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HomeMy WebLinkAbout98-063 TollBros EmeraldGlen #4CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT FOR FEBRUARY 9, 1999 PROJECT: PA 98-063, Toll Brothers -Emerald Glen #4 PREPARED BY: Michael Porto, Planning Consultant DESCRIPTION: Request for a Tentative Map, Site Development Review and a Planned Development (PD) Rezone to a residential project consisting of 295 single family dwellings consisting of three (3) product types to be developed on 28.9 acres. The first product is 100 single family detached homes ranging in size from 2,030 square feet to 2,840 square feet on lots ranging in size from approximately 4,000 square feet. The second product is a zero lot line patio home product of 43 homes of between 1,633 to 2,009 square feet on individual lots of approximately 3,000 square feet. The final product is a series of single family attached townhomes in twenty four 5, 6 or 7 unit buildings and an associated recreation complex with floor plans ranging in size between 1,305 to 1,828 squaze feet. The proposed project is located within the Eastern Dublin Specific Plan Area. RECOMMENDATION: Adopt Draft Resolution (Attachment 1) for PA 98-063, Toll Brothers, recommending City Council approval of the Planned Development Rezone; and Adopt Draft Resolution approving the Tentative Map and Site Development Review (Attachment 3) for PA 98-063, as recommended by Staff. BACKGROUND: The project site is part of the larger 800+ acre property, known as the Santa Rita Property, owned by the Alameda County Surplus Property Authority. It was formerly used for agricultural and storage purposes and by the U.S. Army for military uses. The County last used the project site area as a hospital. The Eastern Dublin General Plan Amendment and Specific Plan were approved by the City Council on May 10, 1993. Adoption of these plans designated the project site for Low, Medium, and Medium-High Density Residential as well as Industrial uses on both the General Plan and the Eastern Dublin Specific Plan. A Specific Plan Amendment was approved which configured land uses as they currently are proposed for development with the Industrial designation being assimilated into other Santa Rita properties. All structures from previous uses have been removed, with the exception of a few streets remaining from the Camp Parks Reserve Forces Training Area. COPIES TO: Toll Brothers Ala. Co. Prop. Auth. In-house distribution ITEM NO. 8.2 DEVELOPMENT AGREEMENT The Development Agreement is under prepazation at this time and is expected to be presented to the Planning Commission and City Council for consideration in Mazch or April, 1999. For the purposes of this application, the Development Agreement is not being considered at this time. However, all approvals currently under consideration are subject to approval of the Development Agreement. PLANNED DEVELOPMENT The Planned Development District is to be established to provide for and regulate the development of the Toll Brothers Emerald Glen #4 subdivision. Section 11.2.7 of the Eastern Dublin Specific Plan requires that "Planned Development Plans" be prepared in greater detail than the Specific Plan, in keeping with Zoning Ordinance requirements (Sections 8-31.0 to 8.31.19 and Section 8-57.0). The plan must show the location and arrangement of all proposed uses, specify the circulation system, define pazcels, refine the development standards, specify the infrastructure requirements and their sequencing, reflect the applicable mitigation measures of the EIR, and include master neighborhood landscape plans. Planned Development plans must be consistent with the Dublin General Plan, as amended by the Eastern Dublin Specific Plan. This application proposes to change 28.9 net acres of the zoning category (Medium- Density Residential) to PD Residential, including 295 dwelling units sepazated into three separate and distinct neighborhoods. For the purposes of this project, Attachment 4 provides the proposed Ordinance and written text for the Planned Development Rezone including development standards for each of the product types. Attachment 2 includes the Land Use and Site Development Plan, Tentative Map, Preliminary Landscape Plan, and Architectural Plans (including floor plans and building elevations). SITE DEVELOPMENT REVIEW The Eastern Dublin Specific Plan requires that Site Development Review occur at the Tentative Map Stage. The purpose of the Site Development Review process is to promote orderly, attractive and landscape design and theme, vehiculaz and pedestrian access, on-site circulation, pazking and traffic impacts. A. Plotting Plan: The project site is known as Site 4 as referenced on the Santa Rita Property owned by the Alameda County Surplus Property Authority. A vicinity map is shown on page 1 of Attachment 2. The 28.9 net acre site is bounded on the north by Central Pazkway and Emerald Glen Park, on the south by Dublin Boulevard, on the west by Tassajaza Creek and on the east by future Park Drive. Pazk Drive will directly align with one of the major entrances to the future Emerald Glen Community Pazk. The project site is has been designed to provide three sepazate areas, each for a particular type of development. One Hundred single family detached homes with a minimum lot size of approximately 4,000 squaze feet are proposed on 4.2 acres located at the northwesterly corner of the site. There are 43 patio homes with reciprocal side yazd easements on lots of approximately 3,000 square feet located at the southwest comer of the site. One Hundred Fifty-Two townhomes are proposed on the easterly 6.2 acres of the site with Park Drive forming the azea for townhouse development's entire eastern border. The townhouse development also abuts both Central Parkway on the north and Dublin Boulevazd on the south. There aze two main public access points to the Toll Brothers project. Street A provides access to all of the units from Central Parkway. This street leads directly into the single family detached neighborhood and at some future date may directly align with a secondary access to the Park site across Central Parkway. The second public access point, Street B provides entry to all neighborhoods from Park Drive through the townhome development. Streets E and F and a portion of Street C are proposed to be private providing access to the 43 zero lot line patio home product at the southerly end of the site. Sheet 5 of the reduced plans (Attachment 2) provides a description of the public and private access and maintenance responsibilities. In keeping with the plans for Central Parkway of having units directly abutting the street without a massive sound wall, the applicant has oriented 10 of the single family detached units toward Central Parkway. These units will have direct pedestrian access to the units from Central Pazkway and generally side on to that street. Vehicular access for these 10 lots will be by private alley from public Court A and Court B. Access to the patio homes with reciprocal side yazd easements is through either the townhomes or the 4,000 squaze lot product. It is necessary to go through either of these neighborhoods to access the zero lot line product. Public Street B, which is the only access point to Park Place, bisects the townhome product. Vehicular access to the townhomes is from private Court C and D with access to individual garages occurring from motor courts grouping the gazage entrances together. Pedestrian access to the townhomes can be from either the interior private street or through gated access points between buildings from the Park Drive. The majority of the townhouse buildings (18 of the 24 buildings) face each other azound central heavily landscaped courtyazds. A common walkway provides pedestrian access to the front door of all the townhome units. Sheet 46 of Attachment 2 details the landscape concept and pedestrian walkways for this product. The East Bay Regional Parks Tassajaza Creek Trail is located across Tassajara Creek to the west adjacent to the Kaufman and Broad subdivision for this stretch of the creek. The Zone 7 maintenance road is adjacent to this site, between Tassajaza Creek and the project. Both pedestrian and emergency vehicle access to the Zone 7 service road will be available. B. Parking: The Planned Development Text states that all residential units provide a minimum of two car garages. The details of the individual on-site resident pazking will be detailed under the Architecture section below. The availability of guest parking spaces becomes critical when higher density projects are considered. Both of the single family detached products have minimum 18 foot deep driveways. This would allow up to two guest-pazking spaces to be accommodated within the driveway. The applicant, however, has provided adequate guest parking stalls on street within close proximity to the units they aze intended to serve. Parking is available on Central Parkway, as well as all of the interior streets whether public or private. Page 4 of Attachment 2 indicates the location and placement of guest pazking. Guest parking for the townhome product is more critical than that of the single family detached developments as driveway pazking is available in the detached product for extra measure. Guest parking for the townhomes is provided on the interior private street, Court C and Court D. Additionally guest pazking will be permitted on a portion of Street B as it bisects the project and along Pazk Drive. Three individual parking azeas aze located on site; two at the recreation complex totaling 26 stalls and 7 pazking stalls between Parcels 16 and 17. Pedestrian access is available to Street C (an interior project street utilized by all three product types) through gated openings between buildings. An additiona126 pazking spaces aze available along Street C. On street parking is not permitted on Dublin Boulevazd. The patio homes with reciprocal side yazd easements have no direct access to Dublin Boulevard so this is not considered an issue. The townhomes located on Pazcels 16 and 17 do front Dublin Boulevard but aze served from the 7 lot parking court that sepazates the buildings, the interior street (Court C) and Street C for guest parking purposes. In order to allow for proper left and right turns from Park Drive to Dublin Boulevazd, on street guest pazking has been held back from the corner. In general, the guest parking requirements of a minimum of one parking stall for each residential unit have been met or exceeded. There aze 295 residential units and 309 on street guest parking stalls provided. Emergency vehicle access is provided for the townhome product in three locations. At the ends of Court C at Dublin Boulevazd and Court D at Central Parkway, emergency vehicle access is provided. An additional emergency vehicle access point is provided between the townhome product and the patio homes with reciprocal side yazd easements. This emergency vehicle access point serves two products. The cul-de-sac end of Court A as well as the Streets B/D loop and E/F loop have direct emergency vehicle access to the Zone 7 maintenance road along Tassajara Creek. C. Architecture: As stated above, the developer is proposing three separate and distinct azchitectural products. The three products are defined by lot size (4,000 squaze feet and 3,000 square feet) and building design (townhomes). The single family detached product on the large lots are providing 4 separate floor plans while the patio homes with reciprocal side yard easements aze proposing 3 floor plans. The townhome product proposes 5 separate floor plans. Single Family Detached Plans - 4,000 square foot lots Floor Plans: Four separate floor plans aze being proposed ranging in size from 2,035 to 2,840 squaze feet. "Flex" space is proposed on three of the plans allowing conversion of garage space to living space. Two of the plans bring the front porch and entry element of the home forward of the garage thereby reducing the magnitude of the garage door. One plan (Plan 3) provides a room adjacent to the gazage, which will also step back the gazage door. Mostly, two caz garage doors are visible except in instance where the optional three-car garage is chosen by the homebuyer. Plan 4 provides a third car space in tandem if the space is not finished out as a guest suite. Provide below is a breakdown of the elements of each floor plan. Third car garage optional. Each plan includes family rooms and eating nooks as well as formal dining rooms. All plans aze two stories, however, the Plan 1 "nests" the second story inward of the main exterior wall allowing roofs to slope from the single story plate line (approximately 9 feet) creating the look of a single story home with second floor dormers. These unique plans aze plotted on all of the street corners to reduce the visual mass of the subdivision. Architecture: Three architectural elevations are provided for each of the four floor plans creating 12 separate and distinct building facades. Architectural features located on the front of the units aze carried to the sides and rear of each structure completing the theme of the architecture around the home. Elevation A generally consists of a major brick veneer extending over a lazge portion of the front fagade with wood shutters and decorative metal roof vents used a accents. Stucco walls with painted stucco window and door buildouts complete the azchitectural style. Roofs utilize flat tile. Elevation B brings masonry veneer (stone) to the major building mass on the front elevation and accents the remainder of the home with stucco walls and painted stucco trim. Flat roof the is also used in the B elevation. Elevation C is a complete stucco home with wood shutters and decorative venting. A heavy stucco base anchors this home to the ground and that accent is carried to the side yard fencing. Plan 1 includes a flat the roof while the three remaining plans utilize "S" the material. Pot shelves, arched windows, high windows and intermittent foam accent banding is used to enhance the elevations and complete the azchitecture. All roof elements are of a hip configuration on the sides, rear and most of the front of the homes. Gable architectural features are used on the fronts to add visual interest and identity. Plan 3, when plotted adjacent to Central Parkway turns the door from the front of the home to the side to give the sense that the front of the home actually faces Central Parkway. The applicant is proposing 7 different stone veneers, 5 separate brick options and 14 roof materials and colors. Each plan allows for 3 different color choices. There are 100 homes proposed for the single family detached product. With the varying floor plan options, the multiple color and material choices and the three basic azchitectural styles, the repeat of homes should be relatively limited. The applicant has designed an interesting product with many unique building embellishments. Window placement has been studied and where conflicts were noted, high windows were utilized to allow the views between units to be interrupted but to keep as much light and air opportunities for each house. Patio homes with reciprocal side yard easements - 3,000 square foot lots There are 43 patio homes with reciprocal side yazd easements located adjacent to Dublin Boulevazd and accessed through the product referenced above. Although the homes aze detached from each other, the design of this product lends itself to an active side of the home and a passive side. The active side of the home "borrows" the passive side yazd of the adjacent home, thereby creating a wider more usable active area. This design concept has been employed for many yeazs and homeowners associations have been established to define and administrate the use of the reciprocal azeas. Three floor plans are proposed and they range in size from 1,624 square feet to 1,975 squaze feet. These plans provide up to four bedrooms and all incorporate a notch at one rear comer of the property to increase exterior useable open space. 1 1,624 2/2-1/2 2 2 1,621 3/2-1/2 2 3 1,975 4/2-1/2 2 Plan 1 has a formal dining room and astudy/den. Plans 2 and 3 both have family rooms and nooks along with bedroom loft options. Although all plans are two story, both the Plan 1 and 2 have single story elements that project forward of the main building (over the living room) which reduces the dominance of second story architecture to the streetscape. All three plans recess the garage door behind the entry and in, the case of the Plan 1 behind the study/den. This allows the architecture of the home to dominate the front plane rather than the garage doors which is common of traditional merchant built housing. Primary roof elements are hip which reduces the side and rear mass of the structure and in cases of zero lot line homes allows additional light and air into the usable sideyards. The applicant is proposing three architectural elevations styles for each of the three floor plans, creating 9 separate elevations to be used over the 43 homes. This ratio is excellent given the color and material choices available. The details of each architectural elevation are discussed below. Architecture: The primary building material is stucco with varying accent materials The general design theme is somewhat European Eclectic with the individuality of the elevation being dictated by the details of the structure and character. Elevation A is characterized by spanish file roofs, round accent windows, wrought iron balcony railings, foam banding, foam accents and a heavy base element anchoring the structure to the ground. Wooden shutters are used to emphasize primary windows on all four elevations and in instances where blank walls are encountered, closed shutters are used to indicate a closed window. The B elevation "batters" the main building mass as it projects forward. Battering is creating an angle in the building wall at the eave to give the appearance of a thickened wall section. The B elevation of the Plan 2 also batters the building wall at the stone wainscot. Stone accents at the building entries, wooden shutters and various pot shelves create the detail that differentiates the B elevation from the other building elevations. Foam buildouts around windows and banding across blank walls in conjunction with closed shutters complete the details for this architectural elevation style. Roof material is two types of flat concrete tile. Elevation C also includes a stone wainscot but does not carry the stone up the building face. Minor battered edges in addition to major buildouts around windows add to the details for the C elevation. Wrought iron railings, wooden potshelves and limited use of wooden shutters further complement this elevation style. The roof material is a form of concrete file that is a cross between the mission "barrel" file and flat roof tiles. This material should provide a unique roofing accent. 7 These homes are patio homes with reciprocal side yard easements. This means that the active sideyazd of one home is expanded to include the passive sideyazd of the home next door. This expands the outdoor living space of each home into a much more usable side yard. This type of product can create blank building walls, however, this applicant has chosen to include high articulated windows with trim on the blank building wall to give light into the unit while breaking up the wall, as well as, trellises, closed shuttered windows and horizontal banding. Unlike conventional subdivisions with standard sideyazds, zero lot line homes generally eliminate any window to window conflicts and that is certainly the situations with these homes. The active side of the home that borrows the passive sideyard of the adjacent home, has full windows looking into the area. The adjacent home, in this instance, has located several high windows along the passive sideyazd for light only. There aze no direct views between units. The applicant is proposing three color and material schemes for each of the three units offering 9 separate options. When considering the three floor plans, the three different building elevations per floor plan and the three different color and material schemes for each building elevation, the amount of repeat of building floor plan, elevation and color scheme over the 43 homes would be relatively few. The small amount of units (43), in addition to the location of the lots (behind both the conventional single family product and the townhomes), makes this small neighborhood relatively unique and special. The homes themselves and the zero ]ot line concept make a plausible transition between the townhome style of living and conventional detached housing. Townhouse Product The applicant is proposing 152 townhouse units to be located in 24 buildings along the far easterly side of the site. The buildings aze mostly oriented in a "U" configuration with gazages oriented to the reaz facing garages of the adjacent cluster while the entries of the units face each other through a central courtyard. Primary access to the units is from the interior street system, however, gated access to Pazk Drive and Street C is provided where the buildings are connected at the Plan 1 common wall. There are 5 individual floor plans ranging in size from 1,305 squaze feet to 1,828 square feet. Most units locate the living dining and kitchen on the first floor with the bedrooms on the second floor. The Plan 2 has a ground floor entry but the living, dining, kitchen and secondary bedroom occur on the second floor while the master bedroom is nested over a portion of the unit on the third floor. The Plan 5 incorporates the entry and a third bedroom and bath on the first floor, the second floor has the primary living space and a second bedroom. The third floor incorporates the master bedroom adjacent to the master bedroom of the Plan 2. These two third story elements create unique solutions to living space while also providing opportunities to vary the building elevations. The Plan 2 and the Plan 1 utilized tandem garages. Pages 30, 31 and 32 of Attachment 2 show the blow up of the building plans. Page 33 presents the three floors on a single page showing the overlap of floors. The details of each plan are presented below. Architecture: Unlike conventional detached houses, the 5 individual floor plans are clustered in buildings encompassing 5, 6 or 7 units. These buildings aze connected to similar structures along a common wall creating 10, 12 or 14 "plex" structures. The azchitecture for all of the buildings is similar. The number of units per building is the major vaziable. Pages 34 and 42 of Attachment 2 provide the visual detail of the azchitecture. The majority of each building is a two-story structure with residential living space built over the gazages. A portion of each building as a three-story portion located back from the main central court and stepped in from the garage elevation. This three-story element "nests" toward the center of the structure. The general look of the buildings is that of a residential character with the major roof elements being hip. Gable accent azeas are utilized to provide interest and to present variations in the building plane. All four sides of the buildings aze highly detailed with stone accents, wrought iron railings, wood shutters and foam horizontal banding and window trim. Blank building walls are embellished with closed shutters and the gable ends of the pop out portion of the structure have recessed indentations. Wood pot shelves, decorative corbels, arched windows and curved wing walls complete the building accents. The applicant is proposing two major color schemes for the townhomes. However, subtle accents such as 4 different roof materials and colors and three differing types of stone and brick accents will serve to mildly differentiate the individual structures. Although the design of the buildings presents a residential chazacter, having multiple color and material choices would make the site appear busy and disjointed. The discriminating use of azchitectural building materials adds interest and diversity to the structures while not overpowering the structures themselves. The primary building material is stucco. The townhome product borrows heavily from both the detached product and the zero lot line patio home product for the design details. The common details between the three products tie the Toll Brothers Emerald Glen #4 together into a well coordinated and cohesive project that provides a diverse range of housing on a site with a singular density range. Recreation Complex A recreation complex consisting of a swimming pool, spa and restroom/pool equipment building is proposed for the townhouse development. A decorative wooden trellis and embellished landscaping is incorporated in this development. The maintenance of this facility will be tied through a homeowners association to the townhouse association to assure the compliance with proper care and service of the complex. Precise details of the recreation complex will be reviewed and approved during the construction document phase of the project. D. Landscaping: A conceptual landscaping plan is provide as page 46 of the applicant's submittal (Attachment 2). This plan details the vazious landscape components of the project. The Zero lot line patio home azea has a small landscaped azea which will include a tot lot with a play structure. This azea will be maintained by the zero lot line patio home homeowner's association. The landscape pallet on Central Parkway will be consistent with the design of the Kaufman and Broad project located to the west across Tassajara Creek. The landscaping along Dublin Boulevazd frontage of the site will be consistent with the landscape pallet as designed by Gates and Associates. Park Drive will have a monolithic sidewalk (sidewalk and curb together) allowing a maximum amount of landscaping between the back of walk and the building faces. Widened landscaped pazkways at the Central Parkway and A Street entry and the B Street and Park Drive entrance will provide a statement of project entry and a sense of upgraded landscaping. A condition of approval requires the submittal of a Final Landscape and Irrigation Plan prior to the issuance of building permits. E. Walls and Fences: Standard good neighbor wooden fences will be provided between each residential unit. The design concept for units along Central Parkway is to have the units oriented to that frontage. Minor sideyazd wood connecting good neighbor fences will face Central Parkway but the primary face of the structures will be exposed to Central Parkway minimizing the fence. No fencing or walls are intended to separate the townhouse units from Park Drive. The buildings form their own barrier to the street as the entrances are all interior oriented. Pedestrian access is available through wrought iron gated walkways that pass under the second floor of the common connection wall of the Plan 1. Along the rear of lots 132 to 143 (patio homes with reciprocal side yard easements) which back on to Dublin Boulevard, the standard wall, similar in design to that utilized along the Dublin frontage of the Kaufman and Broad subdivision will be utilized for both visual and noise attenuation. Although the wall will look similar to the Kaufinan and Broad wall, pilasters will be needed at each joint in the same manner as Summerhill to 10 prevent separation. The final wall plan is required to be reviewed prior to issuance of building permits. VESTING TENTATIVE TRACT MAP 7084: The developer has submitted Vesting Tentative Map 7084 proposing to subdivide an existing 28.94 net acre parcel into 143 lots for detached residential construction, 24 parcels for construction of 152 townhomes, and 3 lettered openspace lots. Lot B will be dedicated to the City and maintained by the Lighting and Landscape district. Lot A and Lot C aze to be owned, landscaped and maintained by the respective homeowners association. Four lettered streets and two lettered courts will be dedicated to the City for public roadway purposes. The remaining roadways on site will be privately owned and maintained by the respective homeowner's association. Improvements that will be provided with the implementation of this tentative tract map through the conditions of approval address flood control, street improvements, utilities, schools, phasing, noise mitigation and the development agreement. Flood control measures require grading of building sites and improvements to Tassajaza Creek to meet standazds established to keep this site from flood hazard. Street improvements and right of way dedications are shown in detail on the Vesting Tentative Map and Site Plan included as pages 6 through 8A and 3 of the applicant's submittal package (Attachment 2). Requirements of the affected utilities and special districts have been incorporated into the Conditions of Approval as part of the "will serve" commitments. ENVIRONMENTAL REVIEW: The proposed residential project is exempt from further environmental review according to Section 15182 of the State CEQA Guidelines because it is within the scope of the Final Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994. Analysis of the Initial Study submitted for this project indicate that no new effects could occur and no new mitigation measures would be required for the Summer Glen project that were not addressed in previously considered environmental documents. CONSISTENCY WITH GENERAL PLAN AND SPECIFIC PLAN An analysis of the project, with specific consideration to all elements of the City General Plan, determined that the project is consistent with the General Plan. The analysis also found that the project is in conformity with the Eastern Dublin Specific Plan. As conditioned, the project will comply and conform to all of the Action Programs and Policies of the Eastern Dublin Specific Plan. ATTACHMENTS: LQSerF~ ~ • ~ "` Attachment 1 Planned Development Text and Draft Resolution recommending City I s Council approval of the Planned Development Rezone ai. Attachment 2 Project Plans -7 ~ Attachment 3 Resolution recommending Planning Commission approval of the Vesting Tentative Map and Site Development Review / o o Attachment 4 Proposed Ordinance t o z.. Attachment 5 Standazd Public Works Conditions of Approval 119 Attachment 6 Standard Site Development Review Conditions GENERAL INFORMATION: APPLICANT: John Paynter Toll Brothers 1501 Bollinger Canyon Rd., Suite B San Ramon, CA 94583 PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: g:pa98-063/pcsr Surplus Property Authority of Alameda County 224 West Winton Avenue, Room 151 Haywazd, CA 94544 North of Central Pazkway, West of Tassajaza Creek, South of Gleason Boulevard, and East of Hacienda Drive. 986-0001-001-10(por) Medium Density Residential (6.1-14.0 du/ac) Medium Density Residential (6.1-14.0 du/ac) Zoning: Medium Density Residential Land Use: Presently Vacant 12 RESOLUTION NO.98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS AND CONDITIONS OF APPROVAL FOR A PD, PLANNED DEVELOPMENT REZONE FOR PA 98-063, TOLL BROTHERS -EMERALD GLEN #4 WHEREAS, Toll Brothers of San Ramon, California, and Alameda County Surplus Property Authority ("Applicant/Developer")have requested approval of a Planned Development Rezone to establish General Provisions and Development Regulations for a residential development consisting of 143 single family detached homes and 152 townhomes on approximately 28.94 net acres, (portion of APN 986-0001-001-10) in the Eastern Dublin Specific Plan area; and WHEREAS, ApplicanUDeveloperhas submitted a Stage 2 Development Plan as required by Section 8.32 of the Zoning Ordinance which meets the requirements of said section, and WHEREAS, Applicant/Developerhas submitted a complete application for a Planned Development Rezone which is available and on file in [he Planning Department; and WHEREAS, a development agreement will be approved prior to recordation of a Tract Map/Parcel Map for the project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of the Tentative Map and Site Development Review; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the City has found that the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, ]994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission held a public hearing on said application; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission recommend that the City Council approve the Planned Development Rezone; and WHEREAS, the Planning Commission did hear and use their independentjudgment 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 Planned Development Rezone: ,q~A~HMEMT l . The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of providing General Plan provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses, and Development Standards which will be compatible with existing and proposed residential, business, and public uses in the immediate vicinity and will enhance development of the Specific Plan Area; and 2. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and 3. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the General Plan which designates this area as Medium Density Residential and would result in development within the density allowed by said designation; and 4. The Planned Development Rezone, as conditioned, will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable regulations will be satisfied; and 5. The Planned Development Rezone, as conditioned, will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and 6. The Planned Development Rezone, as conditioned, and accompanying Site Development Review, will create an attractive, efficient, and safe environment; and 7. The Planned Development Rezone, as conditioned, will benefit the public necessity, convenience, and general welfare and is in conformance with Section 8.32 of the Dublin Zoning Ordinance; and 8. The Planned Development Rezone, as conditioned, and accompanying Site Development Review will be compatible with and enhance the general development of the area; and 9. The Planned Development Rezone, as conditioned, will provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities; and 10. The Planned Development Rezone, as conditioned, will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land forms; and BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development Rezone for PA 98-063, Toll Brothers, subject to the attached "General Provisions and Development Standards" (Attachment 1) which constitute regulations for the use, improvement, and maintenance of the 28.94 acre parcel (portion of 986-0001-001- 10). Except as specifically included in Attachment 1 attached and made a part of this Resolution, development and operation of land use activities within this Rezone shall be subject to the current City of Dublin Zoning Code. 2 BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby condition this Planned Development Rezone on substantial conformance of the Land Use and Development Plan (comprised of the Tentative Map and Site Development Review) with the General Provisions and Development Standards approved with this Planned Development Rezone and the Eastern Dublin Specific Plan. a. The Community Development Director shall determine conformance or non- conformance and the appropriate approval procedure for modifying this Planned Development Rezone (e.g., administrative, conditional use permit, or revised Planned Development Rezone). b. Major modifications or revisions found not to be in substantial conformance with this Planned Development Rezone shall require a new Planned Development Rezone. Any subsequent Planned Development Rezone may address all or a portion of the area covered by this action. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby condition this Planned Development Rezone on execution of an Development Agreement in accordance with the Eastern Dublin Specific Plan. PASSED, APPROVED, AND ADOPTED this 9th day of February, 1999. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:pa98-063/pcpdreso GENERAL PROVISIONS AND DEVELOPMENT STANDARDS PLANNED DEVELOPMENT REZONE PA 98-063, TOLL BROTHERS EMERALD GLEN # 4 GENERAL PROVISIONS A. Purpose This approval is for a Planned Development (PD) District Rezone for PA 98-063, Toll Brothers Emerald Glen #4. This PD District Rezone is part of a Land Use and Development Plan which is also represented by the Tentative Tract Map 7084 and the Site Development Plan (both dated January 12, 1999), the Preliminary Landscape Plan dated January 8, 1999, and written statements provided by the Applicant dated received October 30, 1998, all on file in the Planning Department. The PD District Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan and Eastern Dublin Specific Plan are satisfied. More particularly, the PD District Rezone is intended to ensure the following: The approval of the PD District Rezone shall be pursuant to the terms setforth in the Development Agreement to be approved by the City of Dublin and recorded prior to the recording of the first final map. In the event of a conflict between the terms of the Development Agreement and the following conditions, the terms of the Development Agreement shall prevail. 2. Encourage innovative approaches to site planning, building design and housing construction offering a wide range of living styles, unit sizes and amenities for all segments of the community. Create an attractive, efficient and safe environment. 4. Develop an environment that encourages social interaction and the use of common open areas and other amenities for neighborhood or community activities. Create an environment that decreases dependence on the private automobile. A'T'1'AGHMEt~T .~ B. Dublin Zoning Ordinance -Applicable Requirements Except as specifically modified by the provisions of this PD District Rezone, all applicable general requirements and procedures of the Dublin Zoning Ordinance R-1 District shall be applied to the azea designated in this PD District Rezone. C. General Provisions and Development Standazds Intent: This PD District rezone is to establish, provide for and regulate the development of the Toll Brothers, Emerald Glen #4 Subdivision. Development shall be generally consistent with the Land Use and Development Plan. 2. PD Residential -Single Family Permitted Uses: The following principal uses are permitted by the PD Residential District: Residential development limited to: 1. Single Family Detached Houses 2. Patio homes with reciprocal side yard easements 3. Single Family Townhouses 4. 295 Residential Units. Prohibited Uses: the following uses are prohibited in this PD Residential District: 1. Field Crops 2. Orchards 3. Plant Nurseries 4. Greenhouses used only for cultivation of plant materials for sale 5. Hospital Conditional Uses: All conditional uses in the R-1 District are conditional uses in the PD Residential District with the exception of prohibited uses listed above. Development Standards: Development standazds within this PD Residential District are as follows: Single Family Detached Lot Dimensions (minimum): size: 3,956 squaze feet width: 50 feet depth: 78.2 feet Front Yard Setbacks: Front yazd setbacks should vary for detached residences to create visual interest along through streets. 1. Front-Entry Garages 18' min. from property line 2. Front Living Space 10" min. from property line Note: Sectional garage doors with automation openers are required for all residences with driveways less than 20 feet. Side Yard Setbacks: 1. Standard 5 feet minimum 2. Corner Lots 10 feet minimum 3. Adjacent to Central Parkway 5 feet minimum Note: A minimum 3' clear area must be maintained in all side-yazds to facilitate movement between the front and rear of the home. Encroachments such as eaves, fireplaces, bay windows, etc. are permitted so long as the 3' minimum circulation space is maintained. Air conditioning equipment must be located in the reaz yazds. A minimum 10' shall be maintained between all buildings. Rear Yard Setback: Rear yard setbacks aze important for establishing privacy and sepazation between residences, as well as for providing for usable recreation space. 10' minimum Note: Eaves, fireplaces, niches, bay windows, cantilevered second floor area, porches, balconies and decks, etc. may project 2' into the required reaz yard. Residential Massing and Maximum Building Height : Single story elements are encouraged at corner lots throughout the project to break-up 2-story massing. Maximum building height shall be 35 feet (2-stories) Parking/Garages: Consideration shall be given to the placement, orientation and treatment of the garages and the gazage doors. Two covered spaces within an enclosed garage are required. The minimum clear interior dimension of the garage space is 19' by 19.' Two potential spaces are provided in the driveway in front of the garage door on the driveways based on the required garage setback above. Patio Homes With Reciprocal Sideyard Easements Lot Dimensions (minimum): size: 2,961 square feet width: 47 feet depth: 63 feet Front Yard Setbacks: Front yard setbacks should vary for detached residences to create visual interest along through streets. Front-Entry Garages 18' min. from property line Front Living Space 10" min. from property line Note: Sectional garage doors with automation openers are required for all residences with driveways less than 20 feet. Setbacks for Lot 126 shall be as indicated on the approved Site Plan due to the configuration of this lot. Side Yard Setbacks: Standard 5 feet minimum 2. Corner Lots 10 feet minimum 3. Reciprocal Side-Yazd 0 feet This residential product shall incorporate reciprocal side-yazd easements. Although a minimum 10 feet between buildings is required, the side-yard fencing extending from the residential structure to the reaz property line shall be located to allow the adjacent neighbor to "borrow" 5 feet from the lot next door, thereby creating a usable 10' side yard on the active side of the home. See graphic exhibit below: REC/PROCAL ~ U~'~E LOT IN/OTN EA,IEMENT~a REA` I~ .PEC/FXOCAG EASEME.VTAREA PRO.~L RTV L/.VE !~' .. _~.' '. Note: A minimum 3' clear area must be maintained in all active side-yards to facilitate movement between the front and rear of the home. The passive side of the home becomes the "borrowed" active area of the adjacent lot. Encroachments such as eaves, fireplaces, bay windows, etc. are permitted so long as the 3' minimum circulation space is maintained. A minimum 10' shall be maintained between all buildings. Rear Yard Setback: Rear yard setbacks are important for establishing privacy and separation between residences, as well as for providing for usable recreation space. 10' minimum Note: Eaves, fireplaces, niches, bay windows, cantilevered second floor area, porches, balconies and decks, etc. may project 2' into the required rear yard. Residential Massing and Maximum Building Height : Single story elements aze encouraged at corner lots throughout the project to break-up 2-story massing. Maximum building height shall be 35 feet (2-stories) Parking/Garages: Consideration shall be given to the placement, orientation and treatment of the garages and the garage doors. Two covered spaces within an enclosed garage are required. The minimum clear interior dimension of the garage space is 19' by 19.' Two potential spaces aze provided in the driveway in front of the garage door on the driveways based on the required gazage setback above. Single Family Townhouses This portion of the project consists of single family attached townhouse units located in 5, 6 or 7 unit buildings. There are twenty-four pazcels, each with one building. A recreation complex is located on its own parcel; Parcel C. Building Setbacks: 1. Public Street 10 feet minimum from right of way line 2. Private Street 10 feet minimum from curb face to living space 3. Between Garage Faces 30 minimum Note: Sectional garage doors with automatic openers are required for all residences. Note: Architectural projections such as eaves, balconies, wing walls, fireplaces, bay windows, etc. may project up to Y into any required setback area. Air conditioning units shall be screened from view and shall be placed so as to minimize any noise intrusion into any adjacent residential unit. Residential Massing and Maximum Building Height: Variations in building elements, elevation stepping and roof heights are encouraged to break the visual linearity and potential consistent height of the large structures. Three story elements should be stepped back and nested only at interior building corners to limit massing. The maximum building height shall be 37 feet. Parlting/Garages: Garage access shall be from interior private driveways. Two enclosed parking spaces shall be provided for each residential unit. Enclosed tandem parking shall be allowed providing that the size of the parking azea meets the minimum size requirements of the City of Dublin Zoning Code. Conventional garage pazking shall measure a minimum of 19 by 19 feet. Guest pazking shall be provided in close proximity to the residential units that they are intended to serve. Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage space for trash cans and recyclable containers. 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' GEN ~ ° Y $ e & n .:: RESOLUTION NO. 99 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR PA 98-063 TOLL BROTHERS (TRACT NO. 7084) WHEREAS, Toll Brothers, Inc., has requested approval of a Planned Development Rezone (Attachment 1), Vesting Tentative Map Tract No. 7084, and Site Development Review (Attachment 2), for a residential development consisting of 143 single family dwellings (100 single family detached homes and 43 patio homes with reciprocal sideyard easements) and 152 townhouses on approximately 28.9 net acres, including a recreation complex and tot-lot, in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for the above noted Tentative Subdivision Map, Site Development Review (including Preliminary Landscape Plan (Attachment 2), and Planned Development Rezone are available and on file in the Department of Community Development; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 9, 1999; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Vesting Tentative Map and Site Development Review, subject to conditions, and that the Planning Commission recommend that the City Council approve the Planned Development Rezone; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the conditions of approval of the Tentative Map and the Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map: l . The Toll Brothers Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. ATTACHMENT 3 2. The design and improvements of the Toll Brothers Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Planned Development Medium Density Residential. 3. The Toll Brothers Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on approximately 28.9 acres of relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicanUdeveloper and DSRSD and Alameda County. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application (PA 98-063), as conditioned, is consistent with the intentrpurpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions for the project which allow for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with architectural considerations (including the character, scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract No. 7084, and Site Development Review for PA 98-063, subject to the following Conditions of Approval and subject to City Council approval of the proposed Planned Development Rezone and Development Agreement:: CONDITIONS OF APPROVAL Unless stated otherwise all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use and shall be subiect to Department of Community Development review and approval. The followine codes represent those departments/agencies responsible for monitorine compliance of the conditions of ap~roval• fADMI Administration/City Attorney lBl Building division of the Community Development Department, IDSRI Dublin San Ramon Services District lFl Alameda County Fire Department/City of Dublin Fire Prevention, IFIN} Finance Department IPLI Plannine division of the Community Development Department 1PO1 Police, IPWI Public Works Department. VESTING TENTATIVE MAP ~~1i!~'It~I~T ~L'lF> . 3PEIN, ~f~C7RC'E . GZ31 . 1r ' A~~,~N+~"~'' RFA~~~', ;: .... . F~`III?I'fo..; ~.; GENERAL C©NDITIONS l . Standard Conditions of Approval. Applicant/Developer PW Approval of Standard shall comply with the Conditions of Approval for the Improvement Vesting Tentative Map for Parcel Map No. 7355. In the Plans through event of a conflict between the Conditions of Approval completion and these Conditions, these conditions shall prevail. 2. Standard Public Works Conditions of Approval. PW Approval of Standard Applicant/Developer shall comply with all applicable City Improvement of Dublin Standazd Public Works Conditions of Approval Plans through (Attachment 3). In the event of a conflict between the completion Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PW Approval of PW Vesting Tentative Subdivision Map for PA98-063 (Tract Final Map No. 7084) is approved to subdivide an existing portion of APN986-0001-001-10 into individual parcels for 143 single family homes, atot-lot and 24 lots for 152 townhouses, a recreation complex, and is conditioned upon the requirement that the development be consistent +wa . ° ~Ct~AI mExT , . :., , R~~~`~1r~I:: ! ~<~:: ~v A~~TCY.. . ! REQNIy ' P~tai tcc: 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 January 12, 1999, unless modified by the Conditions of Approval contained herein. 4. Filing of Parcel Map No. 7355. Applicant/Developer PW Approval of PW shall file Parcel Map No. 7355 for recordation and secure Final Map required improvements. The parcel map shall split this project from the remainder of the Santa Rita Property and shall dedicate to the City of Dublin the right of ways for Dublin Boulevard, Central Parkway, Gleason Drive, Tassajara Road and Park Drive. 5. EIR. Applicant/Developer shall comply with all PL Approval of Standard applicable action programs and mitigation measures of Improvement the Eastern Dublin General Plan Amendment/Specific Plans through Plan and companion Final Environmental Impact Report completion (EIR) that have not been made specific Conditions of Approval. 6. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33, 47, effect at the time of building permit issuance, including, but no later 266 but not limited to, Planning fees, Building fees, Dublin than Issuance MM San Ramon Services District fees, Public Facilities fees, of Building Matrix Dublin Unified School District School Impact fees, Public Permits Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies (Alameda but no later County Flood Control District Zone 7, California than Issuance Department of Fish and Game, Army Corps of Engineers, of Building State Water Quality Control Board, Etc...) and shall Permits submit copies of the permits to the Department of Public Works. a,~~ i :Q~il~ ,. . ~escrr tai 8. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 9. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, ApplicanUDeveloper shall Building Standard submit six (6) sets of plans to the Engineering Department Permits. for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. ApplicanUDeveloper will be responsible for obtaining the approvals of all participating non-City agencies. 10. Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM potable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 11. Solid Waste/Recycling. ApplicantDeveloper shall ADM On-going 103, 104, comply with the City's solid waste management and 105, 279 recycling requirements. MM Matrix 12. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is Any Building MM provided to accommodate collection and sorting of Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 13. Water Quality Investigation. A water quality PL, PW Approval of ESDP EIR investigation shall be submitted with each development Final Map MM application, demonstrating existing water quality and 3.5/51.0 impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 14. Water Quality Requirements. All development shall PL, PW Approval of ESDP EIR meet the water quality requirements of the City of Final Map MM Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 & 1 +~ ` ' TITCi~~I `~~T. ;RES~'Ql~, '! W~I!+1 'S~~ ' C~1N3'iii~ ~~ 1!IE~`D ~r~or ta~ . . Runoff Clean Water Program 55.0 15. Removal of Obstructions. The ApplicanUDeveloper PW Issuance of Standard shall remove all trees including major root systems and Grading Permit other obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. .DEDI CATIONS AND IMPROVEMENTS 16. Public Services Easement Dedication. PW Approval of PW ApplicantDeveloper shall dedicate a 25 foot wide Public Final Map Service Easement across the common area located between Parcel No. 16 and Lot No. 132, to provide access from Dublin Boulevard to Street "F" as shown on the Vesting Tentative Map No. 7084, prepared by RJA & Associates, dated January 12, 1999. 17. Public Service Easement Dedications along Dublin PW Approval of PW Boulevard. ApplicanUDeveloper shall dedicate 8 foot Final Map wide Public Service Easements along the Dublin Boulevard right of way on the north side of the street for installation of underground utilities and any other additional Public Service Easements as deemed necessary by the Director of Public Works and/or the public utility companies to serve this area with utility services and to allow for vehicular and utility service access. 18. Public Service Easement Dedications along Central PW Approval of PW Parkway and Park Drive. ApplicanUDeveloper shall Final Map dedicate 10 foot wide Public Service Easements along the Central Parkway and Park Drive right of ways on both sides of the street for installation of underground utilities and any other additional Public Service Easements as deemed necessary by the Director of Public Works and/or the public utility companies to serve this area with utility services and to allow for vehicular and utility service access. 19. Public Service Easement Dedications. PW Approval of PW ApplicanUDeveloper shall dedicate 5 foot wide Public Final Map Service Easements behind all interior street right of ways on both sides of the street for installation of underground utilities and any other additional Public Service Easements as deemed necessary by the Director of Public Works and/or the public utility companies to serve this area with utility services and to allow for vehicular and utility service access. 20. Abandonment of Easements and Right of Ways. PW Approval of PW ApplicanUDeveloper or current landowner shall obtain an Final Map abandonment from all applicable public agencies of ~c~~~ ~af~. . .: ' ,Prior'~to- existing easements and right of ways. 21. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 22. Improvement and Dedication of a portion of Street PW Recordation of PW "A". Applicant/Developer shall dedicate to the City of Final Map and Dublin the road labeled as Street "A" (from Central Approval of Parkway to Court "A"/Court "B") for public street Improvement purposes (60' wide right of way) and shall improve the Plans street to collector street standazds with a width of 40' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA & Associates dated January 12, 1999, or as otherwise approved by the Director of Public Works. A 5' wide monolithic sidewalk shall be constructed adjacent to the curbs with a 6' wide landscape strip behind the sidewalk on both sides of Street "A". The street shall be posted for no parking. The street shall be striped at the Central Parkway intersection to provide a 16' southbound lane, a 12' northbound lane, and a 12' northbound right-turn lane. 23. Improvement and Dedication of a portion of Street PW Recordation of PW "A". Applicant/Developer shall dedicate to the City of Final Map and Dublin the road labeled as Street "A" (from Court Approval of "A"/Court "B" to Street "B") for public street purposes Improvement (54' wide right of way) and shall improve the street to Plans collector street standards with a width of 40' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999, or as otherwise approved by the Director of Public Works. A 5' wide monolithic sidewalk shall be constructed adjacent to the curbs with a 4.5' wide landscape strip behind the sidewalk on both sides of Street "A". Fences located along this portion of Street "A" shall either be located in line with the fences on the other portion of Street "A" or else a 60' wide right of way shall be required to be dedicated. 24. Improvement and Dedication of a portion of Street PW Recordation of PW "B". Applicant/Developer shall dedicate to the City of Final Map and Dublin the portion of the road labeled as Street "B" (from Approval of Park Drive to Street "C") for public street purposes (60' Improvement wide right of way) and shall improve the street to a width Plans 7 i' ~G11 ' ; ~1W '>('IE4" ~"1~« i ~7h~33L~'~."~ . C(3MI'~.]' , AGElY~1' ~Q'D. ~` ~CiLH` tti: of 40' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The street shall be striped at the Park Drive intersection to provide a 16' wide westbound lane, a 12' wide eastbound right-turn lane, and a 12' wide eastbound lefr-turn lane. The street shall be posted for no parking between Park Drive and Court "C"/Court "D". A 5' wide monolithic sidewalk shall be constructed on both sides of Street "B". 25. Improvement and Dedication of a portion of Street PW Recordation of PW "B", a portion of Street "C" and Street "D". Final Map and Applicant/Developer shall dedicate to the City of Dublin Approval of the roads labeled as a portion of Street "B" (from Street Improvement "C" to transition to Street "D"), a portion of Street "C" Plans (from Street "B" to the common property line for Lots No. 88 and 113) and Street "D" for public street purposes (50' wide right of way) and shall improve the streets to a width of 36' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide monolithic sidewalk shall be constructed on both sides of the streets. The public/private street boundary on Street "C" shall be delineated by a decorative concrete band and signing. The public/private boundary shall be relocated from midblock to an intersection, or as approved by the Director of Public Works. 26. Improvement and Dedication of a Court "A". PW Recordation of PW ApplicanUDeveloper shall dedicate to the City of Dublin Final Map and the road labeled as Court "A" for public street purposes Approval of (40' cul-de-sac bulb radius and 50' wide straight right of Improvement way) and shall improve the streets to a width of 36' curb Plans to curb and 35' curb radius, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide sidewalk shall be constructed on both sides of the straight section of the street and shall be extended around the cul-de-sac, along the frontages of lots 11-12 and 42-43, to provide a connection to the Tassajara Creek Trail as shown on the landscape plan. 27. Improvement and Dedication of a Court "B". PW Recordation of PW Applicant/Developer shall dedicate to the City of Dublin Final Map and the road labeled as Court "B" for public street purposes Approval of (49' cul-de-sac bulb radius and 50' wide straight right of Improvement way) and shall improve the streets to a width of 36' curb Plans to curb and 42' curb radius, as shown on the Vesting A1~EIY~Y: ~kll~ ~'riorto'' Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide sidewalk shall be constructed on both sides of the street. 28. Improvement and Dedication of a transition between PW Recordation of PW Street "B" and Street "D". ApplicantDeveloper shall Final Map and dedicate to the City of Dublin the section of road which Approval of forms the transition between the roads labeled as Street Improvement "B" and Street "D" for public street purposes (51' wide Plans right of way) and shall improve the street to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide monolithic sidewalk shall be constructed on both sides of the streets. 29. Improvement and Dedication of a portion of Street PW Recordation of PW "C" and the transition between Street "E" and Street Final Map and "F". ApplicanUDeveloper shall dedicate to the Approval of Homeowners Association a portion of the road labeled as Improvement Street "C" (from the common property line for Lots No. Plans 88 and 113 to Street "E") and the transition between Street "E" and Street "F" for private street purposes (4]' wide right of way) and shall improve the streets to a width of 36' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide sidewalk shall be constructed on the easterly side of the transition street between Street "E" and Street "F". 30. Improvement and Dedication of Street "E". PW Recordation of PW ApplicanUDeveloper shall dedicate to the Homeowners Final Map and Association the road labeled as Street "E" for private Approval of street purposes (41' wide right of way) and shall improve Improvement the street to a width of 36' curb to curb, as shown on the Plans Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide monolithic sidewalk shall be constructed on the southerly side of the street. 31. Improvement and Dedication of portion of Street "C". PW Recordation of PW ApplicanUDeveloper shall dedicate to the Homeowners Final Map and Association a portion of the road labeled as Street "C" Approval of (from Street "E" to Street "F") for private street purposes Improvement (45' wide right of way) and shall improve the street to a Plans width of 36' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.Y wide monolithic sidewalk shall be constructed on both sides of the street. 32. Improvement and Dedication of Street "F". PW Recordation of PW C~MII~'if7t1~ mar ~sg~r~. rv~~t 'c;e~ : cc~'~ Priorto~ i ApplicanUDeveloper shall dedicate to the Homewoners Final Map and Association the road labeled as Street "F" for private Approval of street purposes (35' wide right of way) and shall improve Improvement the street to a width of 30' curb to curb, as shown on the Plans ~ Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. Parking shall be restricted to the north side of the street as shown on the "Parking Plan" and a 4.5' wide sidewalk shall be constructed on the northerly side of the street. 33. Improvement and Dedication of Court "C" PW Recordation of PW Applicant/Developer shall dedicate to the Townhouses Final Map and Homeowners Association the private road labeled as Approval of Court "C" as a private access and utility easement Improvement (varying widths) and shall improve the private road to a Plans width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide sidewalk shall be constructed on both sides of the private road as shown on the Vesting Tentative Map. 34. Improvement and Dedication of Court "D" PW Recordation of PW Applicant/Developer shall dedicate to the Townhouses Final Map and Homeowners Association the private road labeled as Approval of Court "D" as a private access and utility easement Improvement (varying widths) and shall improve the private road to a Plans width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide sidewalk shall be constructed on both sides of the private road as shown on the Vesting Tentative Map. 35. Improvement and Dedication of Townhouse Courts. PW Recordation of PW Applicant/Developer shall dedicate to the Townhouses Final Map and Homeowners Association the private courts as 30' wide Approval of private access and utility easements and shall improve the Improvement private courts to a width of 30' curb to curb, as shown on Plans the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. 36. Improvement and Dedication of Recreation Complex PW Recordation of PW Parking Facilities. ApplicanbDeveloper shall dedicate Final Map and to the Townhouses Homeowners Association the Approval of Recreation Complex Parking Areas and shall improve the Improvement parking facilities, as shown on the Vesting Tentative Map Plans for Tract No. 7084, prepared by RJA and dated January 12, 1999. A detailed plan which shall be provided by Applicant/Developer which includes the parking areas and landscaping and is subject to approval by the Director 10 G£1<IIT'IOIkT1`,EXT itlg5P'O1~J:: !'~1~1'.;' BbhiXlG'E':: ~(3'MI'"LY ~k~a~~~. ? I2E(~"D PnaY ta: of Community Development and the Director of Public Works. 37. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of--way Improvement unless otherwise approved by the Director of Public Plans Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 38. Decorative Paving Plan. Where decorative paving is PW, Approval of 17 installed in public streets, a Decorative Paving Plan shall ADM Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 39. Dedication and Improvement of Emergency Vehicle PW, PO Approval of PO Access Easement to Dublin Boulevard. Improvement ApplicanUDeveloper shall dedicate and improve a 20 foot Plans wide emergency vehicular access easement that will allow a vehicle to traverse the common area between Court "C" and Dublin as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. 40. Dedication and Improvement of Emergency Vehicle PW, PO Approval of PO Access Easement to Central Parkway. Improvement Applicant/Developer shall dedicate and improve a 20 foot Plans wide emergency vehicular access easement that will allow a vehicle to traverse the common area between Court "D" and Central Parkway as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. 41. Dedication and Improvement of Emergency Vehicle PW, PO Approval of PO Access Easement to Tassajara Creek. Improvement Applicant/Developer shall dedicate and improve a 20 foot Plans wide emergency vehicular access easement that will allow a vehicle to traverse over Lots No. 11 and 43 as a 11 ' :~ILI~EI1Tl~Ft °E'~~" ;;. ,. 'ItESPQItiT, ~1~ ~~ :: :.. ~ C(7tMPI:31 i Pttior ta: connection between Court "A" and Tassajara Creek as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. 42. Fire/Emergency Access. Applicant/Developer shall PW, F Approval of Standard provide adequate access and turn-around for fire and other Improvement emergency vehicles (as shown on the approved Tentative Plans Map) per Alameda County Fire Department (ACFD) standazd requirements in all public streets. Internal private streets and drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (12 foot minimum lane width) and have access to all buildings. 43. Streetlights. Streetlights on arterial streets adjacent to the PW Recordation of Standard project shall be the City Standard cobra head luminaries Final Map with galvanized poles. Either standard City cobra head luminaries or decorative lights may be used on residential streets. Decorative lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. The type of residential streetlights used shall be acceptable to the Director of Public Works. 44. Dedication and Improvement of Tot-Lot. PW Dedication Standard Applicant/Developer shall dedicate the tot-lot (Parcel A) prior to for the zero lot line patio homes to the Homeowners Recordation of Association and shall construct the tot-lot facilities within Final Map/ Parcel "A", as shown on the Vesting Tentative Map for Design Tract No. 7084, prepared by RJA and dated January 12, Approved with 1999, and to the satisfaction of the Director of Public Improvement Works. Plans/ Constructed prior to Occupancy of Any Building 45. Dedication and Improvement of Landscaping and PW Dedication Standard Lighting Parcel. ApplicanUDeveloper shall dedicate prior to Parcel "B" to the City to be maintained by the Recordation of Landscaping and Lighting District and shall construct the Final Map/ landscaping and lighting improvements within Parcel Design 12 .: ~U1'~t;t1~C~N "~'~T RE~PCJII'~t. "~'~k~ : . ~ ~ ~O14rit~.Y: A~E~WC~' ~'~ Prior to= i "B", as shown on the Vesting Tentative Map for Tract Approved with No. 7084, prepared by RJA and dated January 12, 1999, Improvement and to the satisfaction of the Director of Public Works. Plans/ Constructed prior to Occupancy of Any Building 46. Dedication and Improvement of Recreation Complex. PW Dedication Standard Applicant/Developer shall dedicate to the Townhouse prior to Homeowners Association and shall construct the Recordation of recreation complex facilities within Parcel "C", as shown Final Map/ on the Vesting Tentative Map for Tract No. 7084, Design prepared by RJA and dated January 12, 1999, and to the Approved with satisfaction of the Director of Public Works. The Improvement recreation complex facilities shall comply with all Plans/ applicable City of Dublin Non-Residential Security Constructed Ordinance requirements. Landscaping around the prior to recreation complex facilities shall be kept at a minimal Occupancy of height and fullness where needed to give patrol officers Any Building and the general public surveillance capabilities of the area. Security lighting shall be provided in the parking lot area and above each entrance/exit from the buildings. 47. Sidewalks. Applicant/Developer shall construct the PW Occupancy of PW project sidewalk system to lead into and connect to Any Building sidewalks located in Dublin Boulevard, Central Parkway, and the regional trail system located along Tassajara Creek. 48. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 49. Storm Drain Connections. Applicant/Developer shall PW Approval of PW not be permitted to make a direct connection of private Improvement storm drains into the stream/open space corridors. Plans 50. Improvement of Tassajara Creek. Applicant/Developer PW Design PW shall widen and improve Tassajara Creek to provide Approved prior adequate capacity to contain the 100-year flood within the to Approval of creek banks and out of the subdivision. Improvements Improvement shall extend from the existing improvements north of Plans/ Dublin Boulevard to the Santa Rita Property boundary Construction north of Gleason Drive. prior to Occupancy of Any Adjacent Building 51. Storm Drain Improvements. All storm drain PW Occupancy of PW improvements needed to serve the subdivision, as shown Any Building 13 GgNI~IT~!1'liN.'IE~T. ,.: ' ~ UN. RrI~N soul~i~ cc;<Ix.~ ~G~C'~ ItEQtD Prlalk'ttr: on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999, shall be constructed and accepted for service as directed by the Director of Public Works. 52. Reclaimed Water Lines. Applicant/Developer shall PW Design PW show connection points from the public reclaimed water Approved with lines to the on-site irrigation meters. The design is subject Improvement to review and approval by the Director of Public Works. Plans/ Constructed prior to Occupancy of Any Building 53. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. LANDSCAPING 54. Landscaping and Street Trees. The PL, PW Completion of PW Applicant/Developer shall construct all landscaping Improvements within the site, along the project frontage from the face of curb to the site right-of--way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications and Policies and Approved Street Tree List, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for 14 !. dFi'IUN~ I2E;~PQ~T i11V~1~ ~~if1R~ .C(}~tY' A~r~1~tCY ,.. ,. >c~ I7 r.P~iot.to:. review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. 55. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance responsibilities. This maintenance shall include weeding and the application ofpre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots which are to be maintained by the Homeowners Associations. 56. Lighting and Landscape Maintenance Assessment PL Recordation of PW Districts. The Homeowners Associations are responsible Final Map for lighting and landscape maintenance or any other method of maintaining the lighting and landscaping approved as part of this project. 57. Landscaping at Aisle Intersections. Landscaping at PL, PW Completion of Standard aisle intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 58. Landscaping along Park Drive. The sidewalk width on PL, PW Completion of Standard Park Drive shall be increased to 5' wide. The typical Improvements section shall be modified to show landscaping and sidewalks that conform to the landscape plan and shall be subject to approval by the Director of Public Works. GRADING 59. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix and treated with erosion control measures immediately 3.7/3.0 upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 'TRAFFIC AND CIRCULATION 60. Street "A" and Street "B" Intersection. PW Occupancy of PW Applicant/Developer shall install STOP signs for athree- Any Building way stop at the intersection of Street "A" and Street "B" as recommended in the traffic study prepared by TJKM, dated July 29, 1998. 61. Street "B" and Street "C" Intersection. PW Occupancy of PW Applicant/Developer shall install a STOP sign on Street Any Building "C" at the intersection with Street "B" as recommended in the traffic study prepared by TJKM, dated July 29, ] 998. 15 T*63i1+!ITiM1TT(1AT`T'EXT PfT~I. W1~~~ .... 15CTUItGE CEJIt+IT'T.Y r~c~ly ... !~~D . prior tti; 62. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA. EMERGENCY SERVICES 63. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 64. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 65. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD) as listed in the letter from ACFD dated Permits November 17, 1998, including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. 16 >...~O~rlrr+~z+~~c RESI'f?lY. .. '+ltt ; s~tIW~. .carl~l~~ Ac,1~~Ck I ~'xs I~'ita td~ c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. Fire sprinklers shall be provided for the Townhouse portion of this development. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing fora 120-minute duration. £ Final detailed layout and design of internal private and public streets and drive aisles shall be subject to review and approval by the ACFD and the Director of Public Works. g. Plans may be subject to revision following review. 66. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70 controlled by fences and adequate gates to prevent Any Building MM unauthorized pedestrian traffic. Matrix 67. Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70 timeline for project completion to the Dublin Police Building MM Services Department, to allow estimation of staffing Permits Matrix requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 68. Wells. ACFCD Zone 7 has four wells of record 2S/IE Zone 7 Issuance of Standard 32P1, 2S/IE 32P2, 2S/IE 32P3, 2S/IE 32P4, located in the Grading proximity of the subject site. Any water wells, cathodic Permits protection wells or exploratory borings shown on the map that are known to exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 69. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going ] 41 MM applicable salt mitigation requirements of Zone 7. PW Matrix 70. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard 17 ;; . i CU1~IDXTI£f~ITE~T :.. tt~S~'1~L~ . .. ~S'N.. St)>~TR~E. ~ ~C;FINUPY.Y A~l~~cx ItI~Q~D ,.:. Friar ta: comply with all Alameda County Flood Control and PW Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 71. Construction by ApplicantDeveloper. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the ApplicanUDeveloper in accordance with all DSRSD master plans, standards, specifications and requirements. 72. Responsibilities for Subdivider. ApplicanUDeveloper DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance #18-92". 73. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of ApplicanUDeveloper in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. ApplicanUDeveloper shall comply with all conditions of the DSRSD as shown in their letter dated November 30, 1998, including: 'General Coalitions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design Permits and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. 18 . 1~.,'`; .f. ~ .~r~~~~Q~r~k.~ `. ''S"11!~~~i ~:-:"~ ~`~,. ~fh14~P!~+Y c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 1 18 existing sanitary sewer system. Pumping of sewage is Improvement MM discouraged and may only be allowed under extreme Plans Matrix circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be Improvement looped or interconnected to avoid dead-end sections in Plans accordance with requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD located in public streets rather than in off-street locations to the Improvement fullest extent possible. If unavoidable, then public sewer or Plans water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement dedications Issuance of DSRSD for water and sewer lines shall be submitted to and approved by Grading Permit DSRSD. or Site Development Permit g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD separate instrument irrevocably offered to DSRSD or by offer of Final Map dedication on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD Approval of DSRSD for easement locations, widths, and restrictions. Final Map i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge Building permit shall be paid to DSRSD in accordance with the rates and Permits schedules established in the DSRSD Code. 19 ;; COI~IUITI~N~'EX~" RTs,6~'©N W~TE1~I SOi1R~E calv>p>u~ ' ~t» ~~~ a ~"t1{~t 10:'" j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD the District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. ApplicanUDeveloper shall allow at least I S working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building A construction permit will only be issued after all of the DSRSD Permits and all conditions herein have been satisfied. DSRSD requirements 1. The ApplicanUDeveloper shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 74. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water ircigation systems to allow for the future use of recycled water for approved landscape ircigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. The recycled water ircigation system shall be designed to conform to District standards and specifications, as described in the DSRSD Standard Specifications Addendum, dated September 30, 1997. 75. DSRSD Inactivated Recycled Water Mains. Inactivated DSR Approval of DSRSD recycled water mains have been installed in the vicinity of Improvement this project. Off-site recycled water main extensions to Plans connect to existing facilities not yet activated are required to be installed by ApplicanUDeveloper. An irrigation water service for this development shall be installed by Applicant/Developer to connect to any off-site extension and stub out to the property line adjacent to the irrigation 20 ~oY~iD1~12EXT . 11+;E~SIt"OATx: ~~ sc~~cl~ c4 ~ ~"~ .. - service tap, to allow for conversion when recycled water is available. Improvement plans shall include required recycled water improvements. 76. DSRSD Coordination for Required Fire Flows. DSR Occupancy of DSRSD ApplicanUDeveloper shall coordinate with the District Any Building and Alameda County Fire Department concerning required fire flows. The present interim water system is capable of providing a maximum of 3,500 gallons per minute of fire flow to the site. A future reservoir is anticipated to be constructed which will allow for a fire flow of 4,500 gallons per minute. ApplicanUDeveloper shall hold the District harmless over the use of an interim water system for fire protection. OTH ER CONDTTIONS 77. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Townhouse Homeowners Association and a Final Map patio home Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas, streetlighting and common areas. In the event that any such landscape azea falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 78. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to MM established for this development. The CC&Rs shall be Approval of Matrix approved by the Director of Community Development to Final Map and assure that: Approved Prior to Issuance of Any Building Permits a. Homeowners Associations are established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. 21 !.:.. ~vl+~rr>l+~ly ~ : s~o~r ~~I~:. :. . ~~:~~.,. ea~a4~ ': Prfor to c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with asingle- family unit, including the landscape areas located along Street "A", shall be maintained and kept in good order by the resident and/or owner of each residence. e. Where applicable, Homeowners Associations comply with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. £ Where applicable, Homeowners Associations 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. Where applicable, Homeowners Associations shall keep landscaping within the project at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. 79. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then a1I physical improvements within to issuance of each phase shall be required to be completed prior to building occupancy of units within that phase except for items permits/ specifically excluded in an approved Phased Occupancy Approved a Plan, or minor hand work items, approved by the minimum of 45 Department of Community Development. The Phased days prior to Occupancy Plan shall be approved by the Director of Occupancy of Community Development a minimum of 45 days prior to Affected Unit the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 80. Acknowledgment. ApplicanUDeveloper shall obtain a PL, ADM, Sale of any unit Standard written acknowledgment (secured from the individual B within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and 22 G+('iISIA?11'It)N~'EIt;T :. .. ItE'IPON. `..', WBIivI`fi ~tlittR. :cQ1trX ~raar Itk: understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 81. Private Streets. Applicant/Developer shall either: (I) PW Occupancy of Police Post private street areas in accordance with California Any Building Vehicle Code regulations; and/or (2) Address all traffic and towing issues in the Homeowners Association CC&R's to the satisfaction of the Director of Public Works. 82. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. PARK LAND -PAYMENT OF FEE/DEDICATION 83. The developer shall pay a Public Facilities Fee in the amounts and at the times set forth in the City of Dublin Resolution No. 32-96 including any subsequent resolution which revises such fees. SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 98-045 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available and on file in the Department of Community Development. (Some of the items require revisions as noted in other Conditions herein): 23 G''aE711"~'ItlF~+I''ll'~3~'I' l~M' ~ Ns . Bf~'[}R#E' '. M yy++~~ ~u~31~luY REYZ'D :., P'tior tn:. GENERAL CONDITIONS 1. Standard Conditions. The project shall comply with the PL, B Through Standard City of Dublin Site Development Review Standard Completion Conditions (Attachment 4). 2. Term. Approval of the Site Development Review shall PL Approval of Standard be valid for one year from approval by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of approval will continue to be met. (ApplicanUDeveloper must submit a written request for the extension prior to the expiration date of the Site Development Review.) 3. Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 4. Colors and Materials Board. Applicant shall submit a PL Issuance of Standard revised colors and materials board subject to approval of Building the Director of Community Development to reflect any Permits changes made during project review. 5. House Numbers List. ApplicanUDeveloper shall submit PL Issuance of Standard a house numbers list corresponding to lots shown on the Building Tentative Map. Said list is subject to approval of the Permits Director of Community Development. 6. Street Names. Street names shall not duplicate any PL, PO Approval of Standard names already being used in other segments of the City. Final Map Street names shall be subject to approval of the Director of Community Development and the Dublin Police Service. 7. Plot Plans. Plot Plans for each phase of the project and PL Issuance of Standard dwelling unit type shall be submitted by the Building ApplicanUDeveloper to the Department of Community Permits Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. Plot plans shall include pad elevations, unit number and type, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. Houses shall be developed as illustrated in the approved plotting plans. Variation of units may be considered, subject to approval of the Community Development Director. 8. Building Permits. To apply for building permits, B Issuance of Standard 24 ~`~. :.. i CU1+>~ITit)1st TEx'i' ~c~~vr :: w~::.. Poor t4' Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits 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. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. permits. 9. Air Conditioning Units. Air conditioning units and B, PL Occupancy PL ventilation ducts shall be screened from public view with of Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. Air conditioning units shall be located in accordance with the PD text. 10. Automatic Garage Door Openers. Automatic garage B, PL Occupancy PL door openers shall be provided for all dwelling units and of Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of--way. 11. Trash Receptacles. Plotting plans shall be submitted for PL Issuance of PL each unit showing a designated location for a trash Building receptacle and shall be subject to approval by the Permits Community Development Director. 12. Refuse Collection Areas. The refuse collection areas PL Approval of 279 within the project shall be reviewed by the refuse Improvement MM collection service provider to ensure that adequate space Plans Matrix is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. WAL LS AIVI) FENCING 13. Gates. Wherever possible, gates providing access to rear PL Issuance of PL or side yards shall be located so that they open onto the Building lot and the front yard area upon which they serve. Permits 14. Walls and Fences. All walls and fences shall conform to PL, PW Approval of PL Section 8.72.080 of the Zoning Ordinance unless Improvement otherwise required by this resolution. Plans / Construction/installation of common/shared fences for all Issuance of side and rear yards shall be the responsibility of Building Applicant/Developer. Construction shall comply with Permits fence detail submitted with the plans -solid wood fence between lots along property lines, and 18-inch lattice- 25 l,i~t :. l.i~LA~~~y;'~{ ~1 1 41x O 1 1T 1 ~ ~ :. .. ~` ~~v /Al' ' .: .4TLTR}1xRi~ • y {} ~ { ~ ~ ) ACsENCY , , ~ ~~~ ~~` ~rt4r''ta: work panel on sideyard wooden fences along a street. 15. Wall and Fence Heights. All wall and fence heights PL, PW Approval of PL shall be a minimum 6 feet high (except in those locations Improvement where Section 8.72.080 of the Zoning Ordinance requires Plans/ lower fence heights and where an 8-foot sound Issuance of attenuation wall is required). All walls and fences shall Building be designed to ensure clear vision at all street Permits intersections to the satisfaction of the Director of Public Works. 16. Level area on both sides of fence. Fencing placed at the PW, PL Issuance of top of banks/slopes shall be provided with a minimum Grading one-foot level area on both sides in order to facilitate Permits maintenance by the property owners. POLICE 17. Residential Security. The project shall comply with the PL, B, PO Occupancy Standard City of Dublin Residential Security Requirements. of Units LANDSCAPING 18. Final Landscaping and Irrigation Plan. PL, PW Approval of Standard Applicant/Developer shall submit a Final Landscaping Improvement and Irrigation Plan, conforming to the requirements of Plans/ Section 8.72.030 of the Zoning Ordinance (unless Issuance of otherwise required by this Resolution) for review and Building approval of all plant varieties and spacing, by the Director Permits of Public Works and the Director of Community Development. 19. Prior Comments. Location, number, and species of all PL, PW Approval of Standard landscaping materials shown on the above-referenced Improvement Plan shall be subject to the review and approval of the Plans/ City's Planning and Public Works Departments. Issuance of Building Permits 20. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Standard Varieties. The Final Landscaping and Irrigation Plan Improvement referenced above shall include fire-resistant and/or Plans/ drought tolerant plant varieties in the plant palette. Issuance of Building Permits 21. Landscape Vines. Clinging Vines shall be utilized PL Approval of PL adjacent to all community walls. Species which require Final support shall be used in conjunction with trellises or shall Landscape be replaced with self-clinging species. Plans 22. Front Yard Landscaping. Applicant/Developer or PL Within 6 PL homeowner shall install front yard landscaping for all Months of homes within 6 months following occupancy, unless Occupancy landscape plans are submitted to and approved by the 26 ~~~ M'aui' ' i I~'rit~c tts° Community Development Department which include a schedule for delayed installation. In no case shall front yards be left without landscaping for longer than 1 year following occupancy. This requirement shall also be included in the Homeowners Association CC&R's. 23. Lighting, Utilities, Drainage. Final landscape plans PL, PW Approval of Standard shall show location of all pedestrian lighting, utilities, Improvement drainage ditches, underdrains at bottom of slopes, and Plans/ cone of vision on. Add note to plans addressing planting Issuance of trees within the public service easements and avoiding Building conflict with utilities. Permits 24. Lighting. Lighting in landscaped areas throughout PL, PW Approval of Standard project shall be subject to review and approval of City's Improvement Landscape Architect, Planning, and Public Works Plans / Departments, in consideration of IES standards for Issuance of lighting in public/community areas. Building Permits 25. Slope Transitions. Adequate slope areas shall be PL, PW Approval of Standard provided in all landscaped areas between Improvement streets/roadways/curbs and fences to allow slope Plans / transition at top and bottom and adjacent to fences. Issuance of Building Permits 26. Monument Signs. Design of any monument signs not PL, PW Completion PL previously approved by the Director of Community of Development shall be approved by the Director of Improvement Community Development to assure compatibility with s design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 27. Backflow Devices. Backflow devices shall be screened PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading and/or berms. Permits 28. Standard Plant Material, Irrigation System and PL Occupancy Standard Maintenance Agreement. Applicant/Developer shall of Any Unit sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. STAN DARD'S 29. Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard approval allowing occupancy of any new home, the of Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: 27 l~i~. ! C(JN#3ITIt~N,.TEX~i' i ES~?Ol;'1. R . , :. U~12t;E 1 a. The streets providing access to the home shall be PL Occupancy Standard complete to allow for safe traffic movements to and of Unit from the home. b. All traffic striping and control signing on streets PW Occupancy Standard providing access to the home shall be in place. of Unit c. All street name signs on streets providing access to PL Occupancy Standard the homes shall be in place. of Unit d. All streetlights on streets providing access to the PW Occupancy Standard homes shall be energized and functioning. of Unit e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard which may create a hazard shall be completed to the of Unit satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. f. All homes and units shall have an illuminated house PL, PO Occupancy Standard number that is clearly visible from the middle of the of Unit street. g. The lot shall be finish graded, and final grading B Occupancy Standard inspection shall have been approved by the Building of Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set to grade to the approval of of Unit the Director of Public Works. i. The homes shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of Unit Department to allow occupancy. j. AlI fire hydrants in streets providing access to the F Occupancy Standard homes shall be operable to City and ACFD of Unit standards. k. All streets providing access to the homes shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Unit for fire engine circulation to the approval of the Director of Public Works and ACFD. I. All front yards of single family dwellings shall be PL Occupancy Standard landscaped. Common areas of the project shall be of Unit landscaped by phase. m. All mailbox units shall be at the back of the curb. PL Occupancy Standard of Unit n. Exterior lighting shall be provided for dwelling PL Occupancy Standard entrances and shall be of a design and placement so of Unit as not to cause glare onto adjoining properties. 28 PASSED, APPROVED AND ADOPTED this 9th day of February, 1999. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director 29 ORDINANCE NO. -98 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE REZONING OF PROPERTY LOCATED SOUTH OF CENTRAL PARKWAY, EAST OF TASSAJARA CREEK AND NORTH OF DUBLIN BOULEVARD (APN 986-1-1-10, PORTION) The City Council of the City of Dublin does ordain as follows: Section ] . Chapter 2, of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner: Approximately 28.9 net acres generally located south of Central Pazkway, East of Tassajara Creek and north of Dublin Boulevazd in the Eastern Dublin Specific Plan area (more specifically described as a portion of APN 986-1-1-10) are hereby rezoned from Medium Density Residential to Planned Development for the development of 295 dwelling units (10.20 dwelling units per acre), PA 98-063 Toll Brothers Emerald Glen #4 as shown and described on proposed Resolution _-98 approving and establishing Findings, General Provisions and Conditions of Approval (Attachment 1); and Staff Report dated to the City Council (Attachment 2) all of which are on file with the City of Dublin Department of Community Development, and are hereby adopted as the regulations and standards for future use, improvement, and maintenance of the property within this District. A map of the rezoning azea is outlined below: A'T'TACHMENT Section 2. This Ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the Councilmembers voting for and against same, in a local newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of , 1999, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: Deputy City Clerk Exhibit 1: Resolution -98 approving and establishing Findings, General Provisions, and Conditions of Approval Exhibit 2: Rezone Application Exhibit 3: Staff Report dated CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL ApplicanUDeveloper and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall 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". 2. An encroachment permit shall be secured from the Director of Public Works for any work done within the public right-of--way where the work is not covered under the public improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a Caltrans right-of--way or that impacts their facilities. 3. Applicant/Developer is responsible for the construction site and construction safety at all times. 4. Construction of the project shall be conducted so as to minimize the effect of the construction on the existing community and on the occupants of any new homes as they aze completed, as required by the Environmental Impact Report. Applicant/Developer shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: a) Offsite truck traffic shall be routed as directly as practical between the freeway (I- 580) and the job site, and as approved by the Director of Public Works. b) ApplicanUDeveloper shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. c) The construction site shall be watered at regular intervals during all grading activities. 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 offsite. Recycled or other non-potable water resources shall be used where feasible. d) Construction equipment shall not be left idling while not in use. ATTACHMENT e) All construction equipment shall be fitted with noise muffling devises. f) Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. g) Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned up on a daily basis. h) Excavation haul trucks shall use tarpaulins or other effective covers. i) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. j) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. k) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. 1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. All inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust. 3. Onsite vehicle speeds shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. 5. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. m) Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Limiting lane closures and detours to off-peak travel periods. 4. Providing ride-share incentives for contractor and subcontractor personnel. n) Emissions control of onsite equipment shall be minimized through a routine mandatory program oflow-emissions tune-ups. o) During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 5. Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which addresses the repair of any damaged portions of County roads, and/or contribution to future overlay projects. 6. Construction and grading operations shall 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. 7. Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the 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. 8. Applicant/ Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: a) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. c) During rough grading the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 9. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, ApplicanUDeveloper shall submit a biological survey of the project site (Preconstruction Survey). The Preconstrnction Survey shall be prepared by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. Applicant/Developer shall be responsible for the cost of the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty- one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. ApplicantlDeveloper shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstruction Survey or during project construction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. BONDS, SECURITIES & AGREEMENTS: 11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (50% of improvement costs) securities and a cash monumentation bond to guarantee the installation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits. 12. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. The Development Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 13. Applicant/Developer shall enter into an Improvement Agreement with the City for all project improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing onsite and offsite project improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 14. 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 Director of Public Works as necessary to insure restoration of the site to astable and erosion-resistant state if the project is terminated prematurely. 15. Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities by the City: a) All improvements and landscaping shall be installed as per the approved Improvement Plans and Specifications. b) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a declaration by the Project Landscape Architect that all work was done under his/her 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. c) Photo mylazs and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which aze tied to the City's existing mapping coordinates including all as-built plans prepazed by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads aze within f 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" _ 200' scale shall be submitted to the City for City mapping purposes. 16. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced with a Maintenance bond that is equal to 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, aze completed. 17. The Labor and Materials bond or security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. 18. Applicant/Developer, and any parties or individuals granted rights-of--entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal boazd, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 20. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for adjoining properties and easements which are no more than 6 months old as of the date of submittal shall be submitted as deemed necessary by the Director of Public Works. 21. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right of ways. 22. Layout and design of the project parking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. 23. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. 24. 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%. 25. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 26. 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. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. Applicant/Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of- entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. 29. The boundary of parcels and the exterior boundary of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works. 30. ApplicanUDeveloper shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. Applicant/Developershail install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. 32. Applicant/Developer shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. 33. Applicant/Developershail construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. 34. Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. ApplicanUDeveloper shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 35. Applicant/Developer shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available. 36. Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 38. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Pazcel Map. These easements shall allow for vehiculaz and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Pazcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas prior to occupancy of affected units. The plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public Works Department. 42. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection prior to occupancy of any building. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. ApplicantrDeveloper shall prepare a detailed drainage study of all proposed storm drain improvements of the project for review and approval by the Director of Public Works prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 44. For al] storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public Works. 45. Applicant/Developer shall provide an access road and turn-around and maintenance easement for access to all storm drainage detention facilities and trash racks. 46. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that are necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. 47. 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 azeas. 48. 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. 49. Storm drainage facilities for a drainage area less than 1 squaze mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage azea of between 1 square mile and 5 squaze miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 yeaz storm. 50. 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. 51. No buildings or other structures shall be constructed within a storm drain easement. 52. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall dischazge into an approved drainage facility, not onto slopes. 53. Applicant/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 shall determine which requirements shall apply. 54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fences/walls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. 55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 56. All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 57. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surchazge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the Applicant/Developer or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. 58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. 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. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. 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 and approved by the Director of Public Works. 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. 61. Applicant/Developer shall prepaze a Geotechnica] Investigation Report covering the project site for review and approval by the City prior to issuance of grading permit, and (as a minimum) shall design the grading plan based on the recommendations outlined in said report, and as required by the City's Grading Ordinance. 62. Prior to any grading of the site and filing of the Final/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 shall be prepared by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. 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 and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/Developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. 63. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and routes of travel for the Director of Public Work's approval. 64. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 65. In the 100-yeaz 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 elevation above the 100-year flood level. Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of grading permits. 66. Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, Applicant/Developer shall construct retaining walls along the reaz yard lot lines and/or side yard lot lines so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits. 67. Applicant/Developer shall not change the overall drainage patterns of the existing topography by the grading construction of this project. 68. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system or adjacent landowner shall grant a drainage easement. 69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved by the Director of Public Works. 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. TRAFFIC AND CIRCULATION: 70. Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works prior to occupancy of any building. 72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 73. All construction traffic and parking may be subject to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non-project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standazds of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign/naming plan for the internal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES (GENERAL): 76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval 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. Applicant/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. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan. 78. 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. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it 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, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 8l. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 82. Applicant/Develop shall 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. 83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) 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. 84. ApplicanUDeveloper shall maintain 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 at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. 85. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 86. Applicant/Developer shall minimize the removal of natural vegetation or groundcover 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 a detailed erosion control plan is reviewed by the Director of Public Works and implemented by the contractor. 87. The project improvement plans shall include storm water pollution prevention measures for the operation and maintenance of the project and shall be reviewed and approved by the Director of Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. 88. Applicant/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. 89. 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. Where feasible, landscaping should be designed and operated to treat stormwater ranoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite 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 as deemed necessary by the Director of Public Works. NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT): 92. 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 sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock aeeas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of stone 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. Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regulaz program of sweeping, litter control and spill clean-up. 94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 95. Trash enclosures and/or recycling azea(s) must be completely covered; no other area shall drain onto this azea. Drains in any wash or process azea shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 96. 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. 97. 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. 98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works For review and approval prior to the issuance of any building permits. 99. Restaurants must be designed with contained azeas 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 dischazge 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 shall be conducted in this azea. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 100. Commercial caz washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections aze subject to the review, approval, and conditions of the DSRSD. 101. Vehicle/equipment washers shall be designed so that 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. 102. 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 downspouts 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. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing azea, as defined above. The cover must not drain onto the fuel dispensing area. 103. Fuel dispensing azeas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be sepazated from the rest of the site by a grade break that prevents run-on of storm water to the extent practicable. The fuel dispensing azea is defined as extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less. 104. Most washing and/or steam cleaning must be done at an appropriately equipped facility that 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. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. 105. All loading dock azeas must be designed to minimize "run-on" or runoff from the area. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but aze not limited to, a regular program of sweeping, litter control and spill clean-up. 106. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDE5 (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common azeas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Pazcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stonnwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final buildin¢ and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a buildine Hermit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all pazking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or azchitecturally screened. £ That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the azchitecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., aze painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement mazking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior azchitectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. ATTACHMENT 6 k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 2. Final landsca~plans, irrigation system plans, tree preservation techniques, and guazantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circurristances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site aze minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f That all cut and fill slopes iin excess of 5 feet in height aze rounded both horizontally and vertically. g. That all cut and fill slopes ;traded and not constructed on by September 1, of any given year, aze hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date aze hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved aze fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regulaz irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in aca~rdance with approved plans and the conditions required by the City.