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HomeMy WebLinkAbout8.1 Attch 2 Exh A CC Draft ResoApprv'g SDR RESOLUTION NO. 14- XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT, MASTER VESTING TENTATIVE MAP 7515, AND NEIGHBORHOOD VESTING TENTATIVE MAPS 7711, 7712, 7713, 7714, 7715, 7716, 8169, AND 8170 FOR 806 UNITS OF SINGLE FAMILY DETACHED HOMES AND ATTACHED TOWNHOME/CONDOMINIUM UNITS IN EIGHT NEIGHBORHOODS ON A 184.1-ACRE SITE KNOWN AS WALLIS RANCH (PLPA-2013-00035) (APN 986-0004-005-01) WHEREAS, the Applicant, Trumark Homes, submitted applications for an area of approximately 184.1 acres known as Wallis Ranch within the Eastern Dublin Specific Plan Area ("Project Site"); and WHEREAS, the Project Site is located east of the Camp Parks Reserve Forces Area, west of Tassajara Road, and south of the Alameda/Contra Costa County boundary; and WHEREAS, the Project Site generally is vacant land; and WHEREAS, the proposed project initially was addressed pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines by the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("EIR"), which is a Program EIR (SCH No. 91-103064) certified in 1994 by the City Council by Resolution No. 51-93, subsequent Addenda dated May 4, 1993 and August 22, 1994; and WHEREAS, a Draft Supplemental EIR (SEIR) (SCH #2003022083) was prepared for the Dublin Ranch West (Wallis Ranch) annexation to assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. The SEIR was certified in March 2005. In addition, a Mitigated Negative Declaration (MND) was prepared and adopted in 2007 to address the adjacent 11.6-acre parcel within Contra Costa County; and WHEREAS, on April 29, 2014, the Planning Commission adopted a Resolution recommending that he City Council approve an Addendum to the prior EIRs to analyze changes proposed by the current project. WHEREAS, on April 29, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council adopt an Ordinance approving a Planned Development rezoning with Stage 1 and Stage 2 Development Plan Amendment for the proposed project and adopted Resolution 14-XX recommending that the City Council adopt a Resolution approving the requested Site Development Review and Master Vesting Tentative Map 7515; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the City Council recommend approval of the Site Development Review permit, Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170; and EXHIBIT A TO ATTACHMENT 2 WHEREAS, the City Council did hold a public hearing on said application on XX, 2014, for this project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for 806 residential units in eight neighborhoods within Wallis Ranch: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designations of Low Density Residential, Medium Density Residential, and Medium-High Density Residential; and 4) the project complies with the development standards established in the Planned Development Zoning. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivisions, and the surrounding properties; 2) the Project provides a high degree of design and landscaping to complement existing and planned uses in the area; and 3) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2013- 00035. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses are consistent with other residential developments in the surrounding area; 2) the project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods; 3) the project will serve the current buyer profile and market segment anticipated for this area; and 4) a historic structure on the site will be preserved and/or acknowledged installation of a public plaza. D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project is located in a master planned community that includes a variety of residential densities; 2) the Project provides residential development in an area that supports residential uses; 3) the denser development is planned for the flatter areas of the project site while the more conventional single family homes will be located in areas that take advantage of the grade and step with the hillside; and 3) the project site will be fully served by a network of infrastructure of public roadways, services, and facilities E. Impacts to existing slopes and topographic features are addressed because: 1) the project site will be re-graded in accordance with the related Tract Maps for the proposed project; 2) natural features, such as Tassajara Creek and the surrounding hillsides, amounting to over half of the project, will be preserved through public and private measures such as the homeowners association, land trust, and/or maintenance district; 3) landscaping along main thoroughfares and throughout the project will be complete; and 4) retaining walls will be constructed as required to support grade differentials between building envelopes and setback or right-of-way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing and planned uses in the area.; 2) the structures reflect the architectural styles and development standards for other Low Density, Medium Density, and Medium—High Density Residential projects in the area; 3) the materials proposed will be consistent with residential projects in the area; and 4) the color and materials proposed will be coordinated for continuity among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan; and 2) landscaping in common areas is coordinated through a backbone and neighborhood pedestrian system; 3) two Neighborhood Parks will be dedicated for public use; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the designated open space areas will include a link to a regional trail system; 2) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the Eastern Dublin Specific Plan; and 3) development of this project will conform to the improvements standards allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,7715, 7716, 8169, and 8170: Vesting Tentative Tract 8171 A. The proposed Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,7715, 7716, 8169, and 8170 are consistent with the intent of applicable subdivision regulations and related ordinances for the Eastern Dublin Specific Plan area. B. The design and improvements of the proposed Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject property in that they are subdivisions for implementation consistent with other residential neighborhoods within the Eastern Dublin Specific Plan area designated for this type of development. C. The proposed Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,7715, 7716, 8169, and 8170 are consistent with the Planned Development zoning approved for Project through the Planned Development zoning adopted for this project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,7715, 7716, 8169, and 8170 will have adequate access to major constructed or planned improvements as part of the Wallis Ranch master plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,7715, 7716, 8169, and 8170 to incorporate habitat preservation, install water quality measures, and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions are physically suitable for the type and intensity of development proposed. F. The Mitigation Measures and the Mitigation Monitoring program adopted with the program EIR for the Eastern Dublin Specific Plan Area, the Dublin Ranch West EIR, and subsequent Addendum would be applicable as appropriate for addressing or mitigating any potential environmental impacts identified. G. The proposed Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714,7715, 7716, 8169, and 8170will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to Mitigation Measures and Conditions of Approval. H. The design of the subdivisions 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. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves the Site Development Review permit for the proposed project of 806 residential units in eight neighborhoods within the 184.1-acre site based on findings that the proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, the Stage 1 Planned Development Rezoning, and Stage 2 Development Plan and as shown on plans prepared by MacKay and Somps, Dahlin Group Architecture, KTGY Group Architecture + Planning, and Gates & Associates Landscape Architecture dated received April 22, 2014 subject to the conditions included below. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 for 806 residential units in six neighborhoods within the 64-acre site prepared by MacKay & Somps dated April 22, 2014 subject to the conditions included below. 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 Planning Department review and approval The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. rPL.1 Planning, fBl Building, [POJ Police, [PWJ Public Works [P&CS1 Parks & Community Services, rADMI Administration/City Attorney, fFINI Finance, [Fl Alameda County Fire Department, [DSRI Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, rZ71 Zone 7. No. CONOITION,TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: PLANNING GENERAL'""CONDITIONS:,, 1. Approval. This Site Development Review approval PL On-going Planning is for the Wallis Ranch (PLPA-2013-00035). This approval shall be as generally depicted and indicated on the project plans prepared by MacKay and Somps, Dahlin Group Architecture, KTGY Group Architecture + Planning, and Gates & Associates Landscape Architecture dated received April 22, 2014, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Permit approval or After 8.96.020. the Permit shall lapse and become null and void. If Effective D there is a dispute as to whether the Permit has Date expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon Date E the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL On-going DMC operate this use in compliance with the Conditions 8.96.020. of Approval of this Site Development Review F Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL On-going DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. 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. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On-going Administra indemnify, and hold harmless the City of Dublin and tion/City its agents, officers, and employees from any claim, Attorney 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 to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedings. 10. Clarification of Conditions. In the event that there PW On-going Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from im acts to this project. 11. Clean-up. The Applicant/Developer shall be PL On-going Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this PL On-going DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances/doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNIN 14. Private Recreation Center. PL Prior to the Project Prior to the issuance of the 300th building permit for issuance of Specific any residential neighborhood, the the 300th applicant/developer shall receive a building permit building for the Private Recreation Center. The Private permit Recreation Center shall be fully constructed and have received final occupancy permits, prior to the issuance of the 300th occupancy permit for any neighborhood. 15. Anton School. PL Prior to the Project Prior to the issuance of the 600th building permit for issuance of Specific any residential neighborhood, the the 600th applicant/developer shall receive a building permit building for the relocation/Reconstruction of the Anton permit School. The Anton School shall be fully relocated or reconstructed an have received final occupancy permits, prior to the issuance of the 600th occupancy permit for any neighborhood. 16. Public Art Project. The Applicant/Developer has PL Prior to Project elected to and shall acquire and install a public art first Specific project in accordance with Chapter 8.58 of the Dublin occupancy Municipal Code and shall comply with the Pubic Art Compliance Report submitted by Applicant/Developer, and on file with the Planning Department. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official has determined that the total building valuation of the project (exclusive of land) is $303,419,037.00. Therefore, the Applicant/Developer is required to acquire and install a public art project valued at a minimum amount of public art project valued at a minimum amount of $1,517,094.31. The location of the public art project site is shown on the Project Plans. Prior to first occupancy the Applicant/Developer shall (a) secure completion of the public art project in a manor deemed satisfactory to the City Manager; and (b) execute an agreement between the City and Applicant/Developer that sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. The public art project is subject to the approval of the City Council upon recommendation by the Heritage and Cultural Arts Commission. ■a■a� �/.f�y. , � 17. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion Condition ordinances in effect at the time of building permit. 18. Retaining Walls. All retaining walls over 30 inches B Through Standard in height and in a walkway shall be provided with Completion Condition guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safet Division. 19. Phased Occupancy Plan. If occupancy is B Occupancy Standard requested to occur in phases, then all physical of any Condition improvements within each phase shall be required affected to be completed prior to occupancy of any buildings building within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 20. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building Condition construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 21. Construction Drawings. Construction plans shall B Issuance of Standard be fully dimensioned (including building elevations) building Condition accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape Ian and details shall be consistent with each other. 22. Air Conditioning Units. Air conditioning units and B Occupancy Standard ventilation ducts shall be screened from public view of Unit Condition with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 23. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion Condition work under construction. 24. Addressing B Standard a) Provide a site plan with the City of Dublin's Prior to Condition address grid overlaid on the plans (1 to 30 release of scale). Highlight all exterior door openings addresses on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. The Prior to Building Official shall approve plan prior to permitting issuance of the first building permit. (Prior to permitting) c) Addresses will be required on the front of the dwellings. Addresses are also required near Prior to permitting the garage door opening if the opening is not on the same side of the dwelling as the front door. d) Townhomes / Condos are required to have Occupancy address ranges posted on street side of the of any Unit buildings. e) Address signage shall be provided as per the Dublin Residential Security Code. Occupancy of any Unit f) Exterior address numbers shall be backlight and be posted in such a way that they may Prior be seen from the street. permit t issuance, g) Driveways servicing more than one (1) and through individual dwelling unit shall have a minimum completion of 4 inch high identification numbers, noting the range of unit numbers placed at the Prior entrance to each driveway at a height permit t between 36 and 42 inches above grade. The issuance, light source shall be provided with an and through uninterruptible AC power source or controlled completion only by photoelectric device. 25. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation services for the final Condition all components of the lateral and vertical design of frame the building, including nailing, hold-downs, straps, inspection shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 26. Foundation. Geotechnical Engineer for the soils B Permit Standard report shall review and approve the foundation issuance Condition design. A letter shall be submitted to the Building Division on the approval. 27. Green Building B Standard Green Building measures as detailed in the SDR Through Condition package may be adjusted prior to master plan Completion check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in Prior to first the master plans. The checklist shall detail what permit Green Points are being obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a Through completed checklist with appropriate verification Completion that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage Project of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Landscape plans shall be submitted to the Green Prior to Building Official for review. (Prior to approval of the approval of landscape plans by the City of Dublin) the landscape Developer may choose self-certification or plans by the certification by a third party as permitted by the City of Dublin Municipal Code. Applicant shall inform the Dublin Green Building Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 28. Electronic File: The applicant/developer shall B Issuance of Standard submit all building drawings and specifications.for the final Condition this project in an electronic format to the satisfaction occupancy of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 29. Construction trailer: Due to size and nature of the B Through Standard development, the applicant/developer, shall provide Completion Condition a construction trailer will all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the App I icant/Deve lo er's expense. 30. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of the permit and Condition City of Dublin stamped approved plan. each revision issuance 31. Cool Roofs. Flat roof areas shall have their roofing B Through Standard material coated with light colored gravel or painted Completion Condition with light colored or reflective material designed for Cool Roofs. 32. Solar Zone — CA Energy Code B Through Standard Show the location of the Solar Zone on the site Completion Condition plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 33. Wildfire Management. Provide in the master B Through Standard drawing set, a sheet detailing which lots are Completion Condition adjacent to open space and subject to the Wildfire Management provisions of the code. Include a note on the plot plan for each lot that is subject to wildfire management. 34. Accessible Parking. The required number of B Through CA parking stalls, the design and location of the Completion Building accessible parking stalls shall be as required by the Code CA Building Code. 35. Recreation Centers. Building permits are B Through Standard required for all recreation centers, swimming pools, Completion Condition spas, and associated amenities and are required to meet the accessibility and building codes. Pool and Deck area shall be considered conceptual in nature only, items such as exiting and permit requirements shall be reviewed during the permitting process. 36. Options. Selected options that affect the square B Through Standard footage of the dwellings shall be listed on the Completion Condition building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan 37. Emergency Access B Prior to Standard Vehicle Gates. Private roads and parking areas or Occupancy Condition structures controlled by unmanned mechanical And parking type gates shall be provided with police Through the emergency access by Opticom LED Emitter and life of the providing the gate access code for distribution to project emergency responders. The control box for the code device shall be mounted on a control pedestal consisting of a metal post/pipe, which shall be installed at a height of 36 to 42 inches to the center of the keypad and a minimum of 15 feet (4.6m) from the entry / exit gate. It shall be located on the driver's side of the road or driveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to drive on the wrong side of the road or driveway, not to require any back-up movements in order to enter/exit the gate. The gates accesses devices shall be designed and installed to allow for entry through the vehicular gate under three different and unique situations: a. The system is in services and under normal operations. b. A power failure has occurred and battery powered convenience open systems are employed. c. A power failure has occurred and the convenience open system has failed (dead or low charged battery). Pedestrian gates. All lockable pedestrian gates to residential neighborhoods serving six (6) or more dwellings units shall provide for policy emergency access utilizing an approved key switch device or approved Knoxbox, which shall be installed in a manner approved by the Chief Building Official. ....i .• _may..., '., t..., 38. Final landscape plans, irrigation system plans. P Issuance of Standard Tree preservation techniques, and guarantees, the building shall be reviewed and approved by the Dublin permit Planning Division prior to the issuance of the building permit. All such submittals shall insure: a. That plant material utilized will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1; of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. h. Cut and/or fill slopes exceeding a 3:1 grade shall be stabilized with jute netting or approved equal to control erosion. Trees planted on slopes that exceed a 3:1 grade shall be installed with approved rock slope protection above and below the tree pit to catch grade. i. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. j. That a warranty from the owners or contractors shall be required to warranty all shrubs and ground cover, all trees, and the irrigation system for one year. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 39. Water Efficient Landscaping Regulations. P Issuance of Standard The Applicant shall meet all requirements of the the building City of Dublin's Water-Efficient Landscaping permit Regulations, Section 8.88 of the Dublin Municipal Code. 40. Open Space Areas. Open space areas shall be P Issuance of Standard planted and irrigated to create landscape that is the building attractive, conserves water, and requires minimal permit maintenance. 41. Trail Pavement. Decomposed granite pavement P Issuance of Standard shall be limited to areas with a maximum slope of the building 2% in any one direction. Grading of paved areas permit in the open space area shall be designed to meet accessibility requirements. Pavement materials shall provide an all-weather, non-eroding durable surface with a minimum life expectancy of 10 ears. 42. Plant Clearances. All trees planted shall meet P Issuance of Standard the following clearances: any building a. 6' from the face of building walls or roof permit eaves b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetlight 43. Irrigation System Warranty. The applicant shall P Issuance of Standard warranty the irrigation system and planting for a any building period of one year from the date of installation. permit The applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years 44. Walls, Fences and Mailboxes. Applicant shall P Issuance of Standard work with staff to prepare a final wall, fencing and any building mailbox plan that is consistent with Dublin permit Municipal Code and adjacent subdivisions. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 45. Sustainable Landscape Practices. The P Issuance of Standard landscape design shall demonstrate compliance any building with sustainable landscape practices as detailed permit in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 46. Copies of Approved Plans. The Applicant shall P Issuance of Standard provide the City with one full size copy, one any building reduced (1/2 sized) copy and one electronic copy permit of the approved landscape plans prior to construction. F 47. Plans Coordination. Civil Improvement P Standard Plans, Joint Trench Plans, Street Lighting Plans and Landscape Improvement Plans shall be submitted on the same size sheet and plotted at the same drawing scale for consistency, improved legibility and interdisciplinary coordination. 48. Utility Placement and Coordination: Utilities P Standard shall be coordinated with proposed tree locations to eliminate conflicts between trees and utilities. Submit typical utility plans for each house type to serve as a guide during the preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The applicant shall submit a final tree/utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. FIRE 49. All portions of project with connection to open F On going Standard space shall meet Dublin Wildfire Management Plan and California Building Code Chapter 7A construction and landscape requirements. 50. All fire access roads shall have minimum corner F On going Standard radii of 40' with traffic bulb (96' minimum) and turn-around areas (70' leg minimum) that shall meet current Alameda County requirements. 51. In accordance with The Dublin Fire Code, fire F On going Standard sprinklers shall be installed in all buildings. The system shall be in accordance with the NFPA 13 / 13R / 13D, the CA Fire Code and CA Building and Residential Code. 52. California Fire Code Appendix D section D105 F On going Standard — 107. The minimum number of access roads serving residential development(s) shall be based upon the number of dwelling units served and shall be as follows: 1-30 Units - One public or private access road • 31-100 Units - One public or private access road and one emergency access road. When more than one access road is required, the roadways shall be remotely located to provide a separate and distinct means of access and egress. • 200+ Units - A minimum of two public or private access roads. When more than one access road is required, the roadways shall be remotely located to provide a separate and distinct means of access and egress. 53. Fire apparatus roadways shall have a F On going Standard minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for al2l2roved apparatus turnarounds. 54. Gates Approvals. Fencing and gates that cross F On going Standard pedestrian access and exit paths as well as vehicle entrance and exit roads need to be approved for Fire Department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 55. Hydrants & Fire Flows. Show the location of F On going Standard any on-site hydrants and any fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves this property. Provide a letter from the D.S.R.S.D. indicating what the available fire flow is to this property. Hydrant spacing shall meet D.S.R.S.D. standard as to type and distance between hydrants. 56. Addressing. F On going Standard Addressing shall be illuminated or in an illuminated area. The address characters shall be contrasting to their background. Building Address. The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street the address references. The address characters shall not be less than 5 inches in height by 1-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. Multi-Tenants. Where a building has multiple tenants, address shall also be provided near the main entrance door of each tenant space. The address shall be high enough on the building to be clearly visible from the driveway, street or parking area it faces even when vehicles are parked. 57. FIRE ACCESS DURING CONSTRUCTION F On going Standard Fire Access. Access roads, turnarounds, pullouts, and fire operation areas are Fire Lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to combustible construction commencing. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, & within required 150-ft. distance to Fire Lane Personnel Access. Approved route to furthermost portion of exterior wall. Route width, slope, surface, obstructions must be considered. Fire access is required to be approved all- weather access. Show on the plans the location of the all-weather access and a description of the construction. Access road must be designed to suaaort the imposed loads of fire aaaaratus. USE OF 1.5-2" ROCK OF MINIMUM 4" DEPTH ALLOWED DURING LIMITED PERIOD PRIOR TO FIRST LIFT OF ASPHALT AS REQUIRED IN PLAN REVIEW. DSRSD 58. Complete improvement plans shall be submitted to DSRSD Issuance of Standard DSRSD that conform to the requirements of the any building Dublin San Ramon Services District Code, the permit DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 59. All mains shall be sized to provide sufficient DSRSD Issuance of Standard capacity to accommodate future flow demands in any building addition to each development project's demand. permit Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 60. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard flow to DSRSD's existing sanitary sewer system. any building Pumping of sewage is discouraged and may only permit 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 right 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. 61. Domestic and fire protection waterline systems DSRSD Issuance of Standard for Tracts or Commercial Developments shall be any building designed to be looped or interconnected to avoid permit dead end sections in accordance with requirements of the DSRSD Standard S ecifications and sound engineering practice. 62. DSRSD policy requires public water and sewer DSRSD Issuance of Standard lines to be located in public streets rather than in any building off-street locations to the fullest extent possible. permit If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 63. Prior to approval by the City of a grading permit DSRSD Issuance of Standard or a site development permit, the locations and any building widths of all proposed easement dedications for permit water and sewer lines shall be submitted to and approved by DSRSD. 64. All easement dedications for DSRSD facilities DSRSD Issuance of Standard shall be by separate instrument irrevocably any building offered to DSRSD or by offer of dedication on the permit Final Map. 65. Prior to approval by the City for Recordation, the DSRSD Issuance of Standard Final Map shall be submitted to and approved by any building DSRSD for easement locations, widths, and permit restrictions. 66. Prior to issuance by the City of any Building DSRSD Issuance of Standard Permit or Construction Permit by the Dublin San any building Ramon Services District, whichever comes first, permit all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit -shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 67. Prior to issuance by the City of any Building DSRSD Issuance of Standard Permit or Construction Permit by the Dublin San any building Ramon Services District, whichever comes first, permit all 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. Prior to approval by the District 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 insurance 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 si nature by the District Engineer. 68. No sewer line or waterline construction shall be DSRSD Issuance of Standard permitted unless the proper utility construction any building permit has been issued by DSRSD. A permit construction permit will only be issued after all of the items in Condition No. 9 have been satisfied. 69. The applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard Directors, commissions, employees, and agents any building of DSRSD harmless and indemnify and defend permit the same from any litigation, claims, or fines resulting from the construction and completion of the project. 70. Improvement plans shall include recycled water DSRSD Issuance of Standard improvements as required by DSRSD. Services any building for landscape irrigation shall connect to recycled permit water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 71. DSRSD has communicated these Conditions of DSRSD Issuance of Standard Approval for the project verbally in previous any building meetings on this project. permit TENTATIVE TRACT MAP CONDITIONS OF APPROVAL GENERAL CONDITIONS Unless otherwise stated, all Tentative Map Conditions of Approval shall be complied with prior to approval of the Final Map. The Site Development Review Conditions of Approval shall be complied with prior to final occupancy of any building (or depending on the context shall remain in effect throughout the life of the Project) and shall be subject to Planning Department review and approval. This approval for both the Site Development Review and Vesting Tentative Maps shall be subject to City Council adoption of the Mitigated Negative Declaration and Stage 1 and Stage 2 Planned Development Rezoning. NO.! CONDITIONS OF APPROVAL lAgency Prior to: Source PUSL` .1NRKS ENtA ., ON©[YIC31S 3re 1. General Conditions of Approval. Developer PW On going Standard shall comply with the following General Conditions of Approval for Vesting Tentative Tract Maps 7515, 7711-7616, 8169 and 8170. 2. Street Lighting Maintenance Assessment PW First final map Standard District. The Developer shall petition to have the project area annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. In addition, Developer shall pay all administrative costs associated with processing the annexation. 3. Ownership and Maintenance of PW Final map and on Public Improvements. Ownership and maintenance going Works of street right-of-ways, common area parcels and open space areas and improvements shall be by the City of Dublin and the Wallis Ranch Homeowner's Association as shown on the "Ownership and Maintenance" Stage II PD Exhibits, Sheets PD2.8.0 — PD2.8.8 prepared by MacKay & Somps, dated April 2014, except as modified by these Conditions of Ap roval. 4. Covenants, Conditions and Restrictions PW First Final Map; Standard (CC&Rs). A Homeowners Association(s) shall modify with be formed by recordation of a declaration of successive Final Covenants, Conditions, and Restrictions to Maps govern use and maintenance of the landscape, decorative pavement and other features within the public right of way contained in the Agreement for Long Term Encroachments; all open space and common area landscaping; all stormwater treatment measures; trail improvements; and the EVAE through parcel 11. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that prohibits the amendment of those provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other related improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to these conditions of approval. 5. Phased Improvements. Right-of-way PW First Final Map Standard dedication and installation of public improvements may be done in phases as indicated on the Tentative Map and Site Development Review, subject to the review and approval of the City Engineer. With each phased Final Map, the City Engineer shall identify all improvements necessary to serve and access the phased lots created. All rights-of-way and improvements, including utilities and traffic signal installation and modifications, identified by the City Engineer for construction within the boundaries of each phase of the development shall be required with the Final Map for that phase. In addition, the City Engineer may require the Developer to perform off-site grading in order to conform site grading to the adjacent grade outside of the phase proposed for development. 6. Private street and common area PW Final Map Standard subdivision improvements. Common area improvements, private streets, private alleys and all other subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement for each respective tract. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways; enhanced street paving; parking spaces; street lights (wired underground) and appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities; striping and si na e; and fire hydrants. 7. Private Street Easements. Public Utility PW Final Map Standard Easements (PUE), Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) shall be established over the entire private street right-of-ways within all subdivisions. The PUE, SSE and WLE dedication statements on each Final Map are to recite that the easements are available for, but not limited to, the installation, access and maintenance of sanitary and storm sewers, water, electrical and communication facilities. Project entry monument signs and walls shall not be located within these easements. 8. Private Street Easements. The Developer PW Final Map Standard shall dedicate Emergency Vehicle Access Easements (EVAE) over the clear pavement width of all private streets and alleys. Easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 9. Intersections: The design of the PW Final Map or Public intersections shall be generally as shown on improvement plans Works the Tentative Map and the Site Development Review. The Developer shall submit details of the guard/entry gate layout in addition to a typical intersection layout showing the design for the ramps, sidewalks, entry walls, stop signs, landscape planters, street trees, crosswalk locations and decorative pavement to be approved by the City Engineer prior to the submittal of the Improvement Plans. Decorative pavement shall not be installed within crosswalks. Final design details shall be subject to review and approval by the City Engineer. 10. Monuments. Final Maps shall include private PW Monuments to be Public street monuments to be set in all private shown on Final Map Works streets. Private street monuments shall be set and installed prior to at all intersections and as determined by the acceptance of City Engineer. improvements 11. Stormwater Source Control. "No Dumping PW Grading/Approval of Standard Drains to Bay" storm drain medallions per City improvement plans Standard Detail CD-704 shall be placed on all public and private storm drain inlets. 12. Trash Capture. The project Stormwater PW Approval of Grading Standard Management Plan shall incorporate trash Improvement Plans capture measures such as screens, filters or CDSNortex units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 13. Grading. The toe of any slope shall be one PW Approval of Grading Standard foot back of sidewalk. The top of any slope Plans or issuance of shall be three feet back of walkway. Minor grading permit and exceptions may be made in the above slope on going design criteria to meet unforeseen design constraints subject to the approval of the City Engineer. 14. Front yard Grading: Finish grading for all PW Approval of Grading Standard front yards shall be of variable slope with a Plans or issuance of maximum of 3:1 between hinge points grading permit and located a minimum of fifteen feet (15') behind on going back-of-walk (10 feet if there is a building encroachment) and three feet (3') behind back of walk. 15. Curb Ramps: Curb ramp layouts are not PW Approval of Standard approved at this time. The number, location improvement plans and layout of all curb ramps shall be reviewed or start of and approved by the City Engineer with the construction Improvement Plans associated with each On going Final Map. All pedestrian ramps shall be designed and constructed to provide direct access to marked or unmarked crosswalks. Each pedestrian ramp shall be oriented such that it is aligned and parallel to the marked or unmarked crosswalk it is intended to serve. Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be provided, unless specifically approved by the City Engineer. 16. Utilities. All new utility service connections, PW Approval of Standard including electrical and communications, shall Improvement Plans be installed underground. Electrical or start of transformers shall be installed in underground construction vaults within an appropriate utility easement or On going public service easement. 17. Landscape Plans. Developer shall submit PW 1st submittal or Standard design development Landscape Plans with improvement plans the first plan check for the street improvement and approved with plans and final map for each respective tract. Final Map The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map. 18. Street Light and Joint Trench Plans. PW 1st submittal or Standard Streetlight Plans and Joint Trench Plans shall improvement plans be submitted with the first plan check for the and approved prior street improvement plans and final map for to Final Map each respective tract. The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. 19. Geotechnical Investigation. The Developer PW 1st submittal of Standard shall submit a design level geotechnical grading plans and investigation report defining and delineating on going any seismic hazard. The report shall be prepared in accordance with guidelines published by the State of California. The report is subject to review and approval by a City selected peer review consultant prior to the acceptance of each Final map. The applicant shall pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 20. Soils Report. The Developer shall submit a PW 1st submittal of Public detailed soils report prepared by a qualified grading and Works engineer, registered with the State of improvement plans California. The required report shall include On going recommendations regarding pavement sections for all project streets including Tassajara Road and all internal streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 21. Geotechnical Engineer Review and PW 1st submittal of Public Approval. The Project Geotechnical Engineer grading and Works shall be retained to review all final grading improvement plans plans and specifications. The Project On going Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. 22. Grading. The disposal site and haul truck PW Approval of grading Public route for any off-haul dirt materials shall be plans, or start of Works subject to the review and approval by the City construction or Engineer prior to the approval the issuance of grading improvement plans or issuance of a Grading permit Permit. If the Developer does not own the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off-haul material on their parcel. A grading plan may be required for the placement of the off-haul material. 23. Dust Control/Street Sweeping. The PW Start of construction Public Developer shall provide adequate dust control On going Works measures at all times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. 24. Underground Obstructions. Prior to PW Prior to grading and Standard demolition, excavation and grading on any construction portion of the project site, all underground obstructions (i.e., debris, septic tanks, fuel tanks, barrels, chemical waste) shall be identified and removed pursuant to Federal, State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City En ineer. 25. CLOMR-F. Prior to approval of the first "small PW Prior to approval of Public lot" Final Map that creates individual the first small lot Works residential lots within the existing Special Final Map that Flood Hazard Area (SFHA), the developer creates individual shall apply for and receive approval of either a residential lots Conditional Letter of Map Revision based on within the existing fill (CLOMR-F) from the Federal Emergency SFHA Management Agency (FEMA). A CLOMR-F shall be based upon the grading plan for the project and shall conclude that lots proposed to have structures for human occupancy will be removed from the SFHA. 26. LOMR-F. Prior to issuance of building permits PW Prior to issuance of Public for any buildings within the special flood Building Permits for Works hazard area, the Developer shall apply for and any buildings within receive approval of a Letter of Map Revision existing SFHA (LOMR) from the Federal Emergency Management Agency (FEMA). The LOMR shall be based upon the as-built grades of the building pads and shall determine that the pads are no longer within the SFHA. In the event FEMA does not approve the LOMR-F or FEMA review and approval is delayed beyond the time the developer wishes to occupy buildings, the developer shall submit, prior to occupancy, Elevation Certificates for all buildings within the flood hazard area demonstrating that buildings have been constructed in accordance with standards of the National Flood Insurance Program. TRACT 7515, lYlaster Tentative Ma 27. Landscape Features within Public Right of PW Final Map Standard Way. The Developer shall enter into an "Agreement for Long Term Encroachments" with the City for maintaining the landscape features within public Right of Way including frontage & median landscaping, decorative pavements, decorative bridge railings and special features (i.e. walls, monuments, fences, etc.), and landscaping and sidewalks along the west side of Tassajara Road from the project's northern frontage limit to the Fallon Road intersection as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Developer will be responsible for maintaining all decorative pavements including restoration required as the result of utility repairs. 28. Bulk Grading: The following bulk and rough PW Approval of grading Public grading shall be performed with Tract 7515 to plans or grading Works the satisfaction of the City Engineer: permit issuance for a. Grading as needed to construct the Tract 7515 backbone roadway improvements as required by these conditions of approval and as identified as Street A, Street B, Street C, Street D, Street E and Street F on the Tentative Map. b. Grading of Parcels 15 & 20 as needed for the installation of entry landscaping and monument features. c. Rough grading for the park on Parcel 16 as generally shown on Sheet 7 of the Tentative Map. d. Rough grading for the park on Parcel 21 as generally shown on Sheet 7 of the Tentative Map. e. Grading required for all required stormwater management measures. Grading for the individual neighborhoods such that no additional earth-moving activities will be required across completed roadways to complete the final grading as shown in the Tentative Maps packages for Tracts 7711- 7716, 8169 and 8170. 29. Public Streets: Developer shall construct all PW Approval of Public street improvements and offer for dedication improvement plans Works to the City of Dublin the rights of way for and final map Tassajara Road and all interior streets as shown on the Tentative Map as Parcel A (Street A and Street B) to the satisfaction of the City Engineer. This shall include all improvements to the existing bridges as shown on the Tentative Map including, but not limited to installation of decorative pedestrian railings. 30. Private Streets: The owner shall dedicate PW Approval of final Public private street right-of-way and install complete map and Works street improvements for the proposed private improvement plans streets within the development as shown on the Tentative Map as Parcels B and C (Street A, Street C, Street D, Street E and Street F). 31. Bridges. The Developer shall, prior to PW Prior to 1 st submittal Public preparation of Tract Improvement Plans, of improvement Works perform a certified inspection of the two (2) plans for Tract 7515 existing bridges to identify any existing structural deficiencies and required repairs. The inspection report shall be provided to the City for review and approval. All required and/or recommended repairs to the bridges shall be included in the Improvement Plans for Tract 7515. In addition, prior to acceptance of the two (2) existing bridges, the Developer shall prepare applications to the State of California, Department of Transportation (Caltrans) to request bridge numbers and to request the bridges be added to the National Bridge Inventory. Applications shall include all necessary as-built plans, calculations, photographs, and other information required by Caltrans. 32. Tassajara Road Frontage Improvements. PW Final map and Public The Developer shall dedicate right-of-way and improvement plans Works install complete roadway and utility for Tract 7515 improvements along the project's Tassajara Road frontage such that the half-street right- of-way width of Tassajara Road is sixty four feet (64'). In addition to the improvements shown on the Tentative Map, the Developer shall construct a forty-foot (40') wide raised landscaped median in general conformance with the Eastern Dublin Specific Plan and the Precise Plan adopted for Tassajara Road. The curb-to-median curb width shall be a minimum of thirty two feet (32') and include two 12' travel lanes and an 8' bike lane in the southbound direction. The median shall be designed and landscaped to allow the future construction of two 12' lanes (one lane each in the southbound and northbound directions). Required roadway and utility improvements for the widening of Tassajara Road along the project's frontage shall include, but are not limited to: installation of pavement, curb, gutter, sidewalk, curb ramps, drainage structures, stormwater treatment measures, street trees, median landscaping, irrigation, utilities, street lights, and fire hydrants. In addition, signing, striping, pavement conforms and transitions will be required to switch the existing pavement width on Tassajara Road to two lanes of northbound traffic. The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF) Section 1 credits for the cost of the improvements and design in an amount not to exceed the costs included in the 2010 EDTIF Update or subsequent updates. 33. Tassajara Road Off-Site Improvements: PW Final map and Public The Developer shall widen Tassajara Road improvement plans Works and install complete roadway and utility for Tract 7515 improvements from the project's northern frontage limit to the Fallon Road intersection such that the half-street right-of-way width of Tassajara Road is sixty four feet (64') and include two 12' travel lanes and an 8' bike lane in the southbound direction and a forty- foot (40') wide raised landscaped median in general conformance with the Eastern Dublin Specific Plan and the Precise Plan adopted for Tassajara Road. The median shall be designed and landscaped to allow the future construction of two 12' lanes (one lane each in the southbound and northbound directions). Required roadway and utility improvements for the widening of Tassajara Road shall include, but are not limited to: installation of pavement, curb, gutter, 6' separated sidewalk, 6' parkway strip, drainage structures, stormwater treatment measures, street trees, median landscaping, irrigation, utilities, traffic signal modification, street lights, and fire hydrants. In addition, signing, striping, pavement conforms and transitions will be required to switch the existing pavement width on Tassajara Road to two lanes of northbound traffic. The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF) Section 1 credits for the cost of the improvements and design in an amount not to exceed the costs included in the 2010 EDTIF Update or subsequent updates. 34. Fallon Road Off-Site Improvements: The PW Final map and Public Developer shall modify the existing median on improvement plans Works Fallon Road between Tassajara Road and for Tract 7515 Cydonia Court to provide one additional 12' travel lane in both the northbound and southbound directions. Required improvements shall include, but are not limited to: pavement widening; installation of landscape, trees and irrigation within the median; new median curb; stormwater treatment measures; and modification of traffic signals at the Fallon Road/Tassajara Road, Fallon Road/Silvera Ranch Drive and Fallon Road/Cydonia Court intersections. The Developer shall also install landscaping, street trees and irrigation within the existing median between Cydonia Court and the existing bridge to the south. In addition, signing and striping modifications will be required south of Cydonia Court to establish two thru lanes on Fallon Road in each direction. The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF) Section 1 credits for the cost of the improvements and design in an amount not to exceed the costs included in the 2010 EDTIF Update or subsequent updates. 35. Tassajara Road Traffic Signals: The PW Final map and Public Developer shall modify the Tassajara Road improvement plans Works traffic signals at Silvera Ranch Drive and at for Tract 7515 Quarry Lane School as needed to accommodate the Wallis Ranch and Tassajara Road improvements. 36. Traffic Signal Interconnect. The Developer PW Final map and Public shall interconnect existing signals at Fallon improvement plans Works Road/Tassajara Road and Silvera Ranch for Tract 7515 Drive/Tassajara Road. Project applicant shall provide one communication modem/switch at the signal controller at each location as well as one spare per signal location. 37. Traffic Signal Camera. The Developer shall PW Final map and Public install a traffic monitoring camera at the improvement plans Works Silvera Ranch Drive/Tassajara Road for Tract 7515 intersection and one at the Tassajara Road/Fallon Road intersection. 38. Temporary Walkway Tassajara Road: The PW Final map and Public Developer shall install a temporary 5-foot wide improvement plans Works asphalt concrete walkway within the existing for Tract 7515 right of way along the western frontage of Tassajara Road from the southern end of the project's frontage to the existing walkway approximately 2,000 linear feet to the south to the satisfaction of the City Engineer. 39. Regional Trail: The Developer shall dedicate PW Final map and Public Public Access Easements and construct a 10- improvement plans Works foot wide asphalt concrete trail with 2-foot rock for Tract 7515 shoulders on Parcels 13, 17, 18, 20 and 23 as shown on the Tentative Map to the satisfaction of the City Engineer. 40. Emergency Vehicle Access Easement: The PW Final map for Tract Public Developer shall dedicate to the public a 7515 Works minimum sixteen foot (16) wide Emergency Vehicle Access Easement (EVAE) through Lot 11 to provide access from Parcel 1 to Parcel 2 as shown on Page 6 of the Tentative Map. Final easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 41. Neighborhood Park on Parcel 16: The PW Final map and Public Neighborhood Park on Parcel 16 shall contain improvement plans Works a minimum of 4.0 acres and be shown on the for Tract 7515 Final Map as future parkland to be deeded to the City of Dublin by separate document. The parcel line shall be at the back of curb. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Tentative Map 7515 to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb and gutter. Neighborhood parkland credits will not be provided until the required grading and street improvements are complete or an agreement with the City is executed for the completion of the improvements. 42, PW Final map and Public Neighborhood Park on Parcel 21: The improvement plans Works Neighborhood Park shown on Parcel 21 on for Tract 7515 the Tentative Map shall contain a minimum of 3.7 acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by separate document. The park parcel lines shall be at the back of curb adjacent to Parcel A (internal public street) and twelve feet (12') behind the curb line along Tassajara Road as shown on the Tentative Map. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Tentative Map 7515 to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb, gutter and sidewalk along Tassajara Road. Neighborhood parkland credits will not be provided until the required grading and street improvements are complete or an agreement with the City is executed for the completion of the improvements. 43. Neighborhood Parks Utility Stubs: Storm PW Improvement Plans Public drainage, sanitary sewer, potable water, P Tract 7515 Works recycled water and electric services shall be Parks stubbed to the Neighborhood Parks at locations approved by the City Engineer and Parks & Community Services Director. 44. Master Drainage Plan: The Developer shall PW Final Map for tract Public provide a Master Drainage Plan for the 7515 or issuance of Works proposed development within the Tract 7515 grading permit, area to the satisfaction of the City Engineer. approval of grading tans 45. Drainage Release Easements: The PW Final Map Public Developer shall dedicate to the City of Dublin Works drainage release easements on any privately owned parcels (HOA or Trust) that accept storm drainage from public owned streets or parcels. 46. Stormwater Management. The provided PW Prior to approval of Public Stormwater Management Plan included with grading, Works the Tentative Map is approved in concept improvement plans only. The final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards outlined in Order No. 02-01-C0883, Water Quality Certification and Waste Discharge Requirements ("Order"), Wallis Ranch Project, issued by the San Francisco Bay Regional Water Quality Control Board. 47. Stormwater Management. If the project is PW Grading, Public developed in phases, suitable stormwater improvement plans Works treatment and hydromodification measures for each phase shall be installed with each phase such that the stormwater runoff from the impervious areas created or replaced within the boundaries of each phase shall be properly treated and metered with stormwater treatment and hydromodification measures constructed with that phase or in previous phases. 48. Storm Water Treatment Measures PW Final Map Standard Maintenance Agreement. Developer shall enter into an Agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 49. Landscape Improvements: All landscape PW Final Map and Public plantings, irrigation, decorative pavements, improvement plans Works and structures as approved with the Site for Tract 7515 Development Review within the public right of On going way, along all private roads dedicated with Tract 7515, along the regional trail corridor, within all common area parcels dedicated with Tract 7515, and within Parcels 15 & 20 related to gateway entry features shall be completed with Tract 7515 unless otherwise noted in the Conditions of Approval for the individual Neighborhoods. Landscape Plans for the required improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7515. 50. Grading for the EBRPD Trail: The Developer PW 1S phase of bulk Public shall rough grade the East Bay Regional Park grading plans Works District (EBRPD) easement for the proposed trail adjacent to the westerly boundary of the project from the current EBRPD staging area to the point where the applicant's trail intersects the easement; if EBRPD fulfills all of the following items: a. Provides the applicant a right of entry to the property from Camp Parks for the purposes of grading the easement. b. Provides approved grading plans for the proposed grading to be accomplished by the Developer. The grading plans shall be designed such that the grading balances without the need to import or off-haul dirt. c. Prepares all environmental documentation necessary. d. Provides all clearances and permits from Camp Parks, US Fish and Wildlife (USFW) and US Fish and Game (USFG) as well as any other agencies, environmental or otherwise (such as but not limited to Alameda County, City of Dublin, etc.) prior to any grading activity. e. Provides all drainage, stream bank stabilization, wildlife mitigation, and erosion control measures improvements. The developer shall not be required to provide any other improvements besides grading. The developer shall grade the EBRPD trail with the first phase of bulk grading that is started after EBRPD has fulfilled all the above items. If EBRPD has not fulfilled the above items prior to the start of the final rough grading phase of the Wallis Ranch project, this condition will no longer will be in effect. TRACT-7711: Neii hborlhood 1 51. Private Streets. The Developer shall dedicate PW Final Map and Public private street right-of-way and install complete improvement plans Works street improvements, including landscaping, for the proposed private streets — Street A, Street G, Street H, Street 1 and Street J — within the development as shown on the Tentative Map and the Site Development Review package. 52. Emergency Vehicle Access. The Developer PW Improvement Plans Standard shall construct a minimum twelve foot (12') F wide emergency vehicle access road within the Emergency Vehicle Access Easement (EVAE) dedicated on Parcel 11 with Tract 7515. The aggregate based section reflected on Sheet 3 of the Tentative Map is not approved. The pavement section for the access road shall be able to accommodate a 75,000 lb. load, shall be paved with an all- weather surface and shall be subject to approval by the City Engineer and Fire Marshall. 53. Emergency Vehicle Access. If at the time of PW Prior to Final Map Public Final Map approval for Tract 7711, the Final and Improvement Works Map for Neighborhood 2 (Tract 7712) has not Plans Fire yet been approved, the Developer shall be responsible for securing an emergency vehicle access easement (EVAE) and constructing the necessary roadway improvements through Parcel 2 of Tract 7515 to provide a second access to the site from Street A as shown on the Stage II PD Phasing Plan, Sheet PD2.7. The final location and design of the emergency vehicle access road through Parcel 2 of Tract 7515 shall be approved by the Alameda County Fire Department. The Final Map for Tract 7711 shall not be approved until the EVAE through Parcel 2 of Tract 7515 has been granted to the City by separate instrument. 54. Emergency Vehicle Access. Construction of PW Final Map and Public the emergency vehicle access road between F improvement plans, Works Neighborhoods 1 & 2 and through Parcel 2 of occupancy of 31St Tract 7515 connecting to Street A shall be unit in N1 completed to the satisfaction of the City Engineer and Fire Marshall prior to the issuance of Final Occupancy for the thirty first 31St unit within Neighborhood 1 (Tract 7711). 55. Parcel 10 Grading. Final grading on Parcel PW Grading, Public 10 of Tract 7515, including construction of the improvement plans Works proposed four foot dry stack retaining wall along Street A shall be completed with Tract 7711 such that no additional grading on Parcel 10 will be required when grading Tracts 7713 or 7714. 56. Parcel 11 Grading. The portions of Parcel 11 PW Grading, Public of Tract 7515 that are upslope from Tract improvement plans Works 7711 shall be finish graded with Tract 7711 to the satisfaction of the City Engineer. 57. Grading within Contra Costa County. Final PW Final Map, issuance Public Grading within Contra Costa County north of of grading permit Works Tract 7711, including the proposed herpetological fence as shown in the Tentative Map, shall be completed with Tract 7711. The Developer shall provide evidence of a Grading Permit, or similar approval, from Contra Costa County for the required grading prior to approval of the Final Map for Tract 7711. 58. Landscape Improvements: All landscape PW Improvement Plans, Public plantings, irrigation and other improvements Final Map Works as shown in the Site Development Review package within Parcel 10 of Tract 7515 and on Parcel 11 of Tract 7515 upslope of Tract 7711 shall be completed with Tract 7711. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7711. TRACT 7712 Nei hboirhood 2 59. Private Streets: The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Works street improvements, including landscaping, for the proposed private streets — Street D, Street L, Street M, Street N and Street O — within the development as shown on the Tentative Map and the Site Development Review package. 60. Access Gate. The Developer shall install the PW Improvement Plans Public access gate and all appurtenances on Street Works L as shown in the Site Development Review package at the connection to B Street. The gate shall allow vehicles to exit Neighborhood 2 on to B Street and allow both ingress and egress to/from Neighborhood 2 to emergency vehicles. 61. Parcel 11 Grading: The portions of Parcel 11 PW Grading, Public of Tract 7515 that are upslope from Tract Improvement Plans Works 7712 shall be finish graded with Tract 7712 to the satisfaction of the City Engineer. The Developer shall also construct all drainage facilities including, but not limited to concrete ditches, as shown on the Tentative Map, to the satisfaction of the City Engineer. 62. Parcel 12 Grading: Final grading on Parcel PW Grading, Public 12 of Tract 7515, including the proposed four Improvement Plans Works foot high dry stack retaining wall along Street A, shall be completed with Tract 7712 to the satisfaction of the City Engineer. 63. Landscape Improvements: All landscape PW Improvement Plans Public plantings, irrigation and other improvements P Works as shown in the Site Development Review package within Parcels 11 and 12 of Tract 7515 shall be completed with Tract 7712. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7712. TRACT771 (Neighborhood 3 64. Private Streets. The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Works street improvements for the proposed private streets — Street P, Alley A, Alley B, Alley C, Alley D and Alley E — within the development as shown on the Tentative Map and the Site Development Review package. 65. Street P. The Developer shall dedicate and PW Final Map Public secure the dedication of right-of-way and Works install roadway and utility improvements for Street P from the intersection with Street E to the northeastern boundary of the site as shown on the Tentative Map. Roadway improvements shall include all improvements between back-of-curbs and sidewalk improvements along the Tract 7713 frontage. Street P is a private road with a right-of-way width of forty six feet (46'). The applicant shall dedicate twenty three feet (23') of the required right-of way for Street P. The applicant shall also facilitate and secure the dedication of the remaining twenty three feet (23) of required right-of-way by the adjacent parcel owner (Parcel 4 of Tract 7515). Dedication of the required right-of-way by the owner of Parcel 4 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 7713. 66. Alley E. The Developer shall dedicate and PW Final Map Public secure the dedication of right-of-way and Works install complete roadway and utility improvements for Alley E between Street C and Street P as shown on the Tentative Map. Alley E is a private alley with a right-of-way width of twenty feet (20'). The applicant shall dedicate ten feet (10) of the required right-of way for Alley E. The applicant shall also facilitate and secure the dedication of the remaining ten feet (10) of required right-of- way by the adjacent parcel owner (Parcel 4 of Tract 7515). Dedication of the required right- of-way by the owner of Parcel 4 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 7713. 67. Parcel B. Parcel B shall be a private common PW Final Map Public area owned and maintained by the F Works Homeowner's Association. The Developer Fire shall dedicate to the public a minimum ten foot (10) wide Emergency Vehicle Access Easement (EVAE) and Trail Easement through Parcel B to provide access from Street P to Street A as shown on Page 4 of the Tentative Map. Final Easement geometry shall be subject to the approval of the City En ineer and Fire Marshall. 68. Parcel 10 Grading. The portions of Parcel 10 PW that are upslope from Tract 7713 shall be finish graded with Tract 7713 to the satisfaction of the City Engineer such that no additional grading on Parcel 10 will be re uired when grading Tract 7711. 69. Landscape Improvements: All landscape PW Improvement Plans Public plantings, irrigation and other improvements Works as shown in the Site Development Review package within the Common Area Parcels A and B shall be completed with Tract 7713. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 771,3. TRACT?714 Nei hborhaod 4 70. Private Streets. The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Works street improvements for the proposed private streets —Street P, Street Q, Street R and Alley E — within the development as shown on the Tentative Map and the Site Development Review package. 71. Street P. The Developer shall dedicate and PW Final Map and Public secure the dedication of right-of-way and Improvement plans Works install roadway and utility improvements for Street P between Alley E and Street Q as shown on the Tentative Map. Roadway improvements shall include all improvements between back-of-curbs and sidewalk improvements along the Tract 7714 frontage. Street P is a private road with a right-of-way width of forty six feet (46'). The applicant shall dedicate twenty three feet (23) of the required right-of way for Street P. The applicant shall also facilitate and secure the dedication of the remaining twenty three feet (23) of required right-of-way by the adjacent parcel owner (Parcel 3 of Tract 7515). Dedication of the required right-of-way by the owner of Parcel 3 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 7714. 72. Alley E. The Developer shall dedicate and PW Final Map Public secure the dedication of right-of-way and Works install complete roadway and utility improvements for Alley E between Street C and Street P as shown on the Tentative Map. Alley E is a private alley with a right-of-way width of twenty feet (20'). The applicant shall dedicate ten feet (10') of the required right-of way for Alley E. The applicant shall also facilitate and secure the dedication of the remaining ten feet (10') of required right-of- way by the adjacent parcel owner (Parcel 3 of Tract 7515). Dedication of the required right- of-way by the owner of Parcel 3 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 7714. 73. Parcel A. Parcel A shall be a private common PW Final Map Public area to be owned and maintained by the P Works Homeowner's Association. 74. Private Yard and Access Easements: The PW Final Map Public Private Yard Easements and Access Works Easements over the paseos shall be shown on the Final Map to be dedicated under separate instrument. 75. Parcel 10 Grading. The portions of Parcel 10 PW Grading Plans Public that are upslope from Tract 7714 shall be Works finish graded with Tract 7714 to the satisfaction of the City Engineer such that no additional grading on Parcel 10 will be required when grading Tract 7711. 76. Grading within Contra Costa County. Final PW Final Map, Issuance Public Grading within Contra Costa County north of of grading permit Works Tract 7714, including the proposed herpetological fence as shown on the Tentative Map, shall be completed with Tract 7714. The Developer shall provide evidence of a Grading Permit, or similar approval, from Contra Costa County for the required grading prior to approval of the Final Map for Tract 7714. 77. Landscape Improvements: All landscape PW Improvement Plans Public plantings, irrigation and other improvements and Final Map Works as shown in the Site Development Review package within the Common Area Parcel A shall be completed with Tract 7714. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7714. TRACT 7715 (Neighborhood 6 78. Private Streets. The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Works street improvements for the proposed private streets —Street F, Alley F and Alley G — within the development as shown on the Tentative Map and the Site Development Review package. 79. Street F. The Developer shall dedicate and PW Final Map and Public secure the dedication of right-of-way and Improvement plans Works install roadway and utility improvements for Street F between Street C and Street D as shown on the Tentative Map. Roadway improvements shall include all improvements between back-of-curbs and sidewalk improvements along the Tract 7715 frontage. Street F is a private collector road with a right- of-way width of forty six feet (46'). The applicant shall dedicate twenty three feet (23') of the required right-of way for Street F. The applicant shall also facilitate and secure the dedication of the remaining twenty three feet (23') of required right-of-way by the adjacent parcel owner (Parcel 6 of Tract 7515). Dedication of the required right-of-way by the owner of Parcel 6 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 7715. 80. Landscape Improvements: All landscape PW Final Map and Public plantings, irrigation and other improvements Improvement plans Works as shown in the Site Development Review package within the Common Area Parcels A and B shall be completed with Tract 7715. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7715. TRACT 7716 Nei bborhood fi 81. Private Streets. The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Works street improvements for the proposed private streets —Street F, Alley H, Alley 1, Alley J, Alley K and Alley L — within the development as shown on the Tentative Map and the Site Development Review package. 82. Private Alley Areas from Street D. The PW Final Map Public Developer shall dedicate private street right- P Improvement Plans Works of-way and install complete street improvements for the adjacent Street D following areas shown on the Tentative Map area between Lots 14/15 and area between Lots 16/17, area between Lots 18/19 and area between Lots 20/21 — within the development and shown on the Tenetative Map/Site Development Review package. Areas shall be given Parcel designations on the Final Map and given Alley designations on the Improvement Plans. 83. Street F. The Developer shall dedicate and PW Final Map Public secure the dedication of right-of-way and Improvement Plans Works install roadway and utility improvements for Street F between Street C and Street D as shown on the Tentative Map. Roadway improvements shall include all improvements between back-of-curbs and sidewalk improvements along the Tract 7716 frontage. Street F is a private collector road with a right- of-way width of forty six feet (46'). The applicant shall dedicate twenty three feet (23') of the required right-of way for Street F. The applicant shall also facilitate and secure the dedication of the remaining twenty three feet (23') of required right-of-way by the adjacent parcel owner (Parcel 5 of Tract 7515). Dedication of the required right-of-way by the owner of Parcel 5 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 7716. 84. Landscape Improvements: All landscape PW Final Map Public plantings, irrigation and other improvements Improvement Plans Works as shown in the Site Development Review package within the Common Area Parcels shall be completed with Tract 7716. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7716. TRACT 8174 ei hborhood 7 85. Private Streets. The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Works street improvements for the proposed private streets —Street S, Alley M, Alley N, Alley O, Alley P and Alley Q — within the development as shown on the Tentative Map and the Site Development Review package. 86. Street S. The Developer shall dedicate and PW Final Map Public secure the dedication of right-of-way and Improvement Plans Works install roadway and utility improvements for Street S between Street C and Street D as shown on the Tentative Map. Roadway improvements shall include all improvements between back-of-curbs and sidewalk improvements along the Tract 8170 frontage. Street S is a private collector road with a right- of-way width of forty six feet (46'). The applicant shall dedicate twenty three feet (23') of the required right-of way for Street S. The applicant shall also facilitate and secure the dedication of the remaining twenty three feet (23') of required right-of-way by the adjacent parcel owner (Parcel 8 of Tract 7515). Dedication of the required right-of-way by the owner of Parcel 8 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 8170. 87. Landscape Improvements: All landscape PW Final Map Public plantings, irrigation and other improvements Improvement Plans Works as shown in the Site Development Review package within the Common Area Parcels A — D shall be completed with Tract 8170. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 8170. TRAC ' $169 Wei hborhood 8 88. Private Streets. The Developer shall dedicate PW Final Map Public private street right-of-way and install complete Improvement Plans Works street improvements for the proposed private streets —Street S, Street T and Street U — within the development as shown on the Tentative Map and the Site Development Review package. 89. Street S. The Developer shall dedicate and PW Final Map Public secure the dedication of right-of-way and Improvement Plans Works install roadway and utility improvements for Street S between Street C and Street D as shown on the Tentative Map. Roadway improvements shall include all improvements between back-of-curbs and sidewalk improvements along the Tract 8169 frontage. Street S is a private collector road with a right- of-way width of forty six feet (46'). The applicant shall dedicate twenty three feet (23') of the required right-of way for Street S. The applicant shall also facilitate and secure the dedication of the remaining twenty three feet (23') of required right-of-way by the adjacent parcel owner (Parcel 7 of Tract 7515). Dedication of the required right-of-way by the owner of Parcel 7 of Tract 7515 shall be recorded prior to approval of the Final Map for Tract 8169. 90. Landscape Improvements: All landscape PW On going Standard plantings, irrigation and other improvements as shown in the Site Development Review package within the common areas shall be completed with Tract 8170. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 8170. PUBLIC WORKS STANDARD CONDITIONS: GENERAL 91. Developer shall comply with the following City PW On going Standard of Dublin Public Works Standard Conditions of Approval ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. Standard Conditions shall apply to Vesting Tentative Tract Maps 7515, 7711-7616, 8169 and 8170. 92. The Developer shall comply with the PW On going Standard Subdivision Map Act, the City of Dublin Subdivision, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 93. The Developer shall defend, indemnify, and PW On going Standard hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees 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 related to this project (Tract Map 8102) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law-, provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 94. In the event that there needs to be clarification PW On going Standard to these Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 95. If there are conflicts between the Tentative PW On going Standard Map approval and the SDR approval pertaining to mapping or public improvements the Tentative Map shall take precedent. A reement"and,Bonds y 96. The Developer shall enter into a Tract PW First Final Map & Standard Improvement Agreement with the City for all Successive Maps public improvements including any required offsite storm drainage or roadway improvements that are needed to serve the Tract that have not been bonded with another Tract Improvement Agreement. 97. The Developer shall provide performance PW First Final Map & Standard (100%), and labor & material (100%) Successive Maps securities to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) Fees 98 The Developer shall pay all applicable fees in PW Zone 7 and Standard effect at the time of building permit issuance Parkland In-Lieu including, but not limited to, Planning fees, Fees due prior to Building fees, Dublin San Ramon Services filing each Final District fees, Public Facilities fees, Dublin Map, other fees Unified School District School Impact fees, required with Public Works Traffic Impact fees, Alameda issuance of building County Fire Services fees, Noise Mitigation permits fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees and any other fees as noted in the Development Agreement. 99. The Developer shall dedicate parkland or pay PW Prior to filing final Standard in-lieu fees in the amounts and at the times map set forth in City of Dublin Resolution No. 60- 99, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195-99. Permits 100. Developer shall obtain an Encroachment PW Start of work Standard Permit from the Public Works Department for all construction activity within the public right- of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 101. Developer shall obtain a Grading/Sitework PW Start of work Standard Permit from the Public Works Department for all grading and private site improvements that serves more that one lot or residential condominium unit. 102. Developer shall obtain all permits required by PW Start of work Standard other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the ermits to the Public Works Department. Submituls, 103. All submittals of plans and Final Maps shall PW Approval of Standard comply with the requirements of the "City of improvement plans Dublin Public Works Department Improvement or final map Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 104. The Developer will be responsible for PW Approval of Standard submittals and reviews to obtain the approvals improvement plans of all participating non-City agencies. The or final map Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 105. Developer shall submit a Geotechnical PW Approval of Standard Report, which includes street pavement improvement plans, sections and grading recommendations. grading plans or final ma 106. Developer shall provide the Public Works PW Acceptance of Standard Department a digital vectorized file of the improvements and "master" CAD files for the project when the release of bonds Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. Final Gila 107. All Final Maps shall be substantially in PW Approval of Final Standard accordance with the Tentative Maps approved Map with this application, unless otherwise modified by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 108. All rights-of-way and easement dedications PW Approval of Final Standard required by the Tentative Map shall be shown Map on the Final Map. 109. Any phasing of the final mapping or PW Approval of Final Standard improvements of a Tentative Map is subject to Map the approval and conditions of the City En ineer. 110. Street names shall be assigned to each PW Approval of Final Standard public/private street pursuant to Municipal Map Code Chapter 7.08. The approved street names shall be indicated on the Final Map. 111. PW Monuments to be Standard All Final Maps shall include street monuments shown on final map to be set in all public streets. and installed prior to acceptance of improvements Easements 112. The Developer shall obtain abandonment from PW Approval of Standard all applicable public agencies of existing improvement plans easements and right of ways that will no or appropriate final longer be used. map 113. The Developer shall acquire easements, PW Approval of Standard and/or obtain rights-of-entry from the adjacent improvement plans property owners for any improvements on or appropriate final their property. The easements and/or rights- map of-entry shall be in writing and copies furnished to the City Engineer. Gradin 114. The Grading Plan shall be in conformance PW Approval of grading Standard with the recommendations of the Geotechnical plans or issuance of Report, the approved Tentative Map and/or grading permits. Site Development Review, and the City design On going standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 115. A detailed Erosion Control Plan shall be PW Approval of grading Standard included with the Grading Plan approval. The plans or issuance of plan shall include detailed design, location, grading permits. and maintenance criteria of all erosion and On going sedimentation control measures. 116. Tiebacks or structural fabric for retaining walls PW Approval of grading Standard shall not cross property lines, or shall be plans or issuance of located a minimum of 2' below the finished grading permits. grade of the upper lot. On going Im roverhents ; 117. The public improvements shall be constructed PW Approval of grading Standard generally as shown on the Tentative Map plans or issuance of and/or Site Development Review. However, grading permits. the approval of the Tentative Map and/or Site On going Development Review is not an approval of the specific design of the drainage, sanitary sewer, water, and street improvements. 118. All public improvements shall conform to the PW Approval of Standard City of Dublin Standard Plans and design improvement plans requirements and as approved by the City or start of construction. Engineer. On going 119. Public streets shall be at a minimum 1% slope PW Approval of Standard with minimum gutter flow of 0.7% around improvement plans bumpouts. Private streets and alleys shall be or start of at minimum 0.5% slope. construction. On going 120. Curb Returns on arterial and collector streets PW Approval of Standard shall be 40-foot radius, all internal public improvement plans streets curb returns shall be minimum 30-foot or start of radius (36-foot with bump outs) and private construction. streets/alleys shall be a minimum 20-foot On going radius, or as approved by the City Engineer. Curb ramp locations and design shall conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 121. Any decorative pavers/paving installed within PW Approval of Standard City right-of-way shall be done to the improvement plans satisfaction of the City Engineer. Where or start of decorative paving is installed at signalized construction. intersections, pre-formed traffic signal loops On going shall be put under the decorative pavement. Decorative pavements shall not interfere with the placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association. 122. The Developer shall install all traffic signs and PW Occupancy of units Standard pavement marking as required by the City or acceptance of En ineer. improvements. 123. Street light standards and luminaries shall be PW Occupancy of units Standard designed and installed per approval of the City or acceptance of Engineer. The maximum voltage drop for improvements. streetlights is 5%. 124. The Developer shall construct bus stops and PW Occupancy of units Standard shelters at the locations designated and or acceptance of approved by the LAVTA and the City improvements. Engineer. The Developer shall pay the cost of procuring and inst Iling these improvements. 125. Developer shall construct all potable and PW Occupancy of units Standard recycled water and sanitary sewer facilities or acceptance of required to serve the project in accordance improvements. with DSRSD master plans, standards, specifications and requirements. 126. Fire hydrant locations shall be approved by PW Occupancy of units Standard the Alameda County Fire Department. A or acceptance of raised reflector blue traffic marker shall be improvements. installed in the street opposite each hydrant. 127. The Developer shall furnish and install street PW Occupancy of units Standard name signs for the project to the satisfaction or acceptance of of the City Engineer. improvements. 128. Developer shall construct gas, electric, cable PW Occupancy of units Standard TV and communication improvements within or acceptance of the fronting streets and as necessary to serve improvements. the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. 129. All electrical, gas, telephone, and Cable TV PW Occupancy of units Standard utilities, shall be underground in accordance or acceptance of with the City policies and ordinances. All improvements. utilities shall be located and provided within public utility easements and sized to meet utility ompany standards. 130. All utility vaults, boxes and structures, unless PW Occupancy of units Standard specifically approved otherwise by the City or acceptance of Engineer, shall be underground and placed in improvements. landscape areas and screened from public view. Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. Construction 131. The Erosion Control Plan shall be PW On-going as needed Standard implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 132. If archaeological materials are encountered PW On-going as needed 1993 during construction, construction within 100 EDEIR feet of these materials shall be halted until a MM professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 133. Construction activities, including the PW On-going as needed Standard maintenance and warming of equipment, shall be limited to Monday through Friday, and non- City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City En ineer on a case-by-case basis. 134. Developer shall prepare a construction noise PW Start of construction Standard management plan that identifies measures to implementation and be taken to minimize construction noise on on-going as needed surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 135. Developer shall prepare a plan for PW Start of construction Standard construction traffic interface with public traffic implementation and on any existing public street. Construction on-going as needed traffic and parking may be subject to specific re uirements by the City Engineer. 136. The Developer shall be responsible for PW On-going Standard controlling any rodent, mosquito, or other pest problem due to construction activities. 137. The Developer shall be responsible for PW On-going Standard watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 138. The Developer shall provide the Public Works PW Issuance of Building Standard Department with a letter from a registered civil permits or en ineer or surveyor stating that the building acceptance of pads have been graded to within 0.1 feet of improvements the grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. Storm Water Quality NPDES 139. Prior to any clearing or grading, the Developer PW Start of any Standard shall provide the City evidence that a Notice of construction Intent (NOI) has been sent to the California activities State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 140. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management prepared prior to Practices (BMPs) appropriate to the project approval of construction activities. The SWPPP shall improvement plans, include the erosion control measures in implementation prior accordance with the regulations outlined in the to start of most current version of the ABAG Erosion and construction and on- Sediment Control Handbook or State going as needed. Construction Best Management Practices Handbook. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk