HomeMy WebLinkAboutPCReso 97-29 PA97-036 Summer Glen SDR/Tmap RESOLUTION NO. 97-29
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING Tmz~ TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR
PA 97-036 SUMMER GLEN
WHEREAS, Summerhill Homes has requested approval of a Planned Development Rezone,
Vesting Tentative Map 6976 (Exhibit A), and Site Development Review (Exhibit B) for a residential
development consisting of 347 single family dwellings on approximately 75.5 gross acres, including a
1 O-acre school site, in the Eastern Dublin Specific Plan area; and
WHEREAS, complete applications for a Tentative Subdivision Map, Site Development Review
(including Preliminary Landscape Plan - Exhibit C), and Planned Development Rezone are available and
on file in the Deparhnent of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the City has found that the proposed residential 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 has further found that the proposed project is consistent with the
adopted Eastern Dublin Specific Plan; and
WItEREAS, the Planning Commission did hold a public hearing on said applications on
December 23, 1997; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WI-IEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Tentative Map and Site Development Review, subject to conditions, and that the Planning
Commission recommend that the City Council approve the Planned Development Rezone; and
WHEREAS, a development agreement will be approved prior to recordation of a Tract
Map/Parcel Map for the project as required by the conditions of approval of the Tentative Map and the
Eastern Dublin Specific Plan; and
WltEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Tentative Map:
1. The Summer Glen Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
2. The design or improvements of the Summer Glen Tentative Map is consistent with and
conforms to the City's General Plan and Eastern Dublin Specific Plan policies (Exhibit D) as they apply
to the subject property in that it is a subdivision for implementation of a residential project in an area
designated for Low Density, Medium Density, and Medium-High Density Residential development.
3. The Summer Glen 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 75.5 acres of relatively flat
topography and is, therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the 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 letters
dated October 28, 1997 from the Alameda County Fire Department and November 18, 1997 from Dublin
San Ramon Services District (DSRSD), if conditions are met and fees paid. Sewer service for this
subdivision shall be provided pursuant to an agreement between Alameda County and DSRSD. The
developer has entered into an agreement to provide school facilities mitigation with the Dublin Unified
School District to assure school capacity.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby make the following findings and determinations regarding said proposed Site
Development Review:
1. The approval of this application (PA 97-036), 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 Regulations 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 Eastern Dublin Specific Plan.
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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 of the among buildings), along with Conditions of Approval, in
order to ensure compatibility among the design of this project, the character of adjacent buildings and
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 Tentative Map and Site Development Review for PA 97-036 subject to the following
Conditions of Approval and subject to City Council approval of the proposed Planned Development
Rezone and Development Agreement:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.] Planning, [BI Building, [PO] Police, [PW]
Public Works [ADM] Administration/City Attorney, [FIN} Finance, IF] Alameda County Fire
Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of
Environmental Health.
TENTATIVE MAP
1 Approval. PA 97-036, Summer Glen, Tentative Map PL, PW Approval of N/A
Tract 6976 is approved to subdivide an existing portion of Any Plan
APN 986-0001-001-10 into individual parcels for 347
single family homes, community recreation area, common
open space, and a 1 O-acre school site. This approval shall
conform generally to: a) the Tentative Map (8 sheets),
and b) the Site Development Plan (5 sheets), both
prepared by Brian Kangas Foulk Engineers, Surveyors &
Planners dated November 14, 1997 and received by the
Department of Community Development on November
18, 1997, unless modified by the Conditions of Approval
contained herein.
2 Standard Conditions of Approval. Applicant/Developer PW Approval of Standard
shall comply with all applicable City of Dublin Public Improvement
Works Standard Conditions of Approval (Attachment A). Plans through
In the event of a conflict between the Public Works completion
Typical Conditions of Approval and these Conditions,
these conditions shall prevail.
3 Development Agreement/Expiration. The approval of PW, PL On-going Standard/
this Tentative Map shall be predicated upon and pursuant Municipal
to the terms set forth in the Development Agreement to be Code
approved by the City of Dublin. The Summer Glen
Tentative Map shall expire at the standard time of two and
one half (2 1/2) years as set forth in the Dublin Municipal
Code and in the regulations of Section 66452.6 of the
Subdivision Map Act unless the Development Agreement
is terminated at an earlier date. In the event of conflict
between the terms of the Development Agreement and the
Conditions of Approval contained herein, the terms of the
Development Agreement shall prevail.
4 Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
5 Action Programs/Mitigation Measures. PL Approval of Standard
Applicant/Developer shall comply with all applicable Improvement
action programs and mitigation measures of the Eastern Plans through
Dublin General Plan Amendment/Specific Plan and completion
companion Final Environmental Impact Report (EIR) that
have not been made specific Conditions of Approval.
6 Requirements. Applicant/Developer shall meet or PW Approval of Standard/
perform all of the requirements of the Subdivision Map Final Map PW
Act, the City's Subdivision Ordinance, and the approved 11-26-97
Tentative Map for the project prior to City Council Final Map
acceptance of offers of dedication No. 13
7 Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of Standard/
comply with the City of Dublin Subdivision Ordinance, Building PW
City of Dublin Zoning Ordinance adopted September Permits 11-26-97
1997, the City of Dublin General Plan, the Eastern Dublin Improve-
Specific Plan, Public Works Policies and City grading ments
ordinance. No. 7
8 Improvement Agreement/Plans. Applicant/Developer PW Approval of Standard/
shall enter into an Improvement Agreement with the City Improvement PW
for all subdivision improvements prior to issuance of Plans 11-26-97
improvement permit. Complete improvement plans, Final Map
specifications, and calculations shall be submitted to, and No. 13
approved by, the Director of Public Works/City Engineer
and other affected agencies having jurisdiction over
public improvements prior to execution of the
Improvement Agreement. Improvement plans shall show
4
the existing on-site and off-site subdivision improvements
and proposed improvements along the adjacent public
street and property that relate to the proposed
improvements.
9 Preconstruction Survey. Applicant/Developer shall PW, PL Issuance of 217
comply with all Eastern Dublin Specific Plan EIR Grading MM
mitigation measures for mitigating potentially significant Permit Matrix
plant and animal species impacts. Within 60 days prior to
any habitat modification, Applicant/Developer shall
submit a preconstruction survey, prepared by a biologist
(to be approved and hired by the City prior to
commencement of the survey.) Said survey shall examine
whether any sensitive species exist on or adjacent to the
site and, if any exist, shall include recommended
protection plans, including any modifications to site
design, for those sensitive species that may be discovered
as a result of the survey. Applicant/Developer shall be
responsible for the cost of the survey and staff review of
the survey. The significance of any discoveries and
adequacy of recommended protection measures shall be
subject to the discretion of the Director of Community
Development. Said protection plans and measures shall
occur at least 21 days prior to anticipated habitat
modification. Any updated surveys and/or studies that
may be completed subsequently shall be submitted to the
Department of Community Development.
10 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.
11 Tassajara Creek. Any proposed modifications or PW, PL Approval of 41,200,
alterations to Tassajara Creek shall be approved by the Improvement 201,210
City of Dublin and any required permitting agencies, and Plans MM
shall be consistent with the policies of Eastern Dublin Matrix
Specific Plan and EI1L the Eastern Dublin Comprehensive
Stream Restoration Program, and the Master Drainage
Plan.
12 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
13 Refuse Collection. The refuse collection service provider PL Finaling 279
shall be consulted to ensure that adequate space is Building M3/I
provided to accommodate collection and sorting of Permits Matrix
petrucib{e solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
14 Utility Providers. Applicant/Developer shall provide PL Approval of Standard
documentation from utility providers that electric, gas, Final Map
and telephone service can be provided to the subdivision.
15 Public Utility Easements. Applicant/Developer shall PW Approval of Standard
provide Public Utility Easements per requirements of the Final Map
Director of Public Works and/or public utility companies
as necessary to serve this area with utility services and
allow for vehicular and utility service access.
16 Title Reports/Deeds. A current title report and copies of PW Approval of Standard
the recorded deed of all parties having any recorded title Final Map
interest in the property to be divided, copies of the deeds,
and the Final Maps for adjoining properties and
easements shall be submitted as deemed necessary by the
Director of Public Works.
17 Document Preparation. The improvement plans for this PW Approval of Standard
Tentative Map (including Improvement Plans, Grading Improvement
Plans, and subdivision maps) shall be prepared, designed, Plans
and signed by a registered civil engineer to the
satisfaction of the Director of Public Works in accordance
with the Ordinances, standards, specifications, policies,
and requirements of the City of Dublin using standard
City title block and formats. Minimum lettering size on
all plans submitted shall be 1/8 inch. After approval,
original mylars or photo mylars with three sets of blue
prints must be submitted to the City.
18 Removal of Obstructions. The Applicant/Developer PW Issuance of Standard
shall remove all trees including major root systems and Grading
other obstructions from building sites that are necessary Permit
for public improvements or for public safety as directed
by the Director of Public Works.
19 Parcel Map. Applicant/Developer shall prepare a final PW Approval of PW
Parcel Map creating the parcels of proposed sites 1 la, 1 lb Final Map 11-26-97
and proposed school site parcels shown on the Vesting Final Map
Tentative Map 6976. This map shall dedicate to the City No. 1
of Dublin a 104-foot right-of-way for Gleason Drive with
a 1 O-foot public Services Easement (PSE) on the north
side of Gleason Drive from Hacienda Drive to Tassajara
Creek including transitions acceptable to the Director of
Public Works. This map shall also dedicate a 60-foot
right-of-way for Hibernia Drive from Central Parkway
north to proposed Street S shown on the Vesting Tentative
Map 6976 prepared by Brian Kangas Foulk, dated
November 14, 1997.
20 Improvement and Dedication of Streets. PW Approval of PW
Applicant/Developer shall dedicate to the City of Dublin Final Map 11-26-97
for public street uses all proposed streets shown on thc Final Map
Vesting Tentative Map 6976 prepared by Brian Kangas No. 2 and
Foulk dated November 14, 1997. Proposed Streets A Improve-
(east of Street F), B, C, F, J, K & N shall have a 56 foot ments
wide right-of-way, with 36-foot pavement width (curb to No. 1
curb) and a 5-foot wide sidewalk on both sides of the
street unless approved by the Public Works Director.
Proposed Street L and Courts A & B shall have a 50-foot
wide right-of-way with 34-foot pavement width (curb to
curb) and 5-foot sidewalk on both sides o£th¢ street.
Streets M and S and Hibernia Drive shall have a 60-foot
minimum right-of-way width, a 40-foot pavement width
(curb to curb) with a $-£oot sidewalk on both sides of
street $ from westerly Way K to Tassajara Creek shall be
36 feet curb to curb. Proposed streets A (west of Street
F), E and O shall have a SO-foot right-of-way width with
36-£oot pavement width (curb to curb) and a 5-foot
sidewalk on both sides of thc street.
21 Public Services E~sement. Applicant/Developer shall PW Approval of PW
dedicate to thc City o£Dublin a five (5) foot wide Public Final Map 11-26-97
Services Easement behind all interior street rights-of-way Final Map
on both sides of the street for installation o£undcrground No. 3
utilities.
22 Public Services E~sement. Applicant/Developer shall PW Approval of PW
dedicate a 20-£oot wide Public Service Easement across Final Map 11-26-97
common area lot B as shown on the Vesting Tentative Final Map
Map 6976, dated November 14, 1997. No. 4
23 Public Services Easement. Applicant/Developer shall PW Approval of PW
dedicate a 50-£oot wide Public Services Easement (P.S.E.) Final Map 11-26-97
and an Emergency Vehicle Access Easement (E.V.A.E.) Final Map
across the end of Street O to Street M as shown on No. 5
Vesting Tentative Map 6976, dated November 14, 1997.
24 Public Services Easement. Applicant/Developer shall PW Approval of PW
dedicate a 20 foot wide Public Services Easement (P.S.E) Final Map 11-26-97
and an Emergency Vehicle Access Easement (E.V.A.E.) Final Map
across the end of Streets H and I to proposed Street S as No. 6
shown on Vesting Tentative Map 6976, dated November
14, 1997.
25 Fire/Emergency Access. Applicant/Developer shall PW Approval of PW
provide adequate access and turnaround for fire and other Final Map 11-26-97
emergency vehicles (42-foot minimum radii) per Final Map
7
Alameda County Fire Department (ACFD) standard No. 7
requirements in all public streets. Internal private streets
and drive aisles shall be designed for fire and other
emergency vehicles to conveniently pass through (12-foot
minimum lane width) and have access to all buildings.
26 Final Layout and Design of Streets. Final detailed PW Issuance of PW
layout and design of internal private and public streets Grading 11-26-97
and drive aisles must be approved by the ACFD and Permit and Final Map
Director of Public Works. Building No. 7
Permit.
27 Dedication of School Site. Applicant/Developer shall PW Approval of PW
reserve for future dedication an approx~nate 10-acre Final Map 11-26-97
parcel shown as Lot F on Vesting Tentative Map 6976 to Final Map
Dublin Unified School District for a future school site. No. 8
Driveway locations of this parcel shall be per Figure 16 of
the Traf~c Report for this project site prepared by TJKM,
dated November 19 1997.
28 Dedication of lots to the HOA. Applicant/Developer PW Approval of PW
shall dedicate Lots A, B, C, D and E to the proposed Final Map 11-26-97
subdivision Homeowners Association for the purposes of Final Map
common use areas as shown on the Vesting Tentative No. 9
Map 6976.
29 Abandonment of Easements. Applicant/Developer or PW Occupancy of PW
current landowner shall obtain an abandonment from all affected units. 11-26-97
applicable public agencies of existing 20-foot wide water Final Map
line easements (per 2439 or 213 and 2439 or 222) that No. 10
encumber the proposed project site. Applicant shall
obtain an abandonment from all applicable public
agencies of existing 60-foot nonexclusive access
easements (per 2439 or 213 and 2439 or 222) that
encumber the proposed project site.
30 Location of Improvements/Configuration of right-of- PW Construction PW
way. All public sidewalks, handicap ramps, or other 11-26-97
street improvements in the curb return area shall be Final Map
located within the public right-of-way. No. 11
Applicant/Developer shall show on the Final Map that the
right-of-way at all public street curb returns is a straight
line starting from the beginning of the curb return
extending to the end of the curb return. The location of
improvements and configuration right-of-way shall be
approved by the Director of Public Works prior to
construction.
31 Handicap Ramps. All handicap ramps shall comply with PW Completion of Standard
all current Federal ADA requirements and City of Dublin Improvements
Standards.
32 Tassajara Creek Top of Bank Improvements and PW, Zone Completion of PW
Dedications. Applicant/Developer shall improve and 7, F Improvements 1 1-26-97
dedicate by separate instrument to the City of Dublin a Final Map
minimum 8-foot wide pedestrian path along the west top No. 12
of bank as part of the County's agreement to construct
Tassajara Creek.
33 Grading Plans. Grading plan designs must be based on PW Issuance of Standard
approved soils reports. In addition to the civil engineer, a Grading
soil engineer must sign the grading plans. The soil Permit
engineer or his technical representative must be present at
all times during grading.
~ 34 Updated Santa Rita Drainage Master Plan Study. PW Submitted PW
Applicant/Developer shall prepare an updated Santa Rita prior to 11-26-97
Drainage Master Plan Study (originally prepared by Brian issuance of Grading &
Grading Drainage
Kangas Foulk, dated October 1996). Permit with No. 1
approval prior
to occupancy
35 Protection from 100 -year storm event. PW Issuance of PW
Applicant/Developer shall prove to the City that this Grading 11-26-97
project has been adequately designed for protection from Permit Grading &
a 100-year storm event, especially from waters in Drainage
No. 1
Tassajara Creek.
36 Lot Drainage. Applicant/Developer shall grade all lots PW Issuance of PW
to drain to the front of the public streets or private streets Grading 11-26-97
according to City of Dublin Grading Ordinance and Permit Grading &
Standard Conditions of Approval. If needed, the Drainage
Developer shall construct retaining walls along the rear No. 2
yard lot lines of lots 230 and 231; 292 and 293 and side
yard lot lines of lots 232 and 294 so that each lot will
drain directly to its respective front street. All grading
improvement plans shall be reviewed and approved by the
Director of Public Works prior to start of any grading.
37 Drainage study. Applicant/Developer shall prepare and Issuance of PW
submit to the Director of Public Works for review a Grading 11-26-97
detailed drainage study of all proposed storm drain Permit Grading &
improvements of the project. Final pipe sizes, slopes, Drainage
depths, etc. shall be based upon final storm water design No. 3
calculations by a licensed professional engineer in
California.
38 No change To Overall Drainage Patterns. Issuance of PW
Applicant/Developer shall not change the overall drainage Grading 11-26-97
patterns of the existing topography by the grading Permit Grading &
Drainage
construction of this project. No. 3
39 Finished Floor Elevation. The finished floor elevation PW Issuance of PW
of the lowest building pad must be one foot above 100- Grading 11-26-97
year flood levels. Permit Grading &
Drainage
No. 3
40 Mitigation Measures/Drainage Impacts. PW Occupancy of PW
Applicant/Developer shall demonstrate to the satisfaction Any Building 11-26-97
of the Director of Public Works that all mitigation Grading &
measures that need to be improved as a result of drainage Drainage
impacts of this project will be constructed prior to No. 3
occupancy of any building. All drainage improvements
shall be constructed to the satisfaction to of the Director
of Public Works.
41 Retaining Walls. Where finish grade of this property is PW Issuance of Standard/
in excess of twenty-four (24) inches higher or lower than Building PW
the abutting property or adjacent lots within the Permit 11-26-97
subdivision, a concrete or masonry block retaining wall or Improve-
other suitable solution acceptable to the Director of Public ments
Works/City Engineer shall be required and any fence or No. 14
wall shall be measured from the top of grade on the
higher side of the retaining wall or slope.
42 Required Permits. Applicant/Developer shall obtain the PW, CO, Issuance of PW
required permits from Alameda County, Zone 7, and the Zone 7 Grading 11-26-97
California Department offish and Game to discharge and Permit Grading &
construct drainage improvements within the Tassajara Drainage
Creek area. No. 4
43 Geotechnical Investigation Report. PW Issuance of PW
Applicant/Developer shall prepare a Geotechnical Grading 11-26-97
Investigation Report covering the project site for review Permit Grading &
by the City, and (as a minimum) shall design the grading Drainage
plan based the recommendations outlined in said Report, No. 5
on the plans and notes for the project, and as required by
the City's Grading Ordinance.
44 Drainage Fees. This project is subject to the payment of PW, Zone Issuance of PW
drainage fees through the City of Dublin to Alameda 7 Grading 11-26-97
County Flood Control District, Zone 7. Permit Grading &
Drainage
No. 6
45 Detailed Improvement Plans. Detailed dimensioned PW Issuance of PW
improvement plans will be required to be reviewed and Grading 11-26-97
approved by the Director of Public Works. Permit Improve-
ments
No. 8
46 Sidewalks. Applicant/Developer shall construct a PW Occupancy of PW
minimum 5-foot wide sidewalk unless otherwise Any Building 11-26-97
approved by the Director of Public Works on both sides Improve-
10
of all public streets, particularly Street L and Courts A ments
and B, to the satisfaction of the Director of Public Works. No. 1
The project sidewalk system shall lead into and connect to
sidewalks located in Hacienda Drive, Central Parkway,
and the regional trail system located along Tassajara
Creek.
47 Street Improvements. Applicant/Developer shall PW Occupancy of PW
improve private streets H, I, P, Q, and R with a minimum Any Building 11-26-97
pavement width of 20 feet (curb to curb). All work shall Improve-
be completed to the satisfaction of the Director of Public ments
Works. No. 1
48 Through Access in Streets H and I. PW Occupancy of PW
Applicant/Developer shall provide through-access in Any Building 11-26-97
Streets H and I as shown on the Vesting Tentative Map Improve-
6976, (dated 11/17/97) so traffic will be able to access ments
Way A from Street E to the satisfaction of the Director of No. 5
Public Works.
49 Pedestrian Path/Bridge. Applicant/Developer shall PW Prior to PW
construct a pedestrian path and bridge over Tassajara completion of 11-26-97
Creek between the proposed Central Parkway and Creek Improve-
Gleason Drive. The elevation of the bridge shall be Improvements ments
designed to the satisfaction of Zone 7 and the Director of No. 11
Public Works.
50 Decorative Paving Across Way K. Applicant/Developer PW, PL Occupancy of 98, 100,
shall install decorative paving across Way K to create a Any Building 101
visual link from the linear park along Street S to the MM
bridge across Tassajara Creek. Matrix
51 Landscape Strip. Applicant/Developer shall design and PW Occupancy of PW
professionally landscape an irrigated 4 1/2 foot landscape Adjacent 11-26-97
strip between the sidewalk and the back of curb unless Building Improve-
otherwise approved by the Director of Public Works. ments
Root barriers shall be installed surrounding each tree or No. 2
along the sidewalk and back of curb on each side of the
street. This landscape strip shall be adequately
maintained by the individual homeowners under the
direction and oversight of the tract homeowners
association and the City of Dublin Public Works
Department. These landscaped areas shall be subject to
the City's Water Efficient Landscape Regulations.
52 Improvements Constructed Prior to Occupancy. All PW Occupancy of PW
improvements within the public right-of-way (including Adjacent 11-26-97
curb, gutter, sidewalks, driveways, paving, landscaping Building Improve-
and utilities) must be constructed prior to occupancy of ments
the first building in accordance with approved City No. 13
standards and to the satisfaction of the Director of Public
Works/City Engineer and only after the Subdivision
Development Agreement has been approved and required
bonds and fees have been delivered to the City.
11
53 Landscaping Maintenance. Applicant/Developer shall PL, PW Completion of Standard/
maintain landscaping for not less than 90 days after City- Improvements PW
approved installation. This maintenance shall include 11-26-97
weeding and the application of pre-emergent chemicals. Improve-
ments
No. 13
54 Homeowners Association. Applicant/Developer shall PW, PL Approval of PW
establish a subdivision Homeowners Association that will Final Map 11-26-97
monitor and provide oversight to the maintenance of Improve-
owner-maintained City street landscape areas and ments
common areas. In the event that any such landscape area No. 3
falls into a state of disrepair, the City will have the right
but not the obligation to take corrective measures and bill
the appropriate homeowner and/or the homeowners
association for the cost of such repair and corrective
maintenance work plus City overhead. These
requirements shall be included in the project Conditions,
Covenants and Restrictions documents (CC&Rs). The
Developer shall submit the project CC&Rs for review and
approval by the Director of Public Works and the Director
of Community Development.
55 Turnarounds. Applicant/Developer shall construct a PW Occupancy of PW
minimum 20-foot long passenger vehicle mm-around Adjacent 11-26-97
(hammer head) on each side of the street at the end of Building Improve-
Streets H and I as shown on the Vesting Tentative Map ments
6976 to the satisfaction of the Director of Public Works. No. 4
The turn-around shall be paved and striped to the
satisfaction of the Director of Public Works.
56 Driveway Flares. Applicant/Developer shall flare the PW Occupancy of PW
ends of each driveway behind the sidewalk (2 feet wide Adjacent 11-26-97
by 10 feet long) in addition to the 3 foot flare in the Building Improve-
driveway approach to all 20 foot wide private streets to ments
provide adequate pavement area for vehicles turning into No. 10
the driveway.
57 Permits for Oversized and Overweight Construction PW Issuance of Standard/
Loads/Haul Routes. Permits shall be required for Grading PW
oversized and/or overweight construction loads coming to Permit 11-26-97
and leaving from the site. If soil is to be imported or Improve-
exported from the site, a haul route plan shall be ments
submitted to the City for review and approval. No. 6
58 Decorative Paving. Applicant/Developer shall not PW Occupancy of PW
construct decorative pavement within City right-of-way Adjacent 11-26-97
unless otherwise approved by the Director of Public Building Improve-
Works. The type of decorative pavers and pavement ments
section shall be subject to review and approval of the No. 12
Director of Public Works. Applicant/Developer shall
construct decorative pavement across entrances to all
private streets to the satisfaction of the Director of Public
12
Works.
59 Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17
installed in public streets, a Decorative Paving Plan shall Improvement MM
be prepared to the satisfaction of the Director of Public Plans Matrix
Works. Pre-formed traffic signal loops shall be used
under the decorative paving. Where possible, irrigation
laterals shall not be placed under the decorative paving.
Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance
assessment district or other funding mechanism
acceptable to the Director of Community Development.
60 Relocation of Improvements. Any relocation of PW Completion of Standard
improvements or public facilities shall be accomplished at Improvements
no expense to the City.
61 Layout and Design. Layout and design of the project PW Issuance of ?W
parking striping, drive aisles, and sidewalks within the Building 11-26-97
project shall be configured to maximize safety, Permits Improve-
circulation, convenience, and sight distance per the City ments
of Dublin zoning ordinance, standard plans and details, No. 8
and current policies.
62 Guest Parking. Applicant/Developer shall supply one PW Finaling PW
half guest parking space per unit within product A. Building 11-26-97
Permits within Traffic
Product A No. 10
63 Transitioning Existing Improvements. PW Approval of Standard
Applicant/Developer shall be responsible for transitioning Improvement
existing improvements to match improvements required Plans
as Conditions of Approval for this Tentative Map.
64 Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard
submit a Line and Striping Plan for Gleason Drive, Building
Central Parkway, and Hacienda Drive to the Director of Permits
Public Works for review and approval. The Plan shall
show interim lane configurations and transitions, and
shall provide adequate street width to allow two-way left-
mm lanes.
65 Hacienda Drive from Gleason Drive and Central PW Occupancy of PW
Parkway. Applicant/Developer shall construct street Any Building 11-26-97
improvements as follows: Hacienda Drive shall be Improve-
widened on the east side from Central Parkway to ments
Gleason Drive. The widening shall consist of one No. 16
northbound 12 foot lane with an 8 foot emergency
parking/bike lane. In addition, a right-mm lane at
Gleason Drive and a left-mm lane at Central Parkway
shall be provided unless constructed by others.
66 Gleason Drive from Hacienda Drive to Tassajara PW Occupancy of PW
Creek. Applicant/Developer shall construct street Any Building 11-26-97
improvements as follows: A portion of the ultimate Adjacent Improve-
13
southern half of Gleason Drive including one 12 foot within Phase ments
travel lane, one 8 foot emergency parking/bike lane, and a II No. 16
12 foot wide landscaped parkway including a 5 foot wide
sidewalk. The improvements shall include transitions
from the easterly property line to existing Gleason Drive
per a design approved by the Director of Public Works.
The north side of Gleason Drive shall be overlaid with 2
inches of asphalt.
67 Central Parkway from Hibernia Drive to Tassajara PW Occupancy of PW
Creek. The Applicant/Developer shall construct street Any Building 11-26-97
improvements for the north side of Central Parkway as Adjacent Traffic
follows: Street improvements north of the median within Phase I No. 5
including a 14 foot travel lane, a 6 foot bike lane, and an 8
foot parking lane including, curb, gutter, sidewalk, and
landscaping. Applicant/Developer also shall construct
additional improvements on the south half of the roadway
to include a 20 foot travel lane, and a 30 foot landscaped
median island (with curbs) which shall be constructed at
the centerline of the right-of-way. The south half
improvements shall include headerboard and earth
drainage ditch. The south half improvements do not need
to be constructed by the Applicant/Developer if already
constructed by others before the first Certificate of
Occupancy.
68 Central Parkway/Street S Right Turn Lanes. PW Occupancy of PW
Applicant/Developer shall remove bulb and restrict Any Building 11-26-97
parking within 150-feet from westbound Central Parkway Traffic
to northbound Way K, Hacienda Drive and Hibernia No. 2
Drive; and from westbound Street S to northbound
Hacienda Drive.
69 Traffic Signals. Applicant/Developer is responsible for PW PW
installation, modification, or payment of pro rata share of 11-26-97
signalization at the following intersections to the Traffic
satisfaction of the Director of Public Works: No. 1
a. Tassajara Road and Gleason Drive. Construct traffic signal. In Accordance PW
with the 11-26-97
Development Traffic
Agreement No. 1
b. Hacienda Drive and Dublin Boulevard. Modify existing Occupancy of PW
traffic signals unless otherwise modified by others. Any Building 11-26-97
Traffic
No. 1
c. Hacienda Drive and "S" Street. Contribute 1/4 cost of signal, Issuance of PW
or construct signal or incorporate this improvement into the Building 11-26-97
County/City deferred improvement security agreement. Permits Traffic
No. 1
14
70 LAVTA. Applicant/Developer shall consult with the PW Occupancy of ?W
Livermore-Amador Valley Transit Authority (LAVTA) Any Building 11-26-97
on the bus route, location, and size of proposed bus stops Improve-
within and on the periphery of the proposed project. The ments
location and configuration of the all bus stops and shelters No. 9
shall be constructed under direction of the City's Director
of Public Works.
71 1-580 at Santa Rita Road/Tassajara Road eastbound PW Occupancy of PW
off ramp. Applicant/Developer is responsible for the Last 11-26-97
construction of improvements in CalTrans right-of-way at Building Traffic
the intersection 1-580 eastbound off-ramp at Santa Rita No. 7
Road at Pimlico Drive. At westbound approach on
Pimlico Drive to Santa Rita Road, Applicant/Developer
shall construct a second left-mm lane on to southbound
Santa Rita Road. At the eastbound off-ramp to Santa Rita
Road, Applicant/Developer shall install one exclusive
left-mm lane to northbound Santa Rita Road, one
exclusive through-lane to Pimlico Drive, and one free
right-mm lane to southbound Santa Rita Road. In
conjunction with these improvements, the traffic signal
shall be modified to replace the existing split phasing
operation with left-turn phasing which will allow
concurrent eastbound and westbound left-mm
movements. This condition is required by Dublin Ranch
Phase I development. However, if this development is
started prior to Dublin Ranch Phase I project (building
permit), these improvements shall be constructed in
accordance with the Development Agreement of this
project.
72 Tassajara Road. PW Occupancy of PW
the Last 11-26-97
1-580 to north of Dublin Boulevard. The Building Traffic
Applicant/Developer shall construct street improvements No. 9
as follows: Four 12-foot through lanes with two
northbound lanes, two southbound lanes, two northbound
left-mm lanes and two 8 foot wide shoulders as shown in
the project traffic study prepared by TJKM dated
November 19, 1997 or as directed by the Director of
Public Works. The widening shall extend north of Dublin
Boulevard with smooth transitions to existing conditions
to the satisfaction of the Director of Public Works and
shall include the relocation of existing signals at Dublin
Boulevard.
73 Dublin Boulevard from westerly BART entrance to PW Occupancy of PW
Hacienda Drive. The Applicant/Developer shall the Last 11-26-97
construct street improvements as follows: Extend the new Building Traffic
15
alignment for Dublin Boulevard from the BART westerly No. 8
access road to Hacienda Drive (at Dublin Boulevard
adjacent to the Tri-Valley Crossings Project) to four 12
foot wide lanes.
74 Pedestrian Path. If not constructed by another PW Occupancy of PW
development or improvement project, the Last 11-26-97
Applicant/Developer shall construct a pedestrian path Building of Traffic
extending from this project to the Southern Pacific right- Phase I No. 4
of-way. Path shall be 5 feet wide, 2 inch deep asphalt
placed on 4 inch deep Class II Aggregate Base.
75 Traffic Impact Fees. Applicant/Developer shall be PW Issuance of PW
responsible for payment of traffic impact fees (TIFs) Building 11-26-97
adopted by the City Council at the time of issuance of Permits Traffic
building permits including, but not limited to, the Eastern No. 11
Dublin TIF, Interchange TIF (reimbursements to the City
of Pleasanton for freeway interchanges), and Regional
(Tri-Valley) TIF.
76 Traffic Impact Fees. Applicant/Developer shall receive PW Occupancy of PW
TIF credit for constructing any other Eastern Dublin Any Building 11-26-97
Traffic Impact Improvements in their ultimate locations. Traffic
No. 3
77 No street parking on Gleason Drive or Hacienda Drive PW, PO Completion of [check]
Adjacent to Project. No street parking shall be Improvements
permitted on Gleason Drive or Hacienda Drive adjacent to
the project. Streets shall be posted in accordance with
city standards.
78 Construction Traffic Routing. All construction traffic PW Issuance of 268
may be subject to specific routing, as determined by the Grading MM
Director of Public Works, in order to minimize Permit Matrix
construction interference with regional non-project traffic
movement.
79 Traffic Signage/Red Curbing. Traffic safety signs and PW, PO Approval of Standard
"red-curbing" shall be provided in accordance with the Improvement
standards of the City of Dublin subject to plan approval Plans
by the Director of Public Works.
80 Street Sign/Naming Plan. A street sign/naming plan for PL Approval of Standard
the internal street system shall be submitted and shall be Improvement
subject to approval of the Community Director. No single Plans
street may intersect any other street more than once. No
continuous street may change direction by 90 degrees
more than once without change a street name change for
subsequent changes in direction (such as Way A, Way K,
and Way L shown on the Tentative Map).
81 Street Name Sign Content. Street name signs shall PW Issuance of Standard
display the name of the street together with a City Grading
standard shamrock logo. Posts shall be galvanized steel Permit
pipe.
16
82 Utilities Service Report and Plan. Applicant/Developer PW, PL Approval of Standard
shall submit a utilities service report and plan to the Improvement 110
satisfaction of the Public Works Director and Community Plans MM
Development Director along with documentation that Matrix
domestic fresh water, electricity, gas, telephone, and cable
television service can be provided to each residence
within the project and when such service will be
available.
~ 83 Construction of Utilities. The Developer shall construct PW Occupancy of PW
all utilities as may be deemed necessary to provide for the Any Building Utilities
proper, clean, and safe functioning of utility services for 11-26-97
each proposed residence within the project. All utility No. 1
construction is subject to the requirements and
specifications of the agency having jurisdiction over the
respective utility facilities.
84 Utility Undergrounding/PUE's. All utilities within the PW Approval of 108, 109,
project and to each lot shall be underground in accordance Final Map 228
with the City policies and existing ordinances. All .MM
utilities shall be located and provided within public utility Matrix
easements and sized to meet utility company standards. PW
Standard
85 Transmission Lines. All transmission lines shall be PW Completion of 109
away from sensitive areas unless otherwise approved by Improvements MM
the Director of Public Works. Matrix
86 Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility affected units Utilities
trenches (such as electric, telephone, cable TV, and gas) 11-26-97
in accordance with the appropriate utility jurisdiction. All No. 4
communication vaults, electric transformers, and cable
TV boxes shall be underground in designated landscape
areas between the proposed sidewalk and back of curb.
Utility plans, showing the location of all proposed utilities
(including electrical vaults and underground transformers)
shall be reviewed and approved by the Director of Public
Works. Location of these items shall be shown on the
Final Landscaping and Irrigation Plan.
87 Recycled Water. The Applicant/Developer shall PL, DSR Occupancy of PW
construct a recycled water line and contract with the affected units Utilities
Dublin San Ramon Services District (DSRSD) to provide 11-26-97
water, wastewater, and and/or recycled water service No. 2
connection points to the project, including all landscaped
common area lots A, B, C, D, and E. The plans for these
facilities shall be reviewed and approved by DSRSD.
88 Recycled Water Laterals. The landscaped common PW Occupancy of See
areas of the project shall have laterals installed to the any Building DSRSD
satisfaction of the Director of Public Works to enable conditions
17
future recycled water connection in addition to potable , below
water connection. Recycled water lines shall be installed
to serve landscaped areas adjacent to Gleason Drive,
Hacienda Drive, Central Parkway, and collector street
frontages, in addition to the landscaped buffer adjacent to
the west side of Tassajara Creek. All landscaped areas
shall be subject to the City's Water Efficient Landscape
Regulations.
89 Adequate Access and Utility Connections. PW Approval of
Applicant/Developer shall work with the Developer of the Improvement
adjacent property at the comer of Hacienda Drive and Plans
Central Parkway to provide adequate access and utility
connections to the satisfaction of the Director of Public
Works.
90 Utility Installation Prior To Installation of Paving, PW Approval of PW
Curb, Gutter or Sidewalks/Utility Stub Connections. Improvement Utilities
All water, gas, sewer, underground electric power, cable Plans 11-26-97
television or telephone lines, and storm drain facilities No. 5
shall be installed before any paving, curb, gutter, or
sidewalks are installed or as approved by the Director of
Public Works. Utility stub connections to property
boundaries shall be required unless waived by the
Director of Public Works in writing.
91 Lighting and Landscape Maintenance. PL Recordation PW
Applicant/Developer is responsible for lighting and of Final Map. Utilities
landscape maintenance through Lighting and Landscaping 11-26-97
Maintenance Assessment Districts or any other method of No. 3
maintaining the lighting and landscaping approved as part
of this project
92 ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda Building MM
County Fire Services (ACFD) roles, regulations and Permits Matrix
standards, including minimum standards for emergency
access roads and payment of applicable fees, including a
City of Dublin Fire Capital Impact Fee.
93 Fire Conditions. Developer shall comply with all F Issuance of Letter
conditions of the Alameda County Fire Department Building dated 10-
(ACFD) (letter dated October 28, 1997) including: Permits 28-97
a. Final location of fire hydrants shall be approved by the Alameda County Fire Letter
Department in accordance with current standards. Minimum fire flow design shall dated
be for 1500 gallons per minute with 20 psi residual flowing from a single hydrant. 10-28-97
Raised blue reflectorized traffic markers shall be epoxied to the center of the paved
street opposite each hydrant. A drawing of the approved locations shall be
submitted for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to Letter
dated
installation. 10-28-97
18
c. Emergency Vehicle Access roadways shall be designed and installed to support the Letter
imposed loads of fire equipment. The minimum standard shall be H20 design, dated
Design shall be approved by ACFD prior to installation. 10-28-97
d. Gates or barricades designed for emergency vehicle access shall meet the standards Letter
of the ACFD and the City of Dublin. dated
10-28-97
e. Prior to delivery of any combustible material storage on the site, fire hydrants, Letter
water supply, and roadways shall be installed and sufficient water storage and dated
pressure shall be available to the site. Approved roadway shall be first lift of 10-28-97
asphalt.
f. Plans may be subject to revision following review. Letter
dated
10-28-97
94 Fire Accesses. Fire access between residences shall be F, PO Finaling 70
controlled by fences and adequate gates to prevent Building MM
unauthorized pedestrian traffic. Permits Matrix
95 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.
96 Best Management Practices. Applicant/Developer shall PW Issuance of 171
demonstrate to the Director of Public Works that the Building MM
project development meets the requirements of the City of Permits Matrix
Dublin's "Best Management Practices" to mitigate storm
water pollution.
97 NPDES Permit. Pursuant to requirements of federal law, PW Finaling 172
a NPDES permit shall be obtained from the RWQCB, and Building MM
any terms of the permit shall be implemented, if Permits Matrix
aPplicable. '
:CO__FLOOD} C0~TROL ~; WATERi C0~SERVAT!ON iDISTRIC! ~ZONE
98 Legal responsibility for maintenance and the liability Zone 7 Completion of
for flood damage caused by inadequate maintenance Improvements
of creek. The legal responsibility for maintenance and
the liability for flood damage caused by inadequate
maintenance of this reach of Tassajara Creek remains
with the landowner until dedicated to Zone 7. Zone 7 will
not maintain any flood control facilities it does not own in
fee title.
99 Setback. A minimum setback of 20 feet from (a) top of Zone 7 Completion of
bank, or (b) a 2 to 1 (horizontal/vertical) projection from Improvements
the toe of the arroyo to thc top of ground (whichever is
greater) shall be provided. No buildings or permanent
structures should be constructed within this setback area.
100 Grading to drain away from creek. To avoid overbank Zone 7 Approval of
erosion, the area adjacent to the flood control right-of- Improvement
way should be graded to drain away from the creek and to Plans
the on-site storm drain system.
19
101 Wells. Zone 7 has four wells of record 2SflE 32P 1, 2S/IE Zone 7 Issuance of
32P2, 2S/IE 32P3, 2SflE 32P4, located in the proximity of Grading
the subject site. Known water wells without a Permits
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. Other wells
encountered prior to or during construction are to be
treated similarly.
102 Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141
applicable salt mitigation requirements of Zone 7. PW MM
Matrix
103 Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard
comply with all Alameda County Flood Control and PW Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees
104 DSRSD Conditions. Applicant/Developer shall comply DSR DSRSD
with all conditions of the DSRSD (letter dated November 11-18-97
18, 1997) including:
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building 11-18-97
"Standard Procedures, Specifications and Drawings for Design Permits
and Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and policies, and all Recycled
Water Design and Construction Standards.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building 11-18-97
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 fiow to DSRSD's Approval of 118
existing sanitary sewer system. Pumping of sewage is Improvement MM
discouraged and may only be allowed under extreme Plans Matrix
circumstances following a case by case review with DSRSD staff. DSRSD
Any pumping station will require specific review and approval by 11-18-97
DSRSD of preliminary design repons, design criteria, and final
plans and specifications. The DSRSD reserves the right to require
payment of present value 20-year maintenance costs as well as
other conditions within a separate agreement with
Applicant/Developer for any project that requires a pumping
station.
d. Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be looped Improvement 11-18-97
or interconnected to avoid dead-end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engineering practices.
20
e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD
~n public streets rather than in off-street locations to the fullest Improvement 11-18-97
extent possible. If unavoidable, public sewer or water easements Plans
must be established over the alignment of each public sewer or
water line in an off-street or private street location to provide
access for future maintenance and/or replacement.
f. The locations and widths of all proposed easement dedications for Issuance of DSRSD
water and sewer lines shall be submitted to and approved by Grading 11-18-97
DSRSD. Permit
g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD
separate instrument irrevocably offered to DSRSD or by offer of Final Map 11-18-97
dedication on the Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map 1 I-18-97
i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge Building 11-18-97
permit shall be paid to DSRSD in accordance with the rates and Permits
schedules established in the DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD
the District Engineer. Each drawing of improvement plans shall Building 11-18-97
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/De9eloper 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 11-18-97
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 11-18-97
harmless and indemnify the same from any litigation, claims, or
fines resulting from completion of the project.
21
105 a. The Area Wide Facility Agreement between DSRSD and Issuance of DSRSD
Alameda County Surplus Property Authority, executed December Building 11-18-97
20, 1994, regulates the allocation ofwastewater service capacity Permits
to developable properties owned by the Authority within the Santa
?alta area. This agreement allocates up to 300 dwelling unit
equivalents (DUE) connections per year over a period of 5 years
commencing January 1, 1996. A maximum of 150 DUE may be
carried over to a subsequent year. On the date of the "will-serve"
letter referenced above, 351.1 DUEs remain of the sewer capacity
allocated from the Agreement.
b. The project is located within the District Recycled Water Use Completion of DSRSD
Zone # 1 (Ord. 276), which calls for installation of recycled water Improvements 11-18-97
irrigation systems to allow for the future use of recycled water for
approved landscape irrigation demands. Recycled water will be
available in the future as described in the DSRSD Eastern Dublin
Facilities Plan Update, June 1997.
Inactivated recycled water mains have been installed in the
vicinity of this project. An irrigation water service for this project
shall connect to any off-site recycled water main and stub out to
the property line to allow for connection when recycled water is
available. Significant landscaping areas will be located along
major roads adjacent to and through the subdivision, which areas
are proposed to be maintained by a Homeowners Association. In
accordance with District Ordinance 276, Applicant/Developer
shall construct recycled water facilities as may be required to
serve irrigation water to common landscaping within the project,
and shall make all necessary provisions for service of recycled
water to such areas.
c. Applicant/Developer shall coordinate with DSRSD and Alameda Approval of DSRSD
County Fire Department on required fire flows. The present Improvement 11-18-97
interim water system is capable of providing a maximum of 3,500 Plans
gallons per minute of fire flow to the site. A future reservoir is
anticipated to be constructed which will allow for a fire flow of
4,500 per minute. Applicant/Developer shall hold harmless
DSRSD over the use of an interim water system for fire
protection.
106 Construction by Applicant/Developer. All in-tract DSR Completion of Standard
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
107 Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
22
Responsibilities" and Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference.
108 Encroachment Permit - An encroachment permit shall PW Issuance of Standard
be secured from the Director of Public Works for any Grading
work done within the public right-of-way where this work Permits
is not covered under the public improvement plans.
109 Development Agreement. Approval of this Tentative PL Recording of Standard
Map is subject to Applicant/Developer securing approval Development
from the City Council of the proposed Development Agreement
Agreement as required by the Eastern Dublin Specific
Plan.
110 Infrastructure Sequencing Program. The Development PW, PL Recording of 29
Agreement shall include an infrastructure sequencing Final Map MM
program and shall be recorded. Matrix
111 Fees - Applicant/Developer shall be responsible for PW, PL Finaling 31-33, 47,
payment of public facilities fees, noise mitigation fees, Building 266
school impact fees, fire impact fees, affordable housing Permits MM
in-lieu fees, specific plan implementation fees, regional Matrix
transportation fees, and any other fees as noted in the
Development Agreement. Unissued building permits
subsequent to new or revised TIFs shall be subject to
recalculation and assessment of the fair share of the new
or revised fees.
112 Parkland Dedication - The project requires 5.54 acres to PL N/A 13
be dedicated for community and/or neighborhood MM
parkland under the City's Quimby Act Ordinance Matrix
(Municipal Code Section 9.28). The project does not
provide open space eligible for a credit against the
dedication requirement. The Alameda Surplus Property
Authority has a surplus credit of 9.07 acres, of which 5.54
acres may be allocated to satisfy this requirement as part
of the Development Agreement.
:.:i i~C~!M~i~.'n.'an~°me°w~rs:~i~ti~n'::::i:::::i:'::i:::'ii::i:'ii ::i:::~:i::i:.i::ii:~:::.iiii::i:.iii ::::~::i::?:::}i~:ili;:.:.i::.:.i::: ~:~.:~:~ ~:i::~.; :. ~:
113 Covenants, Conditions and Restrictions (CC&Rs). PL Recording of 17
Covenants, Conditions and Restrictions (CC&Rs) shall be Final Map MM
established for this development. The CC&Rs shall be Matrix
approved by the Director of Community Development to
assure that:
a. A Homeowners Association is established for this development complete with
Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all
commonly owned facilities, property and landscaping, including but not limited to
open space areas, lighting, recreation facilities, landscape and irrigation facilities,
fencing, and drainage and erosion control improvements.
23
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.
114 Waiver of right to protest. Applicant/Developer waives PL, ADM Finaling 17
any right to protest the inclusion of the property or any Building MM
portion of it in a Landscape and Lighting Assessment Permits Matrix
District or similar assessment district, and further waives
any right to protest the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the possible
formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
115 Wildfire Management Plan. Developer shall comply F, PL, PW Recording of 17, 75, 77
with the City's Wildfire Management Plan for covering Final Map MM
long-term maintenance of the urban/open-space interface. Matrix
The Plan requirements shall be incorporated into the
CC&Rs for the project. If a Wildfire Management Plan
has not been adopted prior to approving the CC&Rs for
the project, Developer shall provide a project-specific
wildfire management plan and shall submit this plan.
116 Phased Occupancy Plan. If occupancy is requested to PL, B Prior to
occur in phases, then all physical improvements within Occupancy for
each phase shall be required to be completed prior to any affected
occupancy of units within that phase except for items unit.
specifically excluded in an approved Phased Occupancy
Plan, or minor hand work items, approved by the
Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of
Community Development for review and approval a
minimum of 45 days prior to the request for occupancy of
any unit covered by said Phased Occupancy Plan. Any
phasing shall provide for adequate vehicular access to all
lots in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No
individual unit shall be occupied until the adjoining area
is fmished, safe, accessible, provided with all reasonably
expected services and amenities, and separated from
24
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.
117 Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any
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.
118 Bonds or securities. A Faithful Performance Bond or PW, ADM Issuance of PW
securities that are 100% of Improvement costs, and a Grading Standard
Labor and Materials Bond or securities that are 50% of Permits No. 2 and
Improvement costs, must be provided prior to issuing any 11-26-97
grading and/or improvement permits. Improvement costs Improve-
will include street, drainage, grading, back-fill of utilities, ments
and landscaping costs to the satisfaction of the Director of No. 15
Public Works.
119 Release of bonds. Labor and materials bond will be PW, ADM Completion of Standard
released after City's acceptance of improvements. The Improvements
Maintenance bond will be released one year after
acceptance of improvements and after all defects have
been repaired. Applicant/Developer, with the approval of
the Director of Public Works, has the option of providing
a Maintenance Bond after acceptance of improvements by
the City in the amount of 25% of Improvement costs.
This bond will serve instead of the Faithful Performance
Bond. Prior to release of the Faithful Performance Bond
or the Maintenance Bond, all improvements and
landscaping shall be installed and established per
approved plans and a declaration by the project civil
engineer that the finished graded building pads are within
4- 0.1 feet in elevation of those shown on approved plans.
25
120 Hold Harmless/Indemnification - Applicant/Developer, PL, ADM Through Standard
and any parties or individuals granted rights-of-entry by completion of
ApplicanffDeveloper, shall defend, indemnify, and hold Improvements
harmless the City of Dublin and its agents, officers, and and
employees from any claim, action, or proceeding against Occupancy of
the City of Dublin or its agents, officers, or employees to the Last
attack, set aside, void, or annul an approval of the City of Building
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning
a subdivision or other development which actions are
brought within the time period provided for in
Government Code Section 66499.37; provided, however,
that the Applicant/Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the City's
promptly notifying the Applicant/Developer of any said
claim, action, or proceeding and the City's full actions or
proceedings.
121 Construction Noise Management PL and/or Issuance of 263,264,
Program/Construction Impact Reduction Plan. PW Grading 269, 270
Applicant/Developer shall conform to the following Permit MM
Construction Noise Management Program/Construction Matrix
Impact Reduction Plan: Construction of the Summer
Glen Subdivision shall be conducted so as to
minimize the effect of the construction as required by
the Environmental Impact Report on the existing
COmmunity and on the occupants of the new homes
as they are completed.
The following measures shall be taken to reduce
construction impacts:
1. Off-site truck traffic shall be routed as directly
as practical to and from the freeway (1-580) to the job
site. Primary routes shall be from 1-580 along
Hacienda Drive and Dublin Boulevard to the site, and
from 1-580 along Tassajara Road, Gleason Drive and
Dublin Boulevard to the site. An Oversized Load
Permit shall be obtained from the City by the
contractor prior to hauling of any oversized loads on
City streets.
26
2. The construction site shall be watered at
regular intervals during all grading activities. The
frequency of watering should increase if wind speeds
exceed 15 miles per hour. Watering should include
all excavated and graded areas and material to be
transported off-site. Use recycled or other non-
potable water resources where feasible.
3. Construction equipment shall not be left idling
while not in use.
4. All construction equipment shall be fitted with
noise muffling devises.
5. Erosion control measures shall be
implemented during wet weather to assure that
sedimentation and erosion do not occur.
6. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
7. Excavation haul trucks shall use tarpaulins or
other effective covers.
8. Prior to the start of construction a fence shall
be constructed along Tassajara Creek to assure that
the creek wildlife habitat is not disturbed.
9. Upon completion of construction, measures
shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as
possible.
10. Houses will be constructed in phases such that
most of the construction traffic can be routed into the
subdivision without traveling in front of existing
homes that are occupied.
11. Construction of the Central Parkway
widening will be performed such that a minimum of
disruption of traffic flow will occur.
27
12. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using the
following methods:
A. All inactive portions of the
construction site should be seeded and watered until
grass growth is evident.
B. Require that all portions of the site be
sufficiently watered to prevent excessive amounts of
dust.
Co
to 15 mph.
On-site vehicle speed shall be limited
D. Use of petroleum-based palliatives
shall meet the road oil requirements of the Air
Quality District. Non-petroleum based tackifiers
may be required by the Director of Public Works.
E. The Department of Public Works shall
handle all dust complaints. The Director of Public
Works may require the services of an air quality
consultant to advise the City on the severity of the
dust problem and additional ways to mitigate impact
on residents, including temporarily halting project
construction. Dust concerns in adjoining
communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind
conditions. Air quality monitoring of PM levels shall
be provided as required by the Director of Public
Works.
13. Construction interference with regional non-
project traffic shall be minimized by:
A. Scheduling receipt of construction
materials to non-peak travel periods.
B. Routing construction traffic through
areas of least impact sensitivity.
C. Limiting lane closures and detours to
off-peak travel periods.
D. Providing ride-share incentives for
contractor and subcontractor personnel.
14. Emissions control of on-site equipment shall
be minimized through a routine mandatory program
of low-emissions me-ups.
122 Itours of operation. Construction and grading PL On-going PW
operations shall be limited to weekdays, Monday through Standard
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:00 p.m. The Director of Public Works may
approve work on Saturday and hours beyond the above
mentioned days and hours with the understanding that the
developer is responsible for the additional cost of the
Public Works inspectors' overtime.
123 Fencing. A detailed fencing/wall plan for the 8-foot PW, PL Approval of 261
sound attenuation walls along Gleason Drive and Improvement MM
Hacienda Drive shall be submitted with the improvement Plans Matrix
plans for the first phase of development. The design,
height, and location of the fences/walls shall be subject to
approval of the Director of Community Development.
Wall sections shall not be butted together (as in California
Creekside project with resulting cracks) but separated by
pilasters (this may be accomplished by using 20 foot wall
sections).
124 Disclosure. Applicant/Developer shall disclose, to all PL Sale of any 260
prospective buyers, the proximity to the County Sheriff unit within a MM
training facilities and associated noise from the firing phase Matrix
range, emergency vehicle training, etc.
125 Archaeology - Should any prehistoric or historic artifacts PL, PW, B Final PW
be exposed during excavation and construction Inspection of Standard
operations, the Department of Community Development Grading No. 1 and
shall be notified and work shall cease immediately until 251 - 253
an archaeologist, who is certified by the Society of MM
California Archaeology (SCA) or the Society of Matrix
Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest
appropriate mitigation measures, if deemed necessary,
prior to resuming ground breaking construction activities.
Standardized procedures for evaluating accidental finds
and discovery of human remains shall be followed as
prescribed in Sections 15064.5 and 15126.4 of the
California Environmental Quality Act Guidelines.
ii::ii i E~i~on~fita!iiii!iiiiiiiii:.ii !iiiiii::ii:: i !! ::i i i i i ii ::i ::i i ?~::'
126 Phase 1 and Phase 2 environmental assessment PL, PW Issuance of 289
studies. Applicant/Developer shall supply the Grading MM
Department of Community Development with a copy of Permit Matrix
the Developer's Phase 1 and Phase 2 environmental
29
assessment studies. All remediation required by those
studies shall be implemented to the satisfaction of the
Director of Public Works prior to Improvement Plan
approval.
127 Firearms Ranges. Before the construction by the PL Issuance of 288
Applicant/Developer of any residential units west of Building MM
Tassajara Road and within 400 feet of Gleason Drive, the Permits within Matrix
Alameda County Sheriff's firearms ranges shall be 400' of
relocated or reconstructed by that Applicant/Developer Gleason Drive
for appropriate sound and safety mitigation.
Reimbursement for costs associated with said relocation
or reconstruction will be considered by the City when
adjacent affected properties are developed.
128 Fencing of Firearms Ranges. The Applicant/Developer PL Issuance of 288
shall fence the Sheriff's firearms ranges for public safety Building MM
purposes prior to the issuance of building permits. Permits Matrix
129 Stationary Source Emissions. Applicant/Developer PL Issuance of 269, 278
shall ensure that stationary source emissions associated Grading MM
with project development are minimized. The Permit Matrix
requirements of Mitigation Measure 3.11/12.0 of the
Eastern Dublin EIR shall be accomplished by the
following requirements:
A. The houses shall be designed to meet or exceed the
requirements of Title 24 of the California Code of
Regulations (energy efficiency requirements). By
meeting or exceeding these requirements, the houses will
require less energy to heat and cool, thereby reducing the
emissions created in the production of electric power and
created by burning natural gas.
B. The subdivision will utilize curbside recycling, which
will reduce the amount of solid wastes from the
subdivision which would be deposited at a landfill site,
thereby minimizing the amount of nitrous oxide emissions
from the landfill.
C. During rough grading construction the construction
site will be regularly watered to contain dust, and after
construction the front yards and street landscaping will be
installed, thereby minimizing the amount of air pollution
caused by airborne dust from the site.
130 Rodenticides and Herbicides. The use ofrodenticides PL Issuance of 221
and herbicides within the project area shall be performed Grading MM
in cooperation with and under the supervision of the Permit Matrix
Alameda County Department of Agriculture and will be
restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to
30
wildlife.
131 Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance of 219
site either during the Preconstmction Survey or during Grading MM
project construction, the Applicant/Developer shall be Permit Matrix
responsible for complying with the Kit Fox Protection
Plan.
132 Dust Control/Cleanup. Applicant/Developer shall PW On-going 267
ensure that areas undergoing grading and all other MM
construction activity are watered or other dust control Matrix
measures are used to prevent dust problems as conditions
warrant or as directed by the Director of Public Works.
Further, Applicant/Developer shall keep adjoining public
streets and driveways free and clean of project dirt, mud,
materials and debris, and clean-up shall be made during
the construction period as determined by the Director of
Public Works.
133 Conditions of Approval. In submitting subsequent plans B Issuance of PW
for review and approval, each set of plans shall have Building Standard
attached an annotated copy of these Conditions of Permits.
Approval. The notations shall clearly indicate how all
Conditions of Approval will be complied with.
Construction plans will not be accepted without the
annotated conditions attached to each set of plans.
Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies.
134 Postal Service. Applicant/Developer shall confer with PL 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.
135 Temporary Fencing at Top of Bank. Temporary PL, PW, B Issuance of
fencing shall be installed along the eastern property line, Grading
adjacent to Tassajara Creek, effectively separating the site Permit
fi.om Tassajara Creek. Said fencing is to remain in place
throughout the construction process.
136 Plot Plan. A plot plan for each single family residential PL Issuance of
lot shall be submitted and approved by the Director of Building
Community Development before approval of building Permits
permits for the respective lot. Said plot plan shall include
pad elevations, unit number and type, dwelling unit
outline, air conditioning units, setbacks, lot drainage, and
street utility locations.
31
SITE DEVELOPMENT REVIEW
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
137 Approval. This Site Development Review approval for PL On-going Standard
PA 97-036 establishes the design concepts and
regulations for the Summer Glen project. Development
pursuant to this Site Development Review generally shall
conform to the following plans and documents available
and on file in the Deparhnent of Community
Development. (Some of the following items require
revisions as noted in other Conditions herein):
Architectural Plans prepared by the KTGY Group for
single family homes dated received November 18, 1997,
by the City of Dublin Department of Community
Development; Site Plan and Preliminary Landscaping
Plan prepared by Richard Schwedhelm, Landscape
Architect, dated received November 18, 1997 by the City
of Dublin Department of Community Development
stamped approved and on file. The Site Development
Review shall also generally conform to the colors and
materials board dated received October 3, 1997, on file in
the City of Dublin Department of Community
Development; the written statement prepared by the
Applicant dated received October 3, 1997; and Traffic
Analysis prepared by TJKM Consultants, dated
November 19, 1997, and on file in the City of Dublin
Department of Community Development.
138 Standard Conditions. The project shall comply with the PL, B Through Standard
City of Dublin Site Development Review Standard Completion
Conditions (Attachment B).
139 Colors and Materials Board. Applicant shall submit a PW Issuance of
colors and materials board subject to approval of the Building
Director of Community Development to reflect any Permits
changes made during project review.
140 House Numbers List. Applicant/Developer shall submit PL Issuance of
a house numbers list corresponding lots shown on the Building
Tentative Map. Said list is subject to approval of the Permits
Director of Community Development.
141 Term. Approval of the Site Development Review shall PL Approval of Standard
be valid for one year from approval by the Planning Improvement
Commission. If construction has not commenced by that Plans
time, this approval shall be null and void. The approval
period for Site Development Review may be extended six
(6) additional months by the Director of Community
Development upon determination that the Conditions of
32
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Approval remain adequate to assure that the above stated
findings of approval will continue to be met.
(Applicant/Developer must submit a written request for
the extension prior to the expiration date of the Site
Development Review.)
142 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.
143 Plotting Plans - Plotting Plans for each phase of the PL Issuance of
project and dwelling unit type shall be submitted by the Building
Applicant/Developer to the Department of Community Permits
Development for approval by the Director of Community
Development prior to submitting for building permits in
each respective phase.
144 Recreation Center - A detailed plan shall be provided for PL Issuance of
the recreation/pool area to include parking lot and grading
landscaping subject to approval by the Director of permits
Community Development.
145 Air Conditioning Units - Air conditioning units and B, PL Occupancy
ventilation ducts shall be screened from public view with of Unit
materials compatible to the main building and shall not be
roof mounted. Units shall be permanently installed on
concrete pads or other non-movable materials to be
approved by the Building Official and Director of
Community Development.
146 Automatic Garage Door Openers - Automatic garage B, PL Occupancy
door openers shall be provided for all dwelling units and of Unit
shall be of a roll-up type. Garage doors shall not intrude
into the public right-of-way.
~i:. ~all~ :and~Fenclngi:iii::::=. i i :-:= ii:.i::::::i:.iii i:=: i ~ i ~ i ~ ~
147 Walls and Fences. All walls and fences shall conform to PL Occupancy
Section 8.72.080 of the Zoning Ordinance unless of Unit
otherwise required by this resolution.
Construction/installation of common/shared fences for all
side and rear yards shall be the responsibility of
Applicant/Developer. Construction shall comply with
fence detail submitted with the plans - solid wood fence
between lots along property lines, and 18-inch lattice-
work panel on sideyard wooden fences along a street.
148 Wall or Fence Heights. All wall or fence heights shall PW Approval of
be a minimum 6 feet high (except in those locations Improvement
where Section 8.72.080 of the Zoning Ordinance requires Plans
lower fence heights and where an 8-foot sound
attenuation wall is required). All walls and fences shall
33
NO. CONDrrlON TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
be designed to ensure clear vision at all street
intersections to the satisfaction of the Director of Public
Works.
149 Wall Between Recreation Center And Adjacent Lots. PL Completion
A 6-foot wall shall be constructed between the Recreation of Improve-
Center (Lot B) and the adjacent residential lots (Lots 62, ments
83 & 180).
150 Level area on both sides of fence. Fencing placed at the PW, PL Issuance of
top of banks/slopes shall be provided with a minimum Grading
one-foot level area on both sides in order to facilitate Permits
maintenance by the property owners.
151 Streetlights - Streetlights on arterial streets adjacent to PW Recording of Standard
the project shall be the City Standard cobra head Final Map
luminaries with galvanized poles. Either standard City
cobra head luminaries or decorative lights may be used on
residential streets. Decorative lights shall be designed so
as to not shine into adjacent windows, shall be easily
accessible for purchase over a long period of time (e.g.,
30 or more years), and shall be designed so that the
efficiency of the lights do not require close spacing to
meet illumination requirements. A street lighting plan
demonstrating compliance with this condition shall be
submitted prior to recordation of the Final Map and shall
be subject to review and approval by the Director of
Public Works. The type of residential streetlights used
shall be acceptable to the Director of Public Works.
152 Parking. Applicant/Developer shall provide parking as PL Completion Standard
shown on the Site Plan and Preliminary Landscape Plan of
received November 18, 1997 by the Dublin Department of Improvement
Community Development. All parking spaces shall be s
double-striped with 4-inch wide stripes set approximately
2 feet apart as shown on the "Typical Parking Striping
Detail" (Attachment C). Handicapped, visitor, employee,
and compact parking spaces shall be appropriately
identified on the pavement.
153 Recreational Vehicle Parking. Recreation vehicle On-going Municipal
parking shall be prohibited on public streets. Signs shall Code
be posted to that effect.
154 Parking. Eliminate guest parking shown on plan on at PL, P Approval of
the ends of Streets P, O & R abutting the Product C units Improvement
and "red-curb" any turn-outs or vehicle maneuvering area Plans
at the ends of these streets.
155 Residential Security. The project shall comply with the PL, B Occupancy Standard
34
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
City of Dublin Residential Security Requirements of Units
(Attachment D).
156 Final Landscaping and Irrigation Plan. PL, PW Issuance of
Applicant/Developer shall submit a Final Landscaping Building
and Irrigation Plan, conforming to the requirements of Permits or
Section 8.72.030 of the Zoning Ordinance (unless according to
otherwise required by this Resolution), stamped and Phased
approved by the Director of Public Works and the Occupancy
Director of Community Development and Alameda Plan,
County Fire Department while this project is adjacent to whichever is
wildfire areas. That plan should generally conform to the first
Site Plan and Preliminary Landscape Plan prepared by
Richard Schwedhelm, Landscape Architect November 18,
1997. It must reflect any revised project design shown on
the Tentative Map with a later date.
157 Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW
gallon size shall be planted along all street frontages as Building Standard
shown on the Landscape Plan. Exact tree locations and Permits or
varieties shall be reviewed and approved by the Director according to
of Community Development. Trees planted within, or Phased
adjacent to, sidewalks or curbs shall be submitted to the Occupancy
Department of Community Development for review and Plan,
approval by the Director of Community Development and whichever is
the Director of Public Works to determine the need for first
root shields.
158 Review. Shrub, vine, espalier, perennial, and ground PL Issuance of
cover varieties shall be reviewed and approved by the Building
Director of Community Development. Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
! 59 Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of
resistant or drought tolerant plant varieties shall be Building
required in the plant palette. Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
35
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
160 Monument Signs. Design of monument signs shall be PL, PW Completion
approved by the Director of Community Development to of
assure compatibility with design elements of the project Improvement
and by the Director of Public Works to assure s
unobstructed traffic visibility.
161 Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, landscaping Grading
and/or berms. Permits
162 Standard Plant Material, Irrigation System and PL Occupancy Standard
Maintenance Agreement. Applicant/Developer shall of Any Unit
sign and submit a copy of the City of Dublin Standard
Plant Material, Irrigation System and Maintenance
Agreement (Attachment E) prior to the occupancy of any
units.
163 Water Efficient Landscape Regulations. PL, PW, Issuance of Standard
Applicant/Developer shall ensure that the Final DSR Grading
Landscaping and Irrigation Plan conforms to the City's Permits
Water Efficient Landscape Regulations, including dual
piping to facilitate future recycled water.
164 Health, Design and Safety Standards. Prior to f'mal PW, PL Occupancy Standard
approval allowing occupancy of any new home, the of Unit
physical condition of the subdivision and the lot where
the home is located shall meet minimum health, design,
and safety standards including, but not limited to the
following:
a'. The streets providing access to the home shall be PL Occupancy Standard
complete to allow for safe traffic movements to and of Unit
from the home.
b. All traffic striping and control signing on streets PW Occupancy Standard
providing access to the home shall be in place, of Unit
c. All street name signs on streets providing access to PL Occupancy Standard
the homes shall be in place, of Unit
d. All streetlights on streets providing access to the PW Occupancy Standard
homes shall be energized and functioning, of Unit
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard
which may create a hazard shall be required or any of Unit
non-hazardous repairs shall be complete and
bonded for.
f. The homes shall have a back-lighted illuminated PL Occupancy Standard
house number, of Unit
g. The lot shall be finish graded, and final grading B Occupancy Standard
inspection shall have been approved by the Building of Unit
Department.
36
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard
utility boxes shall be set to grade to the approval of of Unit
the Director of Public Works.
i. The homes shall have received all necessary B Occupancy Standard
inspections and 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 front yards of single family dwellings shall be PL Occupancy Standard
landscaped. Common areas of the project shall be of Unit
landscaped by phase.
m. All mailbox units shall be at the back of the curb. PL Occupancy Standard
of Unit
n. Exterior lighting shall be provided for dwelling PL Occupancy Standard
entrances and shall be of a design and placement so of Unit
as not to cause glare onto adjoining properties.
o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy Standard
to provide for security needs. (Photometrics and of Unit
lighting plans for the site shall be submitted to the
Department of Community Development and
Dublin Police Services for review and approval
prior to the issuance of building permits).
165 Glare/Reflective Finishes - The use of reflective finishes PL Issuance of
on building exteriors is prohibited. In order to control the Building
effects of glare within this subdivision, reflective glass Permits
shall not be used on all east-facing windows.
166 Refuse Collection Areas. The refuse collection areas PL Approval of 279
within the project shall be reviewed by the refuse Improvement MM
collection service provider to ensure that adequate space Plans Matrix
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.
167 Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard
shall comply with all applicable requirements of the Zone 7, Improvement
Alameda County Fire Department, Public Works DSR, PL Plans
Department, Dublin Police Service, Alameda County
Flood Control District Zone 7, and Dublin San Ramon
Services District.
37
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
168 Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit six (6) sets of Building
construction plans to the Building Department for plan Permits
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies prior to the issuance of building
permits.
PASSED, APPROVED AND ADOPTED this 23rd day of December 1997.
AYES:
NOES:
ABSENT:
Cm. Jennings, Hughes, Musser, and Oravetz
Cm. Johnson
Planning Co~mqssion Chairperson
Community Development Director
38