sac bulb radii)
and shall improve thc streets to a width of 34' curb to curb
and 42' curb radii, as shown on the Vesting Tentative Map
for Tract No. 7141 - Neighborhood A6, dated December,
1999. A 5' wide sidewalk shall be constructed on both
sides of the streets.
PW
Recordation of
Final Map and
Approval of
Improvement
Plans
PW
~rovement and Dedication of Bent Tree Drive.
Applicant/Developer shall dedicate to the City of Dublin
and improve the roads labeled as Bent Tree Drive (or
alternatively approved street name) for public street
purposes (72' wide right of way) and shall improve the
street to a width of 40' curb to curb, as shown on sheet 1
of the Vesting Tentative Map for Tract No.7135 dated
December, 1999 and revised June 2000. A 10' wide
landscaped parkway shall be constructed as shown on the
Vesting Tentative Map and 6' wide sidewalks shall be
constructed on the west of the street. All access rights
along Bent Tree Drive shall be abandoned and the
relinquishment of access rights shall be shown on the
Final Map. Street improvements shall be terminated at the
northern most curb returns of the intersection of Bent Tree
Drive and Sugar Hill Circle, until such time as the future
PW
Recordation of
Final Map and
Approval of
Improvement
Plans
PW
alignment of Sugar Hill Circle and Signal Hill Drive has
been determined and constructed. At the northern terminus
of Bent Tree Drive (at the north side of the intersection of
Cherry Hills Drive and Bent Tree Drive),
Applicant/Developer shall install a temporary barricade to
prevent vehicles from leaving the paved portion of the
right of way. Applicant/Developer shall also install a catch
basins at the northern terminus of Bent Tree Drive at the
and storm drain sub-outs for future extension of the road.
[Offsite] Improvement and Dedication of EVAE
Extension of Cherry Hills Court for Two Access
Points. Due to the number of units proposed for
construction on this site, there shall be a minimum of two
access points to serve the subdivision, lfnot already
accomplished by prior development, Applicant/Developer
shall dedicate a 20' wide Emergency Vehicle Access
Easement to the City of Dublin as an extension of Cherry
Hills Court to Fallon Road for emergency vehicle access
purposes and shall improve thc EVAE to a pavement
width of 20' to the satisfaction of thc Director of Public
Works and Alameda County Fire Department. A 25' wide
gate shall be constructed on both sides of the EVAE. The
EVAE pavement shall be removed when thc remaining
extension of Bent Tree Drive, Sugar Hill Drive and Signal
Hill Drive and constructed.
F, PW
Recordation of PW
Final Map and
Approval of
Improvement
Plans
[Offsite]Phasing of Tract No. 7135 Improvements.
Applicant/Developer can phase completion of proposed
improvements included with the Tract No. 7135
subdivision improvements provided the phasing has been
reviewed and approved by the Director of Public Works,
except those listed in these conditions of approval. Any
and all outstanding improvements not constructed shall be
conditioned to be completed on later subdivisions with
within the Dublin Ranch Area A Master Tentative Map to
the satisfaction of the Director of Public Works.
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.
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. Pre-formed traffic signal loops shall be used
under the decorative paving, and sleeves shall be used
under decorative pavement to accommodate future utility
conditions. Where possible, irrigation laterals shall not be
~laced under the decorative paving. Maintenance costs of
PW
Occupancy of PW
any building
PW
Approval of
Improvement
Plans
PW
PW, ADM
Approval of 17
Improvement MM
Plans Matrix
the decorative paving shall be included in a landscape and
lighting maintenance assessment district or other funding
mechanism acceptable to the Director of Public Works.
28. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard
conform to those approved with improvement plans for Improvement
Tract No. 6925 except the poles shall be metal with a Plans
decorative base. A street lighting plan, which
demonstrates compliance with this condition, shall be
submitted prior to recordation of the Final Map and shall
be subject to review and approval by the Director of
Public Works.
29. Retaining Walls. Fences which are proposed on top of PL Approval of PL
any retaining walls that are greater than 30" high shall be Improvement
offset a minimum of 1' to provide planting areas. Plans
30. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL
designed in combination with an earth berm to create the Improvement
appearance of a maximum 6' high wall as viewed from Plans
Fallon Road and maintained by the Homeowners
Association.
31. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Noise
barriers and mitigation measures reference in previous Improvement study dated
documentation shall be incorporated into the development Plans/Issuance October
plans. Berm/soundwall combinations shall be used for of Building 14, 1998
required sound barriers along Fallon Road to reduce the Permits
apparent height of the walls.
32. [Offsite]Sidewalks and Landscaping along Fallon PW Occupancy of PW
Road. Applicant/Developer shall design and construct Any Building
street landscaping and a 6' wide sidewalk located 5'
behind the back of curb along the easterly frontage of
Fallon Road between Anton Way and Bent Tree Drive of
Tract No. 7135. Along the westerly frontage of Bent Tree
Drive between Fallon Road and the northerly extension of
Bent Tree Drive a 6' sidewalk and a 10' landscaped
parkway shall be designed and constructed in accordance
with sheets 39, 48 and 49 of the SDR application packet,
including handicap ramps where necessary, to the
satisfaction of the Director of Public Works. Developer
/Applicant shall also construct any median landscaping as
shown in approved plans in this same area.
33. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard
ramps shall comply with all current State ADA Improvements
requirements and City of Dublin Standards.
34. Open Space Dedication and Improvement. The Open PL, PW Approval of /PW
Space Parcels "A", "B', "C of Tract No. 7141 shall be Final Map and
dedicated to the Community Homeowners Association Improvement
and developed in accordance with the SDR application Plans
~acket, sheet 61. Bank stabilization shall be required to be
installed within the corridors if needed, as determined by
the Director of Public Works.
35. Side Yard Setbacks. Side yard setbacks for homes [ PL Issuance of PL
adjacent to greenbelts, parks, stream corridors and[ Building
common open space areas, shall be a minimum of 10' Permits
7
unless an exception is approved by the Community
Development Director.
36. Storm Drainage Easement Dedication. PW Approval of PW
Applicant/Developer shall dedicate a storm drainage Final Map
easement to the City of Dublin across open space Parcel
"B" of Tract No. 7141 at the southern end of Royal Pines
Court and Cherry Hills Court. The easement shall
accommodate potential overland release of storm runoff
from of Royal Pines Court and Cherry Hills Court and
shall be approved by the Director of Public Works.
37. Updated Master Drainage Study. Applicant/Developer PW Submitted PW
shall prepare an updated Master Drainage Study Prior to
(originally prepared by MacKay & Somps, dated May Issuance of
2000). Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
38. Storm Drain Improvements. All storm drain PW Approval of PW
improvements and mitigation measures identified in the Improvement
Master Drainage Study applicable to drainage resulting Plans
from Area A residential neighborhoods and/or specified by
the Director of Public Works shall become requirements
of this subdivision.
39~ [Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW
drain improvements needed to serve the subdivision, as [ Any Building
shown on Tract No. 7135 improvement plans, shall be
constructed and accepted for service as directed by the
Director of Public Works.
40. [OffsitelWater and Sewer Lines. All offsite water and PW / Occupancy of PW
sewer lines needed to serve the subdivision, as shown on / any building
Tract No. 7135 improvement plans, shall be constructed
and accepted for service as directed by the Director of
Public Works.
41. : Utilities Phasing. The construction of the utilities shall ii / Occupancy of PW
conform to the phasing of construction and access shown any building
on the Master Utility Map and Phasing Plan or as directed
by the Director of Public Works.
42. Joint Utility Trenches/UndergroundingFUtility Plans. aOf~eCcUtPea;uCny
Applicant/Developer shall construct all joint utility i ities
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.
43. '"' Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard
i pay a Public Facilities Fee in the amounts and at the times Building
set forth in the City of Dublin Resolution No. 32-96, Permits
including any subsequent resolution which revises such
fee. Notwithstanding the preceding sentence, the amount
of the Public Facilities Fee shall be reduced by the
"Neighborhood Parks, Land" and "Neighborhood Parks,
Improvements" component of the Public Facilities Fee as
follows: The amount of the "Neighborhood Parks, Land"
dedication for the project is 0.47 acres.
44~ Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard
and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees (a)
to attack, set aside, void, or annul an approval of the City
of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning a
subdivision or other development which actions are
brought within the time period provided for in
Government Code Section 66499.37 and (b) holding the
City liable for any damages or wages in connection with
the construction of the parks; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full actions or
proceedings
Landscaping and Street Trees. The
Applicant/Developer shall construct all landscaping within
the site, along the project frontage from the face of curb to
the street right-of-way, and all street trees proposed within
the public service easements, to the design and
specifications of the Specific Plan and City of Dublin
specifications, and to the satisfaction of the Director of
Public Works and Director of Community Development.
Street tree varieties of a minimum 15-gallon size shall be
planted along all street frontages and shall be shown on
the Landscaping plans. Exact tree locations and varieties
shall be reviewed and approved by the Director of Public
Works. The proposed variety of trees to be planted
adjacent to sidewalks or curbs shall be submitted for
review to and approval by the Director of Public Works.
Root shields shall be required unless otherwise determined
by the Director of Public Works and the Director of
PL, PW Completion of PW
Improvements
9
Community Development.
Landscaping in Corridor Parcels. The landscape
improvements for corridor parcels shall be installed by
Applicant/Developer concurrently with the development
of the adjacent residential parcel (i.e.; Parcels A, B, and C
of Tract No. 7141), unless otherwise specified by the City
Manager or the Dublin Ranch Area A Development
Agreement. Restoration/establishment plans and
monitoring programs are required for all stream corridors
and open space areas that are proposed to be planted with
trees and shrubs and shall be approved by the Director of
Public Works and the Community Development Director.
PW, PL
Occupancy of
Any Building
PW
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
program shall be included in the Community Homeowners
Association CC&R's and shall be subject to review and
approval by the Community Development Director and
Public Works Director. Any necessary restoration of Open
Space plantings shall be the responsibility of the
Community Homeowners Association, and shall be
completed according to the time frame contained within
the Management Program. If the Open Space plantings are
not maintained according to the standards established by
the Management Program, the City will have the right, but
not the obligation, to take corrective measures and to bill
the Community Homeowners Association for the cost of
such maintenance and corrective measures plus the City
overhead costs.
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 northerly boundary line of the
subdivision to prevent the spread of fires as specified in
the Wildfire Management plan.
PL, PW
PL, PW, F
Program
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
Completion of
Improvements
Standard
PW
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
PL, PW
10
Approval of Standard/
Final Map/ PW
Completion of
Improvements
granted for all landscaped areas occurring on private,
individual homeowner lots which are to be maintained by
the Community and Neighborhood Homeowners
Associations.
Lighting Maintenance Assessment District.
Applicant/Developer is responsible for preparing the
necessary maps and reports for the tract to be annexed into
the existing Dublin Ranch street lighting maintenance
District or any other method of maintaining street lighting
as part of this project to the satisfaction of the Director of
Public Works.
Landscaping at Aisle Intersections. Landscaping at all
intersections shall be such that sight distance is not
obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
Perimeter Graded Slopes. Perimeter graded slopes
which are greater than 10 feet vertically shall be no steeper
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 Tract No.
7141 and as required by the Eastern Dublin Specific Plan
and Scenic Corridor development standards, grading
policies and action programs and are subject to the
approval of the Director of Public Works and the Director
of Community Development.
Graded Slopes/Erosion Control. All landscaped and
graded slopes in open space areas shall be hydroseeded
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.
PL
Recordation of PW
Final Map
PL, PW
Completion of Standard
Improvements
PW, PL
Issuance of any
Grading
Permits
PW
PW
Acceptance of
Improvements
Matrix
3.7/3.0
Graded Slopes/Erosion Control. All graded slopes
which are not to be developed, including the offsite graded
slopes located to the north and southwest of "Tract
7141", shall be hydroseeded with native grasses
immediately upon completion to prevent soil erosion.
PW On-going PW
Grading/Slope Easements. Applicant/Developer shall
secure the necessary grading/slope easements prior to
commencement of offsite grading to the south of this
subdivision.
PW
Issuance of any
Grading
Permits
PW
56. [Offsite]Traffic Signals. If not constructed by previous
developer, Applicant/Developer is responsible for the
traffic signal design and installation of conduit for the
future signalization at the following intersections to the
satisfaction of the Director of Public Works:
a. Bent Tree Drive and Falloa Road.
PW
As specified in
the
Development
Agreement or
when deemed
necessary by
the Director of
Public Works
PW
11
b. Gleason Road and Fallon Road
c. Antone Way and Fallon Road
The signal improvements shall accommodate conversion
to serve a ultimate three and four-legged intersections to
the extent possible, minimizing replacement or relocation
of improvements. The cost of the conduit shall be the
responsibility of Applicant/Developer, with no TIF credits
given for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interum improvements as determined
by the Director of public works. In the event that a
improvement agreement for the installation of the ultimate
traffic signals fails to be reached, Applicant/Developer
shall be responsible for the installation of the future traffic
signals.
5Z Stop Sign at Royal Pines Way and Twin Eagle Lane. PW Occupancy of PW
Unless previously constructed, Applicant/Developer shall Any Building
install two-way STOP signs at the intersection of Royal
Pines Way and Twin Eagles Lane. Royal Pines Way and
Royal Pines Court approaches shall stop.
58. Twin Eagle Lane and Cherry Hills Drive with Bent PW Occupancy of PW
Tree Drive. Applicant/Developer shall install a STOP Any Building
sign at the approaches on Twin Eagle Lane and Cherry
Hills Drive to Bent Tree Drive. Applicant/Developer shall
install STOP signs at the approaches on Poppy Hills Lane
and Twin Eagle Lane at the intersection of Cherry Hills
Drive.
59. No Parking Areas along Bent Tree Drive. PW Occupancy of PW
Applicant/Developer shall designate no parking along Any Building
Bent Tree Drive, unless otherwise directed by the Director
of Public Works.
60. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW
LAVTA to provide convenient access to public transit, to Final Map and
enhance local and regional mobility and integration of Improvement
LAVTA with other public transit systems, and to locate Plans
bus alignments, turnouts, service stops, bus shelters and
other transit amenities. The cost of procuring and
installing the necessary improvements to meet the
requirements listed above shall be paid by
Applicant/Developer.
EMERGENCY SERV1CES
61. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW
accordance with the ACFD requirements, for all phases of Improvement
development in excess of 25 lots, Applicant/Developer Plans
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases of
development in excess of 75 lots, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
12
demonstrate how emergency access requirements shall be
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.
Issuance of
Building
Permits
74
MM
Matrix
Fire Conditions. Developer shall comply with all
standard conditions of the Alameda County Fire
Department (ACFD) including:
Issuance of
Building
Permits
Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
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.
Standard
Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
the responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
groundcover shall be submitted for review and approval prior to installation.
The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width could mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court which may have a minimum radius of 40 feet.
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 F, PO
controlled by fences and adequate gates to prevent Any Building
unauthorized pedestrian traffic.
Projected Timeline. Developer shall submit a projected PO Issuance of
timeline for project completion to the Dublin Police Building
Services Department, to allow estimation of staffing Permits
requirements and assignments.
66.
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
Zone 7
Issuance of
Grading
Permits
Standard
13
~MON SERVICES DISTRICT (DSRSD)
69. Construction by ApplicanffDeveloper. All in-tract DSR Completion of Standard
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
70. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance #18-92".
71~ DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD
connected to the DSRSD or other approved water system, Improvements
and must be installed at the expense of
Applicant/Developer in accordance with District
Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto
must conform with all of the requirements of the officially
adopted Water Code of the District and shall be subject to
field inspection by the District.
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building
"Standard Procedures, Specifications and Drawings for Design and Permits
Installation of Water and Wastewater Facilities," all applicable
DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building
development project's demand. Layout and sizing of mains shall Permits
be in conformance with DSRSD utility master planning.
14
c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118
existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM
and may only be allowed under extreme circumstances following a Plans Matrix
case by case review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of present worth
20-year maintenance costs as well as other conditions within a
separate agreement with Applicant/Developer for any project that
requires a pumping station.
i Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be looped Improvement
or interconnected to avoid dead-end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engineering practices.
· DSRSD policy requires public water and sewer lines to be located Approval of DSRSD
in public streets rather than in off-street locations to the fullest Improvement
extent possible. If unavoidable, then public sewer or water Plans
easements must be established over the alignment of each public
sewer or water line in an off-street or private street location to
provide access for future maintenance and/or replacement.
i The locations and widths of all proposed easement dedications for Issuance of DSRSD
water and sewer lines shall be submitted to and approved by Grading Permit
DSRSD. or Site
Development
Permit
All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication Final Map
on the Final Map.
· The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map
All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge permit Building
shall be paid to DSRSD in accordance with the rates and schedules Permits
established in the DSRSD Code.
All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
District Engineer. Each drawing of improvement plans shall Building
contain a signature block for the District Engineer indicating Permits
approval of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, Applicant/Developer shall pay
all required DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems, a performance
bond, a one-year maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms that are
acceptable to DSRSD. Applicant/Developer shall allow at least 15
working days for final improvement drawing review by DSRSD
before signature by the District Engineer.
No sewer line or water line construction shall be permitted unless Issuance of DSRSD
the proper utility construction permit has been issued by DSRSD. Building
A construction permit will only be issued after all of the DSRSD Permits and all
conditions herein have been satisfied. DSRSD
requirements
15
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.
On-going
DSRSD
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.
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
project site, as described in the DSRSD Eastern Dublin
Facilities Plan Update, June 1997. Unless specifically
exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities
shall be designed to conform to all applicable District
Standards and specifications.
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
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.
DSR
DSR
DSR
DSR
On-going
On-going
Approval of
Improvement
Plans
Approval of
Improvement
Plans
DSRSD
DSRSD
DSRSD
DSRSD
16
76. 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.
77. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior 17, 75, 77
Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM
established for this development. The CC&Rs shall be Final Map and Matrix
approved by the Director of Community Development to Approved Prior
to Issuance of
assure that: Any Building
Permits
a. A Homeowners Association is established for this development complete with
Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all
commonly owned facilities, property and landscaping, including but not limited to
open space areas, lighting, recreation facilities, landscape and irrigation facilities,
fencing, and drainage and erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and
along a public street shall not occur. Recreational Vehicles are defined as a
motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where
the living area overhangs the cab, camping trailer, or tent trailer, with or without
motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family
unit shall be maintained and kept in good order by the resident and/or owner of each
residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for
covering long-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on
a regular and continuous basis at all times. Graffiti resistant materials and foliage
shall be used.
78. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard
occur in phases, then all physical improvements within to issuance of
each phase shall be required to be completed prior to building
occupancy of units within that phase except for items permits/
specifically excluded in an approved Phased Occupancy Approved a
minimum of 45
Plan, or minor hand work items, approved by the days prior to
Department of Community Development. The Phased Occupancy of
17
Occupancy Plan shall be approved by the Director of
Community Development a minimum of 45 days prior to
the request for occupancy of any unit covered by said
Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase, and
shall substantially conform to the intent and purpose of the
subdivision approval. No individual unit shall be
occupied until the adjoining area is finished, safe,
accessible, provided with all reasonably expected services
and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director
of Community Development, the completion of
landscaping may be deferred due to inclement weather
with the posting of a bond for the value of the deferred
landscaping and associated improvements.
Acknowledgment. ApplicanffDeveloper shall obtain a
written acknowledgment (secured from the individual
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.
ApplicanffDeveloper 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
local postal authorities to determine the type of mail units
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
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
home purchasers and residents that the
' continue indefinitely.
PL, PW
~ffected Unit
Sale of any unit Standard
within a phase
Approval of
Final Map
18
PASSED, APPROVED AND ADOPTED this 25th day of July, 2000.
AYES:
Cm. Oravetz, Jennings, Johnson, and Musser
NOES:
ABSENT: Cm. Hughes
Community Development Director
g:pa99-060\PCRESO A6.doc
19
CiTY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and
Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General
Conditions of Approval that have typically been applied to New Developments. This list should
not be considered all-inclusive.
This list should be used as a ,quide only.
Each application is analyzed separately and only Conditions that apply to a specific application
will be recommended as Conditions of Approval for that application. Additional Conditions
may be imposed as deemed necessary by the City. Prior to the actual preparation of the
development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submittal
requirements and processing procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, dudng construction, archaeological materials are encountered, construction withi'n 100
feet of these materials, shall be halted until a professional Archaeologist who is certified
by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) Ail required landscaping shall be.installed.
EXHIBIT
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Rev; 7/18/00 g:fo rms\dev~devcoas
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the
landscape and soil erosion and sedimentation control plans shall be submitted to
the Director of Public Works/City Engineer.
d)
Photo mylar and , if available, AutoCAD electronic copies, of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation
Maps, if any, which are tied to the City's existing mapping coordinates including all
as-built plans prepared by a registered Civil Engineer.
e) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the
performance secudty may be replaced with a maintenance bond that is 25% of the value
of the performance security. The maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground
line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at
the toe of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then
over lawn or other planted areas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public
storm drain main lines and 12" minimum diameter RCP shall be used for laterals
connecting inlets to main drain line.
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Rev; 7/18/00 g:forms~dev\devcoas
10. Under-sidewalk drains (curb drains) shall be installed on both sides of ddveway
approaches.
11.
12.
Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 100-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
14.
15.
16.
17.
18.
19.
20.
21.
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions
of travel above the 100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
All subdrains shall tie into storm drain catch basins or manholes at the downstream end
of the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-de-sacs are not allowed without pdor written approval of the Director of
Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain
-3-
Rev: 7/18/00 g:forms\dev~devcoas
overflow corridor to an approved drainage facilities. This corridor shall be design to
prevent flooding of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The developer shall comply with Alameda County Flood Control District requirements. If
there is a conflict between City and County Flood Control requirements the Director of
Public Works/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as
directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any
building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site
cleanup and control of construction debris shall also be addressed in the SWPPP. The
developer is responsible for complying with the SWPPP. Failure to do so will result in the
issuance of correction notices, citations or a project stop work order. For projects
disturbing less than five (5) acres an erosion control plan shall be submitted with the
grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (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.
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Rev: 7/18/00 g:forms\devtdevcoas
31.
32.
33.
34.
35.
36.
37.
38.
39.
Between October 1 and Apdl 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
not draining to a desilting basin, at a minimum, shall be seeded then covered with a
100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at
each bench and along the toe of slope. The developer shall be responsible for providing
any addition slope protection which may be needed to prevent silting of natural water
courses and storm drainage facilities.
Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
Gather all construction debris on daily and place them in a covered dumpster or other
container which is emptied or removed on a weekly basis. A secondary containment
berm shall be constructed around the dumpster. When appropriate, use tarps on the
ground to collect fallen debris or splatters that could contribute to storm water pollution.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid
ddving vehicles off paved areas.
Broom sweep the sidewalk and public street pavement adjoining the project site on a
daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1 ) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
Create a contained and covered area on the site for the storage of bags of cement,
paints, flammable, oils, fertilizers, pesticides or any other materials used on the project
site that have the potential for being discharged to the storm drain system. Never clean
machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or
stream. See "Building Maintenance/Remodeling" flyer for more information.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
Minimize the removal of natural vegetation or ground cover from the site in order to
reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall
be stabilized as soon as possible after completion of grading. No site grading shall occur
-5-
Rev: 7/18/00 g:forms~dev~evcoas
between October 15 and April 15 unless detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City EngineedCity Engineer. The project plan shall identify Best
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
43.
The developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
All washing and/or steam cleaning must be done at an appropriately equipped facility
which drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the
storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary
connections are subject to the review, approval, and conditions of the Dublin-San Ramon
Services District (DSRSD).
45.
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs should be implemented to prevent potential storm water pollution. Implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control
and spill clean-up.
46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
47.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or process area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary .connections
are subject to the review, approval, and conditions of the DSRSD.
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48.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to
carry pollutants to the storm drain system. Bulk materials stored outdoors may need to
be covered and contained as required by the Director of Public Works/City Engineer/City
Engineer.
49.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers
and pesticides which contribute to runoff pollution.
50.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of litter and debris. If pressure washed, debris must be trapped and
collected to prevent entry to the storm drain system. No cleaning agent may be
discharged to the storm drain. If any cleaning agent or degreaser is used, wash water
shall not discharge to the storm drains; wash waters should be collected and discharged
to the sanitary sewer. Discharges to the sanitary sewer are subject to the review,
approval and conditions of the DSRSD.
51.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, to intercept and pre-treat storm water prior to discharging
to the storm drain system. The design, location, and a maintenance schedule must be
submitted to the Director of Public Works/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
52.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should
drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer.
Employees must be instructed and signs posted indicating that all washing activities be
conducted in this area. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
54.
Vehicle/Eo~uipment Washers: No vehicle or equipment washing activity associated with
this facility shall discharge to the storm drain system. Wash areas should be limited to
areas that drain to the sanitary sewer collection system, or the wash water collected for
ultimate disposal to the sanitary sewer. This wash area must be covered and designed
to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the
designated wash area. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
55.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff
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from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts
must be routed to prevent drainage flow through the fuel dispensing area. The facility
must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely.
Dispensing equipment must be inspected routinely for proper functioning and leak
prevention.
56. All on-site storm'drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site storm drains must be cleaned at least twice a year; once immediately prior to
the rainy season (October 15) and once in January. Additional cleaning may be required
by the Director of Public Works/City EngineedCity Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for
the operation and maintenance of the project subject to the review of the Director of
Public Works/City EngineedCity Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
-60.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and implement
such measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or recycling area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary connections
are subject to the review, approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
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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 dudng grading. All engineering plans must be designed and signed
by a Registered Civil Engineer. Plans are subject to the review and approval of the
Director of Public Works, and after his approval, original mylars or photo myJars with
three sets of blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of the road shall
be subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City EngineedCity Engineer. Slopes shall
be graded so that there is both horizontal and vertical slope variation where visible from
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public areas and the top and bottom of slopes shall be rounded in order to create or
maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level Commercial
buildings shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required
for their construction. A maintenance and inspection program shall be implemented by
the developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City EngineedCity Engineer.
79.
The soils report for the project shall include recommendations 1) for foundations, decks,
and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks
for structures from top and toes of slopes. Additionally, the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage, erosion,
settlement and seismic activity.
80. The Contractor shall be responsible for acquiring permits required by other agencies.
(Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer,
contractor, etc.) must meet and follow all of the City's requirements and policies,
including the Urban Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
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EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing); and a drainage, water
quality, and erosion and sedimentation control plan, for the post-construction period, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/City Engineer. Said plans shall include
detailed design, location, and maintenance criteria, of all erosion and sediment control
measures. The plans shall provide, to the maximum extent practicable, that no increase
in sediment or pollutants from the site will occur. The post-construction plan shall provide
for long-term maintenance of ali 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 Pamel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
89.
Submit three (3) sets of approved blueprints and approved original mylars or photo
mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of
Dublin Public Works Department. Upon completion of construction, the City's mylar shall
be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommend-ations contained in the soils report shall
be submitted to the Public Works Department.
For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
A current title report and copies of the recorded deed of all parties having any recorded
title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps
for adjoining properties and easements shall be submitted at the time of the submittal of
the final subdivision maps.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to
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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
reflectodzed traffic marker shall be epoxied to the center of the paved street opposite
each hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of
Public Works/City Engineer/City Engineer and Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site including ourb, gutter,
sidewalk, paving, drainage, and work on the existing paving, if necessary, from a
structural or grade continuity standpoint.
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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.
100.
101.
102.
103.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to property
lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. All public and pdvate utilities shall be
undergrounded.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the Director of Public Works/City EngineedCity
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and specifications.
Inspections that will satisfy final subdivision map requirements shall be arranged with the
Director of Public Works/City Engineer/City Engineer.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee
shall be filed with the City of Dublin. The surety shall be equal to the amount approved
by the City Director of Public Works/City EngineedCity Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City EngineedCity Engineer prior to the
start of work.
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104. Street grades shall be designed and built in accordance with the General Plan, unless
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
105. The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
106. Where soil or geologic conditions encountered in grading .operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approved by the Director of Public
Works/City Engineer/City Engineer. It shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
107.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are par[ of improvement/grading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, the Applicant shall submit details as to how it will be
done and routes of travel for the Director of Public Works/City EngineedCity Engineer's
approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
110.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject
to review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation
techniques shall be employed to ensure the success of the revegetation. Examples of
enhancements to the revegetation plan include irrigating the young plants, placing top
soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow
root penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
112. AII landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The administration of
the GHAD is to be determined at the Final Map stage.
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113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are within _+
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes
on Improvement Plans" and "City of Dublin Improvement Plan Review Check List."
117. AI1 improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
118. The ApplicantJDeveloper shall enter into an improvement agreement with the City for all
improvements.
119. Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the
proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of
the Improvement, Grading and Storm Drain plans along with the Final Map which is tied
to the City's existing mapping coordinates if available.
121. The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Complete
improvement plans, specifications and calculations shall be submitted to, and approved
by, the Director of Public Works/City Engineer/City Engineer and other affected agencies
having jurisdiction over public improvements prior to execution of the improvement
Agreement. Improvement plans shall show the existing and proposed improvements
along the adjacent public street and property that relate to the proposed improvements.
122. All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to, and be approved by, the City and affected
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agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements, shall
be the responsibility of the developer dudng construction stages and until final
improvements are accepted by the City Council and the securities are released (one year
after improvements are accepted). Thereafter, maintenance shall be the responsibility of
a homeowners' association or individual property owners, in accordance with the project
CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees, from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an
approval of the City of Dublin or its advisory agency, appeal board, or legislative body
concerning a subdivision, which action is brought within the time period provided for in
Section $6499.37 of the Government Code of the State of California. The City of Dublin
shall promptly notify the developer of any claim, action, or proceedings.
128. In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans
will not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
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130. An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show
proof of it to the City of Dublin, Department of Public Works.
132. Prior to issuance of the grading permit, visually important trees shall be tagged in the
field. After the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the Director of Public
Works/City Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134. During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall
be provided prior to issuance of building permits or prior to recordation of the Final Map
or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public
Works/City Engineer. The' Developer's soils engineer shall determine a preliminary
structural design .of the road bed. After rough grading has been completed, the
developer shall have soil tests performed to determine the final design of the road bed.
In lieu of these soil tests, the road may be designed and constructed based on an R-
value of 5.
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STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139. The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141.
The Developer shall furnish and install street name' signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City. The
developer shall furnish and install traffic safety signs in accordance with the standards of
the City of Dublin.
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, including tree varieties and
locations, approved by the Planning Director and Director of Public Works. Trees planted
within, or adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143. The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee
will provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to accommodate
future extension of the interconnect system. The extent of this work shall be determined
by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
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146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements and sized to meet utility company
standards. All utilities to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director
of Public Works/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to each
of the dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the
developer and at no expense to the City.
WATER:
151. Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and will be
subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping
in accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
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ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions
of Approval.
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