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HomeMy WebLinkAboutPC Reso 98-54 PA98-045 DubRch L3 Vtmap/SDR RESOLUTION NO. 98 - 54 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. 6958 - Neighborhood L3) 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 of a Vesting Tentative Map and Site Development Review, to subdivide a 19.3 _+ acre parcel and develop a residential subdivision with 86 lots, and a private recreation facility, 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 December 8, 1998; and and WHEREAS, proper notice of said public hearing was given in all respects as required by law; 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 6958, and Site Development Review for Neighborhood L-3 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 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, [F1N} Finance Department, [PL] Planning division of the CommuniW Development Department, [PO] Police, [PW] Public Works Department. VESTING TENTATIVE MAP J GE~L CO~ITiONS Standard Conditions of Approval. Applicant/Developer shall comply with the Conditions of Approval for the Master Vesting Tentative Map for Dublin Ranch Phase I (Tract No. 6925) PA-97-037. 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 Tract No. 6958 - Neighborhood L3 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 ). EIR. Applicant/Developer shall comply with all applicable action programs and mitigation measures of the Eastern Dublin General Plan Amendment/Specific Plan PL PW PL PL Approval of Improvement Plans through completion Approval of Improvement Plans through completion Approval of Improvement Plans through completion Approval of Improvement Plans through Standard Standard Standard Standard and companion Final Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. Fees. Applicant/Developer shall pay all applicable fees in Various Various 31-33, 47, effect at the time of building permit issuance, including, times, but no 266 but not limited to, Planning fees, Building fees, Dublin later than MM San Ramon Services District fees, Public Facilities fees, Issuance of Matrix Dublin Unified School District School Impact fees, Public Building Works Traffic Impact fees, Alameda County Fire Services Permits fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. Required Permits. Applicant/Developer shall obtain all Various Various PW necessary permits required by other agencies (Alameda times, but no County Flood Control District Zone 7, California later than Department of Fish :hnd Game, Army Corps of Engineers, Issuance of State Water Quality Control Board, Etc...) and shall Building submit copies of the permits to the Department of Public Permits Works. 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. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building September 1997, the City of Dublin General Plan, and all Permits applicable Specific Plans. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 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. 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 4 Refuse Collection. The refuse collection service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. Utility Providers. Applicant/Developer shall provide documentation from utility providers that electric, gas, and telephone service can be provided to the subdivision. Waiver of Right to Protest. Applicant/Developer waives any right to protest the inclusion of the property or any portion of it in a Landscape and Lighting Assessment 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. Water Quality Investigation. A water quality investigation shall be submitted with each development application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. PL Occupancy of Any Building PL, PW Approval of Final Map PL, ADM Occupancy of Any Building 279 MM Matrix Standard 17 MM Matrix PL, PW Approval of ESDP Final Map EIR MM 3.5/51.0 Water Quality Requirements. All development shall PL, PW Approval of ESDP meet the water quality requirements of the City of Final Map EIR MM Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 Runoff Clean Water Program & 55.0 17. 18. 19. Amended Final Map. Prior to filing the Final Map for Tracts No. 6958 - Neighborhood L3, the Final Map shall be filed for Tract No. 6957 - Neighborhood M3 which reflects the various lot line adjustments shown on the individual tentative maps. Public Service Easement Dedications. Applicant/Developer shall dedicate 8' wide Public Service Easements adjacent to the right of way on both sides of all streets. Public Service Easement Dedication. Applicant/Developer shall dedicate a Public Service Easement to the City of Dublin across Parcel "N" of Tract No. 6925. The easement shall accommodate sanitary sewer improvements and shall be approved by the PW PW PW, DSR Approval of Final Map Approval of Final Map Approval of Final Map PW Standard PW Director of Public Works and Dublin San Ramon Services District. 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. 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. Improvement and Dedication of Ridge Crest Terrace, PW Recordation PW Fencroft Way, Blackstone Road, Oakhurst Way and of Final Map Woodshire Lane. Applicant/Developer shall dedicate to and Approval the City of Dublin the roads labeled as Ridge Crest of Terrace, Fencroft Way, Blackstone Road, Oakhurst Way Improvement and Woodshire Lane (or alternatively approved street Plans names) for public street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract o. 6958 - Neighborhood L3, dated October 19, 1998. A wide sidewalk shall be constructed on both sides of the streets. Improvement and Dedication of Ridge Crest Terrace PW Recordation PW (cul-de-sacs), Fencroft Court and Oakhurst Court. of Final Map Applicant/Developer shall dedicate to the City of Dublin and Approval the roads labeled as Ridge Crest Terrace (cul-de-sacs), of Fencroft Court and Oakhurst Court (or alternatively Improvement approved street names) for publi,c, street purposes (44' Plans wide straight right of way and 47 cul-de-sac ,bulb radii) 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. 6958 - Neighborhood L3, dated October 19, 1998. A 5' wide sidewalk shall be constructed on both sides of the streets. [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 1,71 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. [Offsite]Improvement of Santa Rita Road/I-580 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 PW When deemed PW Hacienda Drive and Tassajara Road. If not previously necessary by constructed by Alameda County Surplus Property the Authority, then Applicant/Developer shall pay their fair Development share to improve Dublin Boulevard between Hacienda Agreement 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. lOffsite]Improvement of Tassajara Road. If not PW Occupancy of PW previously constructed by Alameda County Surplus any building Property Authority, then Applicant/Developer shall or when improve Tassajara Road between 1-580 and Dublin deemed Boulevard to six lanes of pavement as specified in Table necessary by VII Summary of Improvements Required in the traffic the Director study prepared by TJKM dated July 29, 1998, as specified of Public in the Precise Plan for Eastern Dublin Santa Rita property, Works and as specified by the Director of Public Works. [Offsite]Improvement of Emergency Access Lane in F, PW Issuance of Standard Tassajara Road. Applicant/Developer shall construct a the 75th 12' wide paved emergency access lane in Tassajara Road Building from Gleason Drive to South Dublin Ranch Drive to Permit 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 buyers. · [Offsite]T.I.F. Improvement of Tassaj ara Road. PW As Specified PW Applicant/Developer shall improve Tassajara Road and in the construct four travel lanes (2 northbound and 2 Development southbound) along project frontage from North Dublin Agreement or Ranch Drive to Dublin Boulevard. Applicant/Developer when deemed shall improve Tassajara Road and construct four travel necessary by lanes (2 northbound and 2 southbound) from Gleason the Director Drive to Dublin Boulevard. The improvements shall be of Public constructed per the Tassajara Road Alignment plans Works prepared by MacKay & Somps dated October 20, ! 998, 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. PW Occupancy of Tentative Applicant/Developer shall complete all proposed any building Map for improvements included with the Tract No. 6925 Tract subdivision improvements that have not yet been 6925 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 PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Plans Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 32. 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. 33. Driveways along South Dublin Ranch Drive. PW Approval of PW Applicant/Developer shall construct driveways with Improvement hammerhead turnarounds on all lots that access onto South Plans Dublin Ranch Drive to the satisfaction of the Director of Public Works. Driveway designs that require backing out onto South Dublin Ranch Drive shall not be permitted. 34. 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. 35. 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 36. $oundwalls. 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. 37. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Noise barriers and mitigation measures included in the noise Improvement study study prepared by Charles Salter Associates dated October Plans/ dated 14, 1998 shall be incorporated into the development plans. Issuance of October Berm/soundwall combinations shall be used for required Building 14, 1998 sound barriers along Tassajara Road to reduce the Pemits apparent height of the walls. 38. Private Recreation Facility. Applicant/Developer shall PW As Specified Standard dedicate to the Community Homeowners Association and in the shall construct the Private Recreation Facility within Development Parcel "L" of Tract No. 6925 to the satisfaction of the Agreement Director of Public Works. 39. Private Recreation Facility Parking. PL Submit prior Standard Applicant/Developer shall provide a grading and to Approval ~mprovement plan for the Private Recreation Facility site of that includes the preliminary site grading and "site work" Improvement 9 and/or "infrastructure" improvements. The plan shall be Plans/ required to be submitted with the improvement plans for Approval of Tract No. 6958 and shall be subject to review and detailed approval by the Director of Public Works and Director of Improvement Community Development. The proposed parking for the Plans prior to Private Recreation Facility shall not conflict with the construction proposed driveway entrances and shall provide for of Private adequate circulation. All parking spaces shall be double- Recreation striped with 4-inch wide stripes set approximately 2 feet Facility apart as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. [Offsite]Sidewalk along South 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 northerly frontage of South 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. 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. 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. Side Yard Setbacks. Side yard setbacks for homes PL Issuance of Planned adjacent to greenbelts, parks, stream corridors and Building Developm common open space areas, shall be a minimum of 10' Permits ent unless an exception is approved by the Community Standard Development Director. Storm Drainage Easement Dedication. PW Approval of PW Applicant/Developer shall dedicate a storm drainage Final Map easement to the City of Dublin across Parcel "N" of Tract No. 6925. The easement shall accommodate storm drainage improvements and potential overland release of storm runoff and shall be approved by the Director of Public Works 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 / Approval Prior to 10 Storm Drain Improvements. All storm drain Any Occupancy Building of PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Phase I residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. [Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 6925 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. I [OffsitelWater and Sewer Lines. All offsite water and PW Occupancy of PW I sewer lines needed to serve the subdivision, as shown on any building ] Tract No. 6925 improvement plans, shall be constructed I and accepted for service as directed by the Director of I Public Works. I Utilities Phasing. The construction of the utilities shall PW Occupancy of PW I conform to the phasing of construction and access shown any building I on the Master Utility Map and Phasing Plan or as directed I by the Director of Public Works. I Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW I Applicant/Developer shall construct all joint utility affected units Utilities I trenches (such as electric, telephone, cable TV, and gas) in I accordance with the appropriate utility jurisdiction. All I communication vaults, electric transformers, cable TV I boxes, blow-off valves and any appurtenant utility items I thereto shall be underground and located behind the I proposed sidewalk within the public service easement, I unless otherwise approved by the Director of Public I Works and any applicable agency. All conduit shall be I under the sidewalk within the public right of way to allow ] for street tree planting. Utility plans, showing the location I of all proposed utilities (including electrical vaults and I underground transformers) behind the sidewalk shall be I reviewed and approved by the Director of Public Works. I Location of these items shall be shown on the Final I Landscaping and Irrigation Plan. PUBL!C~ 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, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" 11 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 Standard shall dedicate to the~City of Dublin 5.1 acres of land for indicated in the Neighborhood Park shown as Parcel "J" on the Master condition of Vesting Tentative Map Tract No. 6925. The land to be approval 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 o£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 the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and 12 hold harmless shall be subject to the City's promptlyI I notifying the Applicant/Developer, of any said claim, I I action, or proceeding and the City s full actions or I Pr0ceedings [ I 55. [Offsite]Landscape Strip along South Dublin Ranch PW Occupancy of PW Drive. Applicant/Developer shall design and Adjacent professionally landscape an irrigated 10 foot landscape Building strip between the sidewalk and the back of curb along the northerly frontage of South Dublin Ranch Drive between the easterly boundary of Tract No. 6963 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. 56. Landscape Strip along South Dublin Ranch Drive. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated 10 foot landscape strip between the Building sidewalk and the back of curb along the frontage of South Dublin Ranch Drive to the satisfaction of the Director of Public Works. Landscaping at the southeast end of Tract No. 6958 shall be maintained to such height and density so that it provides screening of the homes in the southwest portion of the development. 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. 57. Landscaping and Street Trees. The PL, PW Completion of PW Applicant/Developer shall construct all landscaping within Improvements the site, along the project frontage from the face of curb to 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 ~irector 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 13 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 to be 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 fire 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 the Management Program, the City will have the right, but 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. Landscape Maintenance and Easement Dedication. Applicant/Developer shall maintain landscaping after City-approved installation until the appropriate homeowners association is established and assumes the maintenance responsibilities. This maintenance shall include weeding and the application of pre-emergent PW, PL PL, PW 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 Approval of Final Map/ Completion of Improvements PW Standard Standard/ PW 14 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. Lighting and Landscape Maintenance Assessment Districts. Applicant/Developer is responsible for lighting 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. PL Recordation of Final Map PW Landscaping at Aisle Intersections. Landscaping at aisle intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. PL, PW Completion of Improvements Standard Graded Berm. An earth berm shall be constructed within Parcel "N" of Tract No. 6925 which includes rounding of the top of the berm and undulating the height of the berm to provide a natural ridgeline view from Tassajara Road as required by the approved Planned Development, PA 95- 030 and PA 96-038,, for Tract No. 6925 and as shown on the Vesting Tentative Map for Tract No. 6958 dated October 19, 1998. The berm shall provide screening of Lots 7-22 and is subject to the approval of the Director of Public Works and the Director of Community Development. During grading and construction of Lots 7- 22, 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. Perimeter Graded Slopes. Perimeter graded slopes which are greater than 10 feet vertically shall be no steeper than 3H: 1V unless otherwise approved by the Director of 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 slopes shall be graded in conformance with the approved Planned Development, PA 95-030 and PA 96-038, for Tract No. 6925 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. Graded Slopes/Erosion Control. All landscaped and graded slopes in open space areas shall be hydroseeded and treated with erosion control measures immediately upon completion to prevent soil erosion. The hydroseed PW, PL PW, PL PW Grading Plan prior to Approval of Improvement Plans/ Deficiencies corrected prior to Occupancy of Lots 7-22 Issuance of any Grading Permits Acceptance of Improvements PW PW MM Matrix 3.7/3.0 15 [ mix shall be subject to approval by the Director of Public I [ Works 66. [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. ApplicanffDeveloper 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. 67. 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. 68. Woodshire Lane and South Dublin Ranch Drive PW Occupancy of PW Intersection. Applicant/Developer shall install a STOP Any Building sign at the approach on Woodshire Lane at South Dublin Ranch Drive as recommended in the traffic study prepared by TJKM, dated July 29, 1998. 16 69. Blackstone Road and South Dublin Ranch Drive PW Occupancy of PW Intersection. Applicant/Developer shall install a STOP Any Building sign at the approach on Blackstone Road at South Dublin Ranch Drive as recommended in the traffic study prepared by TJKM, dated July 29, 1998. 70. No Parking Areas along South Dublin Ranch Drive. PW Occupancy of PW Applicant/Developer shall designate no parking areas Any Building along South 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. 71. 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. 72. 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. 73. 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. 74. 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. 17 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 I 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 ~ I width would mandate that parking be restricted to one side of the street to allow for ~ I I emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except ~ I I Kelley Court which may have a minimum radius of 40 feet. ~ I e. IFire hydrants shall be so spaced that the maximum distance between them does not exceed ~ I I 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire ~ I I Department and Dublin San Ramon Services District prior to installation. A complete utility~ I Iplan showing main location, size and hydrant locations shall be submitted to this office for ~ I / review and approval. The minimum fire flow for this development is 1500 gallons per ~ I / minute from one hydrant flowing for a 120-minute duration. ~ I f' I Plans may be subject to revision following review. ~ 75. I Private Recreation Facility. Details of the pool F, PW Approval of I PW [ equipment area, pool deck access, egress and hazardous Improvement ~ / materials storage located at the Private Recreation Facility Plans ~ /shall be provided for review and approval prior to building ~ ~ permit issuance, construction and/or installation. ~ 76. / Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of I 70 / controlled by fences and adequate gates to prevent Any Building [ MM ~ unauthorized pedestrian traffic. I Matrix 77. / Projected Timeline. Developer shall submit a projected PO Issuance of I 66, 69, 70 /timeline for project completion to the Dublin Police Building I MM / Services Department, to allow estimation of staffing Permits I Matrix / requirements and assignments. ~ ~Y COntROL ~ CONSERVA~iON ~! ~O!N-E~ ~ : 78. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings:shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 79. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM applicable salt mitigation requirements of Zone 7. Matrix 80. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. 81. [ Construction by Applicant/Developer. All in-tract ] DSR I Completion of I Standard 18 ater pipelines and .... I I Impr~)veme If~l be constructed bythe Applicant/Developer I I I'~ with all DSRSD master plans, standards, I~ons and req_uireme_n!s' . 82. I R~es forS. ubdivider. _Applicant/Developer I DSR, PW I Approval of Standard I~ll imPlementation "responsibilities for ] I Improvement I ~~bl_e_s 9.! and 9.2 ofthe I IPlans I "w rvice Matrixof Implementation I I [R~~'_ _ 3. '.S.. t.orm ~Dr. ain. age Matrix I I [ I~h'li_tie_s_o_f. the Eastern Dublin I IS~n dated January 7, 1994 for water systems I '~ein byrefere_nce and the "Water Efficient ILandscape Ordinance_~18'9_2_'_" _ .. 83. I DSRSD W~lities. Water facilities must be DSR Acceptance of DSRSD I~ theDSRSD orother approved water system, Improvements I~led.at the expense o.f I I A 'n a.c da.n? with District I I [St~ifications. Allmaterial and I I I water mains and appurtenances thereto I I I~th alloftherequireme_nts of the officially I I I~~strict and shall be subject to I I If'~he District.Applicant/Developer shall I I I~~ons of theD.SR~SD as shown in I [ [ th~ed October 30, 1998, including: ral 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 "Standard Procedures, Specifications and Drawings for Design and Permits 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 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 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 agreement with Applicant/Developer for any project that requires a pumping station. d. 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. 19 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 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. 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 DSRSD. Permit or Site Development Permit g. 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. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD easement locations, widths, and restrictions. Final Map i. 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. j. 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. 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. 84. 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 20 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, dune 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 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. 88. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas. 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 21 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. 89. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to MM established for this development. The CC&Rs shall be Approval of Matrix approved by the Director of Community Development to Final Map and assure that: Approved Prior to Issuance of Any Building Permits a. A Homeowners Association is established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners :Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners 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 around the recreation facility at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. h. Applicant/Developer shall provide security lighting in the parking lot area of the recreation facility and above each entrance/exit from the buildings. 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 22 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. Acknowledgment. ApplicanffDeveloper 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 Attomey 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. 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 locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. 23 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): Standard Conditions. The project shall comply with the City of Dublin Site Development Review Standard Conditions (Attachment B). PL, B Through Standard Completion Term. Approval of the Site Development Review shall be valid for one year from approval by the Planning Commission. If construction has not commenced by that 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.) Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. Colors and Materials Board. Applicant shall submit a revised colors and materials board subject to approval of the Director of Community Development to reflect any changes made during project review. House Numbers List. Applicant/Developer shall submit a house numbers list corresponding to lots shown on the Tentative Map. Said list is subject to approval of the Director of Community Development. Street Names. Street names shall not duplicate any names already being used in other segments of the City. Street names shall be subject to approval of the Director of Community Development and the Dublin Police Service. Plot Plans. Plot Plans for each phase of the project and dwelling unit type shall be submitted by the Applicant/Developer to the Department of Community 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 PL Approval of Standard Improvement Plans PL On-going Municipal Code PL Issuance of Standard Building Permits PL Issuance of Standard Building Permits PL, PO Approval of Standard Final Map PL Issuance of Standard Building Permits Development Director. I I Building Permits. To apply for building permits, I B I Issuance of I Standard Applicant/Developer shall submit twelve (12) sets of I I Building construction plans to the Building Department for plan I I Permits I check. Each set of plans shall have attached an annotatedI I I copy of these Conditions of Approval. The notations shall I I I clearly indicate how all Conditions of Approval will or I ] I have been complied with. Construction plans will not be [ I accepted without the annotated resolutions attached to I I I each set of plans. Applicant/Developer will be I I I responsible for obtaining the approvals of all participating ] I I non-City agencies prior to the issuance of bldg. permits.I I I ! Air Conditioning Units. Air conditioning units and B, PL Occupancy I PL ventilation ducts shall be screened from public view with I I of Unit I materials compatible to the main building and shall not be I I roof mounted. Units shall be permanently installed on I I I concrete pads or other non-movable materials to be I I I approved by the Building Official and Director of ] I ] Community Development. I I . Automatic Garage Door Openers. Automatic garage I B, PLIOccupancyIPL door openers shall be provided for all dwelling units andI Iof UnitI shall be of a roll-up type. Garage doors shall not intrude ] I into the public right-of-way. I I I Trash Receptacles. Plotting plans shall be submitted for I PL I Issuance of I Standard each unit showing a designated location for a trashI /BuildingI receptacle and shall be subject to approval by the I I Permits Community Development Director. [ I Refuse Collection Areas. The refuse collection areas / PL I Approval of / 279 within the project shall be reviewed by the refuse / I Improvement / MM collection service provider to ensure that adequate space is / I Plans / Matrix provided to accommodate collection and sorting of I I / petmcible solid waste as well as source-separated / ~ / recyclable materials generated by the residents of the I / project / · I / ~cmT~c 13. Architectural Design. Applicant/Developer shall submit PL Issuance of PL, Project a revised "Right Side" Elevation for the Plan 2 "B" Building review Scheme for review and approval by the Director of Permits Community Development. The elevation shall be revised to reflect a horizontal break in the blank wall at Bedroom 3 over the garage. 14. Gates. Wherever possible, gates providing access to rear PL Issuance of PL or side yards shall be located so that they open onto the lot Building and the front yard area upon which they serve. Permits 15. Walls and Fences. All walls and fences shall conform to PL, PW Approval of Standard Section 8.72.080 of the Zoning Ordinance and shall be Improvement installed according to the Landscape Development Plans Plans / prepared by NUVIS dated October 19, 1998, with the Issuance of 25 Residential Security. The project shall comply with the PL, B, PO Occupancy Standard City of Dublin Residential Security Requirements. of Units PL, B, PO PO Recreation Facility Non-Residential Security. The recreation facility shall comply with the City of Dublin Non-Residential Security Ordinance requirements. These requirements shall also apply to the cabana area. Occupancy of Any Building Final Landscaping and Irrigation Plan. Applicant/Developer shall submit a Final Landscaping and Irrigation Plan, conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution) for review and approval of all plant varieties and spacing, by the Director of Public Works and the Director of Community Development. The plan should generally conform to the Site Plan and Landscape Plans included 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. Prior Comments. Location, number, and species of all landscaping materials shown on the above-referenced Plan shall be subject to the review and approval of the City's Planning and Public Works Departments. The final landscaping plans shall include consideration of those comments provided by Jeffrey F. Gamboni, Landscape Architect, dated October 30, 1998. Fire-Resistant and/or Drought Tolerant Plant Varieties. The Final Landscaping and Irrigation Plan referenced above shall include fire-resistant and/or drought tolerant plant varieties in the plant palette. Landscape Vines. Clinging Vines shall be utilized adjacent to all community walls. Species which require support shall be used in conjunction with trellises or shall be replaced with self-clinging species. Front Yard Landscaping. Applicant/Developer or homeowner shall install front yard landscaping for all homes within 6 months following occupancy, unless landscape plans are submitted to and approved by the PL, PW PL, PW PL, PW PL PL Approval of Improvement Plans/ Issuance of Building Permits Approval of Improvement Plans/Issuanc e of Building Permits Approval of Improvement Plans/Issuanc e of Building Permits Approval of Final Landscape Plans Within 6 Months of Occupancy ~tandard Standard Standard PL PL 26 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. 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 with utilities. Lighting. Lighting in landscaped areas throughout project PL, PW Approval of Standard shall be subject to review and approval of City's Improvement Landscape Architect, Planning, and Public Works Plans / Departments, in consideration of IES standards for Issuance of lighting in public/community areas. Building Permits Minimum Landscape Setbacks. All planted areas PL, PW Approval of Standard between roadways/drives/parking spaces and fences or Improvement other roadways shall be 5' minimum. Minimum 8' Plans / landscaped setbacks are required for side-yard fences on Issuance of "reverse-comer lots" (e.g.: lots 12 & 14 in M-2; lot 62 in Building M- 1) unless otherwise approved by the Director of Public Permits Works. Street tree plantings must be continued along all street frontages. Slope Transitions. Adequate slope areas shall be PL, PW Approval of Standard provided in all landscaped areas between Improvement streets/roadways/curbs and fences to allow slope transition Plans / at top and bottom and adjacent to fences. Issuance of ~ Building Permits Landscape Screening. Landscaping at the southwest end PL, PW Approval of Standard of Tract No. 6958 - Neighborhood L3 shall be maintained Improvement to such height and density so that it provides additional Plans / screening of the homes in the southwest portion of this Issuance of neighborhood. Building Permits Monument Signs. Design of any additional monument PL, PW Completion PL signs not previously approved by the Director of of Community Development shall be approved by the Improvement Director of Community Development to assure s 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 PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading and/or berms. Permits Standard Plant Material, Irrigation System and PL Occupancy Standard 27 Maintenance Agreement. Applicant/Developer shall Iof Any Unit sign and submit a signed copy of the City of Dublin I Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. s s 31. 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 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 iS 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. I. All mailbox units shall be at the back of the curb. PL Occupancy Standard of Unit 28 m. Exterior lighting shall be provided for dwelling PL Occupancy Standard entrances and shall be of a design and placement so I I of Unit as not to cause glare onto adjoining properties. II n. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy Standard to provide for security needs. (Photometrics and I I of Unit lighting plans for the site shall be submitted to the I I Department of Community Development andI I Dublin Police Services for review and approval I I I prior to the issuance of building permits). I I 32. Glare/Reflective Finishes. The use of reflective finishes I PL I Issuance of PL I on building exteriors is prohibited. In order to control the I I Building Ieffects of glare within this subdivision, reflective glass IIPermits I shall not be used on all east-facing windows. I 33. 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. PASSED, APPROVED AND ADOPTED this 8th day of December, 1998. AYES: Cm. Jennings, Johnson, and Oravetz NOES: ABSENT: Cm. Hughes, and Musser C~m~nunity Development Direr/or u G :\pa#\ 1998\98045\PCRESL3. 29