HomeMy WebLinkAboutPCReso00-46 PA99-030 Trumark Scarlett Place SDR/VTMap RESOLUTION NO. 00 - 46
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW AND VESTING TENTATIVE MAP (No. 7181)
FOR PA 99-030, TRUMARK COMPAINES -SCARLETT PLACE
WHEREAS, Trumark Companies has requested approval of a Site Development Review consisting of
60 duplex units, construction of Scarlett Drive between Dougherty Rd. and Houston Place, and related
improvements on approximately 4 acres of land, located on the east side of Dougherty Road, immediately
southeast of the Park Sierra apartment complex and further identified as APN 941-550-22-5; and
WHEREAS, a completed application for a Site Development Review, Tentative Subdivision Map, and
Planned Development Rezone are available and on file in the Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding that
with the implementation of mitigation measures contained in the Initial Study, there will be no significant
environmental impacts; and
WHEREAS, the Planning Commission did hold a public hearing on said application on July 25, 2000;
and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve
Vesting Tentative Map and Site Development Review, subject to the attached conditions, and that the
Planning Commission recommend that the City Council approve the Planned Development Rezone; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Scarlett Place Vesting Tentative Map is consistent with the intent of applicable
subdivision regulations and related ordinances.
2. The design and improvements of the Scarlett Place Vesting Tentative Map are consistent with
and conform to the City's General Plan as it applies to the subject property in that it is a subdivision for
implementation of a residential project in an area designated for Medium-High Density Residential.
3. The Scarlett Place 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.
ATTACHMENT 4
4. The project site is located adjacent to major roads on approximately 4 acres of relatively flat
topography and is, therefore, physically suitabl~ for the type and density of development.
5. With the incorporation of mitigation measures from the Initial Study 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.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Site Development Review:
1. Approval of this application (PA 99-030) is consistent with the intent and purpose of
applicable provisions of the Dublin Zoning Ordinance.
2. The approval of this application, as conditioned, will comply with the policies of the General
Plan applicable to the Medium-High Density Residential land use category, since it will allow development
within the density range allowed under the Medium-High Density Residential Land Use Designation of the
General Plan.
3. The approval of this application, as conditioned, will comply with the proposed Planned
Development Regulations for the project, which will allow for residential development at this location.
4. The approval of this application, as conditioned, is consistent with the design review
requirements contained in the Dublin Zoning Ordinance.
5. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
6. The approval of this application, as conditioned, will not adversely affect the health or safety
of persons residing or working in the vicinity or be detrimental to the public health, safety and general as the
development is consistent with all laws and ordinances of the City of Dublin and implements the General
Plan, as proposed for amendment.
7. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, wails, public safety and similar elements, as conditioned, has been designed to
provide a desirable environment for the development.
The subject site is physically suitable for the type and intensity of the approved development.
Impacts to views are addressed, no views will be interrupted.
2
10. Impacts to existing slopes and topographic features are addressed as no slopes or topographic
features exist on this site.
11. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings have been incorporated into the project and as
Conditions of Approval in order to ensure compatibility of this development with the development's design
concept and character of surrounding uses.
12. Landscape considerations, including the location, type, size and coverage of plant materials
and similar elements have been considered to ensure visual relief and screening of potentially negative
elements.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby
conditionally approves a the Vesting Tentative Map, Tract No. 7181 and Site Development Review subject
to the Conditions of Approval for PA 99-030 Trumark Companies and subject to City Council approval of
the proposed Planned Development Rezone. The approved Site Development Review application shall be
consistent with the materials as depicted by Attachment 1, and the materials stamped "approved" on file in
the Dublin Planning Department. These material which describe the project includes a Master Landscape
Plan prepared by Vandertoolen Associates, dated Received Jun 19, 2000, architectural elevation prepared
KTGY Group dated received May 26, 2000, and Vesting Tentative Map and a Preliminary Grading and
Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received June 19, 2000, for PA 99-030,
which constitute regulations for the use and improvements of an 4 acre parcel generally described as APN
941-550-22-5.
Conditions of Approval:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Planning Department review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval, lB] Building, [PL] Planning Department, [PS] Police Services, [PW] Public Works,
IF] Alameda County Fire Department.
SITE DEVELOPMENT REVIEW
cONDITION TEXT RESPON, WHEN RESPONSE
AGENCY REQ~D
Prior tO!
GENE~L CONDITIONS
1. Site Development Review. Approval of the Site Development PL On-going
Review is valid for one (1) year from the date of approval. If
construction has not commenced by that time, this approval shall
be null and void. The approval period may be extended for six (6)
additional months by submitting a written request for extension
prior to the expiration date to the Community Development
Director. Any extension will be based on a determination that the
conditions of approval remain adequate to assure that the stated
findings of approval will continue to be met. This Site
Development Review approval is contingent upon adoption of
the proposed Mitigated Negative Declaration and the enactment
of the proposed Planned Development Rezoning by the Dublin
City Council, in the event that either the Mitigated Negative
Declaration or the Planned Development Rezoning is not
adopted, this approval shall be null and void.
2. Revocation. The SDR will be revocable for cause in accordance PL On-going
with Section 8.96.020.I of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this approval shall be
subject to citation.
3. Approval of Vesting Tentative Map. Approval of the Vesting PL
Tentative Subdivision Map for PA99-030 (Tract No. 7181) is
approved to subdivide an existing portion of APN 941-0550-022-
05,986-0001-003-02, and 986-0001-003-03 into individual
parcels for 60 duplex units, and is conditioned upon the
requirement that the development be consistent with the
approved Planned Development (PD), PA 98-063, 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). This approval shall conform
generally to the Tentative Map prepared by RJA & Associates
dated June 12, 2000, unless modified by the Conditions of
Approval contained herein.
4. Wall and Fence heights. The walls and fences shall be in PW Issuance of
substantial conformance with the approved plans. The final color, Building
Permits
design, and height of all walls and fences shall be subject to
review and approval by the Director of Community
Development. Fences and walls shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director
of Public Works
5. Colors and Materials Board. Applicant shall submit a revised PL Issuance of
colors and materials board subject to approval of the Director of Building
Community Development. Permits
6. Stone Veneer. The location and type of stone veneer shall be PL Issuance of
subject to review and approval by the Director of Community Building
Development. Permits
7. House Numbers List. Applicant/Developer shall submit a house PL Issuance of
numbers list corresponding to lots shown on the Tentative Map. Building
Said list is subject to approval of the Director of Community Permits
Development.
8. Street Names. Street names shall not duplicate any names PL, PO Approval of
already being used in other segments of the City. Street names , Final Map
shall be subject to approval of the Director of Community
Development and the Dublin Police Service.
9. Mitigation Monitoring. The Developer shall comply with all PL On-going
mitigation measures adopted as part of the Mitigated Negative
Declaration for this project as well as the Mitigation Monitoring
and Reporting Plan.
10. Air Conditioning Units. Air conditioning units and ventilation B, PL Occupancy
ducts shall be placed within the rear yards of the units which they of Unit
serve and screened from view with landscaping and or materials
compatible to the buildings. Units shall be permanently installed
on concrete pads or other non-movable materials to be approved
by the Building Official and Director of Community
Development.
11. Automatic Garage Door Openers. Automatic garage door B, PL Occupancy
openers shall be provided for all dwelling units and shall be of a of Unit
roll-up type. Garage doors shall not intrude into the public right-
of-way.
12. Trash Receptacles. Floor plans shall be submitted for each unit PL Issuance of
showing a designated location for a trash receptacle and shall be Building
subject to approval by the Community Development Director. Permits
13. Alternative Refuse Collection. In the event that either refuse PL Issuance of
collection service provider does not accept individual trash Building
receptacles within the respective units; or the units cannot Permits
accommodate trash receptacles, subject to determination by the
Community Development Director, the applicant shall submit
and obtain approval, subject to review and approval by the
Community Development Director, a design of trash receptacles
which serves the entire project. The resulting trash dumpster
enclosures shall be covered, and shall have concrete rollout pads
at the front of the enclosure to define the door swing area. Said
door swing area shall not encroach into the drive aisles.
5
14. Postal Service. Applicant/Developer shall confer with local PL, PW Issuance of
postal authorities to determine the type of mail units required and Grading
Permits
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. The applicant shall submit a plan showing the locations
of all mailboxes. The plan including final location, design, color
and material of the mail boxes shall be subject to review and
approval by the Director of Community Development and the
Director of Public Works.
15. Cable TV and Telephone. The developer shall provide all units PL BP
with cable TV and telephone connections.
16. Building Permit Application. To apply for building permits, B BP
the Developer shall submit 12 sets of construction plans to the
Building Department for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of Approval
will or have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to each set of
plans. The Developer will be responsible for obtaining the
approvals of all participating non-City agencies prior to the
issuance of building permits.
17. Phased Occupancy. If occupancy is requested to occur in PL BP
phases, then all physical improvements within each phase shall
be required to be completed prior to the occupancy of units
within that phase, except for items specifically excluded in an
approved Phased Occupancy Plan, or minor hand work items,
approved by the Planning Department. A Phased Occupancy Plan
shall be submitted for Community Development Director review
and approval 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
buildings in each phase and shall substantially conform with
intent and approval of the Site Development Review approval.
No individual building shall be occupied until the adjoining area
is finished, safe, accessible, provided with all reasonably
expected services and amenities and separated from remaining
construction activity. Subject to the approval of the Community
Development Director, 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.
18. Disclosure. The Developer shall have a special disclosure with PL BP
the wording approved by the Planning Department. The
disclosure form will be used as a required disclosure for
homeowner indicating the presence of possible hazards. The
disclosure statement shall describe:
A. Phased development with continued construction activity until
project completion may cause noise and dust.
B. The presence of possible hazards from the petroleum pipeline.
C. The Scarlett Drive will be completed as a through street from
Houston Place to Dublin Boulevard.
19. Lighting Plan. A final lighting plan shall be submitted to the PL, PO, BP
City for approval, demonstrating that the entire area will be ?W
adequately illuminated. Photometrics and lighting plans for the
site shall be submitted to the Planning and Police Departments
for review and approval prior to issuance of building permits.
7
20.
Prior to the final occupancy of any unit, the unit shall meet
minimum health, design and safety standards, including but not
limited to the following:
The project entrance and all interior roadways and driveways
shall be complete to allow for safe traffic movement to and
from residential units.
b) All traffic signing and striping shall be in place.
c) All streetlights and interior access and parking area lighting
shall be energized and functioning. [PW]
d)
All repairs to street, curb, gutter and sidewalk, which may
create a hazard, shall be required or any non-hazard repair
shall be complete or bonded for. [PW]
e) Back-lit illuminated house address numbers shall be
provided. [PL, F]
f) Final site grading shall be approved by the Department of
Public Works. [B]
g)
All sewer clean-outs, water meter boxes and other utility
boxes shall be set to grade, to the approval of the Director of
Public Works. [PW]
h)
Dwellings shall have received all necessary inspections and
have final approval by the Building Department to allow
occupancy .[B]
i)
All fire hydrants in streets providing access to the homes
shall be operable to Public Works and Fire Department
satisfaction. [PW, F]
j) All mail-box units shall be approved and installed.
k)
Exterior lighting shall be provided for stairwells and dwelling
entrances and shall be of a type and placement so as not to
cause glare on to adjoining properties or the Iron Horse Trail.
[B, PL]
1) Lighting used after daylight hours shall be adequate to
provide for security needs.
21. Inclusionary Housing Ordinance. The provisions of the City's PL BP
Inclusionary Housing Ordinance shall be satisfied through
approval and execution of an Inclusionary Housing Agreement
per applicable provisions of the Dublin Zoning Ordinance prior
to issuance of building permits. In the event the applicant wishes
to pay the in-lieu fees, the fees shall be paid prior to issuance of
building permits.
Landscaping
22. Final Landscaping and Irrigation Plan. Applicant/Developer PL, PW Approval of
shall submit a Final Landscaping and Irrigation Plan, conforming lmproveme
nt Plans/
to the requirements of Section 8.72.030 of the Zoning Ordinance Issuance of
(unless otherwise required by this Resolution) for review and Building
approval of all plant varieties and spacing, by the Director of Permits
Public Works and the Director of Community Development. The
plan should generally conform to the Site Plan and Landscape
Plans included with the Development Plan, dated June 14, 2000.
It must reflect any revised project design shown on the Tentative
Map and Site Development Review Plans, and/or required by
these conditions.
23. Landscaping. Applicant/Developer shall construct all
landscaping within the site and along the project frontage from
the face of curb to the site right-of-way to the design and
specifications of the City of Dublin Streetscape compatible
Master Plans and City of Dublin specifications, and to the
satisfaction of the Director of Public Works. Street tree varieties
of a minimum 24" box from the approved street list and 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
Homeowner's Association shall maintain all landscaping
materials within the public right-of-way. On-site landscaping
shall be maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and Maintenance
Agreement" by the Developer after City-approved installation.
Maintenance shall include weeding, the application of pre-
emergent chemical applications, and the replacement of materials
that die. Landscaping at aisle intersections shall be such that sight
distance is not obstructed in accordance with the City of Dublin
Zoning Ordinance. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
24. Landscape Vines. Clinging Vines shall be utilized adjacent to PL Approval of
all walls. Species which require support shall be used in Final
Landscape
conjunction with trellises or shall be replaced with self-clinging Plans
species.
25. Additional Landscaping. Due to the lack of specifics shown on PL BLDG,
the submitted landscape plans, the Community Development OCC
Director may require additional landscaping to be shown on the
final landscape plan prior to the issuance of a building permit or
require the installation of additional landscaping prior to
occupancy of any building to provide additional shade, visual
relief and an attractive environment for the public.
26. Landscape Features. Any landscape features including the PL BLDG
items denoted on the submitted plans as 'stepped planter walls'
shall be shown on the Final Landscape Plan. The
applicant/developer shalI submit plans including elevation
details, color & materials for approval by the Community
Development Director prior to the issuance of any building
permit.
27. Landscaping near PG&E 60KV Facilities. Landscaping to be PW OCC
installed within 20' of the existing PG&E overhead 60KV pole
line that extends along the southern property line shall be
restricted to trees and other plant materials that have a mature
height of 15' or less, unless otherwise approved by PG&E. The
CC&R's shall reference this restriction.
28. Fire-Resistant and/or Drought Tolerant Plant Varieties. The PL, PW Approval of
Final Landscaping and Irrigation Plan referenced above shall lmproveme
nt Plans/
include fire-resistant and/or drought tolerant plant varieties in the
Issuance of
plant palette. Building
Permits
29. Lighting. Lighting in landscaped areas throughout project shall PL, PW Approval of
be subject to review and approval of City's Landscape Architect, lmproveme
Planning, and Public Works Departments, in consideration of nt Plans /
Issuance of
lES standards for lighting in public/community areas. Building
Permits
30. Backflow Devices. Backflow devices shall be screened from PL Issuance of
view by means of fencing, enclosures, landscaping and/or berms. Grading
Permits
31. Monument Signs. Design of any monument signs shall be PL, PW ompletion ol
reviewed and approved by the Director of Community mprovement
Development to assure compatibility with design elements of the
project and by the Director of Public Works to assure
unobstructed traffic visibility.
32. Standard Plant Material, Irrigation System and Maintenance PL Issuance of
Agreement. Applicant/Developer shall sign and submit a signed building
Permits
copy of the City of Dublin Standard Plant Material, Irrigation
System and Maintenance Agreement prior to the occupancy of
any units.
l0
33. Off-site improvements as shown on the Landscape Plans. PL Final
Off-site improvements as shown on the Landscape Plans Occupancy
included with the Development Plan, dated June 14, 2000,
including the trees shown on the property to the north of the
Scarlett Drive right-of-way shall be installed, unless appropriate
agencies specifically prohibit such improvements, subject to the
review and approval of the Director of Community Development.
In the event that the appropriate agencies approve the trees shown
on the property to the north of the Scarlett Drive right-of-way,
and no public agency accepts maintenance of the trees, then the
maintenance shall be the responsibility of the homeowners
association.
34. Landscaping within the "bump outs". Landscaping and street PL Final
trees shall be placed within the "bump outs" within the right-of- Occupancy
way, subject to review and approval by the Director of
Community Development and the Director of Public Works.
35. Slope Transitions. Adequate slope areas shall be provided in all PL, PW Approval of
landscaped areas between streets/roadways/curbs and fences to Imp. Plans/
Issuance of
allow slope transition at top and bottom and adjacent to fences.
Building
Permits
36. Bicycle Parking. If the individual garages are not large enough PL, PW ompletion
to accommodate bicycle parking, then bike racks shall be located f
near each building entrance, mprovement
37. Final Landscape Plan. A final landscape plan shall be approved PL BP
by the City's Landscape Architect, including planting and
irrigation components. The developer shall pay a deposit to the
Planning Department to have landscape plans checked.
~Fees
38. City Fees. Prior to the issuance of building permits, the PL, B, PW BP
Developer shall comply with and/or pay all applicable connection
fees and development fees (plus annual increases) in effect at the
time of building permit issuance. This includes but is not limited
to the regional traffic impact fees, Inclusionary housing
requirements and building permit fees.
39. Dublin Unified School District Fees. Prior to issuance of B BP
building permits, the Developer shall pay fees to the Dublin
Unified School District to mitigate all impacts to the District as a
result of this project.
40. DSRSD Fees. Prior to the issuance by the City of any building DSR BP
permit, all utility connection fees, plan checking fees, inspection
fees, permit fees and fees associated with a wastewater discharge
permit shall be paid to DSRSD in accord with the rates and
schedules established in the DSRSD Code. No sewer line or
water line construction shall be permitted unless the proper utility
construction permit has been issued by DSRSD. A construction
permit will only be issued after all of the items referenced in this
condition have been satisfied.
41. Homeowner's Association. The Applicant/Developer shall PW, PL Approval of
create a Homeowner's Association to manage the maintenance of Final Map
common area improvements and designated right-of-~vay
landscape improvements. In the event any such areas fall into a
state of disrepair, the City will have a right but not an obligation
to take corrective measures and bill the association for all costs
incurred, including overhead and expenses. This requirement
shall be included in the CC&R's.
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42.
Covenants, Conditions and Restrictions (CC&Rs). Covenants,
Conditions and Restrictions (CC&Rs) shall be established for
this development. The CC&Rs shall be reviewed and approved
by the Director of Community Development to assure that:
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 private streets and
walkways, monument signs, lighting, recreation facilities,
landscape and irrigation facilities, fencing, masonry perimeter
walls, utilities, site amenities, signs, and drainage
improvements, including storm inlet filter devices. In
addition their shall be the provision to maintain the landscape
improvements within the public-right-of-way along the
Dougherty Road, Houston Place, and Scarlett Drive
frontages.
c) In the event that the appropriate agencies approve the trees
shown on the property to the north of the Scarlett Drive right-
of-way, and no public agency accepts maintenance of the
trees, then the maintenance of said trees shall be the
responsibility of the homeowners association.
d) The landscaping within 20' of the existing PG&E overhead
60KV pole line shall be limited to a mature height of 15' of
less, unless otherwise approved by PG&E.
e) The parking of recreational vehicles on-site shall be
prohibited. 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.
f) Homeowners Association shall keep perimeter walls clear of
graffiti vandalism on a regular and continuous basis at all
times. Graffiti resistant materials and foliage shall be used.
g) Homeowners Association shall keep landscaping within the
project at a minimal height and fullness ~vhere needed to give
patrol officers and the general public surveillance capabilities
of the area.
h) No unenclosed exterior storage of trash and or recyclable
materials is allowed.
i) Two enclosed parking spaces shall be maintained for parking
of vehicles for each residential unit.
J)
The on-site parking stalls (excluding the individual garages)
shall remain unreserved and open to guests.
PL
Submitted
Prior to
Approval of
Final Map
and
Approved
Prior to
Issuance of
Any
Building
Permits
13
PLANNING
43. Noise Levels. The project developer shall have a qualified PL, B BP
acoustical consultant verify that the exterior living area noise
level of the proposed d~velling units are within a maximum
noise level of 60 to 70 dBA or lower and the interior noise
level is a maximum of 45 dBA or lower
44. Lighting. Pole-mounted lights shall be equipped with cut-off PL BP
lenses. The lighting standards shall be subject to review- and
approval by Director of Community Development.
45. Archaeology - Should any prehistoric or historic artifacts be PW, PL, B GRAD,
exposed during excavation and construction operations, the BLDG
Department of Community Development shall be notified and
work shall cease immediately until an archaeologist, who is
certified by the Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest appropriate
mitigation measures, if deemed necessary, prior to resuming
ground breaking construction activities. Standardized
procedures for evaluating accidental finds and discovery of
human remains shall be followed as prescribed in Sections
15064.5 and 15126.4 of the California Environmental Quality
Act Guidelines.
FIRE
46. Fire Apparatus roadways must be installed, and fire hydrants in F OCC
service, prior to the commencement of combustible framing.
PRIOR TO THE COMMENCEMENT OF STORAGE OR
FRAMING, CONTACT THE CITY OF DUBLIN, FIRE
PREVENTION DIVISION, AND THE PUBLIC WORKS
DEPARTMENT TO SCHEDULE AN INSPECTION OF
ROADWAYS AND FIRE HYDRANTS. (CFC 1998,
SECTION 8704.2 & 8704.3)
A Knox key lock system is required. Applications are available
at the Alameda County Fire Department, Fire Prevention
Division, 100 Civic Plaza, Dublin, CA 94568. Please return
the completed application with the building plans when you
submit for a permit or prior to final inspection for occupancy.
(CFC Section 902.4)
47. Fire hydrants in commercial and/or industrial areas or in F OCC
residential areas comprised primarily of condominiums,
townhouses or apartments, shall be spaced every 300 feet. Fire
' hydrants may be required to be placed at closer intervals to
conform to street intersections or unusual street curvatures.
48. Fire apparatus roadways must have a minimum unobstructed F OCC
' width of 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches. Roadways under 36 feet wide shall
be posted with signs or shall have red curbs painted with labels
on one side; roadways under 28 feet wide shall be posted with
signs or shall have red curbs painted with labels on both sides
of the street as follows: "NO STOPPING FIRE LANE - CVC
22500.1". (CFC 1998, Section 1998).
49. Identify the fire hydrant locations by installing reflective "blue F OCC
dot" markers adjacent to the hydrant 6 inches off center from
the middle of the street. (CFC 1998, Section 901.4.3).
50. Fire Hydrants shall be installed on site. The Fire Prevention F OCC
Division shall approve number and location.
51. The emergency vehicle access pathways at the northern ends of F, PW OCC
Tara Court and Reese Drive shall remain unobstructed
52. Minimum Fire Flow shall be provided. F OCC
53. Fire Lanes are required and shall be recorded as EVAE. 1: occ
54. Turning radius shall be a minimum of 42'. F OCC
55. Approved numbers or addresses shall be placed on all new and F occ
existing buildings. The address shall be positioned as to be
plainly visible and legible from the street or road fronting the
property. Said numbers shall contrast with their background
(CFC, 1998, Section 901.4.4)
56. Entrance access width minimum is 12' F OCC
57. Insure trees do not overhang into fire access width F On-going
58. Any/all gates across Fire Department access ways shall have a F On-going
minimum 12-foot clear, unobstructed linear width and a clear
vertical height of 13 feet 6 inches. All locking devices shall
provide for Fire Department emergency access. All gate plans
shall be approved by the Fire Prevention Division prior to
construction. (CFC 1998, Section 902.2.4 & 902.2.2.I)
59. Insure monument sign is accessible to responding emergency F OCC
equipment. The Fire Prevention Division shall approve size
and location.
DSRSD
60. Prior to the issuance of building permits, complete DSR BP
improvements shall be submitted to DSRSD confirming with
the requirements of the DSRSD Code, "Standard Procedures,
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities," all applicable DSRSD
Master Plans and DSRSD policies.
61. Applicant/Developer shall comply with all implementation of
the "water efficient landscape ordinance # 18-92".
62. All mains shall be sized to provide sufficient capacity to DSR BP
accommodate future flow demands in addition to each
development project's demand. Layout and sizing of mains shall
be in accord with DSRSD utility master planning.
63. Sewers shall be designed to operate by gravity flow to DSRSD's DSR BP
existing sanitary sewer system. Pumping of sewage is
discouraged and may be allowed under extreme circumstances
following a case-by-case review with DSRSD. Any pumping
station shall 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
another conditions within a separate agreement with the
applicant for any project that requires a pumping station.
64. Domestic and fire protection waterline systems shall be DSR BP
designed to be looped or interconnected to avoid dead-end
sections in accord with the requirements of the DSRSD
Standard Specifications and sound engineering practices.
65. DSRSD policy requires public water and sewer lines to be DSR GR
located in public streets to the fullest extent possible. If
unavoidable, public water or sewer easements must be
established to provide for future maintenance and/or
replacement.
66. Prior to approval by the City of a grading permit or a site DSR GR
development permit, the locations and widths of all proposed
easement dedications for water and sewer lines shall be
submitted to and approved by DSRSD.
67. All easement dedications for DSRSD facilities shall be by DSR GR
separate instrument irrevocably offered to DSRSD or by offer
of dedication on a Final Map.
68. Prior to issuance of a building permit, all utility connection DSR BP
fees, inspection fees, permit fees and fees associated with a
wastewater discharge permit shall be paid to DSRSD in accord
with the rates and scheduled established in the DSRSD Code.
69. Prior to issuance of a building permit, all improvement plans of DSR BP
DSRSD facilities shall be signed by the District Engineer. Prior
to DSRSD approval, the developer shall pay ali DSRSD fees,
and provide an estimate of construction costs for water and
sewer systems, a performance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in
the amounts and forms acceptable to DSRSD. Fifteen working
days are required for DSRSD approval.
70. No sewer or water line construction shall be permitted unless DSR GR
the proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued after all
other items have been satisfied.
71. The developer shall hold DSRSD, its Board of Directors, DSR On-going
commissions, employees, and agents of DSRSD harmless and
indemnify and defend same from any litigation, claims, or fines
resulting from the construction and completion of the project.
72. Off-site potable and recycled water and sewer infrastructure DSR On-going
may be required in future Scarlett Drive, Dougherty Road, and
in adjacent Camp Parks area. The Developer shall coordinate
with DSRSD for all required off-site improvements to serve the
project and adjacent areas.
73. The project is located within the Recycled Water Use Zone area DSR GR
which calls for the installation ora recycled water irrigation
systems to allow for the future use of recycled water for
approved landscape irrigation demands. This project shall be in
compliance with the Recycled Water Use Ordinance, as may be
amended or superseded, is required. Recycled water will be
available in the future described in DERWA San Ramon Valley
Recycled Water Facility Plan. Recycled Water irrigation
systems shall be installed unless specifically exempted by the
District Engineer. All irrigation facilities shall be subject to
review by the district for compliance with District and
Department of Health Services requirements for recycled water
irrigation design. An irrigation water service to connect to off-
site recycled water mains shall be installed to the property line
to allow for the connection when recycled water is available.
This development shall be equipped to use recycled water for
irrigation. The recycled water irrigation system shall be
designed to conform with District standards and specifications
as described in the Standard Specification Addendum.
ZONE 7
74. As shown on the construction plans, Zone 7 owns the 24-inch zone 7 Ongoing
Santa Rita-Dougherty Pipeline, which is located within a 15-
foot easement. The required minimum cover for the waterline
is 3.5 feet. In addition, no permanent buildings, structures, or
trees shall be located within the easement area.
75. A Zone 7 encroachment permit is required prior to any work Zone 7 BP
within the 15-foot waterline easement. This permit will become
effective upon payment of any application fee and the deposit of
an approved surety bond with Zone 7 and any applicable
inspection charges.
76. Contractor shall notify Zone 7 water facilities supervisor, Dave Zone 7 BP
Paroloa at (925) 447-6704 x114, at least 3 working days prior to
any construction work around Zone 7 facilities.
77. Contractor shall verify the location of the Zone 7 existing 24" Zone 7 BP
water line by potholing prior to construction
78. Contractor shall avoid using heavy equipment over Zone 7's Zone 7
24" line when cover is less than 3-feet.
79. The sanitary sewer line crossing beneath Zone 7 24" line should zone 7
have a minimum clearance of 12".
80. Our records indicated that there are no wells located on the Zone 7 BP
project parcel. If any wells exist on the subject parcel they
should be recorded at Zone 7. Any planned new well or welt
destruction must be permitted by Zone 7 before starting well
17
work. Additional information regarding this well and the
necessary Zone 7 forms can be obtained from Wyman Hong at
(925) 484-2600, extension 235.
POLICE SERVICES/COMMUNITY SAFETY
81. The applicant shall comply with all applicable City of Dublin PS OCC
Residential Security Requirements.
82. The Developer shall work with the Dublin Police on an ongoing PS Ongoing
basis to establish an effective theft prevention and security
program.
83. CC&R's for the project shall include posting of private street PS OCC
areas in accordance with California Vehicle Code Section
22658. Fire lanes will also be required to be posted in
accordance with California Vehicle Code Section 22500.1.
84. The Developer and/or Property Owner shall keep the site clear PS Ongoing
of graffiti vandalism on a regular and continuous basis. Graffiti
resistant paints and materials should be used.
85. A final lighting plan shall be submitted for review and approval PS occ
by the Dublin Police. Lighting between the buildings shall be
included in the lighting plan. Specifically, the walk area to lot
33 shall have sufficient lighting, subject to review and approval
by the Dublin Police.
PARKS & COMMUNITY SERVICES
86. The developer shall pay a Public Facilities Fee in the amounts PCS BP
and at the times set forth in City of Dublin Resolution No. 60-
99, adopted by the City Council on April 6, 1999, or in the
amounts and at the times set forth in any resolution revising the
amount of the Public Facilities Fee, as implemented by
Administrative Guidelines adopted by Resolution 195-99.
87. The applicant shall pay an "in lieu" fee for neighborhood parks PCS BP
in accordance with, pursuant to and at the times specified in the
City's Quimby Act Ordinance, Chapter 9.28 of the Dublin
Municipal Code. The in lieu fee for neighborhood parks is
calculated by the Public Works Director using the formula
below.
Fee--AxBxC
D
A for densities at or above 6.1 units/acres =
0.003 acre/unit
B - number of dwellings units
C current market value of developable acreage
D - developable acreage
PUBLIC WORKS DEPARTMENT
88. Standard Conditions of Approval. The Developer/Applicant ?W, PL, BLDG
shall comply with all applicable City of Dublin Site PO
Development Review Standard Conditions, City of Dublin
Public Works Standard Public Works Conditions (Attachment
A to this document). In the event of conflict between any of
these conditions and the attached Conditions, these Conditions
shall prevail.
89. Ordinances/General Plan/Policies. The Developer/Applicant PW, PL, B Ongoing
shall comply with, meet, and/or perform all requirements of the
City of Dublin Zoning Ordinance, City of Dublin Municipal
Code, the City of Dublin General Plan, City of Dublin
Standard Conditions of Approval, Building Code and
Ordinances, Public Works Policies and City grading ordinance
unless certain Public Works requirements are modified by the
Director of Public Works.
90. Fees. Applicant/Developer shall pay all applicable fees in Various Various
effect at time of building permit issuance, including, but not times, but
no later
limited to, Planning fees, Building fees, Dublin San Ramon than
Services District fees, Public Facilities fees, Dublin Unified Issuance of
School District School Impact fees, Alameda County Fire Building
Services fees, Inclusionary Housing In-Lieu fees; Alameda Permits
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and Park In-Lieu fees.
Fees are subject to change without notice. Un-issued building
permits subsequent to new or revised fees shall be subject to
recalculation and assessment of the share of the new or revised
fees. Developer shall not be responsible for designated
Public Works traffic mitigations improvements costs.
91. Improvement Agreement/Plans. Applicant/Developer shall PW IMP
enter into an Improvement Agreement with the City for all
public improvements prior to issuance of Grading/Site
Improvement Permit. Complete improvement plans,
specifications, and calculations shall be submitted to, and
approved by, the Director of Public Works/City Engineer and
other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement
Agreement. Improvement plans shall show the existing on-site
and off-site improvements and proposed improvements along
the adjacent public streets and properties that relate to the
proposed improvements. Installation of required public
improvements shall be guaranteed by security bonds or other
approved security in a form acceptable to the City.
92. Required Permits. Applicant/Developer shall obtain all Various Various
necessary permits required by other agencies (Alameda County times, but
no later
Flood Control District Zone 7, California Department of Fish than
and Game, Army Corps of Engineers, State Water Quality Issuance of
Control Board, Etc.), and shall submit copies of said permits to Building
the Public Works Department. Permits
93. Building Codes and Ordinances. All project construction B Through
shall conform to the building codes and ordinances in effect at Completion
the time of building permit issuance.
94. Conditions of Approval. In submitting subsequent plans for PW Issuance of
review and approval, Applicant/Developer shall submit six (6) Building
Permits
sets of plans to the Public Works Department for plancheck.
Each set of plans shall have a copy of these Conditions of
Approval attached with responses to each condition indicating
where on the plans and/or how the condition is satisfied. A
copy of the Standard Public Works Conditions of Approval
shall also be submitted which has been marked-up to indicate
where on the plans and/or how the condition is satisfied.
Notations shall clearly indicate how alt Conditions of Approval
and Standard Public Works Conditions of Approval will be
complied with. Improvement plans will not be accepted
without annotated conditions and standards attached to each set
of plans. Applicant/Developer will be responsible for obtaining
approvals of all participating non-City agencies.
DEDICATIONS AND IMPROVEMENTS
95. Final Map. A California-licensed civil engineer or land PW FM
surveyor shall prepare a final map for approval by the City
Engineer/Director of Public Works prior to recordation. Said
map shall be substantially the same as Vesting Tentative Tract
Map 7181, and shall conform to provisions of the Subdivision
Map Act and local ordinances. The civil engineer or land
surveyor who prepared the map shall guarantee the installation
of all monuments and other survey control devices.
96. Public Service Easements. Applicant/Developer shall dedicate Pw FM
Public Service Easements per requirements of the Director of
Public Works and/or public utility companies as necessary to
serve this project with utility services and allow for vehicular
and utility service access. Applicant/Developer shall dedicate a
6-foot wide Public Service Easement (PSE) along the
Dougherty Road, Scarlett Drive, and Houston Place frontages,
to the satisfaction of the Director of Public Works. No fences,
walls, or other permanent structures shall be located within the
PSE areas.
97. Abandonment of Easements and Right of Ways. PW FM
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.
98. Easement Dedications for Private Streets. PW FM
Applicant/Developer shall dedicate easements across all private
streets to provide access and utility services for each residential
lot. Said easements shall include, but not be limited to,
2O
Drainage Easements, Water Easements, Sanitary Sewer
Easements, Ingress/Egress and Access Easements, Pedestrian
Access Easements, Emergency Vehicle Access Easements and
Public Service Easements as deemed necessary by the Director
of Public Works. The project final map and the project
CC&R's shall reflect these easements and shall be reviewed and
approved by the Director of Public Works prior to recordation.
99. Decorative Paving. Decorative pavement may be installed at PW occ
the private street entrances to designate the boundary between
the public right-of-way and the private streets, provided the
decorative pavement is located entirely outside of the public
right-of-way, unless otherwise approved by the Director of
Public Works. The type of decorative pavers and pavement
across entrances to all private drives shall be constructed to the
satisfaction of the Director of Public Works. A decorative
paving plan shall be prepared to the satisfaction of the Director
of Public Works. Irrigation laterals shall not be placed under the
decorative paving unless protected by appropriate sleeves.
Maintenance costs of all decorative paving shall be included in
the CC&R's as an obligation of the Homeowner's Association.
100. Site Plan. Applicant / Developer shall install all site PW occ
improvements in a manner consistent with the site plan
prepared by Vander Toolen Landscape Architects dated June
14, 2000 and Tentative Parcel Map 7181 prepared by Ruggeri
Jensen Azar. The Director of Public Works reserves the right to
require changes to the site design during plan-check to assure a
safe, functional design.
101. Dougherty Road Widening. The east side of Dougherty Road PW IMP and
along the project frontage shall be dedicated and widened by the Construct
Developer/Applicant to create an ultimate right-of-way width of prior to
Occupancy
114', or 94' curb to curb including approximately 30' of
additional roadway section, a 6'-wide monolithic curb, gutter,
and sidewalk, and 6' of streetscape landscaping. The
Developer' s/Applicant's work will include appropriate
transitions at the northern and southern conforms, modified
traffic signs and striping, and other required infrastructure. The
pavement structural section for the widened street shall be
based on a T.I. of 9.0, and an R-value determined from a
geotechnical analysis of the underlying soils.
102. Improvement and Dedication of Scarlett Drive. Scarlett PW IMP and
Drive is planned to be a Class II Collector street per General Construct
Plan Section 5.1.1 (A)(3) with an interim right-of-way width of prior to
Occupancy
50' along the property frontage. The Applicant/Developer shall
dedicate the required right-of-way for public street purposes
from Dougherty Road to a point 48' south of the centerline of
Houston Place. Said right-of-way shall be improved to a
completed curb-to-curb width of 41', per City of Dublin
21
standards. Said right-of-way width shall accommodate, from
north to south,
a 1' curb & gutter strip with chain-link fence,
a 5' bike lane,
two 12' travel lanes,
a 4' bike lane,
an 8' curb parking area,
a 5' public sidewalk,
and 3' of landscaping.
Right-turn pockets must be constructed at each of the two
driveway entrances to the site. Said pockets shall have a
minimum length of S0' with a 45' taper. At each pocket, the
right-of-way width shall accommodate, from north to south,
a 1' curb & gutter strip,
a 5' bike lane,
two 12' travel lanes,
a 4' bike lane,
a 10' right-turn pocket,
a 5' public sidewalk,
and 1' of landscaping.
The pavement structural section for the street shall be based on
a T.I. of 8.0, and an R-value determined from a geotechnical
analysis of the underlying soils.
At the discretion of the Public Works Director, intermittent
street tree well bump-outs will be allowed to occupy up to 6' of
the 8' curb parking width provided they do not interfere with
the right-turn pockets, with the emergency vehicle access
pathways, or any required intersection improvements.
103. Improvement and Dedication of Houston Place. Houston PW IMP and
Place is planned to have a total right-of-way width of 56' along Construct
prior to
the property frontage. If the neighboring property owner, Occupancy
Archstone Communities Trust ("Archstone"), dedicates and
improves the eastern half-street section for Houston Place
adjacent to the project frontage, then the Applicant/Developer
shall dedicate the remaining 28' of required right-of-way, and
shall complete the western half-street section. Said half-street
includes 20' of road section as measured from face-of-curb to
street centerline, plus a 5'-wide monolithic curb, gutter, and
sidewalk on the project side of the road. Said half-street section
shall conform to the street section to be built by Archstone.
The pavement structural section for the widened street shall be
based on a T.I. of 6.0, and an R-value determined from a
geotechnical analysis of the underlying soils.
If the Applicant/Developer wishes to occupy any of the
22
residential units identified on the Site Plan as units 45 through
60 before Archstone dedicates and improves the east half-street
section along the project frontage, then the Applicant/Developer
must acquire the required right-of-way from Archstone then
dedicate and improve the full street width along the project
frontage. If the required half-street width cannot be acquired
through negotiations, then the Applicant/Developer shall fund
the City's eflbrts to acquire the right-of-way via eminent
domain. Parking shall be prohibited on the west side of
Houston Place along the project frontage.
104. Street Name Signs. Street name signs shall display the name ?w IMP
of the street together with a City standard shamrock logo. Posts
shall be galvanized steel pipe, unless otherwise approved by the
Director of Public Works
105. Renaming Houston Place. Houston Place shall be renamed PW occ
Houston "Drive" or another name acceptable to the City
Council. The Applicant/Developer shall provide all documents
and bear all costs associated with this name change.
106. Fence for Iron Horse Trail. The Applicant/Developer shall pw IMP
construct a fence along the north side of Scarlett Drive to
separate the future Iron Horse Trail from vehicle traffic on the
street. Said fence shall extend from the intersection at
Dougherty Road to a point 48' south of the centerline of
Houston Place with appropriate opening to allow pedestrian
access. The design and exact location of the fence are subject to
the approval of the Public Works Director, the Director of
Community Development, and East Bay Regional Park District.
If the fence improvements will be located on land owned by
Alameda County, then Applicant/Developer shall also obtain
approval from said jurisdiction.
107. Fire/Emergency Access. Applicant/Developer shall provide PW, F GRAD &
adequate access for fire and other emergency vehicles per BLDG
Alameda County Fire Department (ACFD) standard
requirements. Drive aisles shall be designed for fire and other
emergency vehicles to conveniently pass through (20-foot
minimum lane width) and have access to all buildings. The
ACFD and City Director of Public Works must approve
detailed final layout and design of site entrance, exits and
internal drive aisles prior to issuance of grading and building
permit.
108. Disabled Access Requirements. An accessible pedestrian route PW
shall be provided between each residence and the public
sidewalk. The accessible route and ail ramps shall comply with
all current State disabled access requirements and City of
Dublin Standards.
DRAINAGE/GRADING
109. I Eastern Dublin Drainage Master Plan. The on-site storm PW GRAD PW
23
drainage shall comply with the Eastern Dublin Santa Rita
Property Drainage Master Plan Study prepared by Brian Kangas
Foulk, dated October 1998.
110. Drainage Study. Drainage shall be designed in accordance PW GRAD PW
with the criteria established in the Standard Public Works
Criteria attached hereto as Attachment "A".
Applicant/Developer shall prepare a Drainage Study of the
watershed area that is affected by this project to assure that the
existing downstream closed-conduit system that discharges to
Chabot Canal has available capacity to accept the runoff from
the right-of-way, the improved site, and any upstream runoff.
The Study shall include an analysis of the upstream watershed
that currently discharges through the existing conduit system
beneath Dougherty Road and flows from west to east across the
former railroad right-of-way via surface flow. The study shall
be consistent with the standards published by Alameda County
Public Works Agency. All inlets shall maintain 1.25' freeboard
as measured from the top-of-curb to the hydraulic grade line for
the 15-year storm event. In addition, all finish floors shall be
elevated at least 1.00' above the 100-year storm event water
surface elevation.
111. Retaining Walls. Where finish grade of this property is in PW BLDG
excess of 24 inches higher of lower than the abutting property or
adjacent lots, a concrete or masonry block retaining wall or
other suitable solution acceptable to the Director of Public
Works shall be required.
112. Mitigation Measures/Drainage Impacts. Applicant/Developer PW BLDG PW
shall demonstrate to the satisfaction of the Director of Public
Works that all mitigation measures that need to be improved as
a result of drainage impacts of this project will be constructed
prior to occupancy of any residence. All on-site and off-site
storm drainage improvements and flood mitigation measures
identified in the Drainage Study and/or required by the Public
Works Director shall become requirements of this project.
The public storm drain system to be installed by the
Applicant/Developer shall extend upstream to Dougherty Road
to receive the upstream flow that discharges through the
existing conduit system beneath Dougherty Road. Said system
shall extend to the existing downstream closed conduit system
that eventually flows to Chabot Canal, provided adequate
capacity exists to receive the additional runoff:
It will be the Applicant's/Developer's responsibility to convey
all site and right-of-way runoff to Chabot Canal in accordance
with the Drainage Study, and per City standards. Any facilities
which will extend between Houston Place and Dublin
24
Boulevard along Scarlett Drive shall be located in the future
right-of-way as determined by the Precise Alignment.
In no event shall storm water (sheet flow or pipe flow) be
allowed to flow across the property lines onto a neighbor's
property unless a Private Storm Drain Easement is granted by
the neighbor.
The site design shall incorporate an Overland Drainage Release
to allow storm water to escape from the site without flooding
the garages or buildings in the event the storm pipes become
plugged.
All drainage improvements shall be constructed to the
satisfaction to of the Director of Public Works.
STORM WATER/POLLUTION
113. Water Quality Requirements. All development shall meet the PW OCC EDSP
i ~vater quality requirements of the City of Dublin's National
Pollution Discharge Elimination System (NPDES) permit and
the Alameda County Urban Runoff Clean Water Program. The
site design shall include some type of permanent filtration
system for all storm drain inlets within the paved areas to
prevent hydrocarbons and other petroleum-based contaminants
from entering the public storm drain system. Installation details
shall be included on the plans and a maintenance agreement
shall be executed with the vendor. In addition, all storm water
inlets shall be stenciled "No Dumping - Flows to Bay" using a
standard stencil available from the Alameda County Urban
Runoff Clean Water Program, located at 951 Turner Court,
Hayward, California.
114. Erosion Control Measures. The Developer/Applicant shall PW GRAD EDSP
install erosion control measures in all areas of the site during
construction between October 1 and April 15 to the satisfaction
of the Director of Public Works. A plan for erosion control
shall be prepared and submitted for approval by the Public
Works Director. All erosion control measures shall be in
accordance with the latest standards of the Regional Water
Quality Control Board Manual of Sediment Control.
115. Best Management Practices. Developer/Applicant shall ['w GRAD EDSP
demonstrate to the Director of Public Works that the project
development meets the requirements of the City of Dublin's
"Best Management Practices" to mitigate storm water pollution.
The applicant shall prepare a Storm Water Pollution Prevention
Plan (SWPPP) and shall obtain a notice of intent (NOI) from
the State Water Resources Control Board.
UTILITIES
116. I Joint Utility TrenchesFUndergrounding/Utility Plans. PW, PL IMP, OCC,
25
Applicant/Developer shall construct all joint utility trenches BLDG
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. All communication
vaults, electric transformers, and cable TV boxes shall be
underground in designated landscape areas within the public
right-of-way or public service easements unless otherwise
approved by the Directors of Community Development and
Public Works. Utility plans showing the location of all
proposed utilities (including vaults, transformers, raceways, and
other appurtenances) shall be reviewed and approved by the
Director of Public Works and Director of Community
Development. Location of surface or aboveground utility
features shall be shown on the Final Landscaping and Irrigation
Plan and screened from view. Applicant/Developer shall install
2-3 inch conduits and related pull boxes (spaced 500'max.) for
specific City purposes in all joint trenches along the project
frontages.
1 l 7.Utility Installation. All water, gas, sewer, underground electric ?w occ
power, cable television or telephone lines, and storm drain
facilities shall be installed before any paving, curb, gutter or
sidewalk is installed, or as approved by the Director of Public
Works. Utility stub connections to building pads shall be
required unless waived by the Director of Public/City Engineer
in writing. The Developer/Applicant shall construct all
underground utilities to the project buildings in accordance with
the governing utility agency and the Director of Public Works.
118. Screening above-ground utilities. The Developer/Applicant PL, PW BLDG
shall screen any aboveground utilities that can not be
underground, such as the back flow prevention devices to the
satisfaction of the Director of Public Works and the Community
Development Director.
LIGHTING
119. Streetlights and Yard lights. Streetlights on arterial streets ?W IMP
adjacent to the project shall be the City Standard cobra head
luminaries with galvanized poles. City Standard cobra head
luminaries may be used within this development. Private yard
lights shall be of the type so as not to directly shine into
adjacent resident windows both in and outside this project. All
lights of Scarlett Drive shall be placed on the South side of the
street to accommodate any future widening of Scarlett Drive.
TRAFFIC AND CIRCULATION
120. Modification of Existing Traffic Signal at Dougherty Road PW OCC
and Scarlett Drive. Applicant/Developer shall improve the
signalized intersection at Dougherty Road and the driveway
entrance to the Park Sierra Apartments. The intersection
geometry and existing traffic signal must be modified to accept
the new extension of Scarlett Drive. Improvements to the
26
intersection geometry and modifications to the existing traffic
signal shall reflect the recommendations contained in A Traffic
Study for the Proposed Trumark Homes Development, as
prepared by TJKM dated December 7,1999, as amended, and
are subject to the approval of the Public Works Director. The
design of the signal shall allow intercormection for coordinated
phasing with all existing and proposed signals along Dougherty
Road. The work associated with the intersection improvements
shall also include all signs and pavement markings necessary to
create a functional intersection to the satisfaction of the Director
of Public Works.
121. Sight Distance. The development should be designed to PW occ
provide adequate sight distance within the development in
accordance with City Ordinances and guidelines. The site
should be designed to provide at least a clear distance of 30-feet
i between any City street intersection and internal intersections or
parking stalls. Fences, walls, landscaping, and other features
adjacent to intersections shall be designed to assure that sight
distance is not obstructed for drivers and pedestrians. In
particular, the comer of the masonry wall at Lot 1 shall be
cropped as required by the Public Works Director for adequate
sight distance, and the stepped planter walls proposed adjacent
to Lots 1 and 2 shall be designed such that the walls and the
landscaping do not extend more than 30" above the elevation of
the adjacent street.
122. Precise Street Alignment. The Applicant/Developer working PW IMP
with the developer of the Archstone project shall prepare and
submit a precise horizontal and vertical street alignment of the
future Scarlett Drive from Dougherty Road to Dublin
Boulevard for both the interim and ultimate street configuration.
Said alignment shall include the intersection configurations for
Dougherty Road, Houston Place, and Dublin Boulevard. The
alignment must be acceptable to the Director of Public Works.
123. Driveway Entrances. Each of the two driveway entrances on PW IMP
Scarlett Drive shaI1 have a minimum driveway width of 36'.
The driveway entrance on Houston Place shall have a minimum
driveway width of 25'.
124. Disabled Access Ramps. Disabled access ramps shall be l'w iMP
provided at all intersection curb returns. All disabled access
ramps shall comply with current California Building Code
requirements and City of Dublin Standards.
125. Parking Bays on Scarlett Drive. On-street parking bays may Pw IMP
occupy portions of the 8'-wide planter strip along the Scarlett
Drive frontage between Dougherty Road and Houston Place.
Said parking bays must provide parallel parking stalls that are
8'-wide by 22'-long minimum, with appropriate transition curbs
to allow convenient access into and out of each stall. The
27
design of said parking bays shall be to the satisfaction of the
Director of Public Works. The emergency vehicle access
pathways at the ends of Rhett Court and Reese Drive shall not
be obstructed by parked cars. Parking shall be prohibited along
the north side of Scarlett Drive.
126. No Parking Designated on Dougherty Road. The Dougherty PW IMP
Road frontage shall be designated "No Parking" using
appropriate signs as required by the Director of Public Works.
127. Stop Control Devices. Stop control devices (Signs, pavement PW IMP
legends, and striping) shall be installed at all driveways exiting
the site, and at the Houston Place northbound approach to
Scarlett Drive.
128. Livermore Amador Valley Transit Authority (LAVTA). PW OCC
Applicant/Developer shall cooperate with LAVTA to provide
convenient access to public transit, to enhance local and
regional mobility and integration of LAVTA with other public
transit systems, and to locate bus route alignments, turnouts,
service stops, bus shelters and other transit features. The
Applicant/Developer shall comply with all applicable
requirements of LAVTA. The Applicant/Developer shall pay
the cost of installing any necessary improvements to satisfy
LAVTA requirements.
129. Pedestrian Access to Iron Horse Trail. Pedestrian access to PW IMP
the Iron Horse Trail, which will extend along the parcel
immediately north of Scarlett Drive shall be provided at the
intersections of Scarlett Drive and Dougherty Road, and at
Scarlett Drive and Houston Place. Said access improvements
will include, but are not limited to, pavement markings,
directional and warning signs, access ramps, walkway
extensions, fence openings, etc.
130. Damage/Repairs. The Developer shall repair all damage to the PW OCC
pavement or other infrastructure on Dougherty Road or Houston
Place that results from construction activities to the satisfaction
of the Director of Public Works.
131. Construction Noise Management Program/Construction PL, PW GRAD Mitigation
Impact Reduction Plan
Developer/Applicant shall conform to the following
Construction Noise Management Program/Construction Impact
Reduction Plan. Construction shall be conducted so as to
minimize the impacts of the construction on the existing
community.
The following measures shall be taken to minimize construction
impacts:
a) Developer/Applicant shall obtain permits for oversized PW Issuance of
and/or overweight construction loads coming to and leaving Grading
Permit
from the site. If soil is to be imported or exported from the
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site, a haul route plan shall be submitted to the City for
review and approval. Off-site truck traffic shall be routed as
directly as practical to and from the freeway (I-580) to the
job Site. Construction traffic may be subject to specific
routing, as determined by the Director of Public Works, in
order to minimize construction interference with regional
non-project traffic movement.
b) Developer/Applicant shall ensure that areas undergoing
grading and all other construction activity are watered at
regular intervals, and/or other dust control measures are
used to prevent dust problems as conditions warrant or as
directed by the Director of Public Works. The frequency of
watering should increase if wind speeds exceed 15 miles per
hour. Watering should include all excavated and graded
areas and material to be transported off-site. Recycled or
other non-potable water resources shall be used where
feasible.
c) Construction equipment shall not be left idling while not in
use.
d) All construction equipment shall be fitted with noise
muffling devises
e) Erosion control measures shall be implemented during wet
weather to assure that sedimentation and erosion do not
Occur.
f) Mud and dust carried onto street surfaces by construction
vehicles shall be cleaned-up on a daily basis. Further,
Applicant/Developer shall keep adjoining public streets and
driveways free and clean of project dirt, mud, materials and
debris, and clean-up shall be made during the construction
period as determined by the Director of Public Works. In
the event the Applicant/Developer does not complete the
clean-up within 48 hours of City's direction, the City has
the option of performing the clean-up and charging the costs
of such clean-up to Applicant/Developer.
g) Excavation haul trucks shall use tarpaulins or other effective
covers.
h) Upon completion of construction, measures shall be taken to
reduce wind erosion. Replanting and repaving should be
completed as soon as possible.
i) Buildings shall be constructed in phases such that most of
the construction traffic can be routed into the project
without traveling in front of existing buildings that are
occupied.
j) During construction, pedestrian access shall be provided
from public streets to building entrances as required by the
Director of Public Works.
k) After grading is completed, fugitive dust on exposed soil
29
surfaces shall be controlled using the following methods:
1) Inactive portions of the construction site shall be seeded and
watered until grass growth is evident.
m) Require that all portions of the site be sufficiently watered
to prevent excessive amounts of dust.
n) On-site vehicle speed shall be limited to 15 mph.
132. Will-Serve Letter. The developer/applicant shall provide PW IMP
documentation in the fom~ of will-serve letters stating that
water, sewer, electric, gas, telephone and refuse collection
service will be provided to serve the units by the appropriate
utility/service companies to the satisfaction of the Director of
Public Works.
133. Temporary construction fencing. The use of any temporary B, PW, PO BLDG
construction fencing shall be subject to the review and approval
of the Public Works Director, Dublin Police Services and the
Building Official. Security lighting and patrols shall be
employed as necessary.
134. Hours of operation. Construction and grading operations shall Pw On-going
be limited to weekdays, Monday through Friday, and non-City
holidays, between the hours of 7:30 a.m. and 5:00 p.m. The
Director of Public Works may approve work on Saturday and
hours beyond the above mentioned days and hours with the
understanding that the developer is responsible for the
additional cost of the Public Works inspectors' overtime.
MISCELLANEOUS
135. Removal of Obstructions. The Applicant/Developer shall PW GRAD
remove ail trees, including major root systems, and other utility
obstructions from building sites that are necessary for public
improvements or for public safety as directed by the Director of
Public Works.
136. Final Geotechnical Report. Applicant/Developer shall have a PW Grading
detailed Geotechnical Investigation Report prepared covering Permit
the project site for review by the City, and shall design the
grading plan based the recommendations outlined in said
Report, on the plans and notes for the project, and as required
by the City's Grading Ordinance.
137. Plans. All plans shall be fully dimensioned (including building B, PL, PW IMP,
elevations) accurately drawn (depicting all existing and BLDG
proposed conditions on site), and prepared and signed by a
licensed civil engineer, architect or landscape architect. The
site plan, landscape plan and details shall be consistent with
each other.
138. Overall Site Parking. Applicant/Developer shall provide PL, PW IMP,
parking and all improvements consistent with the Site Plan by BLDG
Vander Toolen Associates dated June 14, 2000. All
perpendicular parking stalls shall typically be 18'-long by 9'-
wide minimum. All parallel parking stalls shall be 22'-long by
3O
8'-xvide. Final design of the parking stalls shall be subject to
review and approval by the Director of Public Works and the
Director of Community Development. Stalls shall be double-
striped with 4-inch wide stripes set approximately 2 feet apart
as shown on the "Typical Parking Striping Detail". All
landscape planters within the parking area shall maintain a five
(5) foot curb radius. The width of any parking stall adjacent to
a wall shall be adequate to accommodate the swing of a car
door.
139. Residential Parking. Applicant/Developer shall provide PC GRAD
residential parking for the project in compliance with the City's
Parking Regulations.
140. Pedestrian Access. A continuous network of disabled-
compliant walkways (4'-minimum width) shall be constructed
as shown on the approved plans and subject to review and
approval by the Director of Public Works. The walkways
within the site shall provide safe and convenient access between
the parking stalls and each residential unit, and between the
public sidewalk and each residential unit. Said walkway shall
be separate from the vehicle travel areas, although within the
individual courts, pedestrians and vehicles can share access.
141. Emergency Vehicle Access. In accordance with ACFD PW Occupancy
requirements, the first lift of asphalt concrete (AC) shall be in of Any
place for the project prior to combustible materials entering the Building
site or any vertical construction on the site.
PASSED, APPROVED AND ADOPTED this 25th day of July, 2000.
AYES:
Cm. Oravetz, Jennings, Johnson, and Musser
NOES:
ABSENT: Cm. Hughes
ATTEST:
C'on~munity Development Dir~[to'r [/
Pl~nning~mmission Chairpflrson
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ATTACHMENT "A"
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions
of Approval applicable as required by the Public Works Department for all development projects within
the City of Dublin. Unless modified by referenced conditions in the preceding resolution, these
conditions are assumed to be complied ~vith prior to issuance of Grading Permit or approval of
Improvement Plans.
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until a professional Archaeologist who is certified
by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the Director of
Public Works/City Engineer.
d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if
any, which are tied to the City's existing mapping coordinates including all as-built plans
prepared by a registered Civil Engineer.
32
e) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
f) A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the
performance security may be replaced with a maintenance bond that is 25% of the value
of the performance security. The maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground line
which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the
toe of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then
over lawn or other planted areas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public
storm drain main lines and 12" minimum diameter RCP shall be used for laterals
connecting inlets to main drain line.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
11. Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including I foot of freeboard.
12.
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:
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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.
14. No buildings or other structures shall be constructed within a storm drain easement.
15.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
17.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
21.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of
Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain
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.
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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.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100%
biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each
bench and along the toe of slope. The developer shall be responsible for providing any
addition slope protection which may be needed to prevent silting of natural water courses
and storm drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
33.
Gather all construction debris on daily and place them in a covered dumpster or other
container which is emptied or removed on a weekly basis. A secondary containment
berm shall be constructed around the dumpster. When appropriate, use tarps on the
ground to collect fallen debris or splatters that could contribute to storm water pollution.
35
34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid
driving vehicles off paved areas.
35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily
basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site 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.
37.
Create a contained and covered area on the site for the storage of bags of cement,
paints, flammable, oils, fertilizers, pesticides or any other materials used on the project
site that have the potential for being discharged to the storm drain system. Never clean
machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or
stream. See "Building Maintenance/Remodeling" flyer for more information.
38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover from the site in order to
reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall
be stabilized as soon as possible after completion of grading. No site grading shall occur
between October 15 and April 15 unless detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City Engineer/City Engineer. The project plan shall identify Best
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
36
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.
44.
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.
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
37
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/Equipment Washers: No vehicle or equipment washing activity associated with
this facility shall discharge to the storm drain system. Wash areas should be limited to
areas that drain to the sanitary sewer collection system, or the wash water collected for
ultimate disposal to the sanitary sewer. This wash area must be covered and designed to
prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the
designated wash area. Sanitary connections are subject to the review, 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
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.
38
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
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.
39
69. All public sidewalks must be within City right-of-way or in a pedestrian easement except
as specifically approved by the Director of Public Works/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must
be designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be present
at all times during grading. All engineering plans must be designed and signed by a
Registered Civil Engineer. Plans are subject to the review and approval of the Director of
Public Works, and after his approval, original mylars or photo mylars with three sets of
blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of the road shall
be subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall
be graded so that there is both horizontal and vertical slope variation where visible from
public areas and the top and bottom of slopes shall be rounded in order to create or
maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level. Commercial
buildings shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required
for their construction. A maintenance and inspection program shall be implemented by
the developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City Engineer/City Engineer.
40
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.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing); and a drainage, water
quality, and erosion and sedimentation control plan, for the post-construction period, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/City Engineer. Said plans shall include
detailed design, location, and maintenance criteria, of all erosion and sediment control
measures. The plans shall provide, to the maximum extent practicable, that no increase
in sediment or pollutants from the site will occur. The post-construction plan shall provide
for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. The construction grading/erosion control plan shall be implemented
in place by October 15th and shall be maintained in place until April 15th unless otherwise
allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars
of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
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86.
87.
88.
89.
90.
91.
92.
FIRE:
93.
94.
95.
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommendations 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
approval of the Final/Parcel Map. These easements shall allow for vehicular and utility
service access.
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.
All street dedications shall include working easements for slope maintenance.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City
in a form acceptable to the Director of Public Works/City Engineer/City Engineer.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite
each hydrant.
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.
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.
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96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site including curb, gutter,
sidewalk, paving, drainage, and work on the existing paving, if necessary, from a
structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval.
The improvements and design shall include street locations, grades, alignments, and
widths, the design of storm drainage facilities inside and outside the Subdivision, grading
of lots, the boundaries of the Tract, and shall show compliance with City standards for
roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to property
lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. All public and private utilities shall be
undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the Director of Public Works/City Engineer/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and specifications.
Inspections that will satisfy final subdivision map requirements shall be arranged with the
Director of Public Works/City EngineedCity Engineer.
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102.
103.
104.
105.
106.
107.
108.
109.
110.
111.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or
guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount
approved by the City Director of Public Works/City Engineer/City Engineer as necessary
to insure restoration of the site to a stable and erosion resistant state if the project is
terminated prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the
start of work.
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.
The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approved by the Director of Public
Works/City Engineer/City Engineer. It shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of
improvement/grading plans. The plans shall show the method for repair of these areas
as stated in the geotechnical investigation.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, the Applicant shall submit details as to how it will be
done and routes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject
to review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for 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
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soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow
root penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
112.
All landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The administration of
the GHAD is to be determined at the Final Map stage.
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. All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119. Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the
proposed improvements.
120. The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the
City's existing mapping coordinates if available.
121. The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of
Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction
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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
agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, shall be the
responsibility of the developer during construction stages and until final improvements are
accepted by the City Council and the securities are released (one year after
improvements are accepted). Thereafter, maintenance shall be the responsibility of a
homeowners' association or individual property owners, in accordance with the project
CC&Rs.
MISCELLANEOUS:
124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees, from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an
approval of the City of Dublin or its advisory agency, appeal board, or legislative body
concerning a subdivision, which action is brought within the time period provided for in
Section 66499.37 of the Government Code of the State of California. The City of Dublin
shall promptly notify the developer of any claim, action, or proceedings.
128. In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans
will not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
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129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
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.
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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.
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.
5o