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HomeMy WebLinkAboutPCReso 99-04 PA98-063 Toll Bros SDR/VTmap Tract 7084 RESOLUTION NO. 99 - 04 A RESOLUTION OF THE PLANNlNG COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR PA 98-063 TOLL BROTHERS (TRACT NO. 7084) WHEREAS, Toll Brothers, Inc., has requested approval of a Planned Development Rezone (Attachment 1), Vesting Tentative Map Tract No. 7084, and Site Development Review (Attachment 2), for a residential development consisting of 143 single family dwellings (100 single family detached homes and 43 patio homes with reciprocal sideyard easements) and 152 townhouses on approximately 28.9 net acres, including a recreation complex and tot-lot, in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for the above noted Tentative Subdivision Map, Site Development Review (including Preliminary Landscape Plan (Attachment 2), and Planned Development Rezone are available and on file in the Department of Community Development; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 9, 1999; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a StaffReport was submitted recommending that the Planning Commission approve the Vesting Tentative Map and Site Development Review, subject to conditions, and that the Planning Commission recommend that the City Council approve the Planned Development Rezone; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the conditions of approval of the Tentative Map and the Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map: 1. The Toll Brothers Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Toll Brothers Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Planned Development Medium Density Residential. 3. The Toll Brothers Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on approximately 28.9 acres of relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD and Alameda County. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application (PA 98-063), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions for the project which allow for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with architectural considerations (including the character, scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract No. 7084, and Site Development Review for PA 98-063, subject to the following Conditions of Approval and subject to City Council approval of the proposed Planned Development Rezone and Development Agreement:: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN/ Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, Public Works Department. VESTING TENTATIVE MAP Standard Conditions of Approval. Applicant/Developer shall comply with the Conditions of Approval for the Vesting Tentative Map for Parcel Map No. 7355. In the event of a conflict between the Conditions of Approval and these Conditions, these conditions shall prevail. Standard Public Works Conditions of Approval. Applicant/Developer shall comply with all applicable City of Dublin Standard Public Works Conditions of Approval (Attachment 3). In the event ora conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. Approval of Vesting Tentative Map. Approval of the Vesting Tentative Subdivision Map for PA98-063 (Tract No. 7084) is approved to subdivide an existing portion of APN986-0001-001-10 into individual parcels for 143 single family homes, a tot-lot and 24 lots for 152 townhouses, a recreation complex, and is conditioned upon the requirement that the development be consistent PW PW Approval of Standard Improvement Plans through completion Approval of Standard Improvement Plans through completion Approval of PW Final Map with the approved Planned Development (PD), PA 98- 063, including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(l). This approval shall conform generally to the Tentative Map prepared by RJA & Associates dated January 12, 1999, unless modified by the Conditions of Approval contained herein. Filing of Parcel Map No. 7355. Applicant/Developer shall file Parcel Map No. 7355 for recordation and secure required improvements. The parcel map shall split this project from the remainder of the Santa Rita Property and shall dedicate to the City of Dublin the right of ways for Dublin Boulevard, Central Parkway, Gleason Drive, Tassajara Road and Park Drive. PW Approval of PW Final Map EIR. Applicant/Developer shall comply with all applicable action programs and mitigation measures of the Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental Impact Report (EIR) that have not been made specific Conditions of Approval. PL Approval of Improvement Plans through completion Standard Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, 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. Various Various times, 31-33, 47, but no later 266 than Issuance MM of Building Matrix Permits Required Permits. ApplicanffDeveloper shall obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, State Water Quality Control Board, Etc...) and shall submit copies of the permits to the Department of Public Works. Various Various times, but no later than Issuance of Building Permits PW 4 Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. Conditions of Approval. In submitting subsequent plans for review and approval, Applicant/Developer shall submit six (6) sets of plans to the Engineering Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. Infrastructure. The location and siting of project specific wastewater, storm drain, recycled water, and potable water system infrastructure shall be consistent with the resource management policies of the Eastern Dublin Specific Plan. B B PL, PW Through Standard Completion Issuance of PW Building Standard Permits. Approval of 39, 40 Improvement MM Plans Matrix Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste management and recycling requirements. ADM On-going 103, 104, 105,279 MM Matrix Refuse Collection. The refuse collection service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. PL Occupancy of 279 Any Building MM Matrix Water Quality Investigation. A water quality investigation shall be submitted with each development application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. PL, PW Approval of ESDP EIR Final Map MM 3.5/51.0 Water Quality Requirements. All development shall meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban PL, PW Approval of ESDP EIR Final Map MM 3.5/54.0 & Runoff Clean Water Program 55.0 Removal of Obstructions. The Applicant/Developer shall remove all trees including major root systems and other obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. PW Grading Permit Standard 16. Public Services Easement Dedication. PW Approval of PW Applicant/Developer shall dedicate a 25 foot wide Public Final Map Service Easement across the common area located between Parcel No. 16 and Lot No. 132, to provide access from Dublin Boulevard to Street "F" as shown on the Vesting Tentative Map No. 7084, prepared by RJA & Associates, dated January 12, 1999. 17. Public Service Easement Dedications along Dublin PW Approval of PW Boulevard. Applicant/Developer shall dedicate 8 foot Final Map wide Public Service Easements along the Dublin Boulevard right of way on the north side of the street for installation of underground utilities and any other additional Public Service Easements as deemed necessary by the Director of Public Works and/or the public utility companies to serve this area with utility services and to allow for vehicular and utility service access. 18. Public Service Easement Dedications along Central PW Approval of PW Parkway and Park Drive. Applicant/Developer shall Final Map dedicate 10 foot wide Public Service Easements along the Central Parkway and Park Drive right of ways on both sides of the street for installation of underground utilities and any other additional Public Service Easements as deemed necessary by the Director of Public Works and/or the public utility companies to serve this area with utility services and to allow for vehicular and utility service access. 19. Public Service Easement Dedications. PW Approval of PW Applicant/Developer shall dedicate 5 foot wide Public Final Map Service Easements behind all interior street right of ways on both sides of the street for installation of underground utilities and any other additional Public Service Easements as deemed necessary by the Director of Public Works and/or the public utility companies to serve this area with utility services and to allow for vehicular and utility service access. 20. Abandonment of Easements and Right of Ways. PW Approval of PW Applicant/Developer or current landowner shall obtain an Final Map abandonment from all applicable public agencies of existing easements and right of ways. Location of Improvements/Configuration of Right of Way. All public sidewalks, handicap ramps, or other street improvements in the curb return area shall be located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. PW Approval of Improvement Plans PW Improvement and Dedication of a portion of Street "A". Applicant/Developer shall dedicate to the City of Dublin the road labeled as Street "A' (from Central Parkway to Court "A"/Court "B') for public street purposes (60' wide right of way) and shall improve the street to collector street standards with a width of 40' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA & Associates dated January 12, 1999, or as otherwise approved by the Director of Public Works. A 5' wide monolithic sidewalk shall be constructed adjacent to the curbs with a 6' wide landscape strip behind the sidewalk on both sides of Street "A". The street shall be posted for no parking. The street shall be striped at the Central Parkway intersection to provide a 16' southbound lane, a 12' northbound lane, and a 12' northbound right-turn lane. Improvement and Dedication of a portion of Street "A". Applicant/Developer shall dedicate to the City of Dublin the road labeled as Street "A' (from Court "A"/Court "B" to Street "B') for public street purposes (54' wide right of way) and shall improve the street to collector street standards with a width of 40' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999, or as otherwise approved by the Director of Public Works. A 5' wide monolithic sidewalk shall be constructed adjacent to the curbs with a 4.5' wide landscape strip behind the sidewalk on both sides of S[reet "A". Fences located along this portion of Street "A" shall either be located in line with the fences on the other portion of Street "A' or else a 60' wide right of way shall be required to be dedicated. Improvement and Dedication of a portion of Street "B". Applicant/Developer shall dedicate to the City of Dublin the portion of the road labeled as Street "B" (from Park Drive to Street "C") for public street purposes (60' wide right of way) and shall improve thc street to a width PW PW PW Recordation of PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans 7 of 40' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The street shall be striped at the Park Drive intersection to provide a 16' wide westbound lane, a 12' wide eastbound right-turn lane, and a 12' wide eastbound left-turn lane. Th¢ street shall be posted for no parking between Park Drive and Court "C"/Court "D". A 5' wide monolithic sidewalk shall be constructed on both sides of Street "B". Improvement and Dedication of a portion of Street "B", a portion of Street "C" and Street "D". Applicant/Developer shall dedicate to the City of Dublin the roads labeled as a portion of Street "B" (from Street "C" to transition to Street "D"), a portion of Street "C" (from Street "B" to the common property line for Lots No. 88 and 113) and Street "D" for public street purposes (50' wide right of way) and shall improve the streets to a width of 36' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide monolithic sidewalk shall be constructed on both sides of the streets. The public/private street boundary on Street "C" shall be delineated by a decorative concrete band and signing. The public/private boundary shall be relocated from midblock to an intersection, or as approved by the Director of Public Works. Improvement and Dedication of a Court "A". Applicant/Developer shall dedicate to the City of Dublin the road labeled as Court "A" for public street purposes (40' cul-de-sac bulb radius and 50' wide straight right of way) and shall improve the streets to a width of 36' curb to curb and 35' curb radius, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide sidewalk shall be constructed on both sides of the straight section of the street and shall be extended around the cul-de-sac, along the frontages of lots 1 l-12 and 42-43, to provide a connection to the Tassajara Creek Trail as shown on the landscape plan. Improvement and Dedication of a Court "B". Applicant/Developer shall dedicate to the City of Dublin the road labeled as Court "B" for public street purposes (49' cul-de-sac bulb radius and 50' wide straight right of way) and shall improve the streets to a width of 36' curb to curb and 42' curb radius, as shown on the Vesting PW PW PW Recordation of PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide sidewalk shall be constructed on both sides of the street. Improvement and Dedication of a transition between Street "B" and Street "D". Applicant/Developer shall dedicate to the City of Dublin thc section of road which forms the transition between the roads labeled as Street "B" and Street "D" for public street purposes (5 l' wide right of way) and shall improve the street to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4' wide monolithic sidewalk shall be constructed on both sides of the streets. PW Recordation of Final Map and Approval of Improvement Plans PW Improvement and Dedication of a portion of Street "C" and the transition between Street "E" and Street "F". Applicant/Developer shall dedicate to the Homeowners Association a portion of the road labeled as Street "C" (from the common property line for Lots No. 88 and 113 to Street "E") and the transition between Street "E" and Street "F" for private street purposes (41' wide right of way) and shall improve the streets to a width of 36' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide sidewalk shall be constructed on the easterly side of the transition street between Street "E" and Street "F". PW Recordation of Final Map and Approval of Improvement Plans PW Improvement and Dedication of Street "E". Applicant/Developer shall dedicate to the Homeowners Association the road labeled as Street "E" for private street purposes (41' wide right of way) and shall improve the street to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide monolithic sidewalk shall be constructed on the southerly side of the street. t Dedication of portion of Street "C". Applicant/Developer shall dedicate to the Homeowners Association a portion of the road labeled as Street "C" (from Street "E' to Street "F") for private street purposes (45' wide right of way) and shall improve the street to a width of 36' curb to curb as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide monolithic sidewalk shall be constructed on both sides of the street. Improvement and Dedication of Street "F". PW PW Recordation of PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans of PW 9 Applicant/Developer shall dedicate to the Homewoners Association the road labeled as Street "F" for private street purposes (35' wide right of way) and shall improve the street to a width of 30' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. Parking shall be restricted to the north side of the street as shown on the "Parking Plan" and a 4.5' wide sidewalk shall be constructed on the northerly side of the street. Improvement and Dedication of Court "C" Applicant/Developer shall dedicate to the Townhouses Homeowners Association the private road labeled as Court "C" as a private access and utility easement (varying widths) and shall improve the private road to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide sidewalk shall be constructed on both sides of the private road as shown on the Vesting Tentative Map. Improvement and Dedication of Court "D" Applicant/Developer shall dedicate to the Townhouses Homeowners Association the private road labeled as Court "D" as a private access and utility easement (varying widths) and shall improve the private road to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A 4.5' wide sidewalk shall be constructed on both sides of the private road as shown on the Vesting Tentative Map. PW PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans Recordation of PW Final Map and Approval of Improvement Plans Improvement and Dedication of Townhouse Courts. Applicant/Developer shall dedicate to the Townhouses Homeowners Association the private courts as 30' wide private access and utility easements and shall improve the private courts to a width of 30' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. PW Recordation of Final Map and Approval of Improvement Plans PW Improvement and Dedication of Recreation Complex Parking Facilities. ApplicanffDeveloper shall dedicate to the Townhouses Homeowners Association the Recreation Complex Parking Areas and shall improve the parking facilities, as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. A detailed plan which shall be provided by Applicant/Developer which includes the parking areas and landscaping and is subject to approval by the Director PW Recordation of Final Map and Approval of Improvement Plans PW 10 of Community Development and the Director of Public Works. Decorative Paving. Applicant/Developer shall not construct decorative pavement within City right-of-way unless otherwise approved by the Director of Public Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. PW Approval of Improvement Plans PW Decorative Paving Plan. Where decorative paving is installed in public streets, a Decorative Paving Plan shall be prepared to the satisfaction of the Director of Public Works. Pre-formed traffic signal loops shall be used decorative paving, and sleeves shall be used r decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be r the decorative paving. Maintenance costs of ecorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. Dedication and Improvement of Emergency Vehicle Access Easement to Dublin Boulevard. Applicant/Developer shall dedicate and improve a 20 foot wide emergency vehicular access easement that will allow a vehicle to traverse the common area between Court "C" and Dublin as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. Dedication and Improvement of Emergency Vehicle Access Easement to Central Parkway. Applicant/Developer shall dedicate and improve a 20 foot wide emergency vehicular access easement that will allow a vehicle to traverse the common area between Court "D" and Central Parkway as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. Dedication and Improvement of Emergency Vehicle Access Easement to Tassajara Creek. ApplicanffDeveloper shall dedicate and improve a 20 foot wide emergency vehicular access easement that will allow a vehicle to traverse over Lots No. 11 and 43 as a PW, ADM PW, PO PW, PO PW, PO Approval of 17 Improvement MM Plans Matrix Approval of PO Improvement Plans Approval of PO Improvement Plans Approval of PO Improvement Plans 11 connection between Court "A" and Tassajara Creek as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. Fire/Emergency Access. Applicant/Developer shall provide adequate access and'turn-around for fire and other emergency vehicles (as shown on the approved Tentative Map) per Alameda County Fire Department (ACFD) standard requirements in all public streets. Internal private streets and drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (12 foot minimum lane width) and have access to all buildings. PW, F Approval of Improvement Plans Standard Streetlights on arterial streets adjacent to the project shall be the City Standard cobra head luminaries with galvanized poles. Either standard City cobra head luminaries or decorative lights may be used on residential streets. Decorative lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. The type of residential streetlights used shall be acceptable to the Director of Public Works. PW Recordation of Standard Final Map Dedication and Improvement of Tot-Lot. Applicant/Developer shall dedicate the tot-lot (Parcel A) for the zero lot line patio homes to the Homeowners Association and shall construct the tot-lot facilities within Parcel "A", as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999, and to the satisfaction of the Director of Public Works. Dedication and Improvement of Landscaping and Lighting Parcel. Applicant/Developer shall dedicate Parcel "B' to the City to be maintained by the Landscaping and Lighting District and shall construct the landscaping and lighting improvements within Parcel PW Dedication Standard prior to Recordation of Final Map/ Design Approved with Improvement Plans/ Constructed prior to Occupancy of Any Building Dedication Standard prior to Recordation of Final Map/ Design 12 "B", as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999, and to the satisfaction of the Director of Public Works. Dedication and Improvement of Recreation Complex. Applicant/Developer shall dedicate to the Townhouse Homeowners Association and shall construct the recreation complex facilities within Parcel "C", as shown on the Vesting Tentative Map for Tract No. 7084, prepared by RJA and dated January 12, 1999, and to the satisfaction of the Director of Public Works. The recreation complex facilities shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. Landscaping around the recreation complex facilities shall be kept at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. Security lighting shall be provided in the parking lot area and above each entrance/exit from the buildings. Sidewalks. ApplicanffDeveloper shall construct the project sidewalk system to lead into and connect to sidewalks located in Dublin Boulevard, Central Parkway, and the regional trail system located along Tassajara Creek. PW Approved with Improvement Plans/ Constructed prior to Occupancy of Any Building Dedication Standard prior to Recordation of Final Map/ Design Approved with Improvement Plans/ Constructed prior to Occupancy of Any Building PW Occupancy of PW Any Building ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. Storm Drain Connections. ApplieanffDeveloper shall PW Approval of PW not be permitted to make a direct connection of private Improvement storm drains into the stream/open space corridors. Plans Improvement of Tassajara Creek. Applicant/Developer PW Design PW shall widen and improve Tassajara Creek to provide Approved prior adequate capacity to contain the 100-year flood within the to Approval of creek banks and out of the subdivision. Improvements Improvement shall extend from the existing improvements north of Plans/ Dublin Boulevard to the Santa Rita Property boundary Construction north of Gleason Drive. prior to Occupancy of Any Adjacent Building Storm Drain Improvements. All storm drain improvements needed to serve the subdivision, as shown PW Occupancy of PW Any Building 13 on the Vesting Tentative Map for Tract No. 7084, by RJA and dated January 12, 1999, shall be directed by the Director of Public Works. Reclaimed Water Lines. Applicant/Developer shall show connection points from the public reclaimed water lines to the on-site irrigation meters. The design is subject to review and approval by the Director of Public Works. Joint Utility Trenches/Undergrounding/Utility Plans. Applicant/Developer shall construct all joint utility trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be sidewalk within the public right of way to allow planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. Landscaping and Street Trees. The Applicant/Developer shall construct all landscaping within the site, along the project frontage from the face of curb to the site right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications and Policies and Approved Street Tree List, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for Design PW Approved with Improvement Plans/ Constructed prior to Occupancy of Any Building PW Occupancy of PW affected units Utilities PL, PW Completion of PW Improvements 14 review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. Landscape Maintenance and Easement Dedication. Applicant/Developer shall maintain landscaping after City-approved installation until the appropriate homeowners association is established and assumes the maintenance responsibilities. This maintenance shall include weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots which are to be maintained by the Homeowners Associations. Lighting and Landscape Maintenance Assessment Districts. Thc Homeowners Associations are responsible for lighting and landscape maintenance or any other method of maintaining the lighting and landscaping approved as part of this project. Landscaping at Aisle Intersections. Landscaping at aisle intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. Landscaping along Park Drive. The sidewalk width on Park Drive shall be increased to 5' wide. The typical section shall be modified to show landscaping and sidewalks that conform to the landscape plan and shall be subject to approval by the Director of Public Works. PL, PW Approval of Final Map/ Completion of Improvements Standard/ PW PL Recordation of PW Final Map PL, PW Completion of Standard Improvements PW Completion of Standard Improvements Graded Slopes/Erosion Control. All landscaped and slopes in open space areas shall be hydroseeded treated with erosion control measures immediately upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. PW Acceptance of MM Improvements Matrix 3.7/3.0 60. Street "A" and Street "B" Intersection. PW Occupancy of PW I Applicant/Developer shall install STOP signs for a three- Any Building I way stop at the intersection of Street "A" and Street "B" as recommended in the traffic study prepared by TJKM, dated July 29, 1998. 61. Street "B" and Street "C" Intersection. PW Occupancy of PW Applicant/Developer shall install a STOP sign on Street Any Building "C" at the intersection with Street "B" as recommended in the traffic study prepared by TJKM, dated July 29, I998. 15 LAVTA. Applicant/Developer shall cooperate with the LAVTA to provide convenient access to public transit, to enhance local and regional mobility and integration of LAVTA with other public transit systems, and to locate bus alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA. PW Approval of PW Final Map and Improvement Plans 63. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer i shall provide a second street access into all proposed I residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 64. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 65. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD) as listed in the letter from ACFD dated Permits November 17, 1998, including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. 16 Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chiefi Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. Fire sprinklers shall be provided for the Townhouse portion of this development. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. Final detailed layout and design of internal private and public streets and drive aisles shall be subject to review and approval by the ACFD and the Director of Public Works. Plans may be subject to revision following review. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 70 MM Matrix ected Timeline. Developer shall submit a projected timeline for project completion to the Dublin Police Services Department, to allow estimation of staffing requirements and assignments. PO Issuance of 66, 69, 70 Building MM Permits Matrix 68. Wells. ACFCD Zone 7 has four wells of record 2S/IE Zone 7 Issuance of Standard 32P1, 2S/IE 32P2, 2S/IE 32P3, 2S/IE 32P4, located in the Grading proximity of the subject site. Any water wells, cathodic Permits protection wells or exploratory borings shown on the map that are known to exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 69. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141 MM applicable salt mitigation requirements of Zone 7. PW Matrix 70. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard 17 comply with all Alameda County Flood Control and Water Conservation District-Zone 7 Flood Control requirements and applicable fees. PW Building Permits 71. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastcwater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 72. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for w,,a, ter systems incorporated herein by reference and the Water Efficient Landscape Ordinance # 18-92". 73. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of 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 November 30, 1998, including: a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRsD conform to the requirements of the DSRSD Code, the DSRSD Building "Standard Procedures, Specifications and Drawings for Design Permits and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. 18 Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. Approval of Improvement Plans 118 MM Matrix Domestic and fire protection waterline systems for residential tracts or commercial developments shall be designed to be looped or interconnected to avoid dead-end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practices. Approval of Improvement Plans DSRSD DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. Approval of Improvement Plans DSRSD The locations and widlths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. Issuance of Grading Permit or Site Development Permit DSRSD All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Approval of Final Map DSRSD The Final Map shall be submitted to and approved by DSRSD Approval of ;RSD for easement locations, widths, and restrictions. Final Map All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge Building shall be paid to DSRSD in accordance with the rates and Permits established in the DSRSD Code. 19 M1 improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. Issuance of Building Permits DSRSD No sewer line or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the DSRSD conditions herein have been satisfied. Issuance of Building Permits and all DSRSD requirements DSRSD ~licantJDeveloper shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. On-going DSRSD DSRSD Recycled Water Use Zone. The project is located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. The recycled water irrigation system shall be designed to conform to District standards and specifications, as described in the DSRSD Standard Specifications Addendum, dated September 30, 1997. DSRSD Inactivated Recycled Water Mains. Inactivated recycled water mains have been installed in the vicinity of this project. Off-site recycled water main extensions to connect to existing facilities not yet activated are required to be installed by Applicant/Developer. An irrigation water service for this development shall be installed by Applicant/Developer to connect to any off-site extension and stub out to the property line adjacent to the irrigation DSR DSR On-going Approval of Improvement Plans DSRSD DSRSD 20 service tap, to allow for conversion when recycled water is available. Improvement plans shall include required recycled water improvements. uired Fire Flows. DSR Occupancy of DSRSD Applicant/Developer shall coordinate with the District Any Building and Alameda County Fire Department concerning required fire flows. The present interim water system is capable of providing a maximum of 3,500 gallons per minute of fire flow to the site. A future reservoir is anticipated to be constructed which will allow for a fire flow of 4,500 gallons per minute. Applicant/Developer shall hold the District harmless over the use of an interim water system for fire protection. Homeowners Association. ApplicanffDeveloper shall PW, PL Approval of Standard establish a Townhouse Homeowners Association and a Final Map patio home Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas, streetlighting and common areas. In the event that any such landscape 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). PL Submitted 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to MM established for this development. The CC&Rs shall be Approval of Matrix approved by the Director of Community Development to Final Map and assure that: Approved Prior to Issuance of Any Building Permits a. Homeowners Associations are established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. 21 The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. The landscaping and irrigation on individual parcels developed with a single- family unit, including the landscape areas located along Street "A", shall be maintained and kept in good order by the resident and/or owner of each residence. Where applicable, Homeowners Associations comply with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. applicable, Homeowners Associations shall keep perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. Where applicable, Homeowners Associations shall keep landscaping within the project at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. Phased Occupancy Plan. If occupancy is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy of units within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Department of Community Development. The Phased Occupancy Plan shall be approved by the Director of Community Development a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and substantially conform to the intent and purpose of ~ subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. Acknowledgment. Applicant/Developer shall obtain a written acknowledgment (secured from the individual property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and PL, B PL, ADM, B Submitted prior to issuance of building permits/ Approved a minimum of 45 days prior to Occupancy of Affected Unit Sale of any unit within a phase Standard Standard 22 understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. Private Streets. ApplicanUDeveloper shall either: (1) Post private street areas in accordance with California Vehicle Code regulations; and/or (2) Address all traffic and towing issues in the Homeowners Association CC&R's to the satisfaction of the Director of Public Works. Postal Service. ApplicanUDeveloper shall confer with local postal authorities to determine the type of mail units required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. The developer shall pay a Public Facilities Fee in the amounts and at the times set forth in the City of Dublin Resolution No. 32-96 including any subsequent resolution which revises such fees. PW Occupancy of Police Any Building PL, PW Approval of Standard Final Map SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 98-045 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available and on file in the Department of Community Development. (Some of the items require revisions as noted in other Conditions herein): 23 Standard Conditions. The project shall comply with the City of Dublin Site Development Review Standard Conditions (Attachment 4). PL, B Standard Completion Term. Approval of the Site Development Review shall be valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. Thc approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) PL Approval of Standard Improvement Plans Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. PL On-going Municipal Code Colors and Materials Board. Applicant shall submit a revised colors and materials board subject to approval of the Director of Community Development to reflect any changes made during project review. PL Issuance of Standard Building Permits House Numbers List. Applicant/Developer shall submit a house numbers list corresponding to lots shown on the Tentative Map. Said list is subject to approval of the Director of Community Development. PL Issuance of Standard Building Permits Street Names. Street names shall not duplicate any names already being used in other segments of the City. Street names shall be subject to approval of the Director of Community Development and the Dublin Police Service. PL, PO Approval of Standard Final Map Plot Plans. Plot Plans for each phase of the project and dwelling unit type shall be submitted by the Applicant/Developer to the Department of Community Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. Plot plans shall include pad elevations, unit number and type, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. Houses shall be developed as illustrated in the approved plotting plans. Variation of units may be considered, subject to approval of the Community Development Director. PL Issuance of Standard Building Permits Building Permits. To apply for building permits, B Issuance of Standard 24 Applicant/Developer shall submit twelve (12) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. permits. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. Air conditioning units shall be located in accordance with the PD text. B, PL Building Permits Occupancy PL of Unit Automatic Garage Door Openers. Automatic garage door openers shall be provided for all dwelling units and shall be ora roll-up type. Garage doors shall not intrude into the public right-of-way. B, PL Occupancy PL of Unit Trash Receptacles. Plotting plans shall be submitted for each unit showing a designated location for a trash receptacle and shall be subject to approval by the Community Development Director. PL Building Permits Refuse Collection Areas. The refuse collection areas within the project sl~all be reviewed by the refuse collection service provider to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. PL Approval of 279 Improvement MM Plans Matrix 13. Gates. Wherever possible, gates providing access to rear PL Issuance of PL or side yards shall be located so that they open onto the Building lot and the front yard area upon which they serve. Permits 14. Walls and Fences. All walls and fences shall conform to PL, PW Approval of PL Section 8.72.080 of the Zoning Ordinance unless Improvement otherwise required by this resolution. Plans / Construction/installation of common/shared fences for all Issuance of side and rear yards shall be the responsibility of Building Applicant/Developer. Construction shall comply with Permits fence detail submitted with the plans - solid wood fence i between lots along property lines, and 18-inch lattice- 25 work panel on sideyard wooden fences along a street. All wall and 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 and 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. PL, PW Approval of Improvement Plans/ Issuance of Building Permits PL Level area on both sides offence. 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. PW, PL Issuance of Grading Permits Residential Security. The project shall comply with the PL, B, PO Occupancy Standard City of Dublin Residential Security Requirements. of Units 18. Final Landscaping and Irrigation Plan. PL, PW Approval of Standard Applicant/Developer shall submit a Final Landscaping Improvement and Irrigation Plan, conforming to the requirements of Plans/ Section 8.72.030 of the Zoning Ordinance (unless Issuance of otherwise required by this Resolution) for review and Building approval of all plant varieties and spacing, by the Director Permits of Public Works and the Director of Community Development. 19. Prior Comments. Location, number, and species of all PL, PW Approval of Standard landscaping materials shown on the above-referenced Improvement Plan shall be subject to the review and approval of the Plans/ City's Planning and Public Works Departments. Issuance of Building Permits 20. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Standard Varieties. The Final Landscaping and Irrigation Plan Improvement referenced above shall include fire-resistant and/or Plans/ drought tolerant plant varieties in the plant palette. Issuance of Building Permits 21. Landscape Vines. Clinging Vines shall be utilized PL Approval of PL adjacent to all community walls. Species which require Final support shall be used in conjunction with trellises or shall Landscape be replaced with self-clinging species. Plans 22. Front Yard Landscaping. Applicant/Developer or PL Within 6 PL homeowner shall install front yard landscaping for all Months of homes within 6 months following occupancy, unless Occupancy landscape plans are submitted to and approved by the 26 Community Development Department which include a schedule for delayed installation. In no case shall front yards be left without landscaping for longer than I year following occupancy. This requirement shall also be included in the Homeowners Association CC&R's. Lighting, Utilities, Drainage. Final landscape plans shall show location of all pedestrian lighting, utilities, drainage ditches, underdrains at bottom of slopes, and cone of vision on. Add note to plans addressing planting trees within the public service easements and avoiding conflict with utilities. PL, PW Approval of Improvement Plans/ Issuance of Building Permits Standard Lighting. Lighting in landscaped areas throughout project shall be subject to review and approval of City's Landscape Architect, Planning, and Public Works Departments, in consideration of lES standards for lighting in public/community areas. PL, PW of Improvement Plans / Issuance of Building Permits Standard Slope Transitions. Adequate slope areas shall be provided in all landscaped areas between streets/roadways/curbs and fences to allow slope transition at top and bottom and adjacent to fences. PL, PW Approval of Improvement Plans / Issuance of Building Permits Standard Monument Signs. Design of any monument signs not previously approved by the Director of Community Development shall be approved by the Director of Community Development to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. Backflow Devices. Backflow devices shall be screened from view by means of fencing, enclosures, landscaping and/or berms. Standard Plant Material, Irrigation System and Maintenance Agreement. Applicant/Developer shall sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. Health, Design and Safety Standards. Prior to final approval allowing occupancy of any new home, the physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: PL, PW Completion of Improvement S PL Issuance of Standard Grading Permits Occupancy Standard of Any Unit PW, PL Occupancy Standard of Un it 27 Occupancy Standard complete to allow for safe traffic movements to and [ of Unit fr°m the h°me' I ~ signing on streets I PW Occupancy Standard providing access tothe home shall be in place. [ of Unit All street name signs on streets providing access to [ PL Occupancy Standard I the homes shall be in place. [ of Unit ~ding. acc. ess to the I PW Occupancy Standard homes shall be energized and functioning. I of Unit All~e street, cur~u, tler, and sidewalk I PW Occupancy Standard ~_ h~a_ll .b.e. co__m_ pl. eted t.o the I of Unit I ~ °f Public W°rks and anyI non~an be complete and/or I bonded for. I All homes and units shall have an illuminated house I PL, PO Occupancy Standard ~e from the middle of the I of Unit street' I ~d, and final grading I B Occupancy Standard I i~°ved bY the Building I of Unit Department' I All sewer clean~eter boxes, and other [ PW Occupancy Standard ~ grade to the approval of [ of Unit the Director of Public Works. [ ~ec.eived all .n.eces. sa~ _ _ I B Occupancy Standard [ '~ave final approval by the Building ] of Unit Department to allow occupancy. [ All fire hydrants in streets providing access to the I F Occupancy Standard homes shall be operable to City and ACFD I of Unit standards. I All ~o the homes shall be [ PW, F Occupancy Standard improved to an adequate width and manner to allow I of Unit for fire engine circulation to the approval of the I Director of Public Works and ACFD. I All front ~ dwellings shall be I PL Occupancy Standard landscaped~ftheproject shall be I of Unit landscaped by phase. I Occupancy Standard I I of Unit Exterior light~, i. ded for d.welh'ng [ PL Occupancy Standard I entrances and sh~s!g.n and place,ment s° I of Unit as not to cause glare onto adjoining properties. ~ 28 Lighting used after daylight hours shall be adequate to provide for security needs. (Photometrics and lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval issuance of building permits). PL, PO, B Occupancy of Unit Standard Glare/Reflective Finishes. The use of reflective finishes on building exteriors is prohibited. In order to control the effects of glare within this subdivision, reflective glass shall not be used on all east-facing windows. PL Issuance of Building Permits Energy Conservation. Building plans shall demonstrate the incorporation of energy conservation measures into the design, construction, and operation of proposed development. PL, PW Issuance of Building Permits Standard ESDP EIR MM 3.4/46.0 PASSED, APPROVED AND ADOPTED this 9th day of February, 1999. AYES: NOES: ABSENT: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz ATTEST: Con~n~unity Development Director ~l~n~ng'Commissio~ ~airperson ~ 29