HomeMy WebLinkAboutPC Reso 98-43 PA98-035 Tassajara Meadows VTmap/SDR RESOLUTION NO. 98-43
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP
AND SITE DEVELOPMENT REVIEW
FOR TASSAJARA MEADOWS (Tract No. 7022)
PA 98-035
WHEREAS, Jeffrey McMullen, on behalf of Mission Peak Homes, has requested approval of a
Tentative Map and Site Development Review, (see Development Plan, Exhibit A-1 to Planning Commission
Resolution No. 98-__, dated September 22, 1998), to subdivide an 11.7 _+ acre parcel and develop a residential
subdivision with 95 lots, public and private open space, in the Eastern Dublin Specific Plan area; and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the proposed project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by
Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"); and
WHEREAS, the Planning Commission did hold a public hearing on said application on September
22, 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 Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to
the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is
a subdivision for implementation of a residential project in an area designated for 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 the school facilities mitigation agreement
between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by
the Eastern Dublin Specific Plan/EIR.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Site Development Review:
1. The approval of this application (PA 98-035), 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.
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.
2
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 98-035 subject to the following Conditions of
Approval and subject to City Council approval of the proposed Planned Development Rezone/Development Plan
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 subiect to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community
Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
L GENE~L CO~IONS
1.1 Approval. PA 98-035, Tassajara Meadows, Vesting PL, PW Approval of N/A
Tentative Map Tract 7022 is approved to subdivide an Any Plan
existing 11.7+ parcel into individual lots for 95 detached
homes, common open space. This approval shall
conform generally to the plans, text, and illustrations
contained in the Development Plan dated September 22,
1998, attached as Exhibit A-1 to the Planning
Commission Resolution No. 98-__, 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.
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
1.3 Development Agreement/Expiration. The approval of PW, PL On-going Standard/
this Vesting Tentative Map shall be predicated upon and Municipal
pursuant to the terms set forth in the Development Code
Agreement to be approved by the City of Dublin. The
Vesting 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
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
1.8 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
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 thc
satisfaction of thc 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.
1.10 Conditions of Approval. In submitting subsequent plans B Issuance of PW
for review and approval, each set of plans shall have Building Standard
attached an annotated copy of these Conditions of Permits.
Approval. 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.
1.11 Encroachment 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.
1.12 Title 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.
1.13 Improvement Agreement/Plans. Applicant/Developer PW Approval of Standard/
shall enter into an Improvement Agreement with the City Improvement PW
for all subdivision improvements prior to issuance of Plans 11-26-97
improvement permit. Complete improvement plans, Final Map
specifications, and calculations shall be submitted to, and No. ! 3
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
street and property that relate to the proposed
improvements specified in these conditions.
1.14 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
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 thc
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. 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.
2~ UTILIT~S 1 SERVICEPRO~E~
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
units
shall be located within public utility easements and sized
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. Any existing overhead
utility lines within the subdivision boundaries or along the
abutting street frontages shall be placed underground or
removed.
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.
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 PUE.
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 Watt street PW Acceptance of PW
lights spaced not to exceed 180 feet apart along all public Improvements 6/15/98;
and private streets to the satisfaction of the Director of Standard
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 the Director of Community
Development.
7
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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.
2.11 Utility Installation Prior To Installation of Paving, PW Approval of PW
Curb, Gutter or Sidewalks/Utility Stub Connections. Improvement Utilities
All water, gas, sewer, underground electric power, cable Plans 11-26-97
television or telephone lines, and storm drain facilities No. 5
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.
2.12 Lighting and Landscape Maintenance. PL Recordation PW
Applicant/Developer or its newly created HOA is of Final Map. Utilities
responsible for lighting and landscape maintenance for 11-26-97
the lighting and landscaping approved for this project, as No. 3
reflected in the "Open Space Ownership and Maintenance
Responsibilities" Exhibit to the Development Plan.
E~RGE~Y SERVICES.
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, including Permits 8/20/98,
special conditions stated in the letter dated August 20, Standard
1998.
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 8/20/98,
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 Standard
of graffiti vandalism a~ ali times, and monitored on a Building
regular and continuous basis. Graffiti-resistant paints and Permits
foliage shall be used along the perimeter walls.
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
3.5 Landscaping. When parking stalls at the end of thc 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 8/20/98,
shall be used. Standard
3.6 Landscaping. Landscaping along Parcel H and in PO Issuance of Police
parkway strips immediately adjacent to Tassajara Road Building memo
(except trees) shall be kept at a minimal height (no more Permits 8/20/98
than 2') and fullness to give patrol officers and the
general public surveillance of the area.
3.7 Perimeter walls/fencing. Perimeter walls and fencing PO Issuance of Police
shall be a minimum height of six (6) feet. Building memo
Permits 8/20/98
3.8 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.
3.9 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 May 21, 1998 and August 13, 1998. (unless stated 5/21/98 &
otherwise) 8/13/98
3.10 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 5/21/98 &
drawing of the approved locations shall be submitted for 8/13/98
future reference. The Fire Department has indicated that a
minimum of eight fire hydrants will be required for this
project, at locations to be approved by the AFCD and
Dublin San Ramon Services District.
3.11 Fire flow for the structures shall be designed to Dublin F Standard
San Ramon Services District Standards and shall not be
less than 1500 gallons per minute from a single hydrant
3.12 Fire lanes/Private Streets. Private Streets shall be Letter
designated according to California Vehicle Code Section F dated
22658, Sections 1 and 2. Fire lanes shall also be posted in 5/21/98 &
accordance with California Vehicle Code Section 8/13/98
22500.1, and are required on all streets that are less than
28 feet in width. Fire lanes shall be identified by red curb
and labeled "Fire Lane No Stopping" on the face of the
curb, at a minimum of every 30 feet. Parking shall be
restricted to one side of the 30' wide private streets, as
shown on the approved parking plan, and the opposite
side shall be designated a "Fire Lane" and so marked.
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
3.13 Wildland Management Plan. The project shall comply F EDSP
with the requirements of the Dublin Wildland
Management Plan, including provision of a "Fire Safe"
zone in any urban interface areas.
3.14 Tree overhang. Tree overhang must be maintained to F, PW Standard
provide a minimum clearance of 13 feet 6 inches.
3.15 Turning Radius. Entrances to all streets shall meet the F, PW Letters
minimum turning radius of fire apparatus. Entries to the dated
courts shall be provided with a rounded curb return or 5/21/98 &
approach apron meeting the requirements of the Alameda 8/13/98
County Fire Department and City of Dublin. A minimum
of 42' turning radius is required for cul-de-sac bulbs.
3.16 Water Supply and Roadways. Prior to delivery of any F, PO Issuing Standard
combustible material storage on the site, fire hydrants, Building
water supply, and roadways shall be installed and Permits
sufficient water storage and pressure shall be available to
the site. Approved roadway shall be compacted aggregate
base, or other as approved by ACFD.
3.17 Emergency Vehicle Access shall be provided as per the F, PO Finaling Standard
City of Dublin Fire Code. Emergency Vehicle Access Building
roadways shall be designed and installed to support the Permits
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.
4i
4.1 Driveway Flares. Applicant/Developer shall construct PW Occupancy PW
flared residential driveway ramps at all driveway of affected 6/15/98;
connections to 20' wide private courts, in accordance with units Standard
the City of Dublin Standard Plans and Specifications and
ADA requirements in order to provide adequate pavement
area for vehicles turning into the driveway.
4.2 Decorative Paving. Applicant/Developer shall construct PW Occupancy PW
decorative pavement within City right-of-way only at of Adjacent 6/15/98;
approved locations shown on the vesting tentative map, Building Standard
provided the structural section is approved by the Director
of Public Works. The type of decorative pavers and
pavement section shall be subject to review and approval
of the Director of Public Works. 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.
10
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 ADA Requirements. All curb returns, handicap ramps PW Acceptance of PW COA
and street crossings shall comply with current ADA Improvements Standard
requirements and City of Dublin Standard Plans
5. DEDICAXlONS : :
5.1 The Applicant/Developer shall provide the following PW With Final PW COA
dedications: Map Standard
a. Prior to filing the Final Map for Tract 7022, Parcel Map PW With Final PW COA
7357 shall be recorded which splits the tract area from the Map Standard
existing remainder parcel shown on Tract 7257. As part of
the Parcel Map 7357, Gleason Drive shall be dedicated as a
public street between Tassajara Creek and Tassajara Road
and the southern boundary of the creek parcel shall be
adjusted to follow the westerly right of way of Palomares
Drive. Right of way width shall be in conformance with the
latest Brian-Kangas-Foulk precise plan line drawings dated
July 30, 1998 and to the satisfaction of the Public Works
Director.
b. In the event that Zone 7 does not accept ownership and PW With Final PW COA
maintenance of the Parcel A of PM 7357 Tassajara Creek Map Standard
parcel, the tract Homeowners Association or Alameda
County shall maintain the creek and open space area for
slope and flood control maintenance, to the satisfaction of
the Director of Public Works
11
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
c. The Final Map for Tract 7022 shall offer for dedication to PW With Final PW COA
thc City of Dublin Palomares Drive and public landscape Map Standard
Parcels A and B
d. The Final Map for Tract 7022 shall offer for dedication to thc PW With Final PW COA
subdivision homeowner's association the private streets and Map Standard
landscape area Parcels C through H
e. The Developer shall maintain all areas designated as PW With Final PW COA
"Homeowners Association" as shown on the Development Map Standard
Plan exhibit labeled "Open Space Ownership and
Maintenance Responsibilities" until the Homeowners
Association is formed.
f. The Developer/Applicant shall dedicate on PM 7357, a PW With Final PW COA
Landscape Parcel for the maintenance landscaping Map Standard
surrounding monumentation signage of the project at the
northwest corner of Palomares Drive. An additional
landscape parcel shall be provided for the maintenance of
landscaping between the west curb on Palomares Drive and
the trail by thc tract homeowners association.
g. The right of way on Gleason Drive shall be expanded on tract PW With Final PW COA
map 7397 to include a proposed bus stop, sidewalk and Map Standard
shelter.
5.2 Public Services Easement. Applicant/Developer shall PW Approval of
dedicate to the City of Dublin a five (5) foot wide Public Final Map
Services Easement behind all interior street rights-of-way
on both sides of the street for installation of underground
utilities.
5.3 Public Services Easement. Applicant/Developer shall PW Approval of
dedicate a 20 foot wide Emergency Vehicle Access Final Map
Easement (E.V.A.E.) across the end of Zalvida Court and
Arellano Court as shown on Vesting Tentative Map 7022,
submitted to City on July 27, 1998.
6. PAR~G, FIC & CIRCULATION
6.1 Applicant/Developer shall be responsible for the improvements PW Prior to PW
and conditions listed below. Unless otherwise stated, all acceptance of 6/15/98;
dedications shall be done as part of the Final Map and Improvements Standard
Improvements must be secured prior to Final Map and
constructed prior to initial occupancy. If the 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.
12
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
6.1 a. Gleason Drive shall be dedicated and improved to arterial PW Priorto PW
street standards, from the west side of Tassajara Creek to acceptance of 9/10/98;
Tassajara Road, in conformance with the Brian-Kangas- Improvements Standard
Foulk precise plan drawings dated July 30, 1998 and as
shown on the tentative map. The landscape parcel B shall
widen as shown on the tentative map, at the approach to
Palomares Drive to accommodate a westbound right turn
lane.
Gleason Drive shall be improved per the precise plans to
provide a west bound right turn and left turn lane and an
eastbound right turn lane at Palomares Drive and double left
turn lane at Tassajara Road. The Developer shall existing
pavement on the north side of the street shall receive an
asphalt overlay so that a uniform pavement surface is
provided with the new improvements. The Developer/
Applicant may receive TIF credits for these improvements,
with the exception of the overlay on the north side of the
street within 20' of the north curb face and over the right
turn lane. Frontage improvements on the south side of the
street will be limited to curb and gutter.
The Gleason Drive frontage shall be improved to provide
curb and gutter, a 6' meandering sidewalk, a soundwall,
streetlights, and landscaping. Sidewalk shall extend westerly
to the existing Tassajara Creek bridge to the proposed
sidewalk on Tassajara Road. A 12' wide sidewalk shall be
installed around the return on the northwest comer of the
Gleason Drive/Palomares Drive intersection to connect with
the future Tassajara Creek trail. These frontage
improvements will be the responsibility of the developer and
constructed to the satisfaction of the Director of Public
Works.
13
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
6.1 b. Palomares Drive shall be dedicated and improved to public PW Prior to PW
street collector standards. Right-of-way shall be 48.5', acceptance of 9/10/98;
widening to 56' at the Gleason Drive intersection, with a Improvements Standard
10' minimum public utility casement of both sides of thc
street except between lots 56-59 and lot 72 can be reduced
to 5'. Pavement width shall be 40', widened to 44' at the
Gleason Drive intersection. A 5' sidewalk shall be
provided on the east side of the street.
Parking on the street shall be limited to the areas shown on
the approved parking plan. All other areas shall be posted
for no parking. Prior to approval of improvement plans, the
design engineer shall demonstrate adequate sight distance
around parked vehicles on Palomares Drive south of
AItamira Terrace.
Palomares Drive shall be striped in the southbound
direction at Gleason Drive to provide a 14' right - through
lane and a 12' left mm lane.
Prior to approval of improvement plans, it shall be
confirmed that the proposed alignment of Palomares Drive
conforms to the alignment proposed for the Casterson
Property improvement plans.
6.1 c. The remaining streets (Altamira Terrace, Altamira Loop, PW Prior to PW
Montalvo Court, Moraga Drive, and the thirteen 20' wide acceptance of 9/10/98;
streets) shall be private, and shall be improved as shown on Improvements Standard
the Vesting Tentative Map. Right-Of-Way width shall be
48'-56' for Altamira Terrace, 43.5' for Altamira Loop, and
35' for the remaining streets. Curb-to-curb width for
Altamira Terrace shall be 36', with a 4.5 sidewalk on both
sides of the street. Parking will be allowed on both sides of
the street. For the remaining streets, 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. Parking shall be
prohibited on both sides of the 20' streets.
14
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
6.1 d. Tassajara Road shall be dedicated and improved along the PW Prior to PW
tract frontage to arterial street standards per the East Dublin acceptance of 9/10/98;
Specific plan as shown on the latest Brian Kangas Fouik Improvements Standard
precise plan (dated July 30, 1998) including the construction
of a dedicated southbound right turn lane at the intersection
of Gleason Drive. The street shall be improved along the
project frontage froTM the center median to the proposed
frontage right of way which includes the concrete curb and
gutter, transitional pavement and striping,a 6' sidewalk, a
soundwail, landscaping and streetlights. A interim two-way
left-turn lane shall be striped along the center median to
provide fire access to adjacent developments to the
statisfaction of the Fire Marshal of Alameda County Fire
District.
Existing pavement on Tassajara Road shall be removed and
reconstructed to the edge of the future median island (8'
from centerline). Prior to approval of improvement plans,
cross-sections shall be submitted which demonstrate that the
new pavement can be constructed to a cross-slope which
meets City standards (approximately 2%). In the event that
this cross-slope cannot be obtained, it may be necessary to
remove and reconstruct additional pavement so that a
satisfactory cross-slope can be obtained.
The developer shall agree to cooperate in the development of
an overall improvement plan for Tassajara Road with the
Alameda County Surplus Property Authority, the owners of
the Dublin Ranch property, and any other developer with
improvement obligations on Tassajara Road. The developer
shall agree to financially participate in the construction of an
overall improvement project (to the extent that this
participation does not result in additional costs for the
developer above the costs for the above described frontage
improvements and/or delay occupancy or sale of homes in
the project).
Installation of frontage improvements (including the 20' of
pavement adjacent to the curb and right-turn lane) shall be
the financial responsibility of the developer. The
developer/applicant may receive TIF credits for any
pavement beyond the 20' line which is installed to grades
which meet the ultimate alignment of the road.
15
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
6.1 e. In conformance with Alameda County Fire Department PW Prior to PW
(ACFD) requirements, for each phase of development in acceptance of 9/10/98;
excess of 25 residential lots, the Developer shall provide a Improvements Standard
secondary emergency vehicle access route into all proposed
residential developments. A permanent emergency vehicle
access easement and driveway shall be provided between
Palomares Drive and the west terminus of Zalvidea Court
(adjacent to Lot 55) and between Gleason Drive and
Arallano Court (adjacent Lots 38-41).
f. With submittal of Improvement Plans, the Developer shall PW Prior to PW
submit a preliminary design of the off-site improvements acceptance of 9/10/98;
showing the proposed conceptual street alignment for review Improvements Standard
and approval by the Director of Public Works.
g. A private access easement shall be dedicated over the internal PW Prior to PW
private street system in favor of the property to the north, to acceptance of 9/10/98;
provide a connection to the north via Moraga Drive Improvements Standard
h. The Developer shall construct 3' wide by 5' long flares on PW Prior to PW
each side of all driveways or 6.5 radius on all driveways that acceptance of 9/10/98;
connect into 20' wide concrete private drives or other design Improvements Standard
to the satisfaction of the Director of Public Works.
i. The development shall be responsible for the payment of PW Prior to PW
traffic impact fees (TIF) and the Tri-Valley Transportation acceptance of 9/10/98;
Council Regional Fee (if in force) at building permit Improvements Standard
issuance.
j. The Developer shall be responsible for installation of a traffic PW Prior to PW
signal at the intersection of Tassajara Road and Gleason acceptance of 9/10/98;
Drive, unless another development is scheduled to construct Improvements Standard
these improvements prior to filing the Final Map for this
project. The Developer may receive TIF credits for 100% of
the cost of the signal.
k. The Developer shall be responsible for installation of a traffic PW Prior to PW
signal at the intersection of Gleason Drive and Palomares acceptance of 9/10/98;
Drive. The signal shall be designed to accommodate a future Improvements Standard
driveway entrance to Emerald Glen Park on the south leg of
the intersection. The Developer may receive TIF credits for
50% of the cost of the signal and the Developer shall pay the
remaining 50%.
I. The Developer shall be responsible for widening the existing PW Prior to PW
Gleason Drive bridgeover Tassajara Creek to four lanes, in acceptance of 9/10/98;
conformance with the previously mentioned BKF precise Improvements Standard
plan lines. The scope of work shall include any restriping or
other work needed to modify the Gleason Drive
improvements constructed by the SummerGlen development
to the west, so that a continuous four-lane street is provided
from Arnold Road to Tassajara Road..
m. The Developer/Applicant shall receive TIF credits for PW Prior to PW
construction of bridge improvements, acceptance of 9/10/98;
Improvements Standard
16
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
6.1 n. The Director of Public Works shall determine when the PW Prior to PW
eastbound off-ramp from 1-580 to the Santa Rita acceptance of 9/10/98;
Road/Tassajara Road exit shall be widened or restriped to Improvements Standard
provide one exclusive through lane and two left-mm lanes
(with the existing free right-turn lane remaining). In
conjunction with this improvement, the traffic signal shall be
modified to provide protected left-turn phasing on the east
and west legs (removing the existing split phasing). The
Director of Public Works shall also determine when the
westbound approach on Pimlico Drive will need to be
modified to provide a second left-turn lane.
Within one (1) year of notification by the Director of Public
Works, and consent has been obtained from Caltrans and the
city of Pleasanton, if necessary, the Developer shall design
and construct these improvements to the satisfaction of the
Director of Public Works with input from the City of
Pleasanton where applicable. The Developer will receive
credit against TIF fees for the cost of this work.
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. A bus stop/shelter will be required by the PW Acceptance of LAVTA
Livermore Amador Valley Transit Authority along the Improvements letter
north side of Gleason Dr., west of"D Street" (Palomares
Drive), in the vicinity of the entry monument easement.
This bus stop facility shall be constructed with the
improvements to Gleason Drive, and at the expense of the
Applicant / Developer. 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 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.
17
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ~D
Prior to:
6.6 Parking. The Developer shall provide parking along PW Acceptance of PW COA
streets and at thc end of 20' drives to meet thc minimum Improvements Standard
requirement of 1 guest parking space per unit. When
parking is allowed on only one side of thc street, thc
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 thc 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 Development Plans
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,
unless otherwise approved by thc Director of Public
Works.
6.9 Street Name Sign Content. Street name signs shall PW Issuance of Standard
display thc name of the street together with a City Grading
standard shamrock logo. Posts shall bc galvanized steel Permit
pipe.
6.10 Final Layout and Design of Streets. Final detailed PW Issuance of
layout and design of parking, striping, drive aisles, and Grading
sidewalks for internal private, public streets and private Permit and
access drives shall be configured to maximize safety, Building
circulation, convenience, and sight distance per the City Permit.
of Dublin Zoning Ordinance, Standard Plans and details,
and current policies, and must be approved by the ACFD
and Director of Public Works.
6.11 Dedication of parcels to the HOA. PW Approval of
Applicant/Developer shall dedicate Parcels C, D, E, F, G Final Map
and H to the proposed subdivision Homeowners
Association for the purposes of common use as landscape
and common access as shown on the Vesting Tentative
Map 7022.
18
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
6.12 Traffic Impact Fees. Applicant/Developer shall be
responsible for payment of traffic impact fees (TIFs)
adopted by thc City Council at the time of issuance of
building permits including, but not limited to, the Eastern
Dublin TIF, Interchange TIF, (reimbursements to the City
of Pleasanton for freeway interchanges), and Regional
(Tri-Vailey) TIF. Applicant/Developer shall receive TIF
credit for constructing any other Eastern Dublin Traffic
Improvements in their ultimate locations.
6.13 No street parking on Gleason Drive or Tassajara road PW, PO Completion [check]
adjacent to the Project. No street parking shall not be of
permitted on Gleason Drive or Tassajara Road adjacent to Improvement
the project. Streets shall be posted with no parking signs s
in accordance with City standards.
7.1 Drainage study. Applicant/Developer shall prepare and Issuance of PW COA,
submit to the Director of Public Works for review a Grading Standard
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, and the study shall verify that each individual
pad is above the 100-year flood plain.
7.2 Storm Drainage. Applicant/Developer shall construct all PW Issuance of PW COA,
storm drain lines as shown on the vesting tentative map to Grading Standard
drain to the existing storm drain line located on Gleason Permit
Drive. A new storm drain shall be extended in Palomares
Drive from Gleason Drive to the northerly end of the
subdivision, unless this line is installed as part of the
Casterson property improvements. Additional catch
basins shall be installed on Tassajara Road at the north
end of the project frontage and at the north end of the curb
return on Gleason Drive. This may require extension of
the existing Gleason Drive storm drain, or connection to
the proposed Tassajara Road storm drain to be installed
by the Dublin Ranch Phase 1 project. All storm drains
shall be designed for a 15-year storm event in accordance
with City of Dublin Standard Plans and Specifications and
Alameda Flood Control design criteria, and shall be
constructed in conformance with the Santa Rita Properties
Master Storm Drain Plan and designed and constructed to
the approval of the Director of Public Works. Design shall
verify that adequate capacity exists in the existing
Gleason Drive storm drain.
19
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
7.3 Retaining Walls. For any retaining wall with a finished PW Issuance of PW
grade differential of more than twenty-four (24) inches Building Standard
between adjacent lot grades, the developer shall construct Permit
a masonry retaining wall to the satisfaction of the
Building Department and the Director of Public Works.
(Any fence or wall shall be measured from the top of
grade on the higher side of the retaining wall or slope).
7.4 Pad Elevations. Pad elevations as currently shown on the PW, PL Issuance of PW COA
grading plan shall be revised to reduce retaining walls Grading
from 5' as currently shown to a maximum of 36". In Permit
addition, pad elevations at the southeast comer of the site
(near Tassajara Road) shall be raised to minimize the
grade differential between the lots and the street. Revised
pad elevations shall be shown on the improvement plans,
and shall be subject to approval of the Director of Public
Works and the Director of Community Development.
7.5 Stream Restoration/Pedestrian Trail. The Tassajara PW With Tassajara PW COA;
Creek property to the west of the site (currently proposed Creek Specific
to be created as Parcel D under Parcel Map 7025) shall be Improvements Plan
dedicated to Zone 7 of the Alameda County Flood Control Standard
and Water Conservation District. The creek shall be
improved to provide hydraulic capacity capable of
containing the 100-year flood, and shall be revegetated
with native riparian plants. Improvements shall include a
12' wide paved pedestrian and bicycle path along the east
side of the creek, with gravel shoulders. 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. These improvements are the responsibility of the
Alameda County Surplus Property Authority as part of the
Tassajara Creek restoration plan.
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 Standard
center of the driveway and to the closest curb or other Permit
drainage structure as approved by the Public Works
Director. Use of valley gutters to convey drainage across
intersecting streets shall not be allowed.
20
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 6/15/98;
front yard, or developer shall install 3" minimum area Standard
drains behind the sideyard fence of each lot to provide
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 Third Party Review of Soils Report. The Issuance of PW
soils/geotechnical report prepared for the project shall be Grading 6/15/98;
subject to a third party peer review as deemed necessary Permit Standard
by the Director of Public Works. The review shall be
completed and any comments incorporated into the
improvement plans prior to approval of plans.
7.9 Drainage study. Applicant/Developer shall prepare and Issuance of
submit to the Director of Public Works for review a Grading
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.
7.10 Grading Plans. Grading plan designs must be based on PW Issuance of
approved soils reports. In addition to the civil engineer, a Grading
soil engineer must sign the grading plans. The soil Permit
engineer or his technical representative must be present at
all times during grading.
7.11 Protection from 100 -year storm event. PW Issuance of
Applicant/Developer shall prove to the City that the Grading
building pads shown in this project has been adequately Permit
designed for protection from a 100-year storm event,
especially from waters in Tassajara Creek.
7.12 Lot Drainage. Applicant/Developer shall grade all lots PW Issuance of
to drain to the front of the public streets or private streets Grading
according to City of Dublin Grading Ordinance and Permit
Standard Conditions of Approval. If needed, the
Developer shall construct maximum 36" high retaining
walls along the rear and side yard lot lines of lots 59-72
and 73-79, 80-95 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.
7.13 No change To Overall Drainage Patterns. Issuance of
Applicant/Developer shall not change the overall drainage Grading
patterns of the existing topography by the grading Permit
21
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
construction of this project.
7.14 Required Permits. Applicant/Developer shall obtain the PW, CO, Issuance of
required permits from Alameda County, Zone 7, and the Zone 7 Grading
California Department of Fish and Game to discharge and Permit
construct drainage improvements within the Tassajara
Creek area.
7.15 Geotechnical Investigation Report. PW Issuance of
Applicant/Developer shall prepare a Gcotcchnical Grading
Investigation Report covering the project site for review Permit
by thc City, and (as a minimum) shall design the grading
plan based the recommendations outlined in said Report,
on the plans and notes for thc project, and as required by
the City's Grading Ordinance.
7.16 Drainage Fees. This project is subject to the payment of PW, Zone Issuance of
drainage fees through the City of Dublin to Alameda 7 Grading
County Flood Control District, Zone 7. Permit
8! ~ ~0~ ~ATER i pOLLUTION ,,
8.1 Best Management Practices. Applicant/Developer shall PW Issuance of 171
demonstrate to thc Director of Public Works that thc 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.
~~DA CO~T¥ FLOOD CONSOL ~ wATER CONSERVATION DIS~CT~ ZONE~
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 County of Alameda.
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/1E 33MI and 2S/1E Grading letter dated
33M2. Known water wells filed with Zone 7 and without Permits 5/20/98
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.
22
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
9.3 Flooding. The proposed project is above the 100-year Zone 7, Approval of Standard
flood level, with respect to the proposed and existing PW Final Map
conditions in Tassajara Creek, as shown in the
preliminary Hydraulic Analysis for Tassajara Creek
prepared by Brian Kangas Foulk dated December 8, 1997.
The subject property is located next to Tassajara Creek
(Line K) which will be improved by Alameda County (in
accordance with the Tassajara Creek Restoration Plan),
therefore no channel improvements will be required by
Zone 7 for this project.
9.4 Drainage. The santa Rita Drainage Master Plan labels
this project as MSP 2, and shows the project should tie
into the storm drain on Gleason Drive.
9.5 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.
~0! D~ S~ RA~ON SERVICES DIS~CT ~SRSD) . .....
1 o. 1 DSRSD Conditions. All in-tract potable and recycled DSR DSRSD
water and wastcwater pipelines and facilities shall be 8/21/98
constructed by the 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 August 21,
1998 including:
10.2 General Conditions
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building 8/21/98
"Standard Procedures, Specifications and Drawings for Design Permits
and Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building 8/21/98
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 8/21/98
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.
23
NO. CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ'D
Prior to:
d. Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be looped Improvement 8/21/98
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 8/21/98
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 9ff-street or private street location to provide
access for future maintenance and/or replacement. Sewers shall
follow the centerline of streets to the extent possible.
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 8/21/98
DSRSD and the City. 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 8/21/98
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 8/21/98
i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge Building 8/21/98
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 8/21/98
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 8/21/98
A construction permit will only be issued after all of the items in Permits and
condition 9 of the DSRSD "Project Approval Conditions" all DSRSD
memorandum dated August 21, 1998 have been satisfied (item 'T' requirements
above).
1. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD
Directors, commissions, employees, and agents of DSRSD 8/21/98
harmless and indemnify the same from any litigation, claims, or
fines resulting from completion of the project.
24
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
m. This project is subject to the Area Wide Facility Agreement Issuance of DSRSD
between DSRSD and Alameda County Surplus Property Building 8/21/98
Authority, executed December 20, 1994, which regulates the Permits
allocation of wastewater service capacity to developable
properties owned by the Authority. On the dated of thc "Project
Approval Conditions" memorandum (dated August 21, 1998), 365
DUEs remain of the sewer capacity allocated from thc December
20, 1994 agreement.
n. The Area Wide Facility Agreement between DSRSD and Issuance of DSRSD
Alameda County Surplus Property Authority, executed December Building 8/21/98
20, 1994, requires that Alameda County allocated 454.54 DUEs Permits
capacity which was set aside by a 1981 agreement between
DSRSD and Alameda County, to industrial and non-retail
commercial users first, before the County may allocate any of the
aforementioned DUEs to industrial and non-retail commercial
users in the Alameda County Surplus Property. Because this
development proposal includes and non-retail commercial users,
the developer must request service from the County; in turn, the
County shall authorize the District to release connection capacity
to the designated developer. On the date of this "Project
Approval Conditions" memorandum (dated August 21, 1998),
175.8 DUEs remain of the sewer capacity allocated to Alameda
County under the 1981 agreement.
o. The project is located within the District Recycled Water Use Completion of DSRSD
Zone (Ord. 280), which calls for installation of recycled water Improvements 8/21/98
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. Recycled water demand may
be represented by the Tassajara Creek Corridor landscaping
planned for this area. Unless specifically exempted by the
District Engineer, compliance with Ordinance 280, as may be
amended or superseded, is required. The recycled water irrigation
system shall be designed to conform to District standards and
specifications, as described in the DSRSD Standard
Specifications Addendum, dated September 30, 1997.
p. Any irrigation water service for this development shall connect to Completion of DSRSD
any off-site extension and stub out to the property line adjacent to Improvements 8/21/98
the irrigation service tap, to allow for conversion when recycled
water is available. Improvement plans shall include required
recycled water improvements.
25
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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, ! 994 for water systems
incorporated herein by reference.
11.1 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.
11.2 Rodentieides and Herbicides. The use ofrodenticides 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.
11.3 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.
26
NO. CONDITION TEXT RESPON. WHEN SOURCE
~ AGENCY REQ'D
Prior to:
11.4 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 thc 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.
12.1 Firearms Ranges. The Alameda County Sheriff's 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 Noise
Alameda County. Disclosures shall be provided to all Study
home purchasers and signs shall be posted in the Model
Home sales office notifying future residents and the
public of the proximity of the firing ranges and training
facilities.
12.2 Soundwalls. Sound attenuation measures shall be PL, PW Issuance of MM &
incorporated, and soundwalls shall be constructed along Certificate of Noise
Tassajara Road and Gleason Drive, as recommended in Occupancy Study
the Noise Study prepared by Salter & Associates dated
March 30, 1998, and letter dated April 10, 1998. The
noise barrier shall be a combination of earthberms and
soundwalls, to minimize the height of walls over 6' high.
12.3 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.
27
INO'I
12.4
CONDITION TEXT
RESPON. [ WHEN
AGENCY REQ'D
Prior to:
Construction Noise Management Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction impacts:
Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) 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.
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 repaying 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
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 concems in adjoining
communities as well as the City of Dublin shall be addressed. Control measures shall be
related to wind conditions. Air quality moni~li~ing of PM levels shall be provided as
required by the Director of Public Works.
SOURCE
Issuance of
Grading
Permit
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
12.5 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.
12.6 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.
13.1 Soundwall. A sound attenuation wall shall be provided PW, PL Approval of COA
along Tassajara Road and Gleason Drive(see also Improvement
Conditions for "Noise Attenuation" above). A detailed Plans
plan for the sound 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 Director and Public Works
Director.
13.2 Tassajara Road Perimeter Walls. The masonry PW, PL Approval of PW, PL
soundwall along Tassajara Road and Gleason Drive shall Improvement Standard
be designed consistent with the LUDP plans, and the Plans
additional wrought iron openings and decorative columns
as discussed below in the Site Development Review
Conditions. Landscaping along this wall shall be
substantially consistent with the Landscape plans
prepared included with the Development Plans, subject to
revisions for uniform streetscape design as discussed
below in the Site Deve!opment Review Conditions.
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.
29
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
13.3 Temporary Fencing at Top of Bank. Temporary PL, PW, B Issuance of PL, PW, B
fencing shall be installed along the western property line, Grading Standard
adjacent to Tassajara Creek, effectively separating the site Permit
from Tassajara Creek. Said fencing is to remain in place
throughout the construction process.
14.1 Landscaping Improvements. Applicant/Developer shall PL, PW Completion of PW
install landscaping in accordance with the Preliminary Improvements 6/15/98;
Landscape Plan included in the Development Plan, and to Standard
the satisfaction of the Community Development Director
and the Director of Public Works. Final landscape plans
shall be prepared and reviewed by the City prior to
installation of landscaping. All common landscape areas
are to be maintained by the Homeowners Association in
accordance with the Exhibit entitled "Open Space
Ownership And Maintenance Responsibilities".
14.2 Arterial Street Landscaping. The preliminary landscape PL, PW Prior to COA,
plans are subject to revisions as required to modify starting Standard
landscaping along Gleason Drive and Tassajara Road, to grading/impr
ensure landscaping along both sides of these streets is ovements
compatible and conforms to the overall street tree theme
currently being prepared for Eastern Dublin.
14.3 Landscape Strip. Applicant/Developer shall design and PW Occupancy COA
professionally landscape an irrigated landscape strip of Adjacent
along the west side of Street D (Palomares Drive), subject Buildings
to the review of the Director of the Community
Development and Public Works Directors. The
landscaped area shall include the entry monument
easement and the area between the regional trail and the
back of curb along Street D. The landscaping should
incorporate some native plantings to facilitate a
transitional landscape area between the urban
development and the creek area. This landscape strip
shall be maintained by the Landscape and Lighting
District (LLD) for the Santa Rita area, or the
Homeowners association if the property is removed from
the LLD. The landscape strip and transitional planting
near the entry monument shall be coordinated with the
proposed landscaping to be installed with the Tassajara
Creek restoration project plans, prepared by David Gates
& Associates.
14.4 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.
30
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
14.5 Landscaping Maintenance. Applicant/Developer shall PL, PW Completion of Standard
maintain landscaping for not less than 1 year after City- Improvements
approved installation. This maintenance shall include
weeding and the application of pre-emergent chemicals.
15.1 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
street utility locations.
15.2 Plotting Plans - Applicant/Developer shall submit PL Issuance of Standard
Plotting Plans for each phase of the project for approval Building COA
by the Director of Community Development prior to Permits
submitting for building permits in each respective phase.
The Plotting Plans shall show all lots in the subdivision,
the unit type, design, and color scheme for each lot, and
the phasing boundary lines.
15.3 Phased Occupancy Plan. All physical improvements within PL, B, PO 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,
31
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
16.1 Covenants, Conditions and Restrictions (CC&Rs). PL Recording of 17
The Developer shall submit the projecV~omeowners 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 thc 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, 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:
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, 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 thc appropriate
homeowner and/or thc 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, 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, or by the HOA as set forth in the CC&Rs.
32
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
16.2 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 of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
17.1 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.
17.2 Disclosure. All residents shall be notified at thetime Sale of any PW
of sale of lots within the project that left-turn unit within a 6/15/98;
movements at the Casterson property entrance on phase Standard
Tassajara Road will be eliminated in the future at the
discretion of the City.
17.3 Disclosure. All 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.
17.4 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 6/15/98;
standards for this development regarding yard setbacks phase Standard
for accessory structures.
33
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
17.5 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.
18.1 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.
18.2 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/
by the City Council on March 26, 1996, or in the amounts Parks letter
and at the times set forth in any resolution revising the dated
amount of the Public Facilities Fee. 8/18/98
18.3 Fees. The applicant shall pay all City of Dublin fees, ADM, PL, Varies Standard
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.
34
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
18.4 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
Tassajara Meadows, PA 98-035 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: Tassajara Meadows Development Plan
dated ? (Exhibit A- 1), including; Stage 1 and Stage
2 Site Plans; Preliminary Landscaping Plan, Architectural
Plans prepared by ? for single family homes dated
received __?, and other plans, text, and diagrams
contained in Exhibit A- 1, 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.
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.
35
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 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.
7 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.
8 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
wood fences and masonry walls as shown on preliminary
landscape plan.
36
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
9 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 and Gleason
Drive shall reflect the design concept approved with the
Development Plan with the following additions: 1) Some
openings in the wall with wrought-iron fencing will
occur where auto courts are adjacent to the wall along
Tassajara Road; and 2) decorative columns shall be
incorporated, to be compatible with the design approved
for Tassajara Road & Gleason Drive, and shall be subject
to the approval of the Project Planner and Community
Development Director.
l 0 Wall or Fence Heights. All wall or fence heights shall PW, PL Approval of PO, PL,
be a minimum 6 feet high, except in those locations where Improvement PW
Section 8.72.080 of the Zoning Ordinance requires lower Plans Standard
fence heights and where a higher 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. Soundwalls
higher than 6' shall utilize a landscaped berm to minimize
the apparent height as viewed from Tassajara Road and
from streets within the project. Any fences atop retaining
walls between lots shall have a one-foot wide minimum
level space on either side (setback from retaining wall),
for planting, maintenance, and to allow additional light
into yards.
11 Level area on both sides of fence. Fencing placed at the PW, PL Issuance of PW
top of banks/slopes shall be provided with a minimum Grading Standard
one-foot level area on both sides in order to facilitate Permits
maintenance by the property owners.
12 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-1 ).
13 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.
37
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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
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
contained in the Development Plan. Plans must reflect
any project design revisions approved for subsequent Site
Plans/Vesting Tentative Map.
17 Final Landscape Plan Review. The plant palette PL, PW 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 Within 30 COA
areas shall be landscaped by the initial builder within 30 days of
days of occupancy of each unit, unless prohibited by occupancy
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 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 and established by the Permits
City's Street Tree Program. Exact tree locations and
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.
20 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
38
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
21 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.
22 Backflow Devises. Backflow devises shall be hidden PL Approval of Standard
from view by means of fencing, enclosures, landscaping Final
and/or berms. Landscape
Plans
23 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.
24 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.
25 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
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.
39
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 i~ave 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.
1. 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).
26 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.
A_RCHITECTURE
27 Residential Units shall comply with the architectural PL Prior to PL COA
drawings submitted with the Development Plan, and shall issuance of
generally conform to the colors and materials board on Bldg. Permit
file in the City of Dublin Department of Community
Development with the revisions/conditions listed below:
40
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 media "pop-out" which appears on the left
elevation of Plan 3 shall be revised to reflect the
architectural details (corbels, projections) 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.
MISCE~ANEOUS CO~IONS
28 Development Agreement. Approval of this Site PL Recording of Standard
Development Review is subject to Applicant/Developer Development
securing approval from thc City Council of the proposed Agreement
Development Agreement as required by the Eastern
Dublin Specific Plan.
29 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
30 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.
31 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.
41
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
32 Building Permits. Project design and construction shall t3 Issuance of Standard
conform to all building codes and ordinances in effect at Building
the time of building permit. Exterior walls shall be Permits
designed and constructed to meet building code property
line setback requirements. To apply for building permits,
Applicant/Developer shall submit six (6) sets of
construction plans to the Building Department for plan
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies prior to issuance of building permits.
33 Homeowners Association. Applicant/Developer shall PW, PL Approval of
establish a subdivision Homeowners Association that will Final Map
monitor and provide for the maintenance of owner-
maintained City street landscape areas and HOA 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.
I
PASSED, APPROVED AND ADOPTED this 22nd day of September, 1998.
AYES:
Cm. Jennings, Johnson, Hughes, Musser, and Oravetz
NOES:
ABSENT:
Planning Cq~ission Chairperson
g:\98035\pcreso.
42