Loading...
HomeMy WebLinkAboutPC Reso 98-37 PA98-013 Starward VTmap/SDR RESOLUTION NO. 98-37 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A VESTING TENTATIVE TRACT MAP AND SITE DEVELOPMENT REVIEW FOR PA 98-013 THE STARWARD DRIVE SITE (Tract No. 7029) WHEREAS, the DeSilva Group Inc., the site property owner, has requested approval of a Vesting Tentative Tract Map to subdivide a 2.4 acre parcel and create 31 numbered and 5 lettered lots and approval of Site Development Review of 31 single family dwellings and related improvements on land generally located west of Starward Drive, east of San Ramon Road and north of the Shamrock Shopping Center (APN 941-0173- 005-02); and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Mitigated Negative Declaration has been prepared with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and WHEREAS, the Planning Commission did hold a public hearing on said application on August 11, 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, 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: The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. The design and improvements of the Vesting Tentative Map are consistent with and conforms to the City's General Plan and Downtown 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 o 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. The project site is located adjacent to major roads on 2.4 acres of relatively flat topography and is, therefore, physically suitable for the type and density of development. With the incorporation of mitigation measures established in the Negative Declaration prepared for the project 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. 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 Director of Public Works has reviewed the map and title report and has not found any conflicting easements of this nature. 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. 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 for: Approval of this application (PA 98-013) as conditioned is consistent with the purpose and intent of Section 8.104 (Site Development Review) of the Dublin Zoning Ordinance. The approval of this application, as conditioned, will comply with the policies of the General Plan, the Downtown Dublin Specific Plan as proposed for amendment and the Planned Development Rezone and Development Plan for the project which allows for residential development at this location. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 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 ali laws and ordinances of the City of Dublin and implements the General Plan, as proposed for amendment. o 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 desirable environment for the development. The project has been designed with architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. Landscape considerations, including the location, type, size and coverage of plant materials 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 98-013 Starward Drive Residential Project, subject to the following Conditions of Approval and subject to City Council approval of the proposed General Plan Amendment and an amendment to the Downtown Dublin Specific Plan and Planned Development Rezone/Development Plan. This approval shall be as generally depicted by materials labeled Exhibit B-2, Development Plan, stamped "approved" and on file in the Dublin Planning Department, which includes Architectural (floor and elevations) Plans prepared by Schuler Homes, Inc., dated Received August 3, 1998, and a Conceptual Landscape Plan prepared by Thomas E. Baak and Associates dated received August 3, 1998, and a Preliminary Grading and Utility Plan, a Vesting Tentative Tract Map, Site and Fencing Plans prepared by Ruggeri- Jensen-Azar & Associates, dated received August 3, 1998, except as modified by the Conditions of Approval contained below. 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. [PL.] Planning, [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN} Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. TENTATIVE MAP ~::~:::::::::::::: :: ~:::::::::::::~:: ::::::::::::::::::::::::::::::: i~::i::i~i::i:: i::i::i~:::::: ::::::::::::::::::::::::::::::: iiii!iiiiiiiiiiiiiiii::iiiiiiiii!i!i 1. Standard Conditions of Approval. PW Approval of Standard Applicant/Developer shall comply with all applicable Improvement City of Dublin Standard Public Works Criteria Plans through completion (Attachment A). In the event of a conflict between the Public Works Typical Conditions of Approval and these Conditions, these conditions shall prevail. 2. Fees: Applicant/Developer shall pay all applicable Variou Various fees in effect at the time of building permit issuance, s times, but no including, but not limited to, Planning fees, Building later than fees, Dublin San Ramon Services District Fees, Public Issuance of Facilities Fees, Dublin Unified School District School building permits Impact fees, Public Works Iraffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees in effect at the time of building permit issuance. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 3. 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. 4. Action Programs/Mitigation Measures. PL Approval of Standard Applicant/Developer shall comply with all applicable Improvement action programs and mitigation measures of the Plans through Mitigated Negative Declaration and Mitigation completion Monitoring program that have not been made specific ...... Conditions of Approval. 5. Requirements. Applicant/Developer shall meet or PW Approval of Standard/ perform all of the requirements of the Subdivision Map Final Map PW Act, the City's Subdivision Ordinance, and the approved Tentative Map for the project prior to City Council acceptance of offers of dedication 6. Ordinances/General Plan/Policies. The Developer PW, Issuance of Standard/ shall comply with the City of Dublin Subdivision PL Building PW Ordinance, City of Dublin Zoning Ordinance adopted Permits September 1997, the City of Dublin General Plan, (as amended) applicable Specific Plan, (as amended) Public Works criteria and City Grading Ordinance. 7. Improvement Agreement/Plans. PW Approval of Standard/ Applicant/Developer shall enter into an Improvement Improvement PW Agreement with the City for all subdivision Plans improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer and ,other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing on-site and off-site subdivision improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 8. Preconstruction Survey. Within 60 days prior to any PW, Issuance of habitat modification, Applicant/Developer shall submit PL Grading a preconstruction survey, prepared by a biologist (to be Permit 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 4 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. Said protection plans and measures shall occur at least 21 days prior to anticipated habitat modification. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. The Department of Community Development may waive this condition if significant evidence exists that the site does not warrant this survey. 9. Infrastructure. The location and siting of project PL, Approval of specific wastewater, storm drain, recycled water, and PW Improvement potable water system infrastructure shall be approved Plans by the City of Dublin and the serving utility. 10. Drainage Channel. Any proposed modifications or PW, Approval of alterations to the Drainage Channel shall be approved PL Improvement by the City of Dublin and any required permitting Plans agencies. 11. Solid Waste/Recycling. Applicant/Developer shall ADM On-going comply with the City's solid waste management and recycling requirements. 12. Refuse Collection. The refuse collection service PL Finaling provider shall be consulted to ensure that adequate Building space is provided to accommodate collection and Permits sorting of petrucible solid waste as well as source- separated recyclable materials generated by the residents within this project. 13. Public Utility Easements. Applicant/Developer shall PW Approval of Standard provide Public Utility Easements per requirements of Final Map the 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. 14. Title Reports/Deeds. A current title report and copies PW Approval of Standard of the recorded deed of all parties having any recorded Final Map title 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 which are no more than 6 months old as of the date of submittal. 15. Document Preparation. The improvement plans for PW Approval of Standard ! this Tentative Map (including Improvement Plans, Improvement ]]Grading Plans, and subdivision maps) shall be Plans prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block formats and check lists, after approval. After approval, original mylars or photo mylars with three sets of blue prints ] must be submitted to the City. 16. Removal of Obstructions. The Applicant/Developer PW Issuance of Standard shall remove all trees including major root systems and Grading other obstructions from building sites that are Permit necessary for public improvements or for public safety as directed by the Director of Public Works. ' SPEC~L COND~IONS 17.The Developer/Applicant shall purchase City-deemed PW Approval of PW : surplus properties adjacent to this project and San Final Map Ramon Road. 18.Fire/Emergency Access. Applicant/Developer shall PW Approval of PW provide adequate access and turnaround for fire and Final Map other emergency vehicles (42-foot minimum radii) per ~ Alameda County Fire Department (ACFD) standard requirements in all public streets. Internal private streets and drive aisles shall be designed for fire and : other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. "19.'" Final Layout and Design of Streets. Final detailed PW Issuance of PW layout and design of internal private and public streets Grading and drive aisles must be approved by the ACFD and Permit and Director of Public Works. Building Permit. 20. Abandonment of Easements. Applicant/Developer or PW Occupancy of PW current landowner shall obtain an abandonment from affected units. all applicable public agencies of existing easements 21. Handicap Ramps. All handicap ramps shall comply PW Completion of Standard with all current State ADA requirements and City of Improvements Dublin Standards. Grading&Drainage : 22. Grading Plans. Grading plan designs must be based PW lssuance of Standard on approved soils reports. In addition to the civil Grading engineer, a soil engineer must sign the grading plans. Permit The soil engineer or his technical representative must be present at all times during grading. 23. Protection from 100 -year storm event. PW Issuance of PW Applicant/Developer shall prove to the City that the Grading building pads are a minimum of 1 foot above a 100- Permit year storm event, especially from waters in the Drainage Channel. 24. Lot Drainage. Drainage shall be in accordance with PW Issuance of PW the criteria established in the Standard Public Works Grading Criteria attached hereto as Attachment "A". Permit Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, the Developer shall construct retaining walls along the rear yard lot lines of and side yard lot lines so that each lot will drain directly to its respective front street. All grading improvement plans shall be reviewed and approved by ! the Director of Public Works prior to start of any grading. 25. Drainage stndy. Applicant/Developer shall prepare Issuance of PW and submit to the Director of Public Works for review Grading a detailed drainage study of all proposed storm drain Permit improvements of the project. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 26. No change To Overall Drainage Patterns. Issuance of PW Applicant/Developer shall not change the overall Grading drainage patterns of the existing topography by the Permit grading construction of this project. 27'. Finished Floor Elevation. The finished floor PW Issuance of PW elevation of the lowest building must be one foot Grading above 100-year flood levels. Permit 28'.'" Mitigation Measures/Drainage Impacts. PW Occupancy of PW Applicant/Developer shall demonstrate to the Any Building satisfaction of the Director of Public Works that all : mitigation measures that need to be improved as a result of drainage impacts of this project will be constructed prior to occupancy of any building. All drainage improvements shall be constructed to the : satisfaction to of the Director of Public Works. 29. Retaining Walls. Where finish grade of this property PW Issuance of Standard/ is in excess of twenty-four (24) inches higher or lower Building PW than the abutting property or adjacent lots within the Permit subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works/City Engineer shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 30. Required Permits. Applicant/Developer shall obtain PW, Issuance of PW the required permits from Alameda County, Zone 7, CO, Grading and the California Department ofFish and Game to Zone 7 Permit discharge and construct drainage improvements within the Drainage Channel, if necessary. 31. Geotechnical Investigation Report. PW Issuance of PW Applicant/Developer shall prepare a Geotechnical Grading Investigation Report covering the project site for Permit review by the City, and (as a minimum) shall design the grading plan based the recommendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. 32. Drainage Fees. This project is subject to the payment PW, Issuance of PW of drainage fees through the City of Dublin to Alameda Zone 7 Grading County Flood Control District, Zone 7. Permit Impr°v~nts . ... ..... . ~. ..... 33. Detailed Improvement Plans. The Developer shall PW Issuance of PW prepare detailed dimensioned Improvement Plans in Grading accordance with the latest City of Dublin Improvement Permit Plan Review Checklist prepared and filed with the City of Dublin Public Works Department and shall be to the satisfaction of the Director of Public Works. 34. Sidewalks. Applicant/Developer shall construct a PW Occupancy of PW minimum 5-foot wide sidewalk on the west side of Any Building Starward Drive, if necessary, to the satisfaction of the Director of Public Works, unless otherwise approved by the Director of Public Works 35. Landscape Strip. Applicant/Developer shall design PW Occupancy of PW and professionally landscape an irrigated 4 1/2 foot Adjacent landscape strip between the sidewalk and the back of Building curb unless otherwise approved by the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the individual homeowners under the direction and oversight of the tract homeowners association and the City of Dublin Public Works Department. These landscaped areas ::::::::::::::: ::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::' .:' .:-.-....-...: w::...:...:.:.....[i:::: shall be subject to the City's Water Efficient Landscape Regulations. 36. ] Improvements Constructed Prior to Occupancy. PW Occupancy PW : All improvements (including curb, gutter, sidewalks, driveways, paving, landscaping and utilities) necessary : to serve that phase, must be constructed prior to occupancy of the first building in that phase in accordance with approved City standards and to the satisfaction of the Director of Public Works/City Engineer only after the Subdivision Development Agreement has been approved and required bonds and fees have been delivered to the City. 37. Landscaping. The Developer shall construct all PL, Completion of landscaping within the site and along the project PW Improvements frontage from the face of curb to the site right-of-way to the design and specifications of the City of Dublin, and to the satisfaction of the Director of Public Works. :: Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the , Director of public Works. ';38. ""Landscaping Maintenance. Applicant/Developer PL, Completion of Standard/ shall maintain landscaping for not less than 90 days PW Improvements PW after City-approved installation. This maintenance shall include weeding and the application of pre- emergent chemicals. 39. Landscaping at Private Street Intersections. PL, Completion of Landscaping at private street intersections shall be PW Improvements such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. "~'0. Homeowners Association. Applicant/Developer shall PW, Approvalof PW establish a subdivision Homeowners Association that PL Final Map will monitor and provide oversight to the maintenance of owner-maintained City street landscape areas and common areas. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the 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 Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 41. Permits for Oversized and Overweight PW Issuance of Standard/ Construction Loads/Haul Routes. Permits shall be Grading PW required for oversized and/or overweight construction Permit loads as determined by the Director of Public ~Works/City Engineer coming to and leaving from the site. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for :: review and approval. 42. Decorative Paving. Applicant/Developer shall not PW Occupancy of PW construct decorative pavement within City right-of- Adjacent way unless otherwise approved by the Director of Building Public Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 43. Relocation of Improvements. Any relocation of PW Completion of Standard improvements or public facilities shall be Improvements accomplished at no expense to the City. 44. The boundary of parcels shall be survey monumented PW Completion of at completion of construction of improvements Improvements i specified by these conditions. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard plans and the California State Subdivision Map Act to the satisfaction of the Director of Public Works. parking, Traffic&circulation 45. Layout and Design. Layout and design of the project PW lssuanc¢ of PW parking, striping, drive aisles, and sidewalks within the Building project shall be configured to maximize safety, Permits circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. 46. Transitioning Existing Improvements. PW Approval of Standard Applicant/Developer shall be responsible for Improvement 10 : ::::::5:::::::::: : :::::::::::5::::::: ::::~S~::: ::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: transitioning existing improvements to match Plans improvements required as Conditions of Approval for this Tentative Map. 47. Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard submit a Line and Striping Plan if necessary for this Building project to the Director of Public Works for review and Permits approval. The Plan shall show interim lane configurations and transitions, as approved by the Director of Public Works. 4'8': LAVTA. Applicant/Developer shall consult with the PW Occupancy of PW Livermore-Amador Valley Transit Authority Any Building (LAVTA) on the bus route, on the periphery of the proposed project. The location and configuration of the all bus stops if required and shelters shall be constructed under direction of the City's Director of Public Works. "49. '"'Traffic Impact Fees. Applicant/Developer shall be PW Issuance of PW responsible for payment of traffic impact fees (TIFs). Building Said TIF's shall be determined by a Traffic Study Permits performed by the City's outside consultant, but paid for by the Developer/Applicant. 50. Construction Traffic Routing. All construction PW Issuance of traffic may be subject to specific routing, as Grading determined by the Director of Public Works, in order Permit to minimize construction interference with regional non-project traffic movement. 51'i ..... Traffic Signage/Red Curbing. Traffic safety signs PW, Approval of Standard and "red-curbing" shall be provided in accordance with PO Improvement the standards of the City of Dublin subject to plan Plans approval by the Director of Public Works. 52. Street Sign/Naming Plan. A street sign/naming plan PL Approval of Standard for the internal street system shall be submitted and Improvement shall be subject to approval of the Community Plans Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change a street name change for subsequent changes in direction. 53. 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 Permit steel pipe. 54. The Developer shall show in the project construction PW Approval of documents the locations of all transformers, vaults and Improvement 11 electrical boxes, double detector check valves, and joint Plans trench that will service the site with electricity, fire, water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. In the event any utility cannot be underground as determined by the Director of Community Development, above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and Director of Public Works. 55. The Developer shall construct a site lighting system in PW Approval of accordance with the City of Dublin Zoning Ordinance Improvement and to the satisfaction of the Director of Public Works. Plans The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of yard lights, and shall be reviewed and approved prior to construction to the satisfaction of the Director of Public Works 56. The Developer shall construct all new fire hydrants in PW Completion of streets to City and Alameda County Fire Department Improvements standards. The Developer shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. 57. The Developer shall specify the type and location of all Approval of yard lights on the on-site improvement plans. These Improvement improvements shall be subject to the review and Plans approval of the Director of Public Works prior to construction. UtilitieS 58. Utilities Service Report and Plan. PW, Approval of' Standard Applicant/Developer shall submit a utilities service PL Improvement report and plan to the satisfaction of the Public Works Plans Director and Community Development Director along with documentation that 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. 59. Construction of Utilities. The Developer shall PW Occupancy of PW construct all utilities as may be deemed necessary to Any Building Utilities provide for the proper, clean, and safe functioning of utility services for each proposed residence within the 12 ~ ::~i::ii::ii::i:: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::~i~i::i:~i ::iiiii::iiii::i!::!::~iiiiiiii project. Al[ utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 60. Utility Undergrounding/PSE's. Utilities shall be PW Approval of PW installed in accordance with the criteria established in Final Map Standard the Standard Public Works Criteria attached hereto as Attachment "A". All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public service easements and sized to meet utility company standards. 61. Transmission Lines. All transmission lines shall be PW Completion of Improvements away from sensitive areas unless otherwise approved by the Director of Public Works. 62. Joint Utility Trenches/Undergrounding/Utility PW Occupancy of PW Plans. Applicant/Developer shall construct all joint affected units Utilities utility trenches (such as electric, telephone, cable TV, and gas)in accordance with the appropriate utility : jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-offvalves and any appurtenant utility items thereto shall be underground in designated landscape areas between the proposed sidewalk and back of curb. 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 shown on the i Final Landscaping and Irrigation Plan. 63. Recycled Water. The Applicant/Developer shall PL, Occupancy of PW contact DSRSD as to the potential use of recycled DSR affected units Utilities water and, if necessary, contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas. The plans for these facilities shall be reviewed and approved by DSRSD. 64. Recycled Water Laterals. If it is determined that PW Occupancy of See recycled water will be available to the site; the any Building DSRSD landscaped common areas of the project shall have conditions laterals installed to the satisfaction of the Director of below Public Works to enable future recycled water connection in addition to potable water connection. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 13 Utility Installation Prior To Installation of Paving, Curb, Gutter or Sidewalks/Utility Stub Connections. All water, gas, sewer, underground electric power, cable television or telephone lines, and storm drain facilities shall be installed before any paving, curb, gutter, or sidewalks are installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived by the Director of Public Works in writing. PW ACFD Rules, Regulations and Standards. Applicant/Developer shall comply with all Alameda County Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. Fire Conditions. Developer shall comply with all conditions of the Alameda County Fire Department (ACFD) including: F F Approval of PW Improvement Plans Issuance of Building Permits Issuance of Building Permits Final location of fire hydrants shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20 psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of fire equipment. The minimum 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. Prior to delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall have the required aggregate base compacted to 90% minimum. Plans may be subject to revision following review. Fire Accesses. Fire access between residences shall be controlled by fences and adequate gates to prevent unauthorized pedestrian traffic. Projected Timeline. Developer shall submit a projected timeline for project completion to the Dublin Police Services Department, to allow estimation of F, PO PO Finaling Building Permits Issuance of Building Permits 14 staffing requirements and assignments. STO~ WATER ~OLLUTION Best Management Practices. Applicant/Developer shall demonstrate to the Director of Public Works that the project development meets the requirements of the State Regional Water Quality Board's "Best Management Practices" to mitigate storm water pollution. NPDES Permit. Pursuant to requirements of federal law, a NPDES permit shall be obtained from the RWQCB, and any terms of the permit shall be implemented, if applicable. PW PW Issuance of Building Permits Finaling Building Permits 72. Wells. Known water wells without a documented Zone 7 Issuance of Grading Permits :4 731 Salt Mitigation. Recycled water projects must meet Zone 7, On-going any applicable salt mitigation requirements of Zone 7. PW 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. DUBLIN SAN ~MONSERVICES DISTRICT (DSRSD) 75.' .... DSRSD Conditions. Applicant/Developer shall DSR DSRSD t comply with all conditions of the DSRSD including: 1 I General C°nditi°ns I I a. Complete imprOVement plans shal! be submitted t° issuanCe of DSRSD I [ DSRSD that conform to the requirements of the DSRSD Building [ Code, the DSRSD "Standard Procedures, Specifications Permits I and Drawings for Design and Installation of Water and I Wastewater Facilities," all applicable DSRSD Master I Plans and policies, and all Recycled Water Design and I Construction Standards. intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services. Other wells encountered prior to or during construction are to be treated similarly. 15 b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate development project's demand. Layout and Building sizing of mains shall be in conformance with DSRSD Permits utility master planning. c. Sewers shall be designed to operate by gravity flow to Approval of DSRSD's existing sanitary sewer system. Pumping of Improvement sewage is discouraged and may only be allowed under Plans extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present 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. d. Domestic and fire protection waterline systems for Approval of DSRSD residential tracts or commercial developments shall be Improvement designed to be looped or interconnected to avoid dead-end Plans sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD located in public streets rather than in off-street locations Improvement Plans to the fullest extent possible. If unavoidable, public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement Issuance of DSRSD dedications for water and sewer lines shall be submitted to Grading and approved by DSRSD. Permit g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD separate instrument irrevocably offered to DSRSD or by Final Map offer of dedication on the Final Map. h. The Final Map shall be submitted to and approved by Approval of DSRSD DSRSD for easement locations, widths, and restrictions. Final Map i. All utility connection fees, plan checking fees, inspection Issuance of DSRSD fees, permit fees, and fees associated with a wastewater Building discharge permit shall be paid to DSRSD in accordance Permits with the rates and schedules established in the DSRSD Code. 16 j. All improvement plans for DSRSD facilities shall be Issuance of DSRSD signed by the District Engineer. Each drawing of Building improvement plans shall contain a signature block for the Permits District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted Issuance of DSRSD unless the proper utility construction permit has been Building issued by DSRSD. A construction permit will only be Permits and issued after all of the DSRSD conditions herein have been all DSRSD satisfied, requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. :sPEC!FIC CONDITIONS .. 76. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines Improvements and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. OT~R COND~IONS 77. Encroachment Permit - An encroachment permit PW Issuance of Standard shall be secured from the Director of Public Works for Grading any work done within the public right-of-way where Permits this work is not covered under the public improvement plans. 78. Parkland Dedication - To implement General Plan PL Building Implementing Policy 2.1.3 (C), the developer shall Permits fund a study to update the "Public Facilities Fee Justification Study ("Study") prepared for the City by Recht Hausrath & Associates, dated March 7, 1996, to include the project within the development projections used in the Study and to recalculate the amount of the City's adopted Public Facilities Fee (Citywide) to include the project. The developer shall pay the Public 17 Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 32-96, adopted by the City Council on March 26, 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. The applicant shall pay an "in lieu" fee for neighborhood parks in accordance with, pursuant to and at the times specified in the City's Quimby Act ordinance, Chapter 9.28 of the Dublin Municipal Code. CC&RS Maintenance~°me°wners ASS°Ciati°n : 79. Covenants, Conditions and Restrictions (cc&Rs). PL Recording of Covenants, Conditions and Restrictions (CC&Rs) shall Final Map be established for this development. The CC&Rs shall be approved by the Director of Community Development to assure that: a. A Homeowners Association is established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. 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. BOnds/sure~ 80. Bonds or securities. A Faithful Performance Bond 'or PW, Issuance of PW securities that are 100% of Improvement costs, and a ADM Grading Standard Labor and Materials Bond or securities that are 50% of Permits Improvement costs, must be provided prior to issuing any grading and/or improvement permits. Improvement costs will include street, drainage, i grading, back-fill of utilities, and landscaping costs to the satisfaction of the Director of Public Works. 81. Release of bonds. Bonds shall be in accordance with PW, Completion of Standard the criteria established in the Standard Public Works ADM Improvements Criteria attached hereto as Attachment "A". Labor and i materials bond will be released after City's acceptance ] of improvements. The Maintenance bond will be 18 released one year after acceptance of improvements and after all defects have been repaired. Applicant/Developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City in the amount of 25% of Improvement costs. This bond will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, all improvements and landscaping shall be installed and established per approved plans and a declaration by the project civil engineer that the finished graded building pads are within 4- 0.1 feet in elevation of those shown on approved plans. 82. Hold Itarmless/Indemnification - PL, Through Standard Applicant/Developer, and any parties or individuals ADM completion of granted rights-of-entry by Applicant/Developer, shall Improvements and defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from Occupancy of the Last any claim, action, or proceeding against the City of Building Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of ' Dublin or its advisory agency, appeal board, Planning : Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. construction Noise Management/impact Reducti°n 83. Construction Noise Management PL Issuance of Program/Construction Impact Reduction Plan. and/or Grading Applicant/Developer shall conform to the following PW Permit Construction Noise Management Program/Construction Impact Reduction Plan: Construction of the Subdivision shall be conducted so as to minimize the effect of the construction as required by the Mitigated Negative Declaration on the existing community and on the occupants of the new homes as they are completed. 19 The following measures shall be taken to reduce construction impacts: 1. Off-site track traffic shall be routed as directly as practical to and from the freeway (I-680) to the job site. An Oversized Load Permit shall be obtained from the City by the contractor 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. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 9. 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. 10. During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works/City Engineer. 11. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 2O Works of A. All inactive portions of the construction site should be seeded and watered until grass growth is PL evident, and/or PW B. Require that all portions of the site be sufficiently watered to prevent excessive amounts 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. 11. 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. 12. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low- emissions tune-ups. 13. During construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 21 Works officials. 84. Hours of operation. Construction and grading PL On-going PW operations shall be limited to weekdays, Monday Standard through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 85. Fencing. A detailed fencing/wall plan shall be PW, Approval of submitted with the improvement plans for the first PL Improvement phase of development. The design, height, and Plans location of the fences/walls shall be subject to approval of the Director of Community Development. Wall sections shall not be butted together but separated by pilasters. The site shall be secured during construction . with temporary security fencing. 86. Archaeology - Should any prehistoric or historic PL, Final PW artifacts be exposed during excavation and PW, B Inspection of Standard construction operations, the Department of Community Grading Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Environmental 87. Phase 1 and Phase 2 environmental assessment PL, Issuance of studies. Applicant/Developer shall supply the PW Grading Permit Department of Community Development with a copy of the Developer's Phase 1 and Phase 2 (if required) environmental assessment studies. All remediation , required by those studies shall be implemented to the satisfaction of the Director of Public Works prior to Improvement Plan approval. 88. Stationary Source Emissions. Applicant/Developer PL Issuance of shall ensure that stationary source emissions associated Grading Permit 22 with project development are minimized. 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. 89. Rodenticides and Herbicides. The use of PL Issuance of rodenticides and herbicides within the project area Grading shall be performed in cooperation with and under the Permit supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 90. Kit Foxes. Should any Kit Foxes be discovered on the PL, Issuance of site either during the Preconstruction Survey or during PW Grading project construction, applicant/developer shall comply Permit with the Kit Fox Mitigation Program established by the City. '"Miscellaneous 91. Dust Control/Cleanup. Applicant/Developer shall PW On-going ensure that areas undergoing grading and all other construction activity are watered or other dust control 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. 92. Conditions of Approval. In submitting subsequent B Issuance of PW 23 iiiiiiii iiiiiiiii ii il iiiiiii :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: .............................................................................................................................................. . ..................... plans for review and approval, each set of plans shall Building Standard have 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. 93. Postal Service. Applicant/Developer shall confer with PL Approval of Standard local postal authorities to determine the type of mail Final Map units required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development. 94. Plot Plan. A plot plan for each single family PL Issuance of residential lot shall be submitted and approved by the Building Director of Community Development and Director of Permits Public Works before approval of building 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 street utility locations. SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 98-013 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. (Some of the following items require revisions as noted in other Conditions herein): Architectural Plans prepared by Richard C. Handlen, EDI Architecture, Inc. for "Starward, Dublin California" dated July 31, 1998, by the City of Dublin Department of Community Development; Site Plan, Fencing Plan and Vesting Tentative Map prepared by Ruggeri, Jensen, Azari and Associates, dated July 16, 1998 and Preliminary Landscaping Plan prepared by Thomas Baak, and Associates, Landscape Architect, dated July 17, 1998, by the City of Dublin Department of Community Development stamped approved and on file. The Site Development Review shall also generally conform to the colors and materials board received on August 11, 1998, on file in the City of Dublin Department of Community Development; the written statement prepared by the Applicant and on file in the City of Dublin Department of Community Development. GENE~L CO~ITIONS 24 114. Standard Conditions. The project shall comply with the PL, B Through Standard City of Dublin Site Development Review Standard Completion Conditions (Attachment B). 115. Fees: Applicant/Developer shall pay all applicable fees Various Various times, in effect at the time of building permit issuance, but no later including, but not limited to, Planning fees, Building fees, than Issuance Dublin San Ramon Services District Fees, Public of building Facilities Fees, Dublin Unified School District School permits Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; in effect at the time of building permit issuance. 116. Colors and Materials Board. Applicant shall submit a PW Issuance of colors and materials board subject to approval of the Building ~ Director of Community Development to reflect any Permits changes made during project review. 117. House Numbers List. Applicant/Developer shall submit PL Issuance of 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. 118. Term. Approval of the Site Development Review shall PL Approval of Standard be valid for one year from approval by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of i i i 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.) 119. 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. 120. Plotting Plans - Plotting Plans for each phase of the PL Issuance of : project and dwelling unit type shall be submitted by the Building Applicant/Developer to the Department of Community Permits Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. 121. Air Conditioning Units - Air conditioning units and B, PL Occupancy of : ventilation ducts shall be screened from public view with Unit materials compatible to the main building and shall not be 25 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. 122. Automatic Garage Door Openers - Automatic garage B, PL Occupancy of door openers shall be provided for all dwelling units and Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. 123. Walls and Fences. All walls and fences shall conform to PL Occupancy of Section 8.72.080 of the Zoning Ordinance unless Unit 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 comply with fence detail submitted with the plans. The perimeter masonry wall on the south side of the project shall be at a minimum height of seven feet. 124. 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. 125. 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. 126. 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 or as approved by the Director of Public Works. Street lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to .meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. The type of residential streetlights used shall be acceptable to the Director of Public Works. parking: 127. Parking. Applicant/Developer shall provide parking as PL Completion of Standard 26 shown on the Site Plan and Preliminary Landscape Plan Improvements received by the Dublin Department of Community Development. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped and visitor parking spaces shall be appropriately identified on the pavement. 128. Recreational Vehicle Parking. Recreation vehicle On-going Municipal parking shall not be permitted on site and shall be Code regulated by the CC&R's. "i' P°lice: ~ 129. Residential Security. The project shall comply with the PL, B Occupancy of Standard :City of Dublin Residential Security Requirements. Units ~CC&R's for the project will include posting of private street areas in accordance with California Vehicle Code Section 22658, sections 1 and 2. Fire lanes will also be posted in accordance with California Vehicle Code Section 22500.1. The Developer and/or Property Owner shall keep perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant paints and foliage shall be used. The CC&R's shall provide for graffiti removal in perpetuity. Landscaping 130. Final Landscaping and Irrigation Plan. PL, PW Issuance of Applicant/Developer shall submit a Final Landscaping Building and Irrigation Plan, conforming to the requirements of Permits or Section 8.72.030 of the Zoning Ordinance (unless according to otherwise required by this Resolution). The plans shall be Phased stamped and approved by the Director of Public Works Occupancy and the Director of Community Development. That plan Plan, should generally conform to the Site Plan and Preliminary whichever is Landscape Plan prepared by Thomas Baak and first Associates, Landscape Architect, dated July 17, 1998. It must reflect any revised project design shown on the Tentative Map with a later date. 131. 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 final Landscape Irrigation Plan. Exact tree Permits or locations and varieties shall be reviewed and approved by according to the Director of Community Development. Trees planted Phased within, or adjacent to, sidewalks or curbs shall be Occupancy submitted to the Director of Public Works for review and Plan, approval by the Director of Community Development and whichever is the Director of Public Works to determine the need for first root shields. Elsewhere, root shields are required. 27 132. Review. Shrub, vine, espalier, perennial, and ground PL Issuance of cover varieties shall be reviewed and approved by the Building Director of Community Development. Permits or according to Phased Occupancy Plan, whichever is first 133. Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of resistant or drought tolerant plant varieties shall be Building required in the plant palette. Permits or according to Phased Occupancy Plan, whichever is first 134. Monument Signs. Design of monument signs shall be PL, PW Completion of 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. 135. Baekflow Devises. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading and/or berms. Permits 136. Standard Plant Material, Irrigation System and PL Occupancy of Standard Maintenance Agreement. Applicant/Developer shall Any Unit sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any ~units. 137. Water Efficient Landscape Regulations. PL, PW, Issuance of Standard Applicant/Developer shall ensure that the Final DSR Grading Landscaping and Irrigation Plan conforms to the City's Permits Water Efficient Landscape Regulations, including dual piping to facilitate future recycled water. standards Health, Design and Safety standards. Prior to final PW, PL Occupancy of Standard approval allowing occupancy of any new home, the 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: 28 a. The streets providing access to the home shall be PL Occupancy of Standard complete to allow for safe traffic movements to and Unit from the home. b. All traffic striping and control signing on streets PW Occupancy of Standard providing access to the home shall be in place. Unit c. All street name signs on streets providing access to PL Occupancy of Standard the homes shall be in place. Unit d. All streetlights on streets providing access to the PW Occupancy of Standard homes shall be energized and functioning. Unit e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which may create a hazard shall be completed to the Unit satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. f. The homes shall have a back-lighted illuminated PL Occupancy of Standard house number. Unit g. The lot shall be finish graded, and final grading B Occupancy of Standard inspection shall have been approved by the Building Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes shall be set to grade to the approval of Unit the Director of Public Works. i. The homes shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Unit Department to allow occupancy. j. All fire hydrants in streets providing access to the F Occupancy of Standard homes shall be operable to City and ACFD Unit standards. k. All streets providing access to the homes shall be PW, F Occupancy of Standard improved to an adequate width and manner to allow Unit for fire engine circulation to the approval of the Director of Public Works and ACFD. 1. All front yards of single family dwellings shall be PL Occupancy of Standard landscaped. Common areas of the project shall be Unit landscaped by phase. m. All mailbox units shall be at the back of the curb. PL Occupancy of Standard Unit n. Exterior lighting shall be provided for dwelling PL Occupancy of Standard entrances and shall be of a design and placement so Unit as not to cause glare onto adjoining properties. o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy of Standard to provide for security needs. (Photometrics and 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). 29 138. Glare/Reflective Finishes - The use of reflective finishes PL Issuance of 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. MiSCellaneous; ~ 139. Refuse Collection Areas. The refuse collection areas PL Approval of within the project shall be reviewed by the refuse Improvement collection service provider to ensure that adequate space Plans is provided to accommodate collection and sorting of I petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. 140. Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the City Zone 7, Improvement of Dublin, Alameda County Fire Department, Public DSR, PL Plans Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Dublin Unified School District and Dublin San Ramon Services District. 141. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. Permits. 142. Prior to Building Permit Issuance, the applicant/ BL Building developer shall submit revised architectural elevations to Permit the Director of Community Development for review and Issuance approval for all three floor plans indicating additional architectural embellishments (belly bands, sill bands, shutters, etc.) for the passive building wall. PASSED, APPROVED AND ADOPTED this 1 lth day of August, 1998. AYES: NOES: ABSENT: Cm. Jennings · /~ o~m m'~l~ ity D~velopment/Direltor Cm. Johnson, Hughes, Musser, and Oravetz Planning ~ommis~on C~rperson ~ 30