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HomeMy WebLinkAbout99-009 DubRchL-6 08-10-1999AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 10,1999 SUBJECT: PUBLIC HEARING -Dublin Ranch Residential Development PA 99-009 Vesting Tentative Map -Tract 6961, Dublin Ranch Phase I, Neighborhood L-6, Shea Homes Applicant (Report Prepazed by: Michael A. Porto, Consulting Planner) EXHIBITS: 1) Project Vesting Tentative Map 2) Resolution approving the Vesting Tentative Map ATTACHMENTS TO RESOLUTIONS: A) Public Works Standazd Criteria RECOMMENDATION: Approve the Vesting Tentative Map through adoption of Resolution, according to format below: 1) HeazStaffpresentation 2) Open public hearing on Vesting Tentative Map: A. Take testimony from the Applicant and the public. B. Question Staff, Applicant and the public. C. Close public heazing 3) Deliberate 4) Adopt Resolution relating to PA 99-009 PROJECT DESCRIPTION The proposed project is the last pazcel included with the Dublin Ranch Phase I development and involves 117 detached single family homes on approximately 24.0 acres and a 0.9 acre open space/landscape parcel. At this time the application includes only the Vesting Tentative Map (see Exhibit 1) for the project. The Site Development Review for the project is proposed to be submitted at a later date. BACKGROUND This project is located within the limits of the Eastern Dublin Specific Plan that was adopted by the City of Dublin in November 1993, and established land use designations for approximately 3300 acres of land east of the Camp Pazks military reserve. This project site was designated with the land use of "Single COPIES TO: Applicant: David Chadbourne, MacKay & Somps Property Owner: Kevin Peters, Shea Homes Planning Application File: 99-009 ITEM NO. g:pa99-009/pcsr Family Residential" in the Specific Plan The project site is included in the 1,037 acres originally owned by the Jennifer Lin Family, known as the Dublin Ranch project. Upon annexation into the City of Dublin in 1995, the Dublin Ranch project was Prezoned with a Planned Development overlay designation. Dublin Ranch Phase I, which includes this project as well as eight other neighborhoods (M1-M3 and L 1-LS), covers approximately 230 acres of the Dublin Ranch project. A Planned Development Rezone for all of Dublin Ranch Phase I was approved in Januazy of 1996, and was the first of three Planned Development approvals that have been granted by the City for the Dublin Ranch property. The second Planned Development approval was for the Dublin Ranch "Area A" project, which was approved in December of 1997, and the third was for the Dublin Ranch "Areas B-E", and was also approved in December of 1997. The approval of the Planned Development Rezone for Phase I in 1996 included a Development Plan that depicts the approved development concept, and establishes regulations for the use, development, improvement, and maintenance of the property within Dublin Ranch Phase I. The approved Planned Development (PD) Rezone and Development Plan are consistent with and reinforce City goals and policies by providing development of housing in the appropriate density range and by reserving public and private open space azeas, as required by the General Plan and Eastern Dublin Specific Plan. A Master Tentative Map (Tract 6925) for the Phase I site was approved by the Planning Commission in January of 1998, which subdivided the azea into several large parcels, resulting in the seven neighborhoods which were further subdivided and approved by the City in December 1998, and this project which will be the final neighborhood. This project was not further subdivided at that time and included in the earlier approval due to its location adjacent to the City of Pleasanton water tank site and the developer's desire to finalize discussions with the City of Pleasanton and Dublin San Ramon Services District concerning the site before it was further subdivided into individual lots. A Development Agreement and CC&R's for the Dublin Ranch Phase I project were both approved in May 1999 and also include this project. Approval of the current project proposal, Vesting Tentative Map for Tract 6961-Neighborhood L6, will conclude the Planning Commission actions necessary to implement the Eastern Dublin Specific Plan for Dublin Ranch Phase I. PROJECT ANALYSIS The project site is bounded on its west side and north side by an open space parcel which separates it from Dublin Ranch Tract 6962-Neighborhood M1. This open space parcel was created with the Master Tract Map for Phase I. A City of Pleasanton water tank site is also located along a portion of the westerly boundary. The project site is bounded on the east side by a future open space/stream corridor and also Dublin Ranch Tract 6956-Neighborhood L1, and on the south side by North Dublin Ranch Drive. The site topography consists mainly of open grassland. A ridgeline running pazallel to Tassajara Road separates this neighborhood from the medium density land use areas of the Phase I development located to the west. This project is proposed in the low flatlands just beyond the ridgeline. This project will become a part of the six Dublin Ranch Phase Ilow-density neighborhoods (L-1 through L-6), along with the previously approved elementary school and park sites, and additional open space aeeas. Site Development Review approval is not requested at this time, however the subdivision has been designed for conventional single-family homes. The lot sizes generally range between 6,000 square feet and 12,000 square feet with the average being 7,050 square feet. This is consistent with the previous Master Tentative Map approval. The approval of the tentative map for this project, without approved home designs, is not in conflict with the purpose of the Site Development Review process, in that the orderly, attractive, and harmonious development of the site has been analyzed with the lot and street layout, and will be further analyzed at the time that an application is made for Site Development Review of homes. Phasing The homes in this neighborhood may be constructed in phases. As required by the Eastern Dublin Specific Plan, specific infrastructure requirements for the project will be determined with preparation of improvement plans. Additional information regazding infrastructure sequencing has already been addressed in the Development Agreement approved for the Dublin Ranch Phase I project. The proposed Condition of Approval #55 requires that all physical improvements within each phase be completed prior to occupancy of units within that phase. This will ensure that homeowners have adequate vehicular access and that no units are occupied until the adjoining azea is finished, safe, provided with all reasonably expected services and amenities, and completely sepazated from continuing construction activity. Dublin Ranch Design Theme This project will incorporate key elements of the Dublin Ranch design theme that have been used in the other Dublin Ranch Phase I neighborhoods, such as the stone pilasters with the Dublin Ranch logo plaques and open rail fences which have been repeated throughout the project. Landscaped parkways will be provided in this project between the sidewalks and the roadways similar to the rest of the Phase I projects, with a double row of shade trees planted on each side of the sidewalk along collector streets, to provide a pedestrian friendly environment and sense of community. This neighborhood will create its own identity through the use of a single species of street tree unique to this project. Landscaping adjacent to rail fences abutting open space will act as a transition to the natural landscape and intermittent stream corridors. Native oak trees have been incorporated into the Dublin Ranch plant palette to reflect the historical landscape of the azea. Open grasslands will also be maintained azound the project to help preserve some of the natural scenery. Pedestrian paths within the surrounding stream corridors and greenbelts will promote views of the open space areas and stream corridors, advance the use of site amenities by its residents, and encourage appreciation of the site's natural resources. The designated trails, pazkways, circulation and recreation facilities aze consistent with the goals of the General Plan and Specific Plan, by providing open space for outdoor recreation, as well as for resource preservation. Maintenance of Open Space/Landscaping The City generally is responsible for maintenance of landscaping within the street right of way that it accepts for dedication. However, to provide a consistent landscape theme between the interior of the project and the arterial streets, a variation of the typical maintenance policy is proposed. This is the same policy that was approved with the other Phase I neighborhoods. The Community Homeowners Association that was already created with the other neighborhoods will be responsible for maintaining the open space area and all project landscaping along public streets proposed within this neighborhood. The City will still maintain the public streets except for the landscaping. The maintenance requirements have already been included in the homeowner CC&R's approved for the Phase I project, and require that the homeowners association maintain the landscaping within the project in a coordinated manner. Structures on Lots 1,2 and 19-55 will all be within the Wildlife Management Plan area. These lots will be required to meet special conditions for construction and landscape design as outlined in Condition of Approva142(b). Walls and Fences Six foot high solid wood fences will be constructed between residential lots. Some side-yazd azeas and exterior lot lines will have masonry perimeter walls of the same material as the exterior community walls, to complement the project's architecture. Finally, two- and three- rail open fences have been designed to be used within residential azeas, as well as along streets abutting open space azeas, to allow views of the open space azeas and provide a transition between the urban and the natural landscape. Details of these fences and walls will be submitted for review and approval of the Planning Commission along with the Site Development Review application. VESTING TENTATIVE MAP Circulation is provided to this neighborhood primazily by the public collector street North Dublin Ranch Drive, which loops through the center of the Dublin Ranch Phase I site and connects the site to Tassajaza Road. Round Hill Drive is the central street in this project site and is accessed from North Dublin Ranch Drive. Improvements proposed with the Vesting Tentative Map, along with the Conditions of Approval, provide for the site flood control, street improvements and utilities. Street improvements, an open space/landscape parcel and right-of--way dedications are shown in detail on the Vesting Tentative Map (Exhibit 1). Requirements of the affected utilities and special districts have been incorporated into the Conditions of Approval as part of the required "will-serve" commitments. ENVIRONMENTAL ANALYSIS This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin Specific Plan azea, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993 (see Background Attachment). The General Plan/Specific Plan EIR is a program EIR, which analyzed the environmental issues related to the land use locations, development plans & policies contained in the Eastern Dublin Specific Plan. The EIR also anticipated several subsequent actions related to future development in Eastern Dublin. The EIR did identify some impacts from implementation of the General Plan/Specific Plan that were not able to be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for several impacts, some of which relate to this project (e.g., visual impacts). The City also adopted a mitigation monitoring program, which included 4 several measures intended to reduce impacts from the development of the Eastern Dublin area. These mitigation measures apply to project approvals and actions at various stages in the development process, and will be applied to this project as applicable. The timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix, attached as a Background Attachment. Supplemental environmental studies addressing new environmental effects at the project level have also been prepazed. In each case, studies have determined that the project will not have any additional significant environmental impacts which were not evaluated in the earlier EIR. Recommendations from the supplemental studies are included in the project description and/or aze reflected in the conditions of approval. Further discussion of the pertinent issues appeazs below. Traffic A traffic study was previously conducted for this project along with the other neighborhoods which make up Dublin Ranch Phase I. It identified several impacts, however the impacts and related improvements were previously addressed in the certified Program EIR. Mitigation measures of the EIR required traffic improvements and fees to mitigate any significant impacts. The most recent traffic study identified improvements associated with this neighborhood, which have been made conditions of the project and are within the scope of the mitigations identified in the EIR. Visual A supplemental visual analysis of this project was conducted along with the rest of Dublin Ranch Phase I at aproject-specific level to determine whether the project design complies with the mitigation measures of the EIR and whether any additional visual impacts or mitigation measures would be required. The study also evaluated the project design in terms of the Specific Plan visual policies. Several design guidelines and development standazds have been proposed as part of the project, and made conditions of approval. No additional significant impacts beyond those addressed in the Program EIR were identified for the project. A copy of the EIR and the supplemental environrental studies regazding these issues are incorporated in this Staff Report by reference (copies are available for review at the Dublin Planning Department, 100 Civic Plaza, Dublin, CA 94568). As a result of the review of the certified EIR and addenda, and an analysis of pertinent project-level environmental issues, it has been determined that the proposed project will not have any new significant effects on the environment which have not been analyzed adequately in an earlier EIR pursuant to applicable standards. To this extent, the project is within the scope of the Program EIR. All mitigations from the Program EIR and all recommendations from the supplemental studies aze included in the project description and/or conditions of approval, and no new Mitigation Measures are necessary. Therefore, the attached draft Planning Commission Resolution includes appropriate findings. CONCLUSION This application has been reviewed by the applicable City Departments and agencies, and their comments have been incorporated into the Conditions of Approval. The proposed project is consistent with the purpose, intent, and requirements of the City's Zoning Ordinance, the approved PD Rezone and Development Plan, the Dublin General Plan, and the Eastern Dublin Specific Plan, and completes several of the actions necessary to implement the Eastern Dublin Specific Plan. Staff recommends the Planning Commission approve the proposed Vesting Tentative Map through adoption of the attached Resolution. BACKGROUND 1. Dublin General Plan* ATTACHMENTS: 2. Eastern Dublin Specific Plan* 3. EIR for Eastem Dublin Specific Plan & General Plan Amendment (including Addendum dated May 4, 1993) SCH# 91103064; and Addendum dated August 22, 1994* 4. City Council Resolution Certifying Eastern Dublin Specific Plan and General Plan Amendment Program EIR (Resolution # 51-93)* 5. City Council Resolution adopting Eastern Dublin Specific Plan and General Plan Amendment; adopting findings and approving overriding considerations; and adopting Mitigation Monitoring Program ("Matrix") for EDSP EIR (Resolution # 53-93)* *Attachments not included, but incorporated by reference and available at City of Dublin Planning Department (g: pa98045\PCSR.doc) 'JX4Nyn6 OM1~'Jxw mla OM'I~OWYiJxipxJ lwJ YINNOfIIYJ ~N I10f14 S~uM/M ~o~ ~ ~ g SJIIIOS~ 1tlN11tl111 5989 Yatl71Y - dtl{~i 3AI,Ltl,LN3.L `JNL153A •vm~ l 5 YYIIYY A~/IY^IY aup aSEi;d-i.~a uB~j uii (~TiQ a71 ,LN~Wd073A8Q NI'IH(1Q HSSNI I~1 ~~ ~~~ ~ ~. j lA".l q. ~l~ ~~ - >- ~ E ~ ~~ L'~ J 2 J e. 6 £ d Q 1 i ~~ 4 ~ `~' A s Y ~. b ~ $ s _ y3 3 S ~ ~ ~ ~ ' a ~ ~~~~ F ~a a ga ~ ~?a w ~ ~ ~~~ e Y ~ ~ <3 s 3RD k~bfLY b ~ yF B Y~ ~ b~ Z ~ ~it R~~~s ~ a~~ = a na na - ca $$55 3 Y xC Y k~ ~~ a uy ~~ s v~ w ~ v ~~ ~ y s ~ oA e~ F ~ v ~v ~z~~ ~~~_~~~~~ F yu ~ ~ ~ ~ ~d 83 3a :Y ~d w F a a 8~ a .& .-a ~~ ~y -"w a ~e9~a"• b: y SY Yy~y'7 Y..~y R e II" ~Y ~ Yg7~~~ i pd 95 a° a ~~~~=~ ~ ~~ ~ b' `a' b.;5~ pi 4Y q? ~~ Yl~i.y_i ~ A 6 lag ~ 6 :-~4~i ~ in k~ H9 i d ~a `~2 ~ 4yY J y~Ny Y ~$ a8 ~d 5~~ ~: ~d4 ~Yi~ i tY ~4 ~ ~, ~ ~ b ~pEg ~ ~fl ~ ~i 4 r ~ ~ ~y~~~~ p ~~~~~ 3 s I' c7 I~Jry Vd 0.I ~< m~ ~ jf ~~~ ~.9 ~~~ ~~~~ 111~~lil+i ~ ~#°-x-~ ` _ ~/ y w _ ~ Q y ~; Q ~y v\ V ¢¢,„.~ ~ ~ _ 4s~r ,' ^, ~ C 396 l~VbJ_ D ~"13~2iVd ~ ~~ ~ I \ i ~ ~ ~ 't .. .. ~ x i r_ ~~ ~~..I i ; ~ T~ <e ~ l:.] l' i L~ 7 I u ~+a mwna +w'nWx7+wwx W Olxp¢w oaco-ae - (aa) r ~.m..•eae VINb03iT'J 'NltanO oin•aw.ne aim.ervivnrviaxe ~w~ Sa a ~ 4 .,~ ~ SdWG$$11QI~dW T969 ,L~tlN,1 -,LIHIHX3 ~NlQtlii~ A2IVNIWI733d ~~ ~ F ~ ~ ~ro Y Y~V^ auk aSegd u~ueg ui14nQ X71 ,LN3N1d013A3Q NI1fl(1Q HSSi^I A I it 9 ~ am" ~`~ ~' ~ ~ ~ ~ t 1 ~" ~ ~' ~ ) y N~ I ;g O t ' ~~ c ij [9~3 ~ gBt ~ ~, a oN Am i , e = '~ F: y~~ f( 33 0 ~ ~~~ ~ N- $ ~ ~p ~ ~ ~ e il~pjit~~~0 tit p o~ $ ~ ~ gli' 9 ~ ~-. 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Uyp`y J-.IVtlJ_ a ~3~add- ( i 0464 J..072i1 D "13021Vd ~~ ~,; i j:' i / / ,' i / '%i i / : / . ;,. --~., i,~ is-/. / ~ ~ Y.O ~~; , m ~ ~ _~ `° ~~, U U Jt ~ ~ Q~ RESOLUTION N0.99 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6961- Neighborhood L6) PA 99-009 WHEREAS, Kevin Peters, on behalf of MSSH Dublin Development, LLC (Shea Homes), has requested approval of a Vesting Tentative Map, to subdivide a 24.9 +_ acre parcel and develop a residential subdivision with 117 lots, and private access and landscape parcels, in the Eastern Dublin Specific Plan azea; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"); and WHEREAS, the Planning Commission did hold a public heazing on said application on August 10, 1999; and WHEREAS, proper notice of said public heazing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Vesting Tentative Map, subject to conditions; and WHEREAS, a Development Agreement has been previously approved prior to recordation of Final Subdivision Map 6925 and 6960 which created the master parcel as required by the Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. .~.~ ,-. 4 ~wd Y.u`~W!~ ~ ~` 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicanUdeveloper and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 6961 for Neighborhood L-6 of Dublin Ranch Phase 1, PA 99- 009, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of buildine permits or establishment of use and shall be subject to Deparhnent of Community Development review and approval The following codes represent those departments/agencies responsible for monitorine compliance of the conditions of approval: IADMI Administration/City Attorney lBl Building division of the Community Development Department, IDSRI Dublin San Ramon Services District lFl Alameda County Fire DeoartrnenUCity of Dublin Fire Prevention, IFIN} Finance Departrnent, IPLI Planning division of the Community Development Department, 1P01 Police. fPWI Public Works Department. VESTING TENTATIVE MAP shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria (Attachment A). In the event of a Plans through conflict between the Public Works Criteria and these completion Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 6961 - Improvement Neighborhood L6 is conditioned upon the requirement Plans through that the development be consistent with the approved completion Planned Development (PD), PA 95-030 and PA 96-038, 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). 4. Fees. Applicant/Developer shall pay all applicable fees in Various Various 31-33, 47, effect at the time of building permit issuance, including, times, but no 266 but not limited to, Planning fees, Building fees, Dublin later than MM San Ramon Services District fees, Public Facilities fees, Issuance of Matrix Dublin Unified School District School Impact fees, Public Building Works Traffic Impact fees, Alameda County Fire Services Permits 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. Applicant/Developer shall enter into an affordable housing agreement for the provision of affordable housing in accordance with Chapter 8.68 of the Dublin Municipal Code. 5. 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. 6. Fire Codes and Ordinances. All project construction F Through Standard shall conform to all fire codes and ordinances in effect at Completion the time of building permit. 7. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building September 1997, the City of Dublin General Plan, all Permits applicable Specific Plans and Development Agreements. 8. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standazd Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 9. Solid WasteBecycling. Applicant/Developer shall ADM On-going 103, 104, comply with the City's solid waste management and 105, 279 recycling requirements. MM Matrix 10. 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. 11. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standazd documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 12. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM portion of it in a Landscape and Lighting Assessment Matrix District or similar assessment district, and further waives any right to protest the annual assessment for that District. ApplicanUDeveloper shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 13. Water Quality Requirements. All development shall PL, PW Approval of ESDP meet the water quality requirements of the City of Final Map EIR MM Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 Runoff Clean Water Program to the satisfaction of the & 55.0 Director of Public Works. DTD~ , ..IUI~T~,A1~DiIMP. MTk~t'~'~? 14. Public Service Easement Dedications. PW Approval of Standazd Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the right of way on both sides of all streets. 15. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Final Map street improvements in the curb return area shall be located within the public right of way or as otherwise approved by the Director of Public Works. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to recordation of the Final Map. 16. Improvement and Dedication of Round Hill Drive, PW Recordation PW Ledgewood Terrace and Penwood Lane. of Final Map Applicant/Developer shall dedicate to the City of Dublin and Approval the roads labeled as Round Hill Drive, Ledgewood of Terrace and Penwood Lane (or alternatively approved Improvement street names) for public street purposes (46' wide right of Plans way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 6961 -Neighborhood L6, dated March 1, 1999. A 5' wide sidewalk shall be constructed on both sides of the streets. 17. Improvement and Dedication of Hobstone Place and PW Recordation PW Woodvale Place. ApplicanUDeveloper shall dedicate to of Final Map the City of Dublin the road parcels labeled as Hobstone and Approval Place and Woodvale Place (or alternatively approved of street names) for public street purposes (44' wide straight Improvement right of way and 47' cul-de-sac bulb radii) and shall Plans improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 6961 -Neighborhood L6, dated March 1, 1999. A 5' wide sidewalk shall be constructed on both sides of the streets. 18. Relinquishment of Access Rights to North Dublin PW Recordation PW Ranch Drive from Lots 2 and 3. Applicant/Developer of Final Map shall relinquish all access rights to North Dublin Ranch Drive from Lots 2 and 3. 19. [Offsite] Improvement and Dedication of Extension of F, PW Recordation PW Penwood Lane for Two Access Points. Due to the of Final Map number of units proposed for construction on this site, and there shall be a minimum of two access points to serve the Approval of subdivision. If not already accomplished by prior Improvement development, ApplicanUDeveloper shall dedicate to the Plans City of Dublin an extension of Penwood Lane from the eastern boundary of Tract No. 6961 -Neighborhood L6, through Tract No. 6956 - Neighborhood Ll, to North Dublin Ranch Drive, for public street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb to the satisfaction of the Director of Public Works. A 5' wide sidewalk shall be constructed on both sides of the streets. 20. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925. A street lighting plan which demonstrates Plans 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. 21. Retaining Walls. Fences which aze proposed on top of PL Approval of PL any retaining walls that aze greater than 30" high shall be Improvement offset a minimum of 1' to provide planting azeas. Plans 22. Title 24 Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State Title 24 Improvements requirements and City of Dublin Standazds. 23. Public Access Easement, Private Joint Access PW, F Approval of PW, F Easement, Private Sanitary Sewer Easement and Final Map Public Service Easement Dedication. ApplicanUDeveloper shall dedicate Parcel "A" as a 22' wide public access easement, private joint access, private sanitary sewer and public utility easement from the intersection of Ledgewood Terrace and Round HiII Drive to the private landscape Parcel "Y" of Tract No. 6961 (Parcel "X" of Tract No. 6925) and shall improve the access road to a minimum of 20' from face of curb to face of curb, to the satisfaction of the Director of Public Works and Alameda County Fire Department. 24. Private Landscape Parcel Dedication and PL, PW Approval of PW Improvement. The Private Landscape Parcels "B" and Final Map "Y" of Tract No. 6961 shall be dedicated and improved by and Applicant/Developer and maintained by Community Improvement Homeowners Association to the satisfaction of the Plans Director of Public Works. The Community Homeowners Association shall also maintain the said pazcels "B" and "Y" to the satisfaction of the ACFD, Director of Public Works and Community Developer Director. 25. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 26. 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. ~I atC'~'I~,S 27. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, and Permits project Development Agreement including any subsequent resolution which revises such fee. The amount of the "Neighborhood Parks, Land" dedication for this project is 0.5616 acres that is part of the total Phase I park dedication obligation of 3.56 acres referenced in the signed development agreement. 28. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any action Standard and any parties or individuals granted rights-of--entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings 29. Landscaping in Parks, Open Spaces and Stream PW, PL Occupancy of PW Corridor Parcels. The landscape improvements for parks, Any Building open spaces and stream corridor parcels shall be installed by Applicant/Developer concun•ently with the development of the adjacent residential pazcel, unless otherwise specified by the City Manager or the Dublin Ranch Phase I Development Agreement. Restoration establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. 30. Landscaping Fire Buffer Zone. The landscape plans PL, PW, F Completion of PW shall include a Fire Buffer Zone along the easterly (lots Improvements 19-30), northerly (lots 30-41) and westerly (lots 1, 2, 41- 55) boundary lines of the subdivision to prevent the spread of fires as specified in the Wildfire Management Plan. 31. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping afrer 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 Community Homeowners Association. 32. Lighting and Landscape Maintenance Assessment PL Recordation PW Districts. Applicant/Developer is responsible for lighting of Final Map and landscape maintenance through updating the Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. INS..: ..... 33. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of PW which are greater than 10 feet vertically shall be no steeper any Grading than 3H:1 V unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H:1 V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the approved Planned Development, PA 95-030 and PA 96-038, for Tract No. 6925 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 34. Graded Slopes/Erosion Control. All graded slopes PW On-going PW which are not to be developed shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. 35. Grading of Lots 30-40. Wherever possible, sliver fills on PW Issuance of PW Lots 30-40 shall be eliminated and/or minimized, to the any Grading satisfaction of the Director of Public Works. Permits 36. Graded Berm along West Side of Project (Lots 41-51 PW Issuance of PW and 69). The graded berm along the west side of the any Grading project (Lots 41-55) shall be designed so that the lots are Permits screened from the view below as required in the Planned Development approval, and shall be to the satisfaction of the Director of Public Works. TRAE ~TC ,AAA ~G1HCIl~TION . 37. Four-Way STOP Sign at the Round Hill Drive/ PW Approval of PW Woodvale Place/Penwood Lane intersection. Improvement Applicant/Developer shall install afour-way STOP sign at Plans the Round Hill Drive/Woodvale Place/Penwood Lane intersection . 38. Two-Way STOP Sign at the Round Hill Drive/Nort6 PW Approval of PW Dublin Ranch Drive intersection. ApplicanUDeveloper Improvement shall install atwo-way STOP sign at the Round Hill Plans Drive/North Dublin Ranch Drive intersection . 39. STOP Sign at the Round Hill Drive/Ledgewood PW Approval of PW Terrace intersection. ApplicanUDeveloper shall install a Improvement a STOP sign on Ledgewood Terrace at the intersection Plans with Round Hill Drive. 1~ . £t~L,,.... '. .~~' ' !. 40. 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, ApplicanUDeveloper shall provide a second street access into all proposed residential developments. ApplicanUDeveloper shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 41. ACFD Rules, Regulations and Standards. F Issuance of 74 ApplicanUDeveloper shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standazds, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 42. 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 April 28, Permits 1999, 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 on Lots 1, 2 and 19-55 are within the Wildfire Management Plan area and shall meet the requvements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. Structures on Lots 1, 2 and 19-55 shall be protected by the installation of an automatic fire sprinkler system designed, installed, tested and maintained to NFPA 13D and 25 Standards. Permits, plans and calculations shall be submitted for review and approval prior to installation. All permit fees shall be paid in full prior to review of plans or inspection of system. 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. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet. e. Fire hydrants shall be located in accordance with the requirements referenced in a memorandum from ACFD dated April 28, 1999, and shall be so spaced that the approximate distance between them does not exceed 350 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. f Plans may be subject to revision following review. 43. 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 44. 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. biJB~ , .. AT~I ~ YICE~DISTRICT.(DS1iSD) ' 45. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 46. Responsibilities for Subdivider. ApplicanbDeveloper 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". 47. District Water Facilities and Major Infrastructure. DSR, PW Recordation DSRSD ApplicanUDeveloper shall cooperate and negotiate in good of Final Map faith with DSRSD concerning land needed for water and Approval facilities and major District infrastructure. of Improvement Plans 48. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of the DSRSD as shown in their letter dated May 26, 1999, including: Gediei^uI`~ariilltiiu>i to a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design and Permits Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-yeaz maintenance costs as well as other conditions within a sepazate agreement with ApplicantlDeveloper 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 looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standazd Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement dedications for Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading DSRSD. Permit or Site Development Permit g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD instrument irrevocably offered to DSRSD or by offer of dedication Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD 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 permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, ApplicantlDeveloper 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. Applicant/Developer shall allow at least 15 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 conditions herein have been satisfied. all DSRSD requirements I. 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. 49. DSR SD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRRRD within this area aze also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 50. 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 infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the fuwre to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 51. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities not yet activated shall be required. Recycled water irrigation service taps and lines for this development shall be required to connect to onsite and offsite recycled water mains and extended to the property line, to allow for conversion to the recycled water system 12 required recycled water improvements DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of Eastern Dublin Facilities Plan Update, June 1997, and Improvement policies of the Board of Directors require that recycled Plans water be provided to the Eastern Dublin area including Dublin Ranch, and potable water infrastructure has been sized reliant on this. The statement on Page 6 of the Vesting Tentative Map project description that states that recycled water "may" be available from the DSRSD wastewater plant shall be corrected accordingly to the satisfaction of the DSRSD. Additionally, the suggestion that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common aeeas. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to updated as needed for this development to the satisfaction Approval of of the Director of Community Development, the Director Final Map and of Public Works and the City Attorney. Approved Prior to Issuance of Any Building Permits Phased Occupancy Plan. If occupancy is requested to PL, B Submitted occur in phases, then all physical improvements within prior to each phase shall be required to be completed prior to issuance of occupancy of units within that phase except for items building specifically excluded in an approved Phased Occupancy permits/ Plan, or minor hand work items, approved by the Approved a Department of Community Development. The Phased minimum of Occupancy Plan shall be approved by the Director of 45 days prior PW MM'S Matrix 13 Community Development a minimum of 45 days prior to to Occupancy the request for occupancy of any unit covered by said of Affected Phased Occupancy Plan. Any phasing shall provide for Unit 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 cash bond for the value of the deferred landscaping and associated improvements. 56. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any Standard written acknowledgment (secured from the individual B unit within a property owner) acknowledging the continuance of phase construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. ApplicanUDeveloper 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. 57. Street Sign/Naming Plan. A street sign/naming plan for PL Approval of Standard the internal street system shall be submitted and shall be Improvement subject to review and approval of the City Council. No Plans single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without a street name change for subsequent changes in direction, unless otherwise approved by the Director of Public Works. 58. Postal Service. ApplicanUDeveloper 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. 14 PASSED, APPROVED AND ADOPTED this 10th day of August 1999. AYES: NOES: ABSENT: ATTEST: Community Development Director G:\pa#\99009\PCRESL6 Planning Commission Chairperson 15 ATTACHMENT A CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Applicant/Developer 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: 1. ApplicanUDeveloper 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". 1. 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 are 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) Applicant/Developer 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. page 1 rev. February 24, 1999 d) Construction equipment shall not be left idling while not in use. 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. ApplicanbDeveloper shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement page 2 rev. February 24, 1999 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, Applicant/Developer shall submit a biological survey of the project site (Preconstruction Survey). The Preconstruction page 3 rev. February 24, 1999 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. Applicant/Developer 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, ApplicantrDeveloper 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 standazd time of two and one half (2 1/2) yeazs 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 Pazcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount page 4 rev. February 24, 1999 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 are tied to the City's existing mapping coordinates including all as-built plans prepared 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 declazation 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 are within t 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, are 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 ApplicantrDeveloper, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning page 5 rev. February 24, 1999 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 ApplicanUDeveloper'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/Pazcel 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, standazds, 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/Pazcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylazs 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 aze 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 standazds 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%. page 6 rev. February 24, 1999 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. Applicant/Developer shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. ApplicanUDeveloper shall 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. ApplicanUDeveloper 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/Developer shall 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 page 7 rev. February 24, 1999 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. Applicant/Developer 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) prior to issuance of grading permits and 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/Parcel Map. These easements shall allow for vehicular and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel 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. page 8 rev. February 24, 1999 42. The landscaped common azeas 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 azeas. All landscaped azeas shall be subject to the City's Water Efficient Landscape Regulations. 43. Applicant/Developer shall prepaze 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 all 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-azound 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 aze 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 azeas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 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 azea less than 1 square mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square 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 year 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. page 9 rev. February 24, 1999 52. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharge 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 surcharge) 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 page 10 rev. February 24, 1999 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 Geotechnical 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/Pazcel 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-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (I') 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. page 11 rev. February 24, 1999 66. ApplicantDeveloper 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, ApplicanUDeveloper shall construct retaining walls along the rear 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. ApplicanUDeveloper 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. ApplicantDeveloper 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 ApplicanUDeveloper under the direction of the City's Director of Public Works prior to occupancy of any building. 72. ApplicantDeveloper 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. ApplicantDeveloper 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. page 12 rev. February 24, 1999 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards 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 cleazing, 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. 81. 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. page 13 rev. February 24, 1999 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. Applicant/Developer 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 Handbool~ 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 page 14 rev. February 24, 1999 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 runoff. 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 dischazge to the sanitary sewer. Sanitary sewer connections aze subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regular 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 area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not dischazge 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. page 15 rev. February 24, 1999 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 dischazge to the storm drains; wash waters should be collected and dischazged 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 areas for cleaning mats, equipment and containers. This wash azea must be covered or designed to prevent "run-on" to, or runoff from, the azea. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this azea. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should dischazge to the sanitary sewer. Sanitary sewer connections are 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 aeeas 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 azea within the grade break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing area. page 16 rev. February 24, 1999 103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated 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 appropriate-y 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 dischazge of soaps or other pollutants to the storm drain. Sanitary sewer connections aze subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the dischazge. 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 storrnwater 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. NPDES (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 areas 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/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. page 17 rev. February 24, 1999