HomeMy WebLinkAboutPCReso 96-17 PA96-014 Trumark SDR Tmap RESOLUTION NO. 96 -17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE SUBDIVISION MAP
AND SITE DEVELOPMENT REVIEW FOR PA 96-14 TRUMARK HOMES (PA96-014)
WHEREAS, Trumark Homes has requested approval of a Vesting Tentative Subdivision Map 6858,
and Site Development Review (Exhibit A) for a residential development consisting of 92 single family
dwellings on approximately 8.9 acres of land at APN: 941-205-006-010; and
WHEREAS, a complete application for a Vesting Tentative Subdivision Map and Site Development
Review are available and on file in the Planning Department; and
WHEREAS, on May 14, 1996, the City Council of the City of Dublin approved a Mitigated Negative
Declaration and Mitigation Monitoring Program for this project; and
WHEREAS, the Planning Commission did hold a public hearing on the Vesting Tentative Subdivision
Map and Site Development Review on June 4, 1996; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission approve
the Vesting Tentative Subdivision Map and Site Development Review subject to conditions prepared by
Staff; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make
the following findings and determinations regarding said proposed Vesting Tentative Subdivision Map:
1. The Map is consistent with the intent of applicable subdivision regulations and related
ordinances.
2. The design and improvements of the Map are consistent with the City's General Plan policies,
as amended by the City Council on May 14, 1996, effective on June 14, 1996, prior to the effective date of
this Map, as they apply to the subject property in that it is a subdivision for implementation of a residential
project in an area designated for residential development.
3. The Map is consistent with the Planned Development herein proposed for this project and is
therefore consistent with the City of Dublin Zoning Ordinance.
4. The site is located adjacent major roads on 8.9 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 Mitigated Negative Declaration and
Conditions of Approval listed below, 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.
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 96-14) is consistent with the intent/purpose of Section 8-
95.0 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, will comply with the policies of the General
Plan as amended by the City Council on May 14, 1996, and effective June 14, 1996, because it will allow
development within the densities allowed under the Medium Density Residential Land Use Designation of the
General Plan and will not become effective until after the General Plan Amendment is effective.
3. The approval of this application, as conditioned, will comply with the proposed Planned
Development Regulations for the project which will allow for residential development at this location.
4. The approval of this application, as conditioned, is consistent with the design review
requirements in City of Dublin Zoning Ordinance.
5. The approval of this application, as conditioned, is in conformance with regional transportation
and growth management plans.
6. 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 of the City of Dublin
and implements the General Plan as amended by the City Council on May 14, 1996, effective June 14, 1996.
7. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to
provide a desirable environment for the development.
8. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings have been incorporated into the project and as
Conditions of Approval in order to insure compatibility of this development with the development's design
concept or theme and the character of adjacent buildings and uses.
9. Landscape considerations, including the locations, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to insure visual relief and an attractive
environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally
approve PA 96-014, Trumark Homes Vesting Tentative Subdivision Map (Tract 6858) and Site Development
Review application, as generally depicted by materials labeled Exhibit A, stamped approved and on file with
the Dublin Planning Department, which include a Vesting Tentative Subdivision Map prepared by Rugged-
Jensen & Associates dated Received May 7, 1996; Preliminary Landscape Plan prepared by Site Concepts
California, dated Received April 30, 1996; and Elevations and Site Plan prepared by KTGY Group, Inc., dated
Received May 15, 1996, and Color and Material Board (5 Schemes) prepared by KTGY Group, Inc., dated
Received May 15, 1996 and subject to the Conditions of Approval as follows:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with pdor to the issuance of
buildin,q permits or establishment of use, and shall be subject to Planning Department review and
approval. The followin.q codes represent those departments/a.qencies responsible for monitorinp,
compliance of the conditions of approval. [PL] Plannin.q, [BI Buildin.cl. [PO] Police. I'PW1 Public Works,
[ADM1 Administration/City Attorney, [FIN1 Finance, Parks & Community Services [PCS], IF] Dou.qherty
Regional Fire Authority, [DSR1 Dublin San Ramon Services District, [CO1 Alameda County Department
of Environmental Health, [Z71 Zone Seven.
The following abbreviations apply in the "When Required" Column: BP/Building Permit; IMPROV..
Improvement Plans; FM/Final Map; Ongoing/Throughout project; GRAD/Grading Permit.
:.AGENCY(S):: i REQUIRED
GENERAL CONDITIONS:
1. This Vesting Tentative Subdivision Map and Site PL Ongoing
Development Review shall not be effective unless and
until the Planned Development Rezone Application is
approved by the City Council.
2. The approval of the Trumark Homes Vesting Tentative PL Ongoing
Subdivision Map is for a two year period and will expire
on June 4, 1998.
3. Approval of this Site Development Review shall be valid PL Ongoing
for one year, until June 4, 1997. If construction has not
commenced by that time, this approval shall be null and
void. The approval period for the Site Development
Review may be extended six (6) additional months
(Applicant must submit a written request for the extension
prior to the expiration date of the permit) by the Planning
Director upon the determination that the conditions of
approval remain adequate to assure that the above
stated findings of approval will continue to be met.
4. The Applicant shall comply with all applicable City of PL BP
Dublin Site Development Review Standard Conditions
and City of Dublin Residential Security requirements
(Attachment B to the Staff Report). The final landscaping
plan required by those conditions shall also include
sample front yard landscaping plans for approval.
5. The Applicant/Developer shall sign and submit a copy of PL CCC
the City of Dublin Standard Plan, Material, Irrigation
System and Maintenance Agreement prior to the
occupancy of any units.
6. Transformers, irrigation control boxes, backfiow devices, PL BP
valves, and the like shall be enclosed in vaults, fencing
and/or painted out and landscaped, as determined
acceptable to the Community Development Director.
Location of these items shall be indicated on the Final
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Landscape Plans.
7. The Applicant shall comply with the Mitigation Monitoring PL Ongoing
Program adopted by the City Council on May 14, 1996
(Attachment E to the Staff Report)
8. The project shall be designed under the 1994 Uniform B BP
Building, Plumbing and Mechanical Code and the 1993
Electrical Code.
9. The Developer shall comply with applicable Dougherty PL BP
Regional Fire Authority, Public Works Department, Dublin
Police Service, Alameda County Flood Control District
Zone 7 and Dublin San Ramon Services Distdct
requirements. Prior to issuance of building permits or the
installation of any improvements related to this project,
the Developer shall supply written statements from each
such agency or department to the Planning Department,
indicating that all applicable conditions required have
been or will be met.
10. The subdivider shall defend, indemnify, and hold PL Ongoing
harmless the City of Dublin and its agents, officers, and
employees, from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees, to
attack, set aside, void, or annul, an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other department,
committee, or agency of the City concerning a subdivision
or other development which actions is brought within the
time period provided for in Government Code Section
66499.37; provided, however, that the subdivider's or
permittee's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying
the subdivider or permitee of any said claim, action, or
proceeding and the City's full actions, or proceedings.
11. The permit shall be revocable for cause in accordance PL Ongoing
with Section 8-90.3 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this Site
Development Review approval may be subject to the
issuance of a citation.
12. A master plotting plan indicating the setbacks, the fencing PL BP
locations, unit numbers, appropriate mix of color and
material schemes, the street tree plantings and other
appropriate details shall be submitted for staff review and
approval pdor to issuance of building permits for each
phase. Plotting plan should show the required mix of 25
percent of unit 1 l's without lofts for each phase to ensure
they are mixed throughout the subdivision. This plotting
plan may be amended from time to time, subject to staff
review and approval.
13. The developer shall provide all homes with cable TV and PL BP
telephone.
14. To apply for building permits, the Applicant shall submit B BP
six (6) sets of construction plans to the Building
Department for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how all
Conditions of Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans. The
Applicant will be responsible for obtaining the approvals
of all participating non-City agencies prior to the issuance
of building permits.
15. If occupancy is requested to occur in phases, then all PL BP
physical improvements within each phase shall be
required to be completed pdor to occupancy of units
within that phase except for items specifically excluded in
an approved Phased Occupancy Plan, or minor hand
work items, approved by the Planning Department. The
Phased Occupancy Plan shall be submitted for
Community Development Director review and approval a
minimum of 45 days pdor to the request for occupancy of
any unit covered by said Phased Occupancy Plan. Any
phasing shall provide for adequate vehicular access to all
lots in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No
individual unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all reasonably
expected services and amenities, and separated from
remaining additional construction activity. Subject to
approval of the Community Development Director, 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.
16. Applicant shall have a special sales disclosure with PL FM
wording to be approved by the Planning Department that
will be used as required handouts to potential buyers at
the sales office. This disclosure statement shall describe:
A. Close proximity of industrial uses exist immediate
south of the subdivision and loud noises may be
generated during early morning and late evening hours
related to industrial operations;
5
B. Presence of a high pressure subterranean fuel
pipeline north of the site;
C. Phased development with continued construction
activity until project is completed, may cause noise and
dust.
D. Presence of a water treatment facility east of the site.
17. A final lighting plan shall be submitted to the City for PL, PO, PW BP
approval demonstrating that the entire area will be
adequately illuminated. (Photometdcs and lighting plans
for the site shall be submitted to the Planning Department
and Dublin Police Services for review and approval prior
to the issuance of building permits).
18. Street A and the secondary access shall be constructed PW FM
to Public Works Director specifications as part of the
pubic improvements for Phase I.
19. Final Map shall include an exclusive access easement for PL FM
those lots designated on the Site Plan (Exhibit A). The
easement shall also contain a provision that will enable
each homeowner the dght to perform maintenance such
as painting of their homes.
20. Roof shingles shall be the equivalent of or better than a PL BP
Celotex Dimensional/40 Shake Shadowband Shingles.
21. Developer shall provide a water hook up (for a hose) at PW FM
the designated car wash area as part of the public
improvements.
22. Pdor to occupancy of Lots 80, 81 and 66 special PL BP
soundwalls shall be erected to mitigate extedor noise to
60db, per the noise study conducted by Edward L. Pack
Associates dated May 22, 1996.
23. Construction/installation of common/shared fences for all PL BP
side and rear yards shall be the responsibility of the
developer.
24. All wall or fence heights shall be a minimum 6 feet high PL BP
(except in those locations where Section 8-60.55 of the
Zoning Ordinance requires lower fence heights) and shall
be designed to insure clear vision at all street
intersections to the satisfaction of the Director of Public
Works.
25. Pdor to final approval allowing occupancy of any new PL, B OCC
home the physical condition of the subdivision and the lot
where the home is located shall meet minimum health,
design and safety standards including, but not limited to
the following:
a. The streets providing access to the home shall be PVV
complete to allow for safe traffic movements to and from
the home.
b. All traffic striping and control signing on streets PW
providing access to the home shall be in place.
PW
c. All street name signs on streets providing access to
the homes shall be in place. PVV
d. All street lights on streets providing access to the
homes shall be energized and functioning. [PW] PW
e. All repairs to the street curb, gutter and sidewalk which
may create a hazard shall be required or any non-
hazardous repairs shall be complete and bonded for. PL
[PW]
f. The homes shall have a back-lighted illuminated house PVV
number. [PL]
g. The lot shall be finish graded and final grading PW
inspection shall have been approved by the Building
Department.[B]
h. All sewer clean-outs, water meter boxes and other B
utility boxes shall be set to grade to the approval of the
Director of Public Works. [PW]
F, PW
I. The homes shall have received all necessary
inspections and have final approval by the Building
Department to allow occupancy.[B] PW, F
j. All fire hydrants in streets providing access to the
homes shall be operable to City and DRFA
standards.[DRFA]
PL
k. All streets providing access to the homes shall be
improved to an adequate width and manner to allow for PL
fire engine circulation to the approval of the Director of
Public Works and DRFA. [PW, DRFA]] PL
I. All front yards of single family dwellings shall be
landscaped. [PL] PL
m. All mail-box units shall be at the back of the curb. PL, PO, B
NOi CONDITIONiTEXT ! RESPOND: WHEN:
AGENCY(S) REQUIRED
n. Exterior lighting shall be provided for stairwells, and
dwelling entrances, and shall be of a design and
placement so as not to cause glare onto adjoining
properties. [PL] PL, PO, B
o. Lighting used after daylight hours shall be adequate to
provide for security needs.
26. Automatic garage door openers shall be provided and PL, B BP
shall be of a "roll-up type" Garage doors shall not intrude
into the public right of way.
27. Subdivider shall prepare and City shall approve PL FM
Conditions, Covenants and Restrictions (CC&Rs) for the
project which include, among other things the following:
A. Type/gauge of shingle roof shown on plans shall be
required for future repairs and replacements;
B. Restriction of parking on driveways that are too short
and block rights of way;
C. Disclosures regarding industrial area in relation to
noise and odors, the subterranean fuel pipeline, and the
DSRSD water treatment facility.
D. Air conditioning units shall not be located in side yards
of the units or roof mounted. Air conditioning units must
be screened from the public view.
E. Side yard fencing adjacent parking cut outs shall not
be within 3 feet of curb.
F. Exclusive Use Easements, restrictions on structural
alteration of wall adjacent easement, uses, and general
information.
G. Maintenance of Sierra Court restricted access area.
Said CC&Rs shall be recorded and a copy delivered to
City prior to approval building permits for production units.
FEES:
28. Prior to issuance of building permits, the developers shall
comply with and/or pay all applicable connection fees and
development fees (plus any annual increase) in effect at
the time of the tentative map approval. This includes but
is not limited to, traffic impact fees, regional traffic impact
fees, public facilities fees, inclusionary housing
requirements and building permit fees.
29. The developer shall pay a Public Facilities Fee in the PCS BP, OCC
amounts and at the times set forth in the City of Dublin
8
Noi : CONDiTiON TEXT : iRESPOND; i WHEN: ~:
~GENCY($) :: :~ REQUIRED
Resolution No. 32-96, adopted by the City Council on
March 26, 1996, (plus any annual increase) or in the
amounts and at the times set forth in any resolution
revising the amount of the Public Facilities Fee. Said
amount is not anticipated to exceed $3,332.00 per unit.
30. The developer shall pay the fee that was the subject of an B BP
agreement between the Dublin Unified School District and
Trumark Homes LLC approved by the District on May 10,
1996 to mitigate impacts to the District pdor to the issuance
of building permits.
31. Pdor to issuance by the City of any Building Permit, all utilityDSR BP
connection fees, plan checking fees, inspection fees, permit
fees and fees assodated with a wastewater discharge
permit shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code. No
sewedine or waterline construction shall be permitted unless
the proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued after all of
the items referenced in this condition have been satisfied.
ENGINEERING: The Engineering Improvements noted PW
below shall be constructed prior to occupancy of any unit,
unless an exception is granted by the City Engineer.
32. The developer shall comply with the City of Dublin Public PW
Works Department Typical Public Works General
Conditions of Approval (revised Apdl, 1996).
33. The developer shall obtain any required permits from the PW FM
California Department of Fish & Game prior to discharge
of water into Alamo Creek.
34. A twenty foot wide emergency vehicle access to Sierra PW FM
Court shall be constructed prior to occupancy of any
structures.
35. The entrance road shall be designed to accommodate PW FM
joint use with the development to the north of the project.
The joint use portion of the entrance road shall be
dedicated to the public. The extent of this dedication
shall be approved by the City of Dublin Public Works
Director.
36. The entrance road shall be designed so as to align with PW FM
the future Scarlett Drive extension to the east. The
developer shall provide a stdping plan for the ultimate
design of the intersection.
NO~ CONDiTION TEXT !: RESPONDi ii:. WHEN :
37. The subdivision improvement bonds (Performance and PW FM
Labor and Materials) shall include 25% of the estimate for
the installation of a traffic signal at the intersection of the
project entrance, Dougherty Road and Scarlett Drive
extension. It is currently planned that this signal will be
installed by others. However, should this signal not be
installed at the time of completion of the subdivision
improvements and release of the security, the developer
shall provide a cash deposit of 25% of the estimate for
the installation of a traffic signal to be used by the City for
the future construction of the signal.
38. The developer shall reconstruct the structural section of PW FM
Dougherty Road, along the project frontage to the
satisfaction of the Director of Public Works.
39. The developer shall construct a roadway shoulder along PW FM
the eastern side of Dougherty Road from Houston Place
to the Camp Parks. This shoulder shall extend to the
existing road right-of-way. In addition, The north bound
lanes of Dougherty Road shall be overlaid with asphalt
concrete. Credit against Dougherty Road traffic impact
fees shall be given for this work.
40. Hammerhead tum-arounds shall be designed to the PW FM
satisfaction of City of Dublin Public Works Director. No
parking shall be allowed in the turn-around areas.
41. Security gates proposed for this project shall be PW FM
constructed on the private section of the entrance road.
Adequate storage area for incoming cars shall be
provided to prevent queuing onto the public portion of the
access portion of the entrance.
42. The developer shall dedicate to the City of Dublin a 15 PW FM
foot wide emergency vehicle access easement along the
eastern portion of lot B. The developer shall construct a
pedestrian/bicycle path in this easement subject to
approval of the City of Dublin Public Works Director.
43. The emergency vehicle access easement within "A" PW FM
Street shall be extended to lot "B."
44. The perpendicular parking spaces shall be twenty feet. PW FM
These spaces may be reduced 2 feet where there is an
adequate overhang for vehicle bumpers.
45. The developer shall obtain the required permits from PW FM
Zone 7 to discharge storm water and construct drainage
lO
improvements within the creek bank area.
46. The developer must obtain proper easements for work PW FM
outside the subdivision boundaries. The proposed swale
along the north property line shall be construct in
accordance with City Standard Plan Number CD 404.
Maintenance of this ditch shall be the responsibility of the
Homeowners Association.
47. The ditch along the north property line shall be designed PVV FM
to prevent flooding in the event an inlet along the ditch is
plugged.
48. The developer shall provide a 3 foot minimum area PW FM
behind the face of curb where parallel parking is provided
along "A" Street.
49. The access ddveway for DSRSD along Dougherty Road PW FM
shall be constructed to the satisfaction of City of Dublin
Public Works Director with input from DSRSD.
50. The developer shall construct a pedestrian railing on both PW FM
sides, along the entire length of Alamo Creek bridge.
51. All private courts and streets shall be under common PVV FM
ownership (fee title). These areas shall be the
responsibility of the homeowners association to maintain.
52. Pdvate cross access easements shall be established PW FM
along all common driveways.
53. Street shall have two 12 foot minimum travel lanes. PW FM
Additional width shall be added to provide parking. "A"
street shall be constructed as part of phase I.
PUBLIC SAFETY: PW GRAD
54. Applicant shall comply with Dougherty Regional Fire F Ongoing
Authority requirements regarding access and fire, life
safety issues.
55° For production units the first lift of asphalt concrete will be PL B
required by phase on the subdivision streets prior to
combustible construction.
56. Subdivider shall provide access to gated areas in a PO, F FM
manner acceptable to DRFA and Dublin Police
Departments.
57. Any staggering of the wall along Dougherty Road shall PL, PO FM
be at no greater than a 45 degree angle, to ensure public
safety.
58. Prior to delivery of combustible materials, sufficient water F BP
storage and pressure shall be available at the site to the
satisfaction of Doughtery Regional Fire Authority (DRFA).
Fire hydrants shall be installed at the locations approved
11
by DRFA in accordance with the Standards at the time of
development. At the time of construction of the roadway,
raised blue reflectorized traffic markers shall be epoxied
to the center of the paved street opposite each hydrant.
59. A. Pdor to issuance of any building permits, developer PW, PL, B, F, BP
shall have an executed agreement with DSRSD agreeing DSR
to upgrade the water treatment method of Turnout 1,
adjacent the site along Dougherty Road, which will
eliminate gaseous chlorine from the site and replace it
with a system compatible, from a safety perspective, with
adjacent residential uses.
PW, PL, B, F, OCC
B. Prior to occupancy of residences, all necessary DSR
treatment upgrades for Turnout I shall be installed. This
may include providing adequate truck access from the
project site to Turnout I for delivery of supplies and/or
other improvements. All such improvements shall be
done to the satisfaction of the DSRSD, DRFA and Dublin
City Engineer.
60. A minimum setback of 50 feet shall be established and PL, B, PW FM
maintained from the petroleum pipeline and from any
habitable structure on the project site. Said setback shall
be shown on the final map.
61. A subsurface investigation, including recovery of soil and PW, PL FM
ground water samples, shall be undertaken to address
potential impacts from the adjacent petroleum pipeline
and former rail transfer facility.
62. The property shall be monitored by an environmental PW GRAD
professional during demolition and grading activities to
observe areas which may have been obscured by
remnant structures, paving or fill material.
Recommendations of the environmental professional
shall be followed during the site grading and construction.
63. Pdor to occupancy of any production unit, the soundwalls PL, B OCC
as required by the Mitigation Monitoring Program adopted by
the City Council on May 14, 1996, shall be completed.
DSRSD:
64. Prior to issuance of any building permit, complete DSR IMPROV.
improvement plans shall be submitted to DSRSD that
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all DSRSD potable and
recycled water and sewer Master Plans and all DSRSD
policies.
65. All mains shall be sized to provide suffident capacity to DSR IMPROV.
accommodate future flow demands in addition to each
development project's demand. Layout and sizing of mains
shall be in conformance with DSRSD utility master plannin0.
12
66. Sewers shall be designed to operate by gravity flow to DSR IMPROV~
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review with
DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design
reports, design criteria, and final plans and specifications.
The DSRSD reserves the dght to require payment of present
worth 20 year maintenance costs as well as other conditions
within a separate agreement with the applicant for any
project that requires a pumping station.
67~ Domestic and fire protection waterline systems for Tracts or DSR IMPROV.
Commercial Developments shall be designed to be looped
or interconnected to avoid dead end sections in accordance
with requirements of the DSRSD Standard Spedfications
and sound engineering practice.
68. DSRSD policy requires public potable and recycled water DSR IMPROV.
and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If
unavoidable, then public sewer or potable and recycled
water easements must be established over the alignment of
each public sewer or water line in an off-street or pdvate
street location to provide access for future maintenance
and/or replacement.
69. Prior to approval by the City of a grading permit or a site DSR IMPROV.
development permit, the locations and widths of all proposed
easement dedications for water and sewer lines shall be
submitted to and approved by DSRSD.
70. All easement dedications for DSRSD facilities shall be by DSR FM
separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Final Map.
71. Pdor to approval by the City for Recordation, the Final Map DSR FM
shall be submitted to and approved by DSRSD for easement
locations, widths, and restrictions.
72. Prior to issuance by the City of any Building Permit, all DSR BP
improvement plans for DSRSD facilities shall be signed by
the District Engineer. Each drawing of improvement plans
shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities
shown. Pdor to approval by the Distdct Engineer, the
applicant 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
13
~nsurance policy in the amounts and forms that are
acceptable to DSRSD. The applicant shall allow at least 15
working days for final improvement drawing review by
DSRSD before signature by the District Engineer.
73. The Applicant shall work with DSRSD regarding the DSR FM
location of public utility easements for potable and
recycled water lines and sewer lines coinciding with the
common (HOA) and access road areas along the south
side of the project site from Dougherty Road to the
westem project limit.
74. The applicant shall hold DSRSD, its Board of Directors, DSR Ongoing
commissions, employees, and agents of DSRSD
harmless and indemnify and defend the same from any
litigation, claims, or fines resulting from the construction
and completion of the project.
ZONE 7:
750 The Applicant shall conform to the requirements of Zone PW, Z7 FM
7 as indicated in their correspondence to the Planning
Department dated May 29, 1996, Attachment A, to the
staff report.
PASSED, APPROVED AND ADOPTED this 4th day of June, 1996.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
Commissioners Lockhart, Johnson, Zika and Geist
None
Commissioner Jennings ~l~n.~~
G:\PA96-14'~ocres1
'14