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HomeMy WebLinkAboutPC Reso 98-53 PA98-045 DubRch L2 Vtmap/SDR RESOLUTION NO. 98 - 53 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6957 - Neighborhood L2) PA 98-045 WHEREAS, Kevin Peters and Michael McDermott, on behalf of Shea Homes, and S. Reid Gustafson, on behalf of MSSH (Morgan Stanley Shea Homes) Dublin Development LLC, have requested approval ora Vesting Tentative Map and Site Development Review, to subdivide an 11.9 _+ acre parcel and develop a residential subdivision with 69 lots, and a pedestrian pathway, 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 Califomia 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 December 8, 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 Single Family Residential development and Open Space. 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. 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 98-045), 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. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map Tract 6957, and Site Development Review for the L-2 Neighborhood of Dublin Ranch Phase I, PA 98-045, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, [PW] Public Works Department. VESTING TENTATIVE MAP Standard i2onditions of Approval. Applicant/Developer shall comply with the Conditions of Approval for the Master Vesting Tentative Map for Dublin Ranch Phase I (Tract No. 6925) PA-97-037. In the event of a conflict between the Master Conditions of Approval and these Conditions, these conditions shall prevail. Standard Public Works Criteria. Applicant/Developer shall comply with all applicable City of Dublin Standard Public Works Criteria (Attachment A). In the event of a conflict between the Public Works Criteria and these Conditions, these conditions shall prevail. Approval of Vesting Tentative Map. Approval of the Vesting Tentative Subdivision Map for 6957 - Neighborhood L2 is conditioned upon the requirement that the development be consistent with the approved Planned Development (PD), PA 95-030 and PA 96-038, including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). PL PW PL Approval ~f Improvement Plans through completion Approval of Improvement Plans through completion Approval of Improvement Plans through completion Standard Standard Standard EIR. Applicant/Developer shall comply with all PL Approval of Standard 31-33, 47, 266 MM Matrix PW Standard Standard PW Standard 39, 40 MM Matrix 103,104, 105,279 IRefuse Collection. The refuse collection service provider PL Occupancy of 279 Ishallbe consulted to ensure that adequate space is Any Building MM Iprovided to accommodate collection and sorting of I I Matrix Ipetrucible solid waste as well as source-separated [ I Irecy. clable materials generated by the residents within this Ipr°ject' I I IUtilityProviders. Applicant/Developer shall provide I PL, PW [ Approval of Standard Ido. cu.mentation from utility providers that electric, gas, and I ] Final Map Itelephone service can be provided to the subdivision. I I IWaiver of Right to Protest. Applicant/Developer waives I PL, ADM I Occupancy of 17 Iany .right ~to. protest the inclusion of the property or any I I Any Building MM Iportion ofit in a Landscape and Lighting Assessment I I Matrix IDistrict orsimilar assessment district, and further waives I I Iany rightto protest the annual assessment for that District. I I IApplicant/Developer shall prepare a plan for I I Idissemination of information relating to the possible I Iformation of a Landscape and Lighting Assessment I I IDistrict toprospective homebuyers. Said information I I Ishall be included in model home sales literature and as I I Ipart ofrequired Department of Real Estate disclosure I I Idocuments. The plan for dissemination of information I Ishallbe approved by the Director of Community I I [Development and City Attorney prior to final inspection. I IWater Quality Investigation. A water quality ] PL, PW I Approval of ESDP Iinvestigation shall be submitted with each development I I Final Map EIR MM I.application, demonstrating existing water quality and I I 3.5/51.0 I!mpac!s th. at urban runoff would have. The water quality I I Iinvestigation should address the quantity of runoff and the I I Ieffects form discharged pollutants from surface runoff into I I Icreeksand detention facilities. I I IWater.Quality Requirements. All development shall I PL, PW I Approval of ESDP Imeet thewater quality requirements of the City of I I Final Map EIR MM IDubli_n~sNPDES permit and the Alameda County Urban I I 3.5/54.0 IRunoff Clean Water Program I I & 55.0 ~E~I~ATIONS 17. Public Service Easement Dedications. PW Approval of Standard Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the right of way on both sides of all streets. 18. Abandonment of Easements and Right of Ways. PW Approval of PW Applicant/Developer or current landowner shall obtain an Final Map abandonment from all applicable public agencies of existing easements and right of ways. 19. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. 20. Improvement and Dedication of Cedar Crest Terrace, PW Recordation PW Applegate Way and Pinehurst Lane. of Final Map Applicant/Developer shall dedicate to the City of Dublin and Approval the roads labeled as Cedar Crest Terrace, Applegate Way of and Pinehurst Lane (or alternatively approved street Improvement names) for public street purposes (46' wide right of way) Plans and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 6957 - Neighborhood L2, dated October 19, 1998. A 5' wide sidewalk shall be constructed on both sides of the streets. 21. Improvement and Dedication of Cedar Crest Terrace PW Recordation PW (cul-de-sac), Ramsgate Court and Applegate Court. of Final Map Applicant/Developer shall dedicate to the City of Dublin and Approval the roads labeled as Cedar Crest Terrace (cul-de-sac), of Ramsgate Court and Applegate Court (or alternatively Improvement approved street names) for public street purposes (47' cul- Plans de-sac bulb radii and 44' wide straight right of way) and shall improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 6957 - Neighborhood L2, dated October 19, 1998. A 5' wide sidewalk shall be constructed on both sides of the streets. 22. [Offsite]Improvement of Dougherty Road/Dublin PW When deemed PW Boulevard Intersection. If not previously constructed by necessary by the City of Dublin, then Applicant/Developer shall pay the their fair share to improve the Dougherty Road/Dublin Development Boulevard intersection as specified in Table VII Summary Agreement of Improvements Required in the traffic study prepared by TJKM dated July 29, 1998, and as specified by the Director of Public Works. 23. [Offsite]Improvement of Santa Rita Road/I-S80 PW When deemed PW Eastbound Ramps/Pimlico Drive Intersection. If not necessary by constructed by the City of Dublin or by another the Developer, then Applicant/Developer shall contribute their Development fair share of improvements for the Santa Rita Road/I-580 Agreement Eastbound Ramps/Pimlico Drive Intersection as specified in Table VII Summary of Improvements Required in the traffic study prepared by TJKM dated July 29, 1998, and as specified by the Director of Public Works. [Offsite]Improvement of Dublin Boulevard between Hacienda Drive and Tassajara Road. If not previously constructed by Alameda County Surplus Property Authority, then Applicant/Developer shall pay their fair share to improve Dublin Boulevard between Hacienda Drive and Tassajara Road as specified in Table VII Summary of Improvements Required in the traffic study prepared by TJKM dated July 29, 1998, and as specified by the Director of Public Works. Developer shall receive TIF credit. [Offsite]Improvement of Tassajara Road. If not previously constructed by Alameda County Surplus Property Authority, then Applicant/Developer shall improve Tassajara Road between 1-580 and Dublin Boulevard to six lanes of pavement as specified in Table VII Summary of Improvements Required in the traffic study prepared by TJKM dated July 29, 1998, as specified in the Precise Plan for Eastern Dublin Santa Rita property, and as specified by the Director of Public Work. s. [Offsite]Improvement of Emergency Access Lane in Tassajara Road. Applicant/Developer shall construct a 12' wide paved emergency access lane in Tassajara Road from Gleason Drive to South Dublin Ranch Drive to provide a temporary secondary access to the project site until a secondary street access to the site is fully constructed. This condition may be waived if other paved access routes are reviewed and approved by the Alameda County Fire Department and the Director of Public Works. Alternate access routes shall be posted as "Emergency Exits" during construction, and shall be disclosed to PW PW F, PW When deemed necessary by the Development Agreement Occupancy of any building or when deemed necessary by the Director of Public Works Issuance of the 75th Building Permit PW PW Smndard [Offsite]T.I.F. Improvement of Tassajara Road. Applicant/Developer shall improve Tassajara Road and construct four travel lanes (2 northbound and 2 southbound) along project frontage from North Dublin Ranch Drive to Dublin Boulevard. Applicant/Developer shall improve Tassajara Road and construct four travel lanes (2 northbound and 2 southbound) from Gleason Drive to Dublin Boulevard. The improvements shall be constructed per the Tassajara Road Alignment plans prepared by MacKay & Somps dated October 20, 1998, and to the satisfaction of the Director of Public Works. Applicant/Developer shall agree to cooperate with the City of Dublin, the Alameda County Surplus Property Authority, Pao Lynn Property (Dublin Ranch Area A-E) and other property owners along Tassajara Road in the development and construction of improvements on Tassajara Road. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Phase 1 while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometrics of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. In the event that a multi-party agreement for the construction of improvements fails to be reached by all parties, Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 6925. [Offsite]Tract No. 6925 Improvements. Applicant/Developer shall complete all proposed improvements included with the Tract No. 6925 subdivision improvements that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 6925 and shall be to the satisfaction of the Director of Public Works. Decorative Paving. Applicant/Developer shall not construct decorative pavement within City right-of-way unless otherwise approved by the Director of Public Works. The type of decorative pavers and pavement section shall be subject to review and approval of the PW As Specified in the Development Agreement or when deemed necessary by the Director of Public Works PW PW Occupancy of PW any building PW Approval of Improvement Plans PW Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 30. 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, and sleeves shall be used under decorative pavement to accommodate future utility conditions. 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 Public Works. 31. Fire/Emergency Access. Applicant/Developer shall PW, PO Approval of PO provide an emergency vehicular access that will allow a Improvement vehicle to traverse Parcel "A" of Tract No. 6957 into Tract Plans No. 6958. The access shall be a minimum of eight feet wide and shall be approved by the Director of Public Works. 32. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925. A street lighting plan which demonstrates Plans 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. 33. Retaining Walls. Fences which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be Improvement offset a minimum of 1' to provide planting areas. Plans 34. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL designed in combination with an earth berm to create the Improvement appearance of a maximum 6' high wall as viewed from Plans Tassajara Road. 35. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Standard barriers and mitigation measures included in the noise Improvement study prepared by Charles Salter Associates dated October Plans/ 14, 1998 shall be incorporated into the development plans. Issuance of Berm/soundwall combinations shall be used for required Building sound barriers along Tassajara Road to reduce the Pemits apparent height of the walls. 36. Pedestrian Pathway Facilities. Applicant/Developer PW Approval of Standard shall dedicate to the Community Homeowners Association Improvement and shall construct the pedestrian pathway facilities within Plans Parcel "A" of Tract No. 6957 including the minimum required lighting of 1 foot candle per square foot of pathway in bollard lighting style, as shown on the Vesting Tentative Map for Tract No. 6957 - Neighborhood L2 and to the satisfaction of the Director of Public Works. Applicant/Developer shall grant an emergency vehicle access easement to the City of Dublin over the pedestrian pathway facilities to the satisfaction of the Director of Public Works. 37. [Offsite]Sidewalk along North Dublin Ranch Drive. PW Occupancy of PW Applicant/Developer shall design and construct a 6' wide Any Building sidewalk located 10' behind the back of curb along the southerly frontage of North Dublin Ranch Road between the easterly subdivision boundary of Tract No. 6963 and Antone Way, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 38. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 39. Pedestrian Trail. Access to the pedestrian trail within PW Completion of Standard Parcel "W" of Tract No. 6925 shall comply with all Improvements current City of Dublin Standards. 40. Open Space and Recreation Dedication and PL, PW Approval of PW Improvement. The Open Space and Recreation Parcels Final Map "L", "M", "N", "P" and "W" of Tract No. 6925 shall be and dedicated to the Community Homeowners Association. Improvement Bank stabilization shall be required to be installed within Plans the corridors if needed, as determined by the Director of Public Works. 41. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of PL adjacent to greenbelts, parks, stream corridors and Building common open space areas, including Tassajara Road, shall Permits be a minimum of 10' unless an exception is approved by the Community Development Director. 42. Rear Yard Setbacks. Rear yard setbacks for homes PL Issuance of PL along the western boundary of the subdivision shall be Building maximized to reduce visual impacts due to their close Permits vicinity to the ridge and shall be subject to review and approval by the Community Development Director. 43. Storm Drain Connections. Applicant/Developer shall not PW Approval of PW be permitted to make a direct connection of private storm Improvement drains into the stream/open space corridors. Plans 44. Storm Drainage Easement Dedication. PW Approval of PW Applicant/Developer shall dedicate a 10' wide storm Final Map drainage easement to the City of Dublin across Parcel "A" of Tract No. 6957. The easement shall accommodate storm drainage improvements and potential overland release of storm runoff and shall be approved by the Director of Public Works 45. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study Prior to (originally prepared by MacKay & Somps, dated August Issuance of 1998). Finished Grading Permit / 10 46. } .Storm Drain mi p. rb.v.ements. All storm drain PW Approval of PW Iimprovements and m!tigation measures identified in the Improvement IMaster Drainage Study applicable to drainage resulting Plans I f. rom .Vhase Ir~es__id.e.n, tia_! .neighborhoods and/or specified by Ithe Directorof Public Works shall become requirements Iof this subdivision. 47. I lOffsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW Idrain improvements needed to serve the subdivision, as Any Building I shown on Tract.No. 692.5 improvement plans, shall be Iconstructed_and accepted for service as directed by the IDirectorof Public Works. 48. I [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW Isewer linesneeded to serve the subdivision, as shown on any building ITract No. 6925 improvement plans, shall be constructed Iand accepted for service as directed by the Director of IPublicWorks. 49. I Utilities Phasing. The construction of the utilities shall PW Occupancy of PW I con.for_re, to the_ .ph..a. sin_g_of construction and access shown any building Ion theMaster UtilityMap and Phasing Plan or as directed I by theDirectorof Public Works. 50. I Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW IAppl!can.t/De. velop.e~r shall construct all joint utility affected units Utilities Itrenches (such aselectric, telephone, cable TV, and gas) in [accordance .withthe. appr. opriate utility jurisdiction. All [communication vaults,electric transformers, cable TV Iboxes, blow-off valves and any appurtenant utility items Ithereto shallbe underground and located behind the Iproposed sidewalk within the public service easement, Iunless otherwise approved by the Director of Public IWorks and any applicable agency. All conduit shall be Iunder the sidewalk within the public right of way to allow Iforstreettreeplanting.Utility plans, showing the location I of allproposed utilities (including electrical vaults and Iunderground transformers) behind the sidewalk shall be Ireviewed and approved by the Director of Public Works. ILocatl'onofthese items shall be shown on the Final ILandscaping and Irrigation Plan. 51. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, 11 Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 3.44 acres. 52. Neighborhood Park Improvements. If PL, PW As specified Parks and Applicant/Developer constructs the Neighborhood Park in the Comm. (Parcel "J" of Tract No. 6925), it shall be designed and Development Services constructed in accordance with the neighborhood park Agreement Dept. standards as contained in the City of Dublin's Parks and Recreation Master Plan and the City of Dublin's Park Development Standards. The design of the park shall be approved by the City of Dublin Parks and Recreation Department, Director of Community Development and Director of Public Works. 53. Neighborhood Park Dedication. Applicant/Developer PL Varies as Parks and shall dedicate to the' City of Dublin 5.1 acres of land for indicated in Comm. the Neighborhood Park shown as Parcel "J" on the Master condition of Services Vesting Tentative Map Tract No. 6925. The land to be approval Dept. dedicated and underlying groundwater shall be free of hazardous substances and Applicant/Developer shall present evidence satisfactory to the City of such condition prior to acceptance. The dedication of 3.44 acres by Applicant/Developer shall satisfy Applicant/Developer's obligation under Dublin Municipal Code Chapter 9.28 (City of Dublin's "Quimby Act Ordinance") for neighborhood park land for the project and shall be a credit against the portion of the Public Facilities Fee for the project for "Neighborhood Parks, Land." The Development Agreement for the project shall address credit for the 1.66 acres dedicated in excess of the required 3.44 acres. Following the construction of the Neighborhood Park to the City of Dublin's standards and to the City's satisfaction, Applicant/Developer shall dedicate the park to the City. 54. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with 12 the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings Landscape Strip. Applicant/Developer shall design and professionally landscape an irrigated 10 foot landscape strip between the sidewalk and the back of curb along the frontage of North Dublin Ranch Drive to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. [Offsite]Landscape Strip along North Dublin Ranch Drive. Applicant/Developer shall design and professionally landscape an irrigated 10 foot landscape strip between the sidewalk and the back of curb along the southerly frontage of North Dublin Ranch Drive between the easterly boundary of Tract No. 6962 and westerly subdivision boundary, to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. Landscape Strip along North Dublin Ranch Drive. Applicant/Developer shall design and professionally landscape an irrigated 10 foot landscape strip between the sidewalk and the back of curb along the frontage of North Dublin Ranch Drive to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Depart.. ment. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. Landscaping and Street Trees. The Applicant/Developer shall construct all landscaping within the site, along the project frontage from the face of curb to PW PW PW PL, PW Occupancy of PW Adjacent Building Occupancy of PW Adjacent Building Occupancy of PW Adjacent Building Completion of PW Improvements 13 the site right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the Specific Plan and City of Dublin specifications, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. Landscaping in Parks, Open Spaces and Stream Corridor Parcels. The landscape improvements for parks, open spaces and stream corridor parcels shall be installed by Applicant/Developer concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B, C, D, G, H, I, Q and R of Tract No. 6925), unless otherwise specified by the City Manager or the Dublin Ranch Phase I Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed tobe planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. Open Space Management Program. An Open Space Management Program shall be submitted for approval by the Community Development Department. The Management Program for Open Space areas shall be in addition to the Fire Buffer Zone and shall address noxious weed control and rite control. Standards to ensure the healthy establishment and survival of all Open Space plantings shall be designated in the Open Space Management Program and shall be subject to review and approval by the City at Applicant/Developer's expense. The program shall include provisions for mowing and removal of cut plant materials, debris, and other miscellaneous trash items. The requirements of this program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. If the Open Space plantings are not maintained according to the standards established by PW, PL PL, PW Occupancy of Any Building Program approved prior to Approval of Final Map/ CC&R's submitted prior to Recordation of Final Map and approved prior to Occupancy of Any Residential Unit PW Standard 14 not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 61. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the Improvements maintenance responsibilities. This maintenance shall include weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots which are to be maintained by the Community and Neighborhood Homeowners Associations. 62. Lighting and Landscape Maintenance Assessment PL Recordation PW Districts. Applicant/Developer is responsible for lighting of Final Map and landscape maintenance through Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. 63. Landscaping at AiSle Intersections. Landscaping at PL, PW Completion of Standard aisle intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 64. Graded Berm. An earth berm shall be constructed within PW, PL Grading Plan PW Parcel "N" of Tract No. 6925 which includes rounding of prior to the top of the berm and undulating the height of the berm Approval of to provide a natural ridgeline view from Tassajara Road as Improvement required by the approved Planned Development, PA 95- Plans/ 030 and PA 96-038, for Tract No. 6925 and as shown on Deficiencies the Vesting Tentative Map for Tract No. 6957 dated corrected October 19, 1998. The berm shall provide screening of prior to Lots 1-8 and is subject to the approval of the Director of Occupancy of Public Works and the Director of Community Lots 1-8 Development. During grading and construction of Lots 1- 8, the graded berm shall be reviewed and Applicant/Developer shall work with the City of Dublin to develop grading solutions in the field to the satisfaction of the Public Works Director and Community Development Director. 65. Perimeter GradedSlopes. Perimeter graded slopes PW, PL Issuance of PW which are greater than 10 feet vertically shall be no steeper any Grading than 3H: 1V unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H: 1V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All 15 slopes shall be graded in conformance with the approved I I Planned Development, PA 95-030 and PA 96-038, for I I Tract No. 6925 and as required by the Eastern DublinI I Specific Plan and Scenic Corridor development standards,I I grading policies and action programs and are subject to theI I approval of the Director of Public Works and the Director I I of Community Development. [ 66. Graded Slopes/Erosion Control. All landscaped and PW I Acceptance of MM graded slopes in open space areas shall be hydroseeded Improvements Matrix and treated with erosion control measures immediately I I 3.7/3.0 upon completion to prevent soil erosion. The hydroseed I I mix shall be subject ~to approval by the Director of Public I I I Works. 67. [Offsite]Traffic Signals. Applicant/Developer is PW As specified PW responsible for installation, modification, or payment of in the pro rata share of signalization at the following Development intersections to the satisfaction of the Director of Public Agreement or Works: when deemed necessary by the Director of Public Works a. Tassajara Road/South Dublin Ranch Drive b. Tassajara Road/North Dublin Ranch Drive c. Tassajara Road/Gleason Drive The signal improvements shall accommodate conversion to serve a four-legged intersection to the extent possible, minimizing replacement or relocation of improvements. The cost of the signal shall be the responsibility of Applicant/Developer, with no TIF credits given for (a) and (b) listed above. Applicant/Developer shall agree to cooperate with the City of Dublin, the Alameda County Surplus Property Authority, and other property owners along Tassajara Road in the installation of the traffic signals. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for installation of the signals. In the event that a multi-party agreement for the installation of the traffic signals fails to be reached by all parties, Applicant/Developer shall be responsible for the installation of the traffic signals. 16 68. Pinehurst Lane/Kelley Lane and North Dublin Ranch PW Occupancy of PW Drive Intersection. Unless previously constructed, Any Building Applicant/Developer shall install all-way STOP signs at the intersection of Pinehurst Lane/Kelley Lane and North Dublin Ranch Drive as recommended in the traffic study prepared by TJKM, dated July 29, 1998. 69. Cedar Crest Terrace and North Dublin Ranch Drive PW Occupancy of PW Intersection. Applican~/Developer shall install all-way Any Building STOP signs at the intersection of Cedar Crest Terrace and North Dublin Ranch Drive as recommended in the traffic study prepared by TJKM, dated July 29, 1998. 70. Antone Way and South Dublin Ranch Drive PW Occupancy of PW Intersection. Unless previously constructed, Any Building Applicant/Developer shall install all-way STOP signs at the intersection of Antone Way and South Dublin Ranch Drive as recommended in the traffic study prepared by TJKM, dated July 29, 1998, if the improvements have not already been installed with another phase of development within Tract No. 6925. 71. No Parking Areas along North Dublin Ranch Drive. PW Occupancy of PW Applicant/Developer shall designate no parking areas Any Building along North Dublin Ranch Drive within 50 feet of all intersections, as recommended in the traffic study prepared by TJKM, dated July 29, 1998, and as directed by the Director of Public Works. 72. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map enhance local and regional mobility and integration of and LAVTA with other public transit systems, and to locate Improvement bus alignments, turnouts, service stops, bus shelters and Plans other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA and as indicated in the letter from "WHEELS" dated November 18, 1998. EME C~ SERVICES 73. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 17 74. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building MM County Fire Services (ACFD) rules, regulations and Permits Matrix standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 75. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD) as listed in the letter from ACFD dated October Permits 26, 1998, including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. f. Plans may be sUbject to revision following review. 76. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70 controlled by fences and adequate gates to prevent Any Building MM unauthorized pedestrian traffic. Matrix 77. 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. ~OOD CONTROL ~ CONSE Dl~ T, ZONE ? 78. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on thc map that are known to Grading exist, arc proposed or arc located during field operations Permits without a documented intent of future usc, filed with ],one 7, arc to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or 18 during construction are to be treated similarly. Salt Mitigation. Recycled water projects must meet any applicable salt mitigation requirements of Zone 7. Zone 7, PW On-going 141 Mlvl Matrix Requirements and Fees. Applicant/Developer shall comply with all Alameda County Flood Control and Water Conservation District-Zone 7 Flood Control requirements and applicable fees. Zone 7, PW Issuance of Building Permits Standard Construction by Applicant/Developer· AIl in'tract potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Responsibilities for Subdivider. Applicant/Developer shall comply with all implementation "responsibilities for subdivider" as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". DSRSD Water Facilities. Water facilities must be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of the DSRSD as shown in their letter dated October 30, 1998, including: DSR DSR, PW DSR Completion of Improvements Approval of Improvement Plans Acceptance of Improvements Standard Standard DSRSD Complete improvement plans shall be submitted to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. Issuance of Building Permits DSRSD All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. Issuance of Building Permits DSRSD 19 Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agre6ment with Applicant/Developer for any project that requires a pumping station. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. 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 extent possible. If unavoidable, then public sewer or water Plans easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. The locations and widths of all proposed easement dedications for Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading DSRSD. Permit or Site Development Permit All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD instrument irrevocably offered to DSRSD or by offer of dedication Final Map on the Final Map. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building 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. 20 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 A construction permit will only be issued after all of the DSRSD Permits and conditions herein have been satisfied, all DSRSD requirements 1. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRSRD within this area are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD located within the District Recycled Water Use Zone (Ordinance 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities not yet activated shall be required. Recycled water irrigation service taps and lines for this development shall be required to connect to onsite and offsite recycled water mains and extended to the property line, to allow for conversion to the recycled water system when available. Improvement plans shall include all required recycled Water improvements. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, dune 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to the Eastern Dublin area including Dublin Ranch, and potable water infrastructure has been sized reliant on this. The statement on Page 6 of the Vesting Tentative Map project description that states that recycled water "may" be available from the DSRSD wastewater plant shall be corrected accordingly to the satisfaction of the DSRSD. Additionally, the suggestion 21 that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. Homeowners Association. Applicant/Developer shall establish a Neighborhood Homeowners Association and a Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas. Maintenance responsibilities shall be as shown on the submitted Open Space and Ownership and Maintenance Plan dated October 19, 1998, and revised November 19, 1998. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. Covenants, Conditions and Restrictions (CC&Rs). Covenants, Conditions and Restrictions (CC&Rs) shall be established for this development. The CC&Rs shall be approved by the Director of Community Development to assure that: PW, PL PL Approval of Final Map Standard Submitted Prior to Approval of Final Map and Approved Prior to Issuance of Any Building Permits A Homeowners Association is established for this development complete with Bylaws. 17, 75, 77 MM Matrix There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. 22 f. IHomeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping along Parcel "A" of Tract No. 6957 at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. 90. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted Standard occur in phases, then all physical improvements within prior to each phase shall be required to be completed prior to issuance of occupancy of units within that phase except for items building specifically excluded in an approved Phased Occupancy permits/ Plan, or minor hand work items, approved by the Approved a Department of Community Development. The Phased minimum of Occupancy Plan shall be approved by the Director of 45 days prior Community Development a minimum of 45 days prior to to Occupancy the request for occupancy of any unit covered by said of Affected Phased Occupancy Plan. Any phasing shall provide for Unit 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. 91. 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. 92. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific 23 satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. 24 SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 98-045 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available and on file in the Department of Community Development. (Some of the items require revisions as noted in other Conditions herein): 1. Standard Conditions. The project shall comply with the PL, B Through Standard City of Dublin Site Development Review Standard Completion Conditions (Attachment B). 2. Term. Approval of the Site Development Review shall be PL Approval of Standard valid for one year from approval by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of 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.) 3. 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. 4. Colors and Materials Board. Applicant shall submit a PL Issuance of Standard revised colors and materials board subject to approval of Building the Director of Community Development to reflect any Permits changes made during project review. 5. House Numbers List. Applicant/Developer shall submit PL Issuance of Standard a house numbers list corresponding to lots shown on the Building Tentative Map. Said list is subject to approval of the Permits Director of Community Development. 6. Street Names. Street names shall not duplicate any PL, PO Approval of Standard names already being used in other segments of the City. Final Map Street names shall be subject to approval of the Director of Community Development and the Dublin Police Service. 7. Plot Plans. Plot Plans for each phase of the project and PL Issuance of Standard dwelling unit type shall be submitted by the Building Applicant/Developer to the Department of Community Permits Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. Plot plans shall include pad elevations, unit number and type, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. Houses shall be developed as illustrated in the approved plotting plans. Variation of units may be considered, subject to approval of the Community 25 Development Director. Building Permits. To apply for building permits, ApplicanffDeveloper shall submit twelve (12) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. permits. B Issuance of Building Permits Smnd~d Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. B, PL Occupancy of Unit PL Automatic Garage Door Openers. Automatic garage door openers shall be provided for all dwelling units and shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. B, PL Occupancy of Unit PL Trash Receptacles. Plotting plans shall be submitted for each unit showing a designated location for a trash receptacle and shall be subject to approval by the Community Development Director. PL Issuance of Building Permits PL Refuse Collection Areas. The refuse collection areas within the project shall be reviewed by the refuse collection service provider to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. PL Approval of 279 Improvement MM Plans Matrix Gates. Wherever possible, gates providing access to rear or side yards shall be located so that they open onto the lot and the front yard area upon which they serve. Walls and Fences. All walls and fences shall conform to Section 8.72.080 of the Zoning Ordinance and shall be installed according to the Landscape Development Plans prepared by NUVIS dated October 19, 1998, with the exception of the fences shown for the greenbelt park between neighborhoods L-2 and L-3. View fences shall not be used in this area unless it is demonstrated that the slope variation between the homes and the park will provide an adequate land use separation, as determined by the Community Development Director and the Director of Public Works. PL PL, PW Issuance of Building Permits Approval of Improvement Plans / Issuance of Building Permits PL Standard 26 15. Residential Security. The project shall comply with the PL, B, PO Occupancy Standard [ City of Dublin Residential Security Requirements. of Units 16. Final Landscaping and Irrigation Plan. PL, PW Approval of Standard Applicant/Developer shall submit a Final Landscaping and Improvement Irrigation Plan, conforming to the requirements of Section Plans/ 8.72.030 of the Zoning Ordinance (unless otherwise Issuance of required by this Resolution) for review and approval of all Building plant varieties and spacing, by the Director of Public Permits Works and the Director of Community Development. The plan should generally conform to the Site Plan and Landscape Plans in61uded with the Development Plan, dated October 14, 1998. It must reflect any revised project design shown on the Tentative Map and Site Development Review Plans, and/or required by these conditions. 17. Prior Comments. Location, number, and species of all PL, PW Approval of Standard landscaping materials shown on the above-referenced Plan Improvement shall be subject to the review and approval of the City's Plans/Issuanc Planning and Public Works Departments. The final e of Building landscaping plans shall include consideration of those Permits comments provided by Jeffrey F. Gamboni, Landscape Architect, dated October 30, 1998. 18. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Standard Varieties. The Final Landscaping and Irrigation Plan Improvement referenced above shall include fire-resistant and/or Plans/Issuanc drought tolerant plant varieties in the plant palette, e of Building Permits 19. Landscape Vines. Clinging Vines shall be utilized PL Approval of PL adjacent to all community walls. Species which require Final support shall be used in conjunction with trellises or shall Landscape be replaced with self-clinging species. Plans 20. Front Yard Landscaping. Applicant/Developer or PL Within 6 PL homeowner shall install front yard landscaping for all Months of homes within 6 months following occupancy, unless Occupancy landscape plans are submitted to and approved by the Community Development Department which include a schedule for delayed installation. In no case shall front yards be left without landscaping for longer than 1 year following occupancy. This requirement shall also be included in the Community Homeowners Association CC&R's. 21. Lighting, Utilities, Drainage. Final landscape plans shall PL, PW Approval of Standard show location of all pedestrian lighting, utilities, drainage Improvement ditches, underdrains at bottom of slopes, and cone of Plans/Issuanc vision on. Add note to plans addressing planting trees e of Building within the public service easements and avoiding conflict Permits 27 with utilities. Lighting. Lighting in landscaped areas throughout project shall be subject to review and approval of City's Landscape Architect, Planning, and Public Works Departments, in consideration of IES standards for lighting in public/community areas. Minimum Landscape Setbacks. All planted areas between roadways/drives/parking spaces and fences or other roadways shall be 5' minimum. Minimum 8' landscaped setbacks are required for side-yard fences on "reverse-corner lots" (e.g.: lots 12 & 14 in M-2; lot 62 in M-1) unless otherwise approved by the Director of Public Works. Street tree plantings must be continued along all street frontages. Slope Transitions. Adequate slope areas shall be provided in all landscaped areas between streets/roadways/curbs and fences to allow slope transition at top and bottom and adjacent to fences. Monument Signs. Design of any additional monument signs not previously approved by the Director of Community Development shall be approved by the Director of Community Development to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. Backflow Devices. Backflow devices shall be screened from view by means of fencing, enclosures, landscaping and/or berms. Standard Plant Material, Irrigation System and Maintenance Agreement. Applicant/Developer shall sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. PL, PW PL, PW PL, PW PL, PW PL PL Approval of Improvement Plans / Issuance of Building Permits Approval of Improvement Plans / Issuance of Building Permits Standard Standard of Improvement Plans / Issuance of Building Permits Completion of Improvement S Standard Issuance of Grading Permits Standard Occupancy Standard of Any Unit Health, Design and Safety Standards. Prior to final approval allowing occupancy of any new home, the physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: The streets providing access to the home shall be complete to allow for safe traffic movements to and from the home. All traffic striping and control signing on streets providing access to the home shall be in PW, PL PL PW Occupancy Standard of Unit Occupancy Standard of Un it Occupancy Standard of Un it 28 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 completed to the of Unit satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. f. All homes and units shall have an illuminated house PL, PO Occupancy Standard number that i! clearly visible from the middle of the of Unit street. g. The lot shall be finish graded, and final grading B Occupancy Standard inspection shall have been approved by the Building of Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set to grade to the approval of of Unit the Director of Public Works. i. The homes shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of Unit Department to allow occupancy. j. All fire hydrants in streets providing access to the F Occupancy Standard homes shall be operable to City and ACFD of Unit standards. k. All streets providing access to the homes shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Unit for fire engine circulation to the approval of the Director of Public Works and ACFD. 1. All mailbox units shall be at the back of the curb. PL Occupancy Standard of Unit m. 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. n. 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). 29. Glare/Reflective Finishes. The use of reflective finishes PL Issuance of Standard 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. 30. Energy Conservation. Building plans shall demonstrate PL, PW Issuance of ESDP EIR the incorporation of energy conservation measures into the Building MM design, construction, and operation of proposed Permits 3.4/46.0 development. 29 PASSED, APPROVED AND ADOPTED this 8th AYES: NOES: ABSENT: Cm. Jennings, Johnson, and Oravetz Cm. Hughes, and Musser ATTEST: Community Development Director day of December, 1998. /Plhnhing Commission Ct~rperson v G :\pa#\ 1998\98045\PCRESL2.RTF 30