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HomeMy WebLinkAboutPC Reso 98-13 PA97-040 Casterson Tmap SDR RESOLUTION NO. 98-13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR THE CASTERSON PROPERTY (Tract No. ) PA 97-040 WHEREAS, James Tong, on behalf of Clyde Casterson, has requested approval of a Tentative Map and Site Development Review, as represented in the Development Plan (Exhibit A-1 to Planning Commission Resolution No. 98-13, dated received by the City of Dublin April 8, 1998), to subdivide a 19 + acre parcel and develop a residential subdivision with 109 lots, public and private open space, and a regional trail along the Tassajara Creek stream corridor, 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 that site- specific environmental effects have been analyzed in an initial study dated February 24, 1998, and circulated for public review, during which time two comments were received on the proposed Negative Declaration; and WHEREAS, the Planning Commission has reviewed the initial study and is recommending adoption of a Negative Declaration for site-specific impacts from this project; and WHEREAS, the Planning Commission did hold a public hearing on said application on April 14, 1998; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Vesting Tentative Map and Site Development Review, subject to conditions; and 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 Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map and Site Development Review: 1. A General Plan / Specific Plan Amendment and a Planned Development Rezone application have been proposed along with the Tentative Map and Site Development Review applications, and are recommended for approval based upon the reasons stated in the Staff Report and the Planning Commission Resolution (No. 98-13, April 14, 1998). Upon City Council approval of such Amendments and Rezone, the land use diagram would be changed for approximately 5 acres to reflect the Medium Density Residential land use. 2. With the change to the land use diagram, the proposed project is consistent with the adopted Eastern Dublin Specific Plan. The proposed project is also consistent with the goals, policies, and implementation measures of the Eastern Dublin Specific Plan, and with the Dublin Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER 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 conforms 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 Medium Density 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 a school facilities mitigation agreement between the developer and the Dublin Unified School District prior to issuance of building permit, as required by the Eastern Dublin Specific Plan/EIR. 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 97-040), 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 and Development Plan for the project which allow for residential development at this location. 2 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 and Site Development Review for PA 97-040 subject to the following Conditions of Approval and subject to City Council approval of the proposed General Plan/Specific Plan Amendment, Planned Development Rezone/Development Plan, Negative Declaration, 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, [F] Alameda County Fire Department/City of Dublin Fire Prevention, [F1N} Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, [PW] Public Works Department. VESTING TENTATIVE MAP Ii GENE~L CONDITIONS 1.1 Approval. PA 97-040, Castcrson Property, Vesting PL, PW Approval of N/A Tentative Map Tract 6979 is approved to subdivide an Any Plan existing 19+ parcel into individual lots for 109 detached homes, common open space, a tot-lot playground, and a stream corridor and open space parcel for the Tassajara Creek and Regional trail. This approval shall conform generally to the plans, text, and illustrations contained in the Development Plan, attached as Exhibit A-1 to the Planning Commission Resolution No. 98-13, including: a) the Vesting Tentative Map, b) the Preliminary Rough Grading Plan and Erosion Control Plan c) the Stage I and 2 Site Plans, and all other plans, text, and diagrams contained in the Development Plan prepared by Mac Kay & Somps Engineers, dated, dated received by the City of Dublin April 8, 1998, unless modified by the Conditions of Approval contained herein. 1.2 Standard Conditions of Approval. Applicant/Developer PW Approval of Standard shall comply with all applicable City of Dublin Public Improvement Works Standard Conditions of Approval (Attachment B- Plans through 1). In the event of a conflict between the Public Works completion Typical Conditions of Approval and these Conditions, these conditions shall prevail. 1.3 Development Agreement/Expiration. The approval of PW, PL On-going Standard/ this Tentative Map shall be predicated upon and pursuant Municipal to the terms set forth in the Development Agreement to be Code approved by the City of Dublin. The Tentative Map shall expire at the standard time of two and one half(2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 1.4 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. 1.5 Action Programs/Mitigation Measures. PL Approval of Standard Applicant/Developer shall comply with all applicable Improvement action programs and mitigation measures of the Eastern Plans through Dublin General Plan Amendment/Specific Plan and completion companion Final Environmental Impact Report (EIR) that have not been made specific Conditions of Approval. 1.6 Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of Standard comply with, meet, and/or perform all requirements of the Building Subdivision Map Act, City of Dublin Subdivision Permits Ordinance, City of Dublin Zoning Ordinance adopted September 1997, the City of Dublin General Plan, the Eastern Dublin Specific Plan, City of Dublin Standard Conditions of Approval, Public Works Policies and City 4 grading ordinance unless certain Public Works requirements are modified by the Director of Public Works. 1.7 Requirements. Applicant/Developer shall meet all PW Approval of Standard requirements of the approved Vesting Tentative Map for Final Map the project prior to City Council acceptance of offers of dedication !.8 Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, comply with the City's solid waste management and 105,279 recycling requirements. MM Matrix 1.9 Document Preparation. The improvement plans for this PW Approval of Standard Vesting Tentative Map (including Improvement Plans, Improvement Grading Plans, and subdivision maps) shall be prepared, Plans designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 1.10Conditions 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. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 1.11Encroachment Permit - An encroachment permit shall PW Issuance of Standard be secured from the Director of Public Works for any Grading work done within the public right-of-way where this work Permits is not covered under the public improvement plans. 1.12Title Reports/Deeds. A current title report and copies of PW Approval of Standard the recorded deed of all parties having any recorded title Final Map interest in the property to be divided, copies of the deeds, and the Final Maps for adjoining properties and easements shall be submitted as deemed necessary by the Director of Public Works. UTILITmS [ SERVICE PROmDERS 2.1 Utility Providers. Applicant/Developer shall provide PL Approval of Standard documentation from utility providers that electric, gas, Final Map and telephone service can be provided to the subdivision. 2.2 Utilities. The Developer shall construct all necessary PL Acceptance of Standard utilities to service each individual lot and residence within Improvements the project, to the specifications and policies of the and occupation governing utility and government agency. All utilities of affected shall be located within public utility easements and sized units to meet utility company standards. All utilities shall be underground, including all utility vaults, in accordance with the City policies and existing ordinances, unless otherwise approved by the Directors of Community Development and Public Works. 2.3 Public Utility Easements. Applicant/Developer shall PW Approval of Standard provide Public Utility Easements per requirements of the Final Map Director of Public Works and/or public utility companies as necessary to serve this area with utility services and allow for vehicular and utility service access. 2.4 Utilities Service Report and Plan. Applicant/Developer PW, PL Approval of Standard, shall submit a utilities service report and plan to the Improvement 110 satisfaction of the Public Works Director and Community Plans MM Development Director along with documentation that Matrix domestic fresh water, electricity, gas, telephone, and cable television service can be provided to each residence within the project and when such service will be available. 2.5 Transmission Lines. All transmission lines shall be PW Completion of 109 away from sensitive areas unless otherwise approved by Improvements MM the Director of Public Works. Matrix 2.6 Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy PW Applicant/Developer shall construct all joint utility of affected Standard trenches (such as electric, telephone, cable TV, and gas) units in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas behind sidewalks. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works. Location of these items shall be checked against the Final Landscaping and Irrigation Plan. 2.7 Streetlights. The Developer shall install 70 HPS street PW Acceptance of PW lights spaced not to exceed 180 feet apart along all public Improvements 3/19/98 and private streets to the satisfaction of the Director of Public Works 2.8 Streetlights. Streetlights on arterial streets adjacent to PW Recording of Standard the project shall be the City Standard cobra head Final Map luminaries with galvanized poles. Standard City cobra head luminaries shall be used on residential streets. 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. Any revisions to the type of residential streetlights used shall be subject to the review and approval of the Directors of Public Works and Community Development. 2.9 Postal Service. Applicant/Developer shall consult with PL Approval of Standard local postal authorities to determine the location and type Final Map of mail units required. Specific locations for such units shall be subject to approval of thc Director of Community Development. 2.10 Refuse Collection. The refuse collection service provider PL Approval of 279 shall be consulted to ensure that adequate space is Improvement MM provided to accommodate collection and sorting of Plans Matrix petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 3! EMERGENCY SER~CES 3.1 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 applicable fees, including a City of Dublin Fire Capital Impact Fee. 3.2 Police Department Conditions. The PO Issuance of Police Applicant/Developer shall comply with all applicable City Building memo of Dublin Residential Security Requirements. Permits 11/21/97, Standard 3.3 Addresses/Streets. All unit addresses shall be lighted at PO Issuance of Police night and clearly visible from the middle of the street. Building memo The Applicant/Developer shall either a) post private Permits dated streets in accordance with California Vehicle Code 11/21/97, Regulations; or b) address traffic and towing within the Standard CC&R's of the Homeowners Association. 3.4 Graffiti. All perimeter fences and walls shall be kept free PO Issuance of Police of graffiti vandalism at all times, and monitored on a Building memo regular and continuous basis. Graffiti-resistant paints and Permits 11/21/97, foliage shall be used along the perimeter walls. Standard 3.5 Landscaping. When parking stalls at the end of the PO Issuance of Police private drive areas are adjacent to the rear yard fence of Building memo another lot or residence, security landscaping materials Permits dated shall be used. 11/21/97, Standard 3.6 Perimeter walls/fencing. Perimeter walls and fencing PO Issuance of Police shall be a minimum height of six (6) feet. Building memo Permits I 1/21/97 i P~io~ 3.7 Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70 timeline for project completion to the Dublin Police Building MM Services Department, to allow estimation of staffing Permits Matrix requirements and assignments. 3.8 Fire Conditions. Developer shall comply with all F Issuance of AFCD conditions of the Alameda County Fire Department Building Letters (ACFD) including special conditions stated in the letters Permits dated dated November 20, 1997 and March 6, 1998. (unless stated 3/6/98 & otherwise) 11/20/97 3.9 Fire hydrants shall be installed at intersections and so F AFCD spaced that distance between them does not exceed 350'. Letters Raised blue reflectorized traffic markers shall be epoxied dated to the center of the paved street opposite each hydrant. A 3/6/98 & drawing of the approved locations shall be submitted for 11/20/97 future reference. 3.10 Fire flow for the structures shall be designed to Dublin F Letter San Ramon Services District Standards and shall not be dated less than 1500 gallons per minute from a single hydrant 3/6/98 3.11 Parking shall be restricted to one side of the street and Letter the opposite side shall be designated a "Fire Lane" and so F dated marked. 3/6/98 3.12 Entry to the courts shall be provided with a rounded curb F Letter return or approach apron meeting the requirements of the dated Alameda County Fire Department and City of Dublin. 3/6/98 3.13 Wildland Management Plan. The project shall comply F Letter with the requirements of the Dublin Wildland dated Management Plan, including provision of a "Fire Safe" 11/20/97 zone in any urban interface areas. 3.14 Tree overhang. Tree overhang must be maintained to F, PW Letter provide a minimum clearance of 13 feet 6 inches, dated 11/20/97 3.15 Turning radius. Minimum turning radius and street F, PW Letter width requirements shall be maintained in conformance dated with City requirements. 11/20/97 3.16 Water Supply and Roadways. Prior to delivery of any F, PO Issuing Letter combustible material storage on the site, fire hydrants, Building dated water supply, and roadways shall be installed and Permits 3/6/98, sufficient water storage and pressure shall be available to Standard the site. Approved roadway shall be first lift of asphalt. 3.17 Emergency Vehicle Access shall be provided as per the F, PO Finaling Letter City of Dublin Fire Code. Emergency Vehicle Access Building dated roadways shall be designed and installed to support the Permits 3/6/98, imposed loads of fire equipment. The minimum standard Standard shall be H20 design. Design shall be approved by ACFD prior to installation. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. 4. IMPROVEMENTS 4.1 Driveway Flares. Applicant/Developer shall construct PW Occupancy PW flared residential driveway ramps in all 20' wide private of affected 3/19/98 drives from Streets A, B, C, and D according to City of units Improve- Dublin Standard Plans and Specifications and ADA ments requirements to provide adequate pavement area for vehicles turning into the driveway. 4.2 Decorative Paving. Applicant/Developer shall not PW Occupancy PW construct decorative pavement within City right-of-way of Adjacent 3/19/98 (except at the project entrance) unless otherwise approved Building Improve- by the Director of Public Works. The type of decorative ments pavers and pavement section shall be subject to review and approval of the Director of Public Works. Applicant/Developer shall construct decorative pavement across entrances to all private streets to the satisfaction of the Director of Public Works. Maintenance of all decorative paving shall be the responsibility of the tract Homeowners Association. 4.3 Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall Improvement MM be prepared to the satisfaction of the Director of Public Plans Matrix Works. Pre-formed traffic signal loops shall be used under the decorative paving. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Community Development. 4.4 Relocation of Improvements. Any relocation of PW Completion of Standard improvements or public facilities shall be accomplished at Improvements no expense to the City. 4.5 Infrastructure. The location and siting of project PL, PW Approval of 39, 40 specific wastewater, storm drain, recycled water, and Improvement MM potable water system infrastructure shall be consistent Plans Matrix with the resource management policies of the Eastern Dublin Specific Plan. 4.6 Removal of Obstructions. The Applicant/Developer PW Approval of Standard shall remove all trees including major root systems and Improvements other obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. 4.7 Oak Tree Protection. Improvement plans and grading PW Issuance of PW plans shall reflect those improvements and protective Grading 3/19/98 measures required by Condition 15.5. Permit Improve- ments PriOr toi 4.8 ADA Requirements. All curb returns, handicap ramps PW Acceptance of PW and street crossings shall comply with current ADA Improvements 3/19/98 requirements and City of Dublin Standard Plans Improve- ments 5i DEDICatIONS.....~. ~ $. 1 The Applicant/Developer shall provide the following PW With Final PW dedications: Map 3/19/98 Dedications a) Along the east side of Tassajara Creek (outside of the top-of-bank), the applicantJDeveloper shall dedicate a 20' wide regional recreational trail easement to East Bay Regional parks District, and improve a trail to conform to the Alameda County creek trail system and to the configuration shown on the approved Vesting Tentative Map and described in Condition 11.2 of this Resolution. An easement along the trail/access road shall also be dedicated to the City of Dublin and Zone 7. Dedications and improvements shall be completed to the satisfaction of East Bay Regional Trail standards and the Director of Public Works b) Offer for dedication Parcel A of Tassajara Creek to Zone 7. In the event that Zone 7 does not accept this parcel, the tract Homeowners Association shall maintain the creek and open space area for slope and flood control maintenance, to the satisfaction of the Director of Public Works. c) Offer for dedication all proposed public streets to the City of Dublin; Parcels D and E, and private streets, landscape area parcels and open space parcels to the subdivision Homeowners Association as shown on the Vesting Tentative Map Tract 6979 prepared by MacKay and Somps dated February 1998. d) The Developer shall maintain all areas designated as "Homeowners Association" as shown on the exhibit labeled "Open Space Ownership and Maintenance Responsibilities" prepared by MacKay and Somps dated October 1997 until the Homeowners Association is created. e) Dedicate a Scenic Easement on the project Tract Map to the City of Dublin for all open space parcels as shown on the project Vesting Tentative Map. All open space parcel lot designations shall be letters instead of numbers. 6~ P~NG~ TRAFFIC & CmCU~TION 6.1 Applicant/Developer shall be responsible for the improvements PW Prior to PW letter and conditions listed below. Unless otherwise stated, all acceptance of 3/19/98 dedications shall be done as part of the Final Map and Improvements Traffic Improvements must be secured prior to Final Map and 10 constructed prior to initial occupancy. Ifthe developer constructs any portion of the Eastern Dublin TIF projects, in the ultimate location, the Developer shall received TIF credit, not to exceed required fees, for that work. a) Street A shall be dedicated and improved to public residential street standards. Right-of-way shall be 61' at the Tassajara Road intersection, narrowing to 55.5' west of Street C and further narrowing to 50' along the Parcel V open space parcel. Sidewalks shall be provided as shown on the Vesting Tentative Map on both sides of the street west of Street C. b) Street D shall be dedicated and improved to public street collector standards. Right-of-way shall be 42.5' to 48.5', with a 10' minimum public utility easement on both sides of the street, except in front of lots 89, 99, and 109, where the PUE may be reduced to no less than 5'. Pavement width shall be 40', narrowing to 34' as needed to preserve existing oak trees. Parking shall be prohibited on one side of the 34' sections of the street, and specifically on the east side of the street south of the Street A intersection. c) The remaining streets (Streets B and C) shall be private, and shall be improved as shown on the Vesting Tentative Map. Right-of-way width shall be 35'. Curb-to-curb width shall be 30', with a 4.5' sidewalk on one side of the street (the side designated for parking). The other side of each street shall be posted for no parking. d) Tassajara Road shall be dedicated to provide an additional 31' of right-of-way (64' from centerline to right-of-way line). The street shall be improved to provide 52' of pavement from centerline to the curb face, concrete curb and gutter, a 6' sidewalk, a soundwall, landscaping and streetlights. The raised median shown on the Vesting Tentative Map shall not be installed at this time. An interim two-way left-turn lane shall be striped along the project frontage. Pavement and right-of-way shall be widened an additional 9' southbound to provide a 150' long right-turn lane with a 90' taper at Street A. Adequate pavement transitions shall be provided at each end of the project frontage to accommodate lane transitions. e) In conformance with Alameda County Fire Department (CFD) requirements, for each phase of development in excess of 25 residential lots, the Developer shall provide a secondary emergency vehicle access route into all proposed residential developments. In all phases of development in excess of 75 lots, the Developer shall extend Street D southerly to Gleason Drive. Minimum pavement width shall be 24' of travel lane with minimum 6' shoulders on either side. Streets shall be designed for 30 mph. f) With submittal of Improvement Plans, the Developer shall submit a preliminary design of the off-site improvements showing the proposed conceptual street alignment for review and approval by the Director of Public Works. g) In the event that the off-site right-of-way for secondary emergency vehicle access through the County property cannot be obtained, the project will be responsible for widening Tassajara Road to five lanes from the north end of the property south to Gleason Drive, after 25 units. h) Left tums into and out of Street A from Tassajara Road are subject to prohibition in the future at the time that: a. a raised landscaped median is constructed on Tassajara Road; or b. the City determines that left tums should be eliminated for safety reasons. 11 All residents shall be notified at the time of sale of lots within the project that left- turn movements at this location will be eliminated in the future at the discretion of the City. i) A private access easement shall be dedicated over the internal private street system in favor of the property to the south, to allow the future extension of the stub street serving lots 74-77. j) A temporary turnaround shall be provided prior to issuance of building permits for buildings 103-106 at the north terminus of Street D. The turnaround shall be designed to the satisfaction of the Director of Public Works and the Fire Chief. If Street D is extended northerly by the property owner to the north to create an adequate turnaround or road connection, the temporary turnaround will not be required upon issuance of building permits for these lots. k) The Developer shall construct 3' wide by 5' long times on each side of all driveways or 6.5 radius on all driveways that connect into 20' wide concrete private drives or other design to the satisfaction of the Director of Public Works. I) The development shall be responsible for the payment of traffic impact fees(TIF) and the Tri- Valley Transportation Council Regional Fee (if in force) at building permit issuance. m) The development shall be responsible for the construction of the widening of Tassajara Road to four 12' through traffic lanes, two 12' left-tum lanes, and two 8' shoulders from 1-580 to a transition north of Dublin Boulevard. Work shall also include relocation and/or modification of existing traffic signals at the Tassajara Road widening. This condition shall be waived if the County of Alameda or Dublin Ranch is scheduled to commence construction of these improvements prior to filing the Final Map for this project (the County's developments include The Villas & Summer Glen.) 6.2 Transitioning Existing Improvements. PW Approval of Standard Applicant/Developer shall be responsible for transitioning Improvement existing improvements to match improvements required Plans as Conditions of Approval for this Tentative Map. 6.3 Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard submit a Line and Striping Plan to the Director of Public Building Works for review and approval. The Plan shall show Permits interim lane configurations and transitions, and shall provide adequate street width to allow two-way left-turn lanes. 6.4 LAVTA. It is anticipated that a bus stop/shelter will be PW Occupancy LAVTA desired by the LAVTA in the vicinity of the Northwest of Any letters comer of Tassajara Road and Gleason Drive. For traffic Building safety, bus stops should be located behind intersections, and accessed after vehicles go through the intersection. The preferred location for a bus stop at this intersection would be to the south of this site, on Gleason Road, just west of the planned roadway and east of the creek, where the regional trail will meet with Gleason. The Applicant/ Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route, location, and size of proposed bus stops within and on the 12 periphery of the proposed project. The location and configuration of the all bus stops and shelters shall be constructed under direction of the City's Director of Public Works. 6.5 Construction Traffic Routing. All construction traffic PW Issuance of 268 may be subject to specific routing, as determined by the Grading MM Director of Public Works, in order to minimize Permit Matrix construction interference with regional non-project traffic movement. 6.6 Parking. The Developer shall provide parking along PW Acceptance of PW streets and at the end of 20' drives to meet the minimum Improvements 3/19/98 requirement of 1 guest parking space per unit. When Improve- parking is allowed on only one side of the street, the ments designated parking side should be consistent and continuous on the same side along the entire street, and is subject to the approval of the Directors of Public Works and Community Development.. 6.7 Traffic Signage/Red Curbing. Traffic safety signs and PW, F, PL Approval of Standard "red-curbing" shall be provided in accordance with the Improvement standards of the City of Dublin subject to plan approval Plans by the Director of Public Works. The Developer shall install R26 "No Parking" signs or red curb on one side of residential streets where parking is not allowed due to traffic safety or emergency access concerns. A plan showing the location of "No Parking" areas shall be submitted with the improvement plans, and shall be subject to approval of the Fire Prevention, Community Development, and Public Works Departments. 6.8 Street Sign/Naming Plan. A street sign/naming plan for PL Approval of Standard the internal street system shall be submitted and shall be Improvement subject to approval of the Community Director. No single Plans street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change a street name change for subsequent changes in direction, unless otherwise approved by the Director of Public Works. 6.9 Street Name Sign Content. Street name signs shall PW Issuance of Standard display the name of the street together with a City Grading standard shamrock logo. Posts shall be galvanized steel Permit pipe. 7.1 Drainage study. Applicant/Developer shall prepare and Issuance of PW submit to the Director of Public Works for review a Grading 3/19/98 detailed drainage study of all proposed storm drain Permit Grading & improvements of the project. Final pipe sizes, slopes, Drainage depths, etc. shall be based upon final storm water design 13 calculations by a licensed professional engineer in California, and the study shall verify that each individual pad is above the 100-year flood plain. 7.2 Storm Drainage. Applicant/Developer shall construct a PW Issuance of PW storm drain line to a new catch basin located on Tassajara Grading 3/19/98 Road at the northerly curb return of the main entrance to Permit Grading & Tassajara Road. A catch basin shall be designed for a 15- Drainage year storm event in accordance with City of Dublin Standard Plans and Specifications and Alameda Flood Control design criteria, and designed and constructed to the approval of the Director of Public Works. 7.3 Retaining Walls. For any retaining wall with a finish PW Issuance of Standard/ grade differential of more than twenty-four (24) inches Building PW between adjacent lot grades, the developer shall construct Permit 3/19/98 a masonry retaining wall to the satisfaction of the Grading & Building Department and the Director of Public Works. Drainage (Any fence or wall shall be measured from the top of grade on the higher side of the retaining wall or slope). 7.4 Stream Restoration. Developer shall complete stream PW Issuance of PW restoration actions in accordance with the Eastern Dublin Grading 3/19/98 Comprehensive Stream Restoration Program to the Permit Grading & satisfaction of the Director of Public Works. These Drainage actions include, but are not limited to, those actions described in the Stream Restoration Program guidelines included with the project proposal. 7.5 Hydraulic analysis. The Developer shall prepare a new PW Issuance of PW hydraulic analysis of the creek using flows approved by Grading 3/19/98 Zone 7 to determine if any creek improvements must be Permit Grading & made to keep the proposed 100-flood below the lowest Drainage pad elevation and erosion of the banks of the channel minimized. All creek improvements shall be completed under the approval of the City of Dublin Director of Public Works, State Department of Fish and Game, and Zone 7. All analysis of the creek and creek improvements shall be reviewed and approved by Zone 7 and the Director of Public Works. 7.6 Driveway Drainage. Developer shall construct all 20' PW Issuance of PW wide private drives out of concrete and shall drain to the Grading 3/19/98 center of the driveway and to the closest curb or other Permit Grading & drainage structure as approved by the Public Works Drainage Director. 7.7 Lot Drainage. All grading improvement plans shall be PW Issuance of City of reviewed and approved by the Director of Public Works Grading Dublin prior to start of any grading. Applicant/Developer shall Permit Grading grade all lots to drain to the closest adjacent street. Ord./PW Drainage should flow freely from the back yard to the 3/19/98 14 front yard, or developer shall install 3" minimum area Grading & drains behind the sideyard fence of each lot to provide Drainage backyard drainage to the street, subject to the review and approval of the Director of Public Works and according to City of Dublin Grading Ordinance. 7.8 Storm drain easement. The Developer shall provide a Issuance of PW temporary storm drain easement across the adjoining Grading 3/19/98 southerly property to provide drainage from the site to the Permit Grading & Tassajara Creek outfall to the satisfaction of the Director Drainage of Public Works, or other method acceptable to the City 7.9 Soils Stabilization. The Developer shall prepare Issuance of PW additional Soils Analysis of the creek banks to determine Grading 3/19/98 what creek stabilization measures (if any) must be Permit Grading & constructed with site development. If any such measures Drainage are required, the creek improvements must be completed to the satisfaction of the Director of Public Works 8, STORM WATER/POLLUTION 8.1 Best Management Practices. Applicant/Developer shall PW Issuance of 171 demonstrate to the Director of Public Works that the Building MM project development meets the requirements of the City of Permits Matrix Dublin's "Best Management Practices" to mitigate storm water pollution. 8.2 NPDES Permit. Pursuant to requirements of federal law, PW Finaling 172 a NPDES permit shall be obtained from the RWQCB, and Building MM any terms of the permit shall be implemented, if Permits Matrix applicable. 9. ALAMEDA COUNTY FLOOD CONTROL ~ WATER CONSERVATION DISTraCT, ZONE 7 9.1 Legal responsibility/liability. The legal responsibility Zone 7 Completion of for maintenance and the liability for flood damage caused Improvements by inadequate maintenance of this reach of Tassajara Creek remains with the initial property owner until dedicated to Zone 7 or the Homeowners Association. 9.2 Wells. Zone 7 has two wells of record located in the Zone 7 Issuance of Zone 7 proximity of the subject site: 2S/IE 33M1, and 2S/IE Grading letter dated 32M2. Known water wells filed with Zone 7 and without Permits 12/12/97 a documented intent of future use 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. Other wells encountered prior to or during construction are to be treated similarly. 9.3 Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard comply with all Alameda County Flood Control and PW Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. 9.4 Design Standards. If Zone 7 will assume ownership and Zone 7, Issuance of Zone 7 15 NO CONDITION TEXT ~SPON ~ ! , WHEN ~ SO,CE GENCY P~i0~ t°i / maintenance responsibility of the creek, the developer PW Building letters shall conform to Zone 7 Design Guidelines, including Permits dated conditions #1,3,5,6,7,9,10,11,12,15,16, and 18 from the 12/12/97 "Guidelines For Design and Construction of Channel and Improvements (September 1997), unless modifications 1/30/98 are agreed to by Zone 7 representatives. 9.5 Bank stabilization. Due to the proximity of the channel Zone 7, Issuance of Zone 7 bend to the access road and the high creek velocity, some PW Building letters stabilization to soils outside the creek bank is Permits dated recommended (see sketch from 1/30/98 letter). The 12/12/97 stabilization measures which are necessary shall be and determined by the Hydraulic Analysis required by 1/30/98 Condition #7.5 and the Soils Stability Analysis required by Condition #7.9. 10.1 . DSRSD COnditions,i in,tract potabf and reCYcled DS , DSRSD water and wastewatcr pipelines and facilities shall be 3/17/98 constructed by thc Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Applicant/Developer shall comply with all conditions of the DSRSD (letter dated March 17, 1998 including: 10.2 General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of thc DSRSD Code, the DSRSD Building 3/17/98 "Standard Procedures, Specifications and Drawings for Design Permits and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and policies, and ali Recycled Water Design and Construction Standards. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building 3/17/98 development project's demand. Layout and sizing of mains shall Permits be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is Improvement MM discouraged and may only be allowed under extreme Plans Matrix circumstances following a case by case review with DSRSD staff. DSRSD Any pumping station will require specific review and approval by 3/17/98 DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present value 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. 16 ~ P~io~ t6i d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement 3/17/98 or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement 3/17/98 extent possible. If unavoidable, public sewer or water easements Plans must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement dedications for Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading 3/17/98 DSRSD. Permit g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD separate instrument irrevocably offered to DSRSD or by offer of Final Map 3/17/98 dedication on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map 3/17/98 i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge Building 3/17/98 permit shall be paid to DSRSD in accordance with the rates and Permits schedules established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD the District Engineer. Each drawing of improvement plans shall Building 3/17/98 contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, 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. k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building 3/17/98 A construction permit will only be issued after all of the DSRSD Permits and conditions herein have been satisfied, all DSRSD requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD 3/17/98 harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. 17 m. The project lies within the area annexed to the District in 1995 as Issuance of DSRSD DSRSD Annexation 94-1. All properties within this annexation Building 3/17/98 are subject to District conditions which restrict the availability of Permits services. No services will be available until after October, 1998. All parcels which seek service with the District within this area are also subject to a Condition of Annexation requiring an Areawide Facility Agreement which regulates the manner and timing of services by the District. n. The project is located within the District Recycled Water Use Completion of DSRSD Zone # 1 (Ord. 276), which calls for installation of recycled water Improvements 3/17/98 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. 10.3 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" and Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference. 11.1 Ownership & Maintenance. The open space areas west PW, Zone Approval of Standard of the creekside road shall be offered for dedication to 7 Final Map Zone 7 of the ACFCWCD. If Zone 7 does not accept ownership of the entire open space and creek area, the remainder shall be dedicated to the Homeowners Association (HOA) for this project. The HOA shall be responsible for maintenance and flood control of all areas not owned or maintained by Zone 7, as further described in Condition 17.1 of this Resolution. Easements for access and maintenance may be required to be dedicated, as determined by the City of Dublin Public Works Director. The City shall not be responsible for any flood, landscape, hillside/geotechnicai, or other maintenance of any open space area in this project. The LUDP Exhibit labeled "Open Space Ownership and Maintenance Responsibilities" dated February, 1997, shall be modified to reflect the appropriate ownership & maintenance of the creek area. 11.2 Trailimprovements. The regional trail required by PW, PL, Completion of EBRPD Condition 5.1 above shall be constructed to the East Bay PO, F, P, Improvements letter dated Regional Parks District and Zone 7 Standards, including a Zone 7 3/5/98 10' wide paved trail with one 3' gravel shoulder and one 2' gravel shoulder, fencing, bollards, and/or gates for 18 unauthorized vehicle control. Modifications to reduce the trail width may be considered by the City if necessary to preserve mature Oak trees on site. Safe road crossings from the future development to the trail shall be provided all appropriate intersections. This all weather surface shall be provided and maintained on a continuous basis for vehicular access to the open space and trail system, to the satisfaction of the Fire Chief, Public Works Director, Community Development Director, and Zone 7. 11.3 Trails/Access. The regional trail, pedestrian pathways, PW, PL, Completion of COA, MM access roads, bicycle lanes and access points shall be PO, F, P, Improvements provided as illustrated in the LUDP, Site Plan, Vesting Zone 7 Tentative Map and Trails Plan approved with this project. 11.4 Design details of trail, pedestrian pathways, access roads, PW, PL, Approval of Standard bicycle lanes and access points are subject to the review PO, F, P, improvement and approval of City Police, Fire, Parks & Community Zone 7 plans. Services, Planning, and Public Works Departments, and Zone 7. 11.5 Trail construction shall be coordinated with any restoration PW, PL, Approval of Standard work required under the Stream Corridor Restoration Program. PO, F, P, improvement Developer-provided bond or other financial security mechanism Zone 7 plans. may be required. 11.6 Stream Restoration. This project is subject to the PW, PL Approval of 41,200, Eastern Dublin Comprehensive Stream Restoration Improvement 201,210 Program. A Stream Restoration Program shall be Plans MM submitted for approval by the Community Development Matrix Department prior to approval of Final Map, as reflected in the project submittal materials dated October 17, 1997. Creek restoration work (e.g.: removal of exotic plantings, supplemental native plants, etc.) shall be determined prior to approval of the Stream Restoration Program by a biologist hired by the City. Restoration work shall be completed according to the timeframe contained in the Restoration Program. 11.7 Landscape plantings. Establishment and Maintenance of PW, PL Approval of 41,200, required and/or optional landscape plantings shall be the Improvement 201,210 responsibility of the developer. A bond or other Plans MM assurance may be required to ensure survival of plantings. Matrix 11.8 Modifications. Any proposed modifications or PW, PL Approval of 41,200, alterations to Tassajara Creek shall be approved by the Improvement 201,210 City of Dublin and any required permitting agencies, and Plans MM shall be consistent with the policies of Eastern Dublin Matrix Specific Plan and EIR, the Eastern Dublin Comprehensive Stream Restoration Program, and the Master Drainage Plan. If any flood control improvements are required, they shall be completed prior to occupancy of the homes. 19 12.1 Stationary Source Emissions. Applicant/Developer PL Issuance of 269, 278 shall ensure that stationary source emissions associated Grading MM with project development are minimized. The Permit Matrix requirements of Mitigation Measure 3.11 / 12.0 of the Eastern Dublin EIR shall be accomplished by the following requirements: A. The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. B. The subdivision will utilize curbside recycling, which will reduce the amount of solid wastes from the subdivision which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. C. During rough grading construction the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 12.2 Rodenticides and Herbicides. The use of rodenticides PL Issuance of 221 and herbicides within the project area shall be performed Grading MM in cooperation with and under the supervision of the Permit Matrix Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 12.3 Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance of 219 site either during the Preconstruction Survey or during Grading MM project construction, the Applicant/Developer shall be Permit Matrix responsible for complying with a Kit Fox Protection Plan. 12.4 Archaeology - Should any prehistoric or historic artifacts PL, PW, B Final PW be exposed during excavation and construction Inspection of Standard operations, the Department of Community Development Grading and 251 - shall be notified and work shall cease immediately until 253 MM an archaeologist, who is certified by the Society of Matrix California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, 20 prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 12.5 Preconstruction Survey. Applicant/Developer shall PW, PL Issuance of 217 comply with all Eastern Dublin Specific Plan EIR Grading MM mitigation measures for mitigating potentially significant Permit Matrix plant and animal species impacts. Within 60 days prior to any habitat modification, Applicant/Developer shall submit a preconstruction survey, prepared by a biologist (to be approved and hired by the City prior to commencement of the survey.) Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, shall include recommended protection plans, including any modifications to site design, for those sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Community Development. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. 13.1 Firearms Ranges. The Alameda County Sheriffs PL, PW, Issuance of 288 firearms ranges will be relocated or reconstructed for PO Building MM appropriate sound and safety mitigation. Said relocation Permits Matrix or reconstruction is anticipated to be accomplished by Alameda County. If not competed prior to issuance of building permits for this project, the Applicant/Developer shall construct fencing around the western perimeter of the project site from the west side of the creek band. The fencing design shall be subject to the approval of the Community Development Director, Police Department, and Public Works Department. In addition, Disclosures shall be provided to all home purchasers and signs shall be posted notifying future residents and the public of the proximity of the firing ranges and training facilities. 13.2 Soundwalls. Sound attenuation barriers shall be MM & constructed along Tassajara Road as recommended in the Noise Noise Study prepared by Charles Salter Associates, dated Study October 13, 1997. The noise barrier shall be a 10/13/97 combination of earthberms and soundwalls, to minimize the height of the wall. Breaks in the wall may be allowed 21 as indicated in supplemental letter from Charles Salter Associates dated January 3, 1998. 13.3 Construction Noise Management Program/Construction PL and/or Issuance of 263,264, Impact Reduction Plan. Applicant/Developer shall conform to PW Grading 269, 270 the following Construction Noise Management Permit MM Matrix Program/Construction Impact Reduction Plan. Construction shall be conducted so as to minimize the impacts of the construction on the existing community and on the occupants of the new homes as they are completed. 13.4 Construction Noise Management Program/Construction Impact Reduction Plan. The Issuance of following measures shall be taken to reduce construction impacts: Grading Permit 1. Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-580) to the job site. Primary route shall be from 1-580 along Tassajara Road. An Oversized Load Permit shall be obtained from the City prior to hauling of any oversized loads on City streets. 2. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. 3. Construction equipment shall not be left idling while not in use. 4. All construction equipment shall be fitted with noise muffling devises. 5. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. 6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. 7. Excavation haul trucks shall use tarpaulins or other effective covers. 8. Prior to the start of construction a fence shall be constructed along Tassajara Creek to assure that the creek wildlife habitat is not disturbed. 9. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 10. Houses will be constructed in phases such that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. 11. Construction of the Tassajara Road widening will be performed such that a minimum of disruption of traffic flow will occur. 12. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: A. Inactive portions of the construction site should be seeded and watered until grass growth is evident. B. Require that all portions of the site be sufficiently watered to prevent excessive amounts 22 of dust. C. On-site vehicle speed shall be limited to 15 mph. D. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. E. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. 13. Construction interference with regional non-project traffic shall be minimized by: A. Scheduling receipt of construction materials to non-peak travel periods. B. Routing construction traffic through areas of least impact sensitivity. C. Limiting lane closures and detours to off-peak travel periods. D. Providing ride-share incentives for contractor and subcontractor personnel. 14. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-emissions tune-ups. 13.5 Dust Control/Cleanup. Applicant/Developer shall PW On-going 267 ensure that areas undergoing grading and all other MM construction activity are watered or other dust control Matrix measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Further, Applicant/Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period as determined by the Director of Public Works. 13.6 Hours of operation. Construction and grading PL On-going PW operations shall be limited to weekdays, Monday through Standard Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 14.1 $oundwall. A sound attenuation wall shall be provided PW, PL Approval of COA along Tassajara Road (see also Conditions for "Noise Improvement Attenuation" above). A detailed plan for the sound Plans attenuation wall shall be submitted with the improvement plans for the first phase of development. The design, height, and precise location of the berms/walls shall be subject to approval of the Community Development 23 Director and Public Works Director. 14.2 Tassajara Road Perimeter Walls. The masonry PW, PL Approval of PW letter soundwall along Tassajara Road shall be designed Improvement dated consistent with the LUDP plans, and the additional Plans 3/19/98 wrought iron openings and rock columns as discussed and COA below in the Site Development Review Conditions. Landscaping along this wall shall be substantially consistent with the Landscape plans prepared by Isaacson, Wood and Associates, dated February 1998. Landscape setbacks shall be provided, to comply with the Tassajara Roadway design and Right-of-way requirements of the Eastern Dublin Specific Plan. Any proposed waiver of the R.O.W. requirements shall be subject to the review and approval of the Community Development Director and Public Works Director. 14.3 Northern Perimeter Wall/Fence. The Perimeter PW, PL Approval of PW letter Wall/Fence along the northern property line shall be a Improvement dated solid wood painted fence or wall, unless a development Plans 3/19/98 plan application has been filed with the City for the and COA property to the north prior to construction of such fence. If an application has been filed with the City for the property to the north showing residential units along this property line, the perimeter fence for this project may be a wooden, good-neighbor fence. In either case, the design, height, and precise location of the fence/wall shall be subject to approval of the Associate Planner. 14.4 Temporary Fencing at Top of Bank. Temporary PL, PW, B Issuance of fencing shall be installed along the eastern property line, Grading adjacent to Tassajara Creek, effectively separating the site Permit from Tassajara Creek. Said fencing is to remain in place throughout the construction process. 14.5 Stream Corridor fencing. Design details regarding the Approval of fencing required by Zone 7 and EBRPD in the Stream Improvement Corridor shall be subject to the approval of the Director of Plans Community Development and shall be resolved prior to approval of the Improvement Plans. 15.1 Landscaping Improvements. Applicant/Developer shall PL, PW Completion of PW install landscaping in lots D, E, W, U, V and within the Improvements 3/19/98 public and private street in accordance with the Improveme Preliminary Landscape Plan completed by Isaacson, nts Wood and Associates, dated February 1998, and to the satisfaction of the Community Development Director and the Director of Public Works. All common landscape areas are to be maintained by the Homeowners 24 Prior t°i Association in accordance with the Exhibit entitled "Open Space Ownership And Maintenance Responsibilities," completed by MacKay and Somps dated February 1998. 15.2 Landscaping Maintenance. Applicant/Developer shall PL, PW Completion of Standard maintain landscaping for not less than 90 days after City- Improvements approved installation. This maintenance shall include weeding and the application of pre-emergent chemicals. 15.3 Landscape Strip. Applicant/Developer shall design and PW Occupancy COA professionally landscape an irrigated landscape strip of Adjacent between the regional trail and the back of curb, subject to Buildings the review of the Director of Community Development and Public Works Director. The landscaping should incorporate some native plantings to facilitate a transitional landscape area between the urban development and the creek area. 15.4 Root barriers. Root barriers shall be installed PW Occupancy Standard surrounding each tree or along the sidewalk and back of of Adjacent curb on each side of the street. These landscaped areas Building shall be subject to the City's Water Efficient Landscape Regulations. 15.5 Oak Tree Protection. Prior to any grading, the PL, PW Prior to PW Developer shall protect each oak tree that is to be starting 3/19/98 preserved, as shown on the Vesting Tentative Map. grading/impr Protective temporary fencing, as well as the ovements recommendations included in the arborist's report submitted with the project proposal (Ralph Osterling Consultants, Inc., January 22, 1998) shall be utilized. This includes monitoring of Oak Protection in the field during construction/grading at the developer's expense by a City-approved certified arborist/botanist/horticulturist. Additional protective measures shall be utilized where roadways or improvements encroach into the dripline, and/or as determined by City's consultant during construction. These protective measures shall be indicated on the grading and improvement plans, and the grading/fill shown on the Tentative Map for the regional trail may need to be modified to reflect the protective measures, subject to the approval of the Community Development & Public Works Directors. 16.1 Plot Plan. A plot plan for each single family residential PL Issuance of Standard lot shall be submitted and approved by the Director of Building COA Community Development before approval of building Permits permits for the respective lot. Said plot plan shall include pad elevations, unit number and type, dwelling unit outline, air conditioning units, setbacks, lot drainage, and 25 street utility locations. 16.2 Plotting Plans - Plotting Plans for each phase of the PL Issuance of Standard project shall be submitted by the Applicant/Developer to Building COA the Department of Community Development for approval Permits by the Director of Community Development prior to submitting for building permits in each respective phase. 16.3 Phased Occupancy Plan. All physical improvements within PL, B Prior to Standard each phase shall be completed prior to occupancy of units Occupancy for COA within that phase except for items specifically excluded in an any affected approved Phased Occupancy Plan, or minor hand work items, unit. approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development for review and approval a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. ......... ........... ' .......... " .......... ............. ............. 17.1 Covenants, Conditions and Restrictions (CC&Rs). PL Recording of 17 The Developer shall submit the project/homeowners Final Map MM association CC&Rs for review and approval by the Matrix Director of Public Works and the Director of Community Development prior to approval of the Final Subdivision Map, and shall be finalized to the satisfaction of the City Community Development Director & Director of Public Works prior to recordation of the Final Map. The CC&Rs shall address maintenance of private streets, open space, including fire buffer zones; stream corridor (for both slope maintenance and flood control); community and neighborhood entries; landscaping, parkway areas, monumentation, lighting, signage, walls, and fences, street trees, street signs, walks, and street furniture. The Declaration will specify that, as it pertains to the maintenance of the site improvements described by the Development Agreement, it cannot be amended without the consent of the City. The CC&Rs shall ensure that: 26 a. A Homeowners Association is established for all parcels in this development, complete with Bylaws, that will monitor and provide oversight to the ownership and maintenance of landscape, creek and common areas as described above and elsewhere in these Conditions relating to project improvements and obligations. In the event that any area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the appropriate homeowner and/or the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project CC&Rs. b. There is adequate provision for the maintenance, in good repair and on a regular basis, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, creek and slope maintenance and flood control, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single- family unit shall be maintained and kept in good order by the resident and/or owner of each residence. 17.2 Waiver of right to protest. Applicant/Developer waives PL, ADM Finaling 17 any right to protest the inclusion of the property or any Building MM portion of it in a Landscape and Lighting Assessment Permits Matrix District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation ora 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. 18.1 Disclosure. Applicant/Developer shall disclose, to all PL Sale of any 260 prospective buyers, the proximity to the County Sheriff unit within a MM training facilities and associated noise from the bomb phase Matrix detonation facility, firing ranges, emergency vehicle training, etc. 18.2 Disclosure. All residents shall be notified at the time Sale of any PW of sale of lots within the project that left-turn unit within a 3/19/98 movements at this location will be eliminated in the future phase at the discretion of the City. 27 18.3 Disclosure. Ali residents shall be notified of the Sale of any COA restrictions for parking on streets within the subdivision, unit within a No Parking areas, as established with the improvement phase plans, towing, and other traffic safety regulations shall be described. Additional parking restrictions (e.g.: red curb areas) may be applied in the future if traffic safety or circulation problems arise. 18.4 Disclosure. At the time of sale of lots within the Sale of any PW project, all residents shall be notified of the special unit within a 3/19/98 standards for this development regarding yard setbacks phase for accessory structures. 18.5 Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any Standard written acknowledgment (secured from the individual B unit within a property owner) acknowledging the continuance of phase construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. 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. 19.1 School Mitigation Agreement. A copy of the required PL Approval of 13 school facilities mitigation agreement between the Final Map MM property owner/developer and the Dublin Unified School Matrix District for provision of School capacity for the residents of this project (pursuant to the Eastern Dublin Specific Plan/EIR) shall be retained by the City of Dublin Community Development Department. 19.2 Parkland Dedication - The developer shall be required to PL Addressed in 13 pay a Public Facilities Fee in the amounts and at the times Development MM set forth in City of Dublin Resolution No. 32-96, adopted Agreement Matrix/Par by the City Council on March 26, 1996, or in the amounts ks letter and at the times set forth in any resolution revising the dated amount of the Public Facilities Fee. No credit against the 2/26/98 dedication requirement shall be given for open space within this project. 19.3 Fees. The applicant shall pay all City of Dublin fees, ADM, PL, Varies Standard 28 including processing fees and development impact fees, at B the times specified in the applicable fee ordinance or resolution which are in effect at such times. Development impact fees include but are not limited to the Eastern Dublin Traffic Impact Fee, the Freeway Interchange Fee, the Public Facilities Fee, the Noise Mitigation Fee, the Fire Impact Fee, the Inclusionary Zoning/Affordable Housing Fee, and the contemplated fee for regional traffic improvements. Processing fees include but are not limited to fees for adoption and implementation of the Eastern Dublin Specific Plan. 19.4 Development Agreement. Approval of this Vesting PL Final Map Standard Tentative Map is subject to Applicant/Developer securing approval from the City Council of the proposed Development Agreement as required by the Eastern Dublin Specific Plan. SITE DEVELOPMENT REVIEW CONDITIONS NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 1 Approval. This Site Development Review approval for PL On-going Standard the Casterson Property, PA 97-040 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the following plans and documents available and on file in the Department of Community Development: Casterson Property Development Plan dated received April 8, 1998 (Exhibit A- 1), including; Stage 1 and Stage 2 Site Plans; Preliminary Landscaping Plan, Architectural Plans prepared by the KTGY Group for single family homes dated received March 25, 1998, and other plans, text, and diagrams contained in Exhibit A-I, stamped approved and on-file with the City of Dublin Department of Community Development. (Some of the following items require revisions as noted in other Conditions herein). 2 Standard Conditions. The project shall comply with the PL, B Through Standard City of Dublin Site Development Review Standard Completion Conditions. 29 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 3 House Numbers List. Applicant/Developer shall submit PL Issuance of COA a house numbers list corresponding lots shown on the Building Tentative Map. Said list is subject to approval of the Permits Director of Community Development. 4 Term. Approval of the Site Development Review shall PL Approval of Standard be valid for one year from approval by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated 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.) 5 Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 6 Playground. A detailed plan shall be provided for the PL Issuance of COA "Tot-Lot" playground area to address safety issues and grading permits £or grading/Oak the relationship between the play area and the street, as issues; prior to well as the landscaping, Oak tree protection, and site play area grading, subject to approval by the Director of improvements Community Development. for playground, safety & landscaping issues 7 Air Conditioning Units - Air conditioning units and B, PL Occupancy COA ventilation ducts shall be screened from public view with of Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. 8 Automatic Garage Door Openers - Automatic garage B, PL Occupancy COA door openers shall be provided for all dwelling units and of Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. 9 Interior walls and Fences. All walls and fences shall PL Occupancy COA conform to Section 8.72.080 of the Zoning Ordinance of Unit unless otherwise required by this resolution. Construction/installation of common/shared fences for all side and rear yards shall be the responsibility of Applicant/Developer. Construction shall consist of solid 30 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: wood fences and masonry walls as shown on preliminary landscape plan. 10 Perimeter walls and Fences. All perimeter walls and PW Approval of COA fences shall comply with the requirements from the Improvement Tentative Map Conditions of approval. Design of the Plans masonry soundwall along Tassajara Road shall reflect the design concept approved with the Development Plan with the following additions: 1) openings in the wall with wrought-iron fencing shall occur where auto courts are adjacent to the wall along Tassajara Road; and 2) rock columns shall be incorporated, to be compatible with the design approved for Dublin Ranch Phase I, and shall be subject to the approval of the Associate Planner and Community Development Director. 11 Wall or Fence Heights. All wall or fence heights shall PW Approval of be a minimum 6 feet high (except in those locations Improvement where Section 8.72.080 of the Zoning Ordinance requires Plans lower fence heights and where an 8-foot sound 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. 12 Level area on both sides of fence. Fencing placed at the PW, PL Issuance of top of banks/slopes shall be provided with a minimum Grading one-foot level area on both sides in order to facilitate Permits maintenance by the property owners. 13 Parking. Applicant/Developer shall provide parking as PL Completion of Standard required by the provisions approved with the PD Rezone Improvements Development Plan (Exhibit A-l), dated received April 8, 1998, by the Dublin Department of Community Development. 14 Recreational Vehicle Parking. Recreation vehicle On-going Municipal parking shall be prohibited on public streets. Signs shall Code be posted to that effect. 15 Residential Security. The project shall comply with the PL, B Occupancy Standard City of Dublin Residential Security Requirements and the of Units Conditions of Approval for the Vesting Tentative Map. 16 Final Landscaping and Irrigation Plan. PL, PW Issuance of COA Applicant/Developer shall submit a Final Landscaping Building and Irrigation Plan, conforming to the requirements of Permits Section 8.72.030 of the Zoning Ordinance (unless otherwise modified by Conditions of this Resolution), stamped and approved by the Director of Public Works 31 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: and the Director of Community Development. Alameda County Fire Department approval is also required where this project is adjacent to wildfire areas. That plan should generally conform to the Preliminary Landscape Plans dated received October 17, 1997 and February 23, 1998. Plans must reflect any project design revisions approved for subsequent Site Plans/Vesting Tentative Map. 17 Final Landscape Plan Review. The plant palette PL Issuance of COA varieties shall be shall be subject to review and approval Building of the Director of Community Development and reviewed Permits by the City's Landscape Architect to determine compatibility with reclaimed water use, where appropriate. An irrigation plan shall be submitted with Final Landscape Plans indicating that the system is designed for reclaimed water, where required by DSRSD. 18 Landscaping required. All front yards and common PL Issuance of COA areas shall be landscaped by the initial builder within 30 Building days of occupancy of each unit, unless prohibited by Permits seasonal/weather problems. Maintenance of all landscaping shall be addressed within the subdivision CC&Rs. Bonds or other surety may be required to ensure installation and/or success of landscaping. [PL] 19 Oak Tree Protection. Prior to any grading, the PL, PW Prior to PW 3/19/98 Developer shall protect each oak tree that is to be starting preserved, as shown on the Vesting Tentative Map (see grading/impr condition 15.5 of the Tentative Map approval), ovements Landscaping in the Open Space areas and in the vicinity of the existing Oak trees shall be reviewed by the City's Landscape Architect to address recommended native plantings and impacts upon the Oaks, subject to approval of the Director of Community Development.. 20 Revegetation. Graded slopes in the open space and PL Issuance of COA stream corridor buffer areas shall be revegetated, subject Building to the review and approval of the Director of Community Permits Development. 21 Landscape Islands. Additional detail shall be provided PL, F Issuance of COA to illustrate the landscaping and design of raised Building landscape islands separating the courtyard drives (Parcels Permits T, H, I, K, L, M). These detailed plans shall indicate how emergency vehicle access is provided, and shall be reviewed and approved by the Director of Community Development and Fire Prevention Department. 32 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 22 Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW gallon size shall be planted along all street frontages as Building Standard shown on the Landscape Plan. Exact tree locations and Permits varieties shall be reviewed and approved by the Director of Community Development. Trees planted within, or adjacent to, sidewalks or curbs shall be submitted to the Department of Community Development for review and approval by the Director of Community Development and the Director of Public Works to determine the need for root shields. 23 Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of COA resistant or drought tolerant plant varieties shall be Building required in the plant palette. Permits 24 Monument Signs. Design of monument signs shall be PL, PW Completion of COA approved by the Director of Community Development to Improvements assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 25 Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading and/or berms. Permits 26 Standard Plant Material, Irrigation System and PL Occupancy Standard Maintenance Agreement. Applicant/Developer shall of Any Unit sign and submit a copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. 27 Water Efficient Landscape Regulations. PL, PW, Approval of Standard Applicant/Developer shall ensure that the Final DSR Final Landscaping and Irrigation Plan conforms to the City's Landscape Water Efficient Landscape Regulations, including dual Plans piping to facilitate future recycled water. 28 Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard approval allowing occupancy of any new home, the of Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the home shall be PL Occupancy Standard complete to allow for safe traffic movements to and of Unit from the home. b. All traffic striping and control signing on streets PW Occupancy Standard providing access to the home shall be in place, of Unit c. All street name signs on streets providing access to PL Occupancy Standard the homes shall be in place, of Unit 33 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: d. All streetlights on streets providing access to the PW Occupancy Standard homes shall be energized and functioning, of Unit e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard which may create a hazard shall be required or any of Unit non-hazardous repairs shall be complete and bonded for. f. The homes shall have a back-lighted illuminated PL Occupancy Standard house number, of Unit g. The lot shall be finish graded, and final grading B Occupancy Standard inspection shall have been approved by the Building of Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set to grade to the approval of of Unit the Director of Public Works. i. The homes shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of Unit Department to allow occupancy. j. All fire hydrants in streets providing access to the F Occupancy Standard homes shall be operable to City and ACFD of Unit standards. k. All streets providing access to the homes shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Unit for fire engine circulation to the approval of the Director of Public Works and ACFD. I. All front yards of single family dwellings shall be PL Occupancy Standard landscaped. Common areas of the project shall be of Unit landscaped by phase. m. All mailbox units shall be at the back of the PL Occupancy Standard curb/sidewalk as appropriate. The developer shall of Unit submit a mailbox design and location plan to indicate where community mailboxes and associated lighting will be accommodated. The Postmaster shall be consulted for design criteria. Architectural enhancements should be provided to community mailboxes where visible from the project streets. n. Exterior lighting shall be provided for dwelling PL Occupancy Standard entrances and shall be of a design and placement so of Unit as not to cause glare onto adjoining properties. o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy Standard to provide for security needs. (Photometrics and of Unit lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 34 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 29 Glare/Reflective Finishes - The use of reflective finishes PL Issuance of MM on building exteriors is prohibited. In order to control the Building effects of glare within this subdivision, reflective glass Permits shall not be used on all east-facing windows along Tassajara Road. 30 Residential Units shall comply with the architectural drawings submitted by KTGY dated received March 25, 1998, and shall generally conform to the colors and materials board dated received April 10, 1998, on file in the City of Dublin Department of Community Development with the revisions/conditions listed below: a. Where a stairwell faces another stairwell of the adjacent unit, the stairwell windows on side elevations at shall be designed with an off-set for privacy from the windows of adjacent units. b. The plot plans for units on lots 94 and 95 shall be reversed so that the driveways and garages for these two units are adjacent to each other. c. The media "pop-out" which appears on the left elevation of Plan 3 shall be revised to reflect the architectural details which have been added to the rear elevation of Plan 4. d. A 4" wide stucco band (typical of other elevations) shall be added along the bottom of the 2nd story overhang on the rear elevation of Plan 4 MISCELLANEOUS CONDITIONS 31 Development Agreement. Approval of this Site PL Recording of Standard Development Review is subject to Applicant/Developer Development securing approval from the City Council of the proposed Agreement Development Agreement as required by the Eastern Dublin Specific Plan. 32 Infrastructure Sequencing Program. The Development PW, PL Recording of 29 Agreement shall include an infrastructure sequencing Final Map MM program and shall be recorded. Matrix 33 Fees - Applicant/Developer shall be responsible for PW, PL Finaling 31-33, 47, payment of public facilities fees, noise mitigation fees, Building 266 school impact fees, fire impact fees, affordable housing Permits MM in-lieu fees, specific plan implementation fees, regional Matrix transportation fees, and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIFs shall be subject to recalculation and assessment of the fair share of the new or revised fees. 34 Parkland Dedication - The developer shall be required to PL Addressed in 13 pay a Public Facilities Fee in the amounts and at the times Development MM 35 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: set forth in City of Dublin Resolution No. 32-96, adopted Agreement Matrix/ by the City Council on March 26, 1996, or in the amounts Parks and at the times set forth in any resolution revising the letter amount of the Public Facilities Fee. No credit against the dated dedication requirement shall be given for open space 2/26/98 within this project. 35 Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the Zone 7, Improvement Alameda County Fire Department, Public Works DSR, PL Plans Department, Dublin Police Service, Alameda County Flood Control District Zone 7, and Dublin San Ramon Services District. 36 Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit six (6) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. PASSED, APPROVED AND ADOPTED this 14th day of April, 1998. AYES: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz NOES: ABSENT: Community Development Director Planning Commission ~v/nmrperson bt g:\97040\pcreso. 36