HomeMy WebLinkAboutPCReso 99-26 PA99-009 Dublin Ranch L-6 VTmap/SDR RESOLUTION NO. 99 - 26
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 I,6)
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 area; and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA
Guidelines Section 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 hearing on said application on
August 10, 1999; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Vesting Tentative Map, 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 ora residential project in an area designated for
Single Family Residential development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed
for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs
and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or
cause public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at
large or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer
service for this subdivision shall be provided pursuant to an agreement between the applicant/developer
and DSRSD. School capacity for the residents of this project will be provided pursuant to the school
facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin
Unified School District, as required by the Eastern Dublin Specific Plan/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 I, 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
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, [PW] Public Works Department.
VESTING TENTATIVE MAP
GENERAL CONDITIONS
Standard Conditions of Approval. Applicant/Developer
shall comply with the Conditions of Approval for the
Master Vesting Tentative Map for Dublin Ranch Phase I
(Tract No. 6925) PA 97-037 and Neighborhood L5 (Tract
6960) PA 98-045 of which this site was a part. In the
event of a conflict between the Master Conditions of
Approval and these Conditions, these conditions shall
prevail.
Standard Public Works Criteria. ApplicanffDeveloper
¸ PL
PW
Approval of
Improvement
Plans through
completion
Approval of
Standard
Standard
shall comply with all applicable City of Dublin Standard
Public Works Criteria (Attachment A). In the event of a
conflict between the Public Works Criteria and these
Conditions, these conditions shall prevail.
Approval of Vesting Tentative Map. Approval of the
Vesting Tentative Subdivision Map for Tract No. 6961 -
Neighborhood L6 is conditioned upon the requirement
that the development be consistent with the approved
Planned Development (PD), PA 95-030 and PA 96-038,
including thc Land Use and Development Plan, and the
General Provisions, Standards and Conditions. Thc 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 thc frec and complete
exercise of rights described in Govcrument Code Section
66436 (a)(3)(A)(1 ).
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 thc 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.
PL
Improvement
Plans through
completion
Approval of Standard
Improvement
Plans through
completion
Various
Various 31-33, 47,
times, but no 266
later than MM
Issuance of Matrix
Building
Permits
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.
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.
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.
Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard
comply with the City of Dublin Zoning Ordinance adopted Building
September 1997, thc City of Dublin General Plan, all Permits
applicable Specific Plans and Development Agreements.
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
3
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Criteria will be
complied with. Construction plans will not be accepted
without the annotated conditions and standards attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies.
Solid Waste/Recycling. ApplicanffDeveloper 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 soume-separated
recyclable materials generated by the residents within this
project.
PL
Occupancy of 279
Any Building MM
Matrix
Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
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.
ApplicanffDeveloper 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.
Water Quality Requirements. All development shall
meet the water quality requirements of the City of
Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water Program to the satisfaction of the
Director of Public Works.
PL, PW Approval of ESDP
Final Map EIR MM
3.5/54.0
& 55.0
14. Public Service Easement Dedications. PW Approval of Standard
Applicant/Developer shall dedicate 8' wide Public Service Final Map
Easements adjacent to the right of way on both sides of all
streets.
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
4
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 [jght of Plans
way) and shall improve the streets to a width of 36 curb
to curb, as shown on the Vesting Tentative Map for Tra.c,t
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 Itobstone Place and PW Recordation PW
Woodvale Place. Applicant/Developer 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 p,u,blic 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'
I curb radii, as shown on the Vesting Tentative Map for
[ Trac, t No. 6961 ~ Neighborhood L6, dated March 1, 1999.
IA 5 wide sidewalk shall be constructed on both sides of
I the streets.
18. I Relinqnishment of Access Rights to North Dublin PW Recordation PW
I Ranch Drive from Lots 2 and 3. Applicant/Developer of Final Map
I shall relinquish all access rights to North Dublin Ranch
I 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, lfnot already accomplished byprior Improvement
/ development, Applicant/Developer 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 L 1, to No,rth
/ Dublin Ranch Drive, for public street purposes (46 wide
/ ri~g,ht 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
I both sides of the streets.
20. I Decorative Streetlights. Decorative streetlights shall PW Approval of Standard
I conform to those approved with improvement plans for Improvement
I Tract No. 6925. A street lighting plan which demonstrates Plans
I compliance with this condition shall be submitted prior to
Irecordation of the Final Map and shall be subject to
I review and approval by the Director of Public Works.
21. Retaining Walls. Fences which are proposed on top of PL Approval of PL
any retaining walls that are greater than 30" high shall be Improvement
offset a minimum of 1' to provide planting areas. Plans
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 Standards.
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.
Applicant/Developer 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 Hill 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 Pamels "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 pamels "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
Applicanl/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.
6
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I~ing any subsequent [ I I
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I"N '~r thi?projectis I [ I
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~evelopment agreement. . __ I
~ny action IStandard
I~d ~'ight.s-fif-en~y 1~ I ] I
I~~ indemnify, andhold I I I
Iharm~nts, of. ff~cers, and I I
I e~eding, agains~ I I [
ItheCity~ ore.rnpl~o.yee_s.(a) I I I
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Is~ which actions are I I I
Ibro~od provided forin [ I I
[G~. and (b) holding the I [ [
I C~_c°nnecti°.n wit.h I I I
Itheconstructio~ks',prov'd~er, thatthe I I I
IApplicanffDeveloper's dutytosodefend,indemnify, and I I I
I h°ld h~Ci~'s P.r.°m. P.tly I I I
Inoti~r, of~a.n.y sa. id claim, [ I I
Iaction~ty's fullactions or I I I
proceedings I
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 concurrently with the
development of the adjacent residential parcel, 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 after Final Map/ PW
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: 1V unless otherwise approved by the Director of Permits
Public Works, and graded slopes steeper than 3H: IV 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.
37. ' Pour-Way STOP Sign at the Round Hill Drive/ PW Approval of PW
Woodvale Plaee/Penwood Lane intersection. Improvement
Applicant/Developer shall install a four-way STOP sign at Plans
the Round Hill Drive/Woodvale Place/Penwood Lane
intersection.
8
Secondary Emergency' Vehicle Access Route. In pWiF ,~i~p'r~val of PW
accordance with the ACFD requirements, for all phases of Improvement
development in excess of 25 lots, Applicant/Developer Plans
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases of
development in excess of 75 lots, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
achieved on the Improvement Plans to the satisfaction of
the City and the ACFD.
ACFD Rules, Regulations and Standards. F Issuance of 74
Applican~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.
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 requirements for construction, roof covering and fire sprinkler installation.
Landscape design plan shall meet the requirements of the Wildfire Management Plan.
Structures on Lots l, 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 fhe season, or as required by the Fire Chief. Abatement
standards require grosses 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.
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 for a 120-minute
duration.
Plans may be subject to revision following review.
Fire Accesses. Fire accesses between residences shall be F, PO
controlled by fences and adequate gates to prevent
unauthorized pedestrian traffic.
Projected 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
Occupancy of 70
Any Building MM
Matrix
Issuance of 66, 69, 70
Building MM
Permits Matrix
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 ApplicanffDeveloper
in accordance With all DSRSD master plans, standards,
specifications and requirements.
46. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance # 18-92".
47. District Water Facilities and Major Infrastructure. DSR, PW Recordation DSRSD
Applicant/Developer 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. ApplicanffDeveloper shall
comply with all conditions of the DSRSD as shown in
their letter dated May 26, 1999, including:
10
Complete improvement plans shall be submitted to DSRSD that Issuance of
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.
DSRSD
All mains shall be sized to provide sufficient capacity to Issuance of
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.
DSRSD
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 118
Improvement MM
Plans 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.
The locations and widths of all proposed easement dedications for
water and sewer lines shall be submitted to and approved by
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.
The Final Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
Approval of DSRSD
Improvement
Plans
Issuance of DSRSD
Grading
Permit or Site
Development
Permit
Approval of DSRSD
Final Map
Approval of DSRSD
Final Map
All utility connection fees, plan checking fees, inspection fees, Issuance of
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.
DSRSD
11
All 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
The Applicant/Developer 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.
DSR On-going DSRSD
DSRSD Annexation 94-1. The project lies within the
area annexed to DSRSD in 1995 as DSRSD Annexation
94-1. All properties within this annexation are subject to
DSRSD conditions which restrict the availability of
services. All parcels which seek service from DRSRD
within this area are also subject to the conditions of the
Areawide Facility Agreement with Lin et al, which
regulates the manner and timing of services by the
District.
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 infrastructure to allow for the future use of recycled
water for approved landscape irrigation demands.
Recycled water will be available in the future to the
project site, as described in the DSRSD Eastern Dublin
Facilities Plan Update, June 1997. Unless specifically
exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities
shall be designed to conform to all applicable District
Standards and specifications.
DSRSD Recycled Water Mains. Inactivated recycled
water mains shall be installed in the vicinity of this
project. Offsite recycled water main extensions to connect
to existing facilities not yet activated shall be required.
Recycled water irrigation service taps and lines for this
development shall be required to connect to onsite and
offsite recycled water mains and extended to the property
line, to allow for conversion to the recycled water system
DSR On-going DSRSD
DSR Approval of DSRSD
Improvement
Plans
12
when available. Improvement plans shall include all
required recycled water improvements.
DSRSD Potable Water Infrastructure. The DSRSD
Eastern Dublin Facilities Plan Update, June 1997, and
policies of the Board of Directors require that recycled
water be provided to the Eastern Dublin area including
Dublin Ranch, and potable water infrastructure has been
sized reliant on this. The statement on Page 6 of the
Vesting Tentative Map project description that states that
recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally, the suggestion
that individual neighborhoods will not be required to
install recycled water mains shall be stricken from the
plans; this determination shall be made by the District
with reference to Ordinance 280 after examination of
detailed landscaping and improvement plans.
DSR Approval of DSRSD
Improvement
Plans
~3J H0~e~i~r~ ~SS0Ciati0n~ ApplicanlfDev~10per ~hall PW, PL Approval of PW
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 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.
54. Covenants, Conditions and Restrictions (CC&Rs). The PL, PW Submitted 17, 75, 77
Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to MM
updated as needed for this development to the satisfaction Approval of Matrix
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
55. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted Standard
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
I Occupancy Plan shall be approved by the Director of 45 days prior
13
Community Development a minimum of 45 days prior to
the request for occupancy of any unit covered by said
Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase, and
shall substantially conform to the intent and purpose of the
subdivision approval. No individual unit shall be
occupied until the adjoining area is finished, safe,
accessible, provided with all reasonably expected services
and amenities, and separated from remaining additional
conslruction 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.
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
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.
Street Sign/Naming Plan. A street sign/naming plan for
the internal street system shall be submitted and shall be
subject to review and approval of the City Council. No
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.
to Occupancy
of Affected
Unit
PL, ADM, Sale of any
B unit within a
Standard
PL
Approval of
Improvement
Plans
Standard
Postal Service. Applicant/Developer shall confer with
local postal authorities to determine the type of mail units
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
PL, PW Approval of
Final Map
Standard
14
PASSED, APPROVED AND ADOPTED this 10th day of August 1999.
AYES:
NOES:
ABSENT: Cm. Oravetz
Cm. Jennings, Johnson, Hughes, and Musser
Community Development Director
Planning (2ommission~fiairperson ~
G:\pa#\99009\PCRESL6
15
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GENERAL NOTES:
1. M IAg11p 9+11 a Ma r1/N u[ P6420 rn 0ilp
3 rL[R YPl V~ M OYMCrIa aM SSW W m111p In E
0pll pl-C M SMr EAS=1. (ICIPER 1 W M6 13 YlN1 IIQJSy yi$ M YfA OSAIm a Ylparl/®A SiWIIp.
plp QAaC xAS RM (LM1RL 1(/SRS MC r0 E
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wr( r6r u[wS uIrNRCRD rSa PO9GY. pSrlMepl 4fli K n/au=II puxES rp NS SLWa
YM M W WYAL E a Ar
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yr nrrm cram n o nom, a maraGea Ar rmnnr xASIa LurL E a[ra wr Yara amKxr
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va srva ro mAws wo[ As x[m[o. r rroxs LAr E LAE m M n,w . M rru Lace ro
o. smscxr auu E ELV.m Aro m.rwr ours ~ro®ro M uMOVr a an.
ciea.L oalaaoa as Racxr xAS rarAARn ro s. w rAOS ua ro E EILm ry[x Er1y ro ravar rMOrr.
rr rwr a wrlLr rurAna.
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iocw Axo . Lla A Lara sur n .aL wr nm[.
rr. auPUC smr Rs w.s m Eax ru.
i PING M Sulr L.Sa y1 IAA YEU 9u11 E TPr pLu
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ra.r ro rsrsnxc vm soars
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aA-G ra M wmccr. M ramnm a+o[s K Laccr ro rwu
fMT([bG ESOx Ma arY Rt(S YO ArNIVYN.
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y~ lt,'4" l\\~ ~f~*S1 `` \` `l N YN~O a r.• ~o
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TYPICAL LOT SECTION
~tlM~ M n. f.VID rtFN [iPa
SECTION A-A
n~ noE s~ Wi
BENCN
S~
~_ PID
SECTION B - B
i '
~ ~ ~~I
fil:/i i '
~ I / I I
Ali /i i -- ~
~o(~Irffi ~` .a ii f ~.
t ~ ['M ~ ~/ • r ! NS 'I ~~ TYPICAL PINISHEH IUT GRADING
fit.
" FUTUP.E
TRACT 6957
``x.Rw.
~___ ~ '\/
SECTION• C - C
Ex~ n
asss
Ma
SECTION•AD - D
E
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I I I i~ i ~ /ea y z2 t ' L r r "'°t~ fr ~//I//~ /~ f~ ~~ vrmES-sEE wil ..I
..111 1 ! ! ~r 3y isa. rsa ~ # i ~ a.. sAR elal. ~ +; -£ I~i f f -L\~!(} { "~ / Iilr/ ~~ ,[Y+ \~ F
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I ~ : ; ~r I j \` W t PAI nas yAr y],~ ~ nos ' ~ ~I ~ L: ~ S' !CRY OF PLEASANTON r~I :~ bi /i - ~ 5 r. ~~' . ~ `. Q ~ EM ~ ? CDxpRTL a 8
~d ~~~+ i~ ~.„ ~.. 1 Ia'waj ~ is >~ 1 53 ~.: ~ iSERIAL N0. 92 37202}' if~ywl'q~f ~~- ~ ~ ~9~ ~ \\ ~].\ - ~ E
I h v l \ r , \ L 49 55~I 81:.; I ~,P /~a ~ ~ ' S ~ \ \. ti ~
~ltn~ a\\}. ~ t ` :~ ~~ ~ a: A !6 ~ ~ t~msa ~ t'>~^ IAU Aura y t~ ~ t f NOT A PART nI n ~ 1 / 1~` ~ at\\~`I\s~\! \ \+` n \`; \ _ W a
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J W~ ~ra~ ~ ~ I+~`~~ - - ~ - =< <ss'~'~`~~- ~ ,sy ~ ~ !t ~ ~ `u' 1~..~~/,/~ ~.. ~!~~ PARCGI_ K \ ""\\`: J' CIVI1. ~ .m7
I w '•.11 s ~.4 FC_. ~" ~ ~ ~ ! ,~~ ti i ~ ~4~~ ~.. ~'~``~.-- ,,-a . ~ TRACT 6960 \ ~" S~ a\P/ ~ ~~~ c
i a R' ~ ~ '~~ - ! ~~~/~ y7'-~ - y! ~` ~`` ~ ___-__ mrwrrm o .o w rsa .~
%~i/~--.•..~._.v,~' ~ ~___. ~-'~ Par:
I '//~~a..__ `LL`'-~. ^ _ Dnwl[~ vemu raz ><ur~nsm[ or:
SECTION F-F
L-6
(aSav Yrlw A %OG
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atirn..u~