HomeMy WebLinkAbout8.2 Attch 2 Exh A CC Reso SDR VTM RESOLUTION NO. XX-14
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
ADOPTING A RESOLUTION APPROVING A
SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE
MAP 8171 FOR 437 UNITS COMPRISED OF 330 SINGLE FAMILY DETACHED HOMES AND
107 ATTACHED TOWNHOME/CONDOMINIUM UNITS IN SIX NEIGHBORHOODS ON A 64-
ACRE SITE KNOWN AS DUBLIN RANCH SUBAREA 3 LOCATED NORTH OF DUBLIN
BOULEVARD, SOUTH OF CENTRAL PARKWAY, EAST OF LOCKHART STREET, AND
WEST OF FALLON ROAD IN THE EASTERN DUBLIN SPECIFIC PLAN AREA
(PLPA-2013-00033) (APN 985-0027-012)
WHEREAS, the Applicant, Kevin Fryer on behalf of Integral Communities, submitted
applications for an 64-acre site known as Dublin Ranch Subarea 3 ("Project Site"); and
WHEREAS, the Project Site is located along the north side of Dublin Boulevard, south of
Central Parkway, east of Lockhart Street, and west of Fallon Road within the Eastern Dublin
Specific Plan and the Dublin Ranch planned community; 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 by the City Council by Resolution No. 51-93,
subsequent Addenda dated May 4, 1993 and August 22, 1994, and by a Negative Declaration
for Dublin Ranch Areas B - E adopted by Resolution 140-97; and
WHEREAS, on February 18, 2014, the City Council adopted Resolution 17-14 approving
a CEQA Addendum for the proposed project; and
WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted
Resolution 19-14 approving amendments to the General Plan and Eastern Dublin Specific Plan;
and
WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted
Ordinance 05-14 approving a Planned Development Rezone with a related Stage 1
Development Plan for Dublin Ranch Subarea 3; and
WHEREAS, on April 29, 2014, the Planning Commission held a public hearing and
adopted Resolution 14- X recommending that the City Council approve the requested Stage 2
Development Plan consistent with the requested land use amendments and adopted Resolution
14-XX recommending that the City Council adopt a Resolution approving the requested Site
Development Review and Vesting Tentative Map 8171; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
EXHIBIT A TO
ATTACHMENT 2
WHEREAS, a Staff Report was submitted recommending that the City Council approve
the Site Development Review and Vesting Tentative Tract 8171; and
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 437 residential units in six neighborhoods within Dublin Ranch
Subarea 3 located along the north side of Dublin Boulevard, south of Central Parkway, east of
Lockhart Street, and west of Fallon Road:
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 designation of
Medium Density residential and Medium-High Density Residential; and 4) the project
complies with the development standards established in the Planned Development
Plan.
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 subdivision, and the
surrounding properties; and 2) the project complies with the development regulations
set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA
2013-00033.
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; and 3) the
project will serve the current buyer profile and market segment anticipated for this
area.
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 various as well as commercial and office spaces; 2)
The Project provides residential development in an area that supports residential
uses, and the sports park to the north, but is also a transition to planned medical
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center and mixed uses to the south and east; and 3) the project site is fully served by
public services and existing roadways.
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 Map for the
proposed project; 2) grading on the site will ensure that much of the development is
behind the small hill and not visible from Interstate Highway 580 (1-580); 3)
landscaping, the perimeter infrastructure 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
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 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 series of paseos and footpaths; 3) common
area open space has been provided in the form of a preservation area along a natural
drainage way; 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 Dublin Ranch master plan; and 3) development of this project will
conform to the major improvements already installed 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 Vesting Tentative Map 8171:
Vesting Tentative Tract 8171
A. The proposed Vesting Tentative Map 8171 is consistent with the intent of applicable
subdivision regulations and related ordinances for Dublin Ranch and the Eastern Dublin
Specific Plan area.
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B. The design and improvements of the proposed Vesting Tentative Map 8171 are
consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as
they relate to the subject property in that it is a subdivision for implementation consistent
with adjacent residential neighborhoods designated for this type of development.
C. The proposed Vesting Tentative Map 8171 is 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 Vesting Tentative Map 8171 will have adequate
access to major constructed or planned improvements as part of the Dublin Ranch
master plan.
E. Project design, architecture, and concept have been integrated with topography of the
project site created by the Vesting Tentative Tract Map 8171 to incorporate 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 and Addendum would be
applicable as appropriate for addressing or mitigating any potential environmental
impacts identified.
G. The proposed Vesting Tentative Map 8171 will 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 subdivision will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves of the Site
Development Review permit for the proposed project of 437 residential units in six
neighborhoods within the 64-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, KTGY Group Architecture + Planning, and R3 Studios Landscape Architecture dated
received April 23 2014 subject to the conditions included below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting
Tentative Map 8171 for 437 residential units in six neighborhoods within the 64-acre site
prepared by MacKay & Somps dated April 23, 2014 subject to the conditions included below.
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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. [PL.1 Planning, [Bl Building, [POI Police,
[PW1 Public Works FP&CSJ Parks & Community Services, ADMI Administration/City Attorney,
[FINI Finance, [Fl Alameda County Fire Department, [DSRI Dublin San Ramon Services District,
[C01 Alameda County Department of Environmental Health, [Z71 Zone 7.
RESPON. WHEN
No. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review PL Expiration Planning
approval is for the Dublin Ranch Subarea 3 Date
(PLPA-2013-00033). This approval shall be as
generally depicted and indicated on the project
plans prepared by MacKay and Somps, KTGY
Group Architecture + Planning, and R3 Studios
Landscape Architecture dated received April 23,
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 After 8.96.020.
approval or the Permit shall lapse and become Effective D
null and void. If there is a dispute as to whether Date
the Permit has 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 PL Prior to DMC
decision-maker may, upon the Applicant's Expiration 8.96.020.
written request for an extension of approval Date E
prior to expiration, upon 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.
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RESPON. WHEN
No. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
4. Compliance. The Applicant/Property Owner PL On-going DMC
shall operate this use in compliance with the 8.96.020.
Conditions of Approval of this Site Development F
Review 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. Various Building Standard
The Applicant/ Developer shall comply with Permit
applicable City of Dublin Fire Prevention Issuance
Bureau, Dublin Public 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, Permit
but not limited to Alameda County Flood Issuance
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 permits to the Public Works
Department.
8. Fees. Applicant/Developer shall pay all Various Building Various
applicable fees in effect at the time of building Permit
permit issuance, including, but not limited to, Issuance
Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services
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RESPON. WHEN
No. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
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 Administr
indemnify, and hold harmless the City of Dublin ation/City
and its agents, officers, and employees from Attorney
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 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.
10. Clarification of Conditions. In the event that PW On-going Public
there needs to be clarification to the Conditions Works
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 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. Lighting. Lighting is required over exterior PL, PW Building Municipal
entrances/doors. Exterior lighting used after Permit Code
daylight hours shall be adequate to provide for Issuance
RESPON. WHEN
No. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
security needs.
13. 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.
14. Public Art Contribution. Developer shall fulfill PL On-going Planning
the Public Art Contribution through the provision
of in-lieu fees. Prior to the recordation of the
final map for the project, Developer shall obtain
the total building valuation of the project from
the Building Official, and the value of the
applicant's required public art project shall be
determined by the Community Development
Director . Prior to occupancy of the first
structure in the project, the Developer shall (a)
secure completion of the public art project, in a
manner deemed satisfactory by the City
Manager; and (b) execute an agreement
between the City and the Developer, prior to
occupancy of the first structure in the project,
which sets forth the ownership, maintenance
responsibilities, and insurance coverage for the
public art project.
15. Satellite Dishes: Prior to the issuance of PL On-going DMC
Building Permits, the Developer's Architect shall 8.96.020.
prepare a plan for review and approval by the D
Director of Community Development and the
Chief Building Official that provides a consistent
and unobtrusive location for the placement of
individual satellite dishes. Individual conduit will
be run from the individual residential unit to the
location on the building to limit the amount of
exposed cable required to activate any satellite
dish. It is preferred that where chimneys exist,
that the mounting of the dish be incorporated
into the chimney. In instances where the
buildings have mechanical wells
(Neighborhoods 4 and 6) that those buildings
provide locations within the well for individual
unit connections. In instances where neither
chimneys nor mechanical wells exist, then the
plan shall show a common and consistent
location for satellite dish placement to eliminate
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the over proliferation, haphazard and irregular
placement.
The Covenants Conditions and Restrictions
(CC&R's) shall contain language stating that the
individual units contain conduit and central
locations for satellite dish connections and
failure to use those conduits and locations (if the
resident has or wants a satellite dish) will
constitute a violation of those CC&R's. The
penalty for that violation shall be specified.
Additionally, prior to the issuance of building
permits, the developer shall prepare a
disclosure statement to be signed by every first
time home purchaser indicating that utilizing this
dedicated conduit and central mounting location
is a requirement if a satellite dish is installed.
LANDSCAPING
16. Design Development Submittals: Developer PL On-going Planning
shall submit design development landscape
plans, showing details, sections, and
supplemental information as necessary to
accurately reflect site topography and design
coordination of the various design features and
elements including utility location.
17. Landscape Plans: Developer shall submit for PL On-going Planning
review final Landscape Plans showing
coordinated grades, walls, fencing, walkways,
patios, drive aisles, proposed trees, shrubs and
ground covers, utilities and any other site
features. The landscape plans shall be
submitted prior to the approval of the Grading
Plans and Improvement Plans.
18. Building Materials: All building materials, brick PL On-going Planning
veneer, stone, stucco, siding etc. shall be
brought to with 6" of the adjacent ground surface
when the surface is dirt and 2" when the
adjacent surface is concrete asphalt or another
impervious surface. Additionally, all enhanced
building materials, such as, but not limited to,
brick veneer, stone, and simulated wood siding
shall turn the corner of portion of the accented
elevation and continue to the nearest change in
wall plane to give the appearance of a competed
design element. This shall be done to avoid the
look of a veneer window and door opening in
wall planes where enhanced materials are used
shall have the enhanced materials returned into
the opening.
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STANDARD SITE DEVELOPMENT REVIEW CONDITIONS
19. All projects approved by the City of Dublin shall PL Installation Standard
meet the following standard conditions, if of
applicable, unless specifically exempted by the Accessory
Community Development Department. Structure
20. Final building and site development plans shall PL Construction Standard
be reviewed and approved by the Community
Development Department staff prior to the
issuance of a building permit. All such plans
shall insure:
a. That standard commercial or residential
security requirements as established by
the Dublin Police Department are
provided.
b. That ramps, special parking spaces,
signing, and other appropriate physical
features for the handicapped, are provided
throughout the site for all publicly used
facilities.
c. That continuous concrete curbing is
provided for all parking stalls.
d. That exterior lighting of the building and
site is not directed onto adjacent
properties and the light source is shielded
from direct offsite viewing.
e. That all mechanical equipment, including
electrical and gas meters, is architecturally
screened from view, and that electrical
transformers are either underground or
architecturally screened.
f. That all trash enclosures are of a sturdy
material (preferably masonry) and in
harmony with the architecture of the
building(s).
g. That all vents, gutters, downspouts,
flashings, etc., are painted to match the
color of adjacent surface.
h. That all materials and colors are to be as
approved by the Dublin Community
Development Department. Once
constructed or installed, all improvements
are to be maintained in accordance with
the approved plans. Any changes, which
affect the exterior character, shall be
resubmitted to the Dublin Community
Development Department for approval.
i. That each parking space designated for
compact cars be identified with a
pavement marking reading "Small Car-
lo
Only" or its equivalent, and additional
signing be provided if necessary.
j. That all exterior architectural elements
visible from view and not detailed on the
plans be finished in a style and in
materials in harmony with the exterior of
the building.
k. That all other public agencies that require
review of the project be supplied with
copies of the final building and site plans
and that compliance be obtained with at
least their minimum Code requirements.
21. Final landscape plans, irrigation system plans, PL On-going Standard
tree preservation techniques, and guarantees,
shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the
building permit. All such submittals shall insure:
a. That plant material is utilized which 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. In unusual
circumstances, and if approved by Staff, a
manual or quick coupler system may be
used.
e. That concrete curbing is to be used at the
edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5
feet in height are rounded both
horizontally and vertically.
g. That all cut and fill slopes graded and not
constructed on by September 1, of any
given year, are hydro seeded with
perennial or native grasses and flowers,
and that stock piles of loose soil existing
on that date are hydro seeded in a similar
manner.
h. 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.
I. That a guarantee from the owners or
contractors shall be required guaranteeing
all shrubs and ground cover, all trees, and
the irrigation system for one year.
j. That a permanent maintenance
agreement on all landscaping will be
required from the owner insuring regular
irrigation, fertilization and weed
abatement.
22. Final inspection or occupancy permits will not be PL Issuance of Standard
granted until all construction and landscaping is Building
complete in accordance with approved plans Permits
and the conditions required by the City.
BUILDING
23. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes Completion
and ordinances in effect at the time of building
permit.
24. Retaining Walls. All retaining walls over 30 B Through Standard
inches in height and in a walkway shall be Completion
provided with guardrails. All retaining walls over
24 inches with a surcharge or 36 inches without
a surcharge shall obtain permits and inspections
from the Building & Safety Division.
25. Phased Occupancy Plan. If occupancy B Occupancy Standard
is requested to occur in phases, then all physical of any
improvements within each phase shall be affected
required to be completed prior to occupancy of building
any buildings 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
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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.
26. Building Permits. To apply for building B Issuance Standard
permits, Applicant/Developer shall submit five of Building
(5) sets of construction plans to the Building & Permits
Safety Division 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.
27. Construction Drawings. Construction plans B Issuance Standard
shall be fully dimensioned (including building of building
elevations) accurately drawn (depicting all permits
existing and 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 plan and details shall be consistent
with each other.
28. Air Conditioning Units. Air conditioning units B Occupancy Standard
and ventilation ducts shall be screened from of Unit
public view with materials compatible to the
main building and shall not be roof mounted.
Units shall be permanently installed on concrete
pads or other non-movable materials 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.
29. Temporary Fencing. Temporary Construction B Through Standard
fencing shall be installed along the perimeter of Completion
all work under construction.
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30. B Standard
Addressing Prior to
a. Provide a site plan with the City of release of
Dublin's address grid overlaid on the addresses
plans (1 to 30 scale). Highlight all
exterior door openings 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. Prior to
The Building Official shall approve plan
prior to issuance of the first building permitting
permit. (Prior to permitting)
c. Addresses will be required on the front of
the dwellings. Addresses are also Prior to
required near the garage door opening if permitting
the opening is not on the same side of
the dwelling as the front door.
d. Townhomes / Condos are required to
have address ranges posted on street
side of the buildings.
e. Address signage shall be provided as per Occupancy
the Dublin Residential Security Code. of any Unit
f. Exterior address numbers shall be
backlight and be posted in such a way Occupancy
that they may be seen from the street. of any Unit
g. Driveways servicing more than one (1) Prior to
individual dwelling unit shall have a permit
minimum of 4 inch high identification issuance,
numbers, noting the range of unit and
numbers placed at the entrance to each through
driveway at a height between 36 and 42
inches above grade. The light source completion
shall be provided with an uninterruptible Prior
AC power source or controlled only by permit
t
issuance,
photoelectric device.
and
through
com letion
31. Engineer Observation. The Engineer of record B Scheduling Standard
shall be retained to provide observation services the final
for all components of the lateral and vertical frame
design of the building, including nailing, hold- inspection
downs, straps, shear, roof diaphragm and
structural frame of building. A written report
shall be submitted to the City Inspector pLior to
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scheduling the final frame inspection.
32. Foundation. Geotechnical Engineer for the B Permit Standard
soils report shall review and approve the issuance
foundation design. A letter shall be submitted to
the Building Division on the approval.
33. B Standard
Green Building Through
Green Building measures as detailed in the SDR Completion
package may be adjusted prior to master plan
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
the master plans. The checklist shall detail what first 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 Project
advantage 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)
Approval of
Landscape plans shall be submitted to the the
Green Building Official for review. (Prior to landscape
approval of the landscape plans by the City of plans by
Dublin) the City of
Dublin
Developer may choose self-certification or
certification by a third party as permitted by the Approval of
Dublin Municipal Code. Applicant shall inform the
the Green Building Official of method of landscape
certification prior to release of the first permit in plans by
each subdivision / neighborhood. the City of
Dublin
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34. Electronic File: The Applicant/developer shall B Issuance Standard
submit all building drawings and specifications of the final
for this project in an electronic format to the occupancy
satisfaction 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.
35. Construction trailer: Due to size and nature of B Permit Standard
the development, the Applicant/Developer, shall issuance,
provide a construction trailer will all hook ups for and
use by City Inspection personnel during the time through
of construction as determined necessary by the completion
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 Applicant/Developer's ex ense.
36. B 30 days Standard
Copies of Approved Plans. Applicant shall after permit
provide City with 2 reduced (1/2 size) copies of and each
the City of Dublin stamped approved plan. revision
issuance
37. Cool Roofs. Flat roof areas shall have their B Through Standard
roofing material coated with light colored gravel Completion
or painted with light colored or reflective material
designed for Cool Roofs.
38. Solar Zone — CA Energy Code B Through Standard
Show the location of the Solar Zone on the site Completion
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.
39. Wildfire Management. Provide in the master B Through Standard
drawing set, a sheet detailing which lots are Completion
adjacent to open space and subject to the
Wildfire Management provisions of the code.
40. Accessible Parking. The required number of B Through Standard
parking stalls, the design and location of the Completion
accessible parking stalls shall be as required by
the CA Building Code.
LANDSCAPING
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41. Final landscape plans, irrigation system plans, PL Issuance
Tree preservation techniques, and guarantees, of the
shall be reviewed and approved by the Dublin building
Planning Division prior to the issuance of the permit
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 Standard
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.
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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.
42. Water Efficient Landscaping Regulations. PL On going Standard
The Applicant shall meet all requirements of the
City of Dublin's Water-Efficient Landscaping
Regulations, Section 8.88 of the Dublin
Municipal Code.
43. Open Space Area. The open space area shall PL On going Standard
be planted and irrigated to create landscape that
is attractive, conserves water, and requires
minimal maintenance.
44. Trail Pavement. Decomposed granite PL Issuance Standard
pavement shall be limited to areas with a of the
maximum slope of 2% in any one direction. building
Grading of paved areas in the open space area permit
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 years.
45. Plant Clearances. All trees planted shall meet PL Issuance Standard
the following clearances: of the
a. 6' from the face of building walls or roof building
eaves permit
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
46. Irrigation System Warranty. The Applicant PL Issuance Standard
shall warranty the irrigation system and planting of the
for a period of one year from the date of building
installation. The Applicant shall submit for permit
the Dublin Community Development Until 1 year
Department approval a landscape maintenance
plan for the Common Area landscape including
a reasonable estimate of expenses for the first
five years.
47. Walls, Fences and Mailboxes. Applicant PL Issuance Standard
shall work with staff to prepare a final wall, of the
fencing and mailbox plan that is consistent with building
18
the Dublin Municipal Code and adjacent permit
subdivisions. Mailbox locations shall be
integrated within the landscape and shall comply
with USPS requirements.
48. Sustainable Landscape Practices. The PL Issuance Standard
landscape design shall demonstrate compliance of the
with sustainable landscape practices as detailed building
in the Bay-Friendly Landscape Guidelines by permit
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.
49. Copies of Approved Plans. The Applicant PL Construction Standard
shall provide the City with one full size copy, one
reduced (1/2 sized) copy and one electronic
copy of the approved landscape plans prior to
construction.
CIVIL CONDITIONS
50. Plans Coordination. Civil Improvement PL Issuance Standard
Plans, Joint Trench Plans, Street Lighting Plans of the
and Landscape Improvement Plans shall be building
submitted on the same size sheet and plotted at permit
the same drawing scale for consistency,
improved legibility and interdisciplinary
coordination.
51. Utility Placement and Coordination: Utilities PL Issuance Standard
shall be coordinated with proposed tree of the
locations to eliminate conflicts between trees building
and utilities. Submit typical utility plans for each permit
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.
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FIRE
52. 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.
53. All fire access roads shall have a minimum F On going Standard
corner radii of 40' with traffic bulb (96' minimum)
and turnaround areas (70' leg minimum) that
shall meet current Alameda County Fire
Department requirements.
54. In accordance with the adopted Dublin Fire F On going Standard
Code Ordinance, fire sprinklers shall be installed
in all buildings. The system shall be in
accordance with the NFPA 13 / 13R / 13D, the
CA Fire Code, the CA Building Code and The
CA Residential Code.
55. Project Fire Access shall comply with 2013 F On going Standard
California Fire Code Appendix D105-107.
DSRSD
56. Complete improvement plans shall be submitted DSRSD Issuance Standard
to DSRSD that conform to the requirements of of any
the Dublin San Ramon Services District Code, building
the DSRSD "Standard Procedures, Specifications permit
and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable
DSRSD Master Plans and all DSRSD policies.
57. All mains shall be sized to provide sufficient DSRSD Ongoing Standard
capacity to accommodate future flow demands in
addition to each development project's demand.
Layout and sizing of mains shall be in
conformance with DSRSD utility master planning.
58. Sewers shall be designed to operate by gravity DSRSD Ongoing Standard
flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may
only be allowed under extreme circumstances
following a case by case review with DSRSD
staff. Any pumping station will require specific
review and approval by DSRSD of preliminary
design reports, design criteria, and final plans
and specifications. The DSRSD reserves the
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.
59. Domestic and fire protection waterline systems DSRSD Ongoing Standard
for Tracts or Commercial Developments shall be
designed to be looped or interconnected to
avoid dead end sections in accordance with
20
requirements of the DSRSD Standard
Specifications and sound engineering ractice.
60. DSRSD policy requires public water and sewer DSRSD Ongoing Standard
lines to be located in public streets rather than in
off-street locations to the fullest extent possible.
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.
61. Prior to approval by the City of a grading permit DSRSD Issuance Standard
or a site development permit, the locations and of grading
widths of all proposed easement dedications for permit
water and sewer lines shall be submitted to and
approved by DSRSD.
62. All easement dedications for DSRSD facilities DSRSD Ongoing Standard
shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on
the Final Map.
63. Prior to approval by the City for Recordation, the DSRSD Recordation Standard
Final Map shall be submitted to and approved of final
by DSRSD for easement locations, widths, and map
restrictions.
64. Prior to issuance by the City of any Building DSRSD Issuance Standard
Permit or Construction Permit by the Dublin San of any
Ramon Services District, whichever comes first, Building
all utility connection fees including DSRSD and Permit
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.
65. Prior to issuance by the City of any Building DSRSD Issuance Standard
Permit or Construction Permit by the Dublin San of any
Ramon Services District, whichever comes first, Building
all improvement plans for DSRSD facilities shall Permit
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
21
DSRSD. The Applicant shall allow at least 15
working days for final improvement drawing
review by DSRSD before signature by the
District Engineer.
66. No sewer line or waterline construction shall be DSRSD Ongoing Standard
permitted unless the proper utility construction
permit has been issued by DSRSD. A
construction permit will only be issued after all of
the items in Condition No. 9 have been satisfied.
67. The Applicant shall hold DSRSD, its Board of DSRSD Ongoing Standard
Directors, commissions, employees, and agents
of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines
resulting from the construction and completion
of the project.
68. Improvement plans shall include recycled water DSRSD Ongoing Standard
improvements as required by DSRSD. Services
for landscape irrigation shall connect to recycled
water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and
conform to the requirements therein.
69. Above ground backflow prevention DSRSD Ongoing Standard
devices/double detector check valves shall be
installed on fire protection systems connected to
the DSRSD water main. The Applicant shall
collaborate with the Fire Department and with
DSRSD to size and configure its fire system.
The Applicant shall minimize the number of
backflow prevention devices/double detector
check valves installed on its fire protection
system. The Applicant shall minimize the visual
impact of the backflow prevention
devices/double detector check valves through
_
strategic placement and landscaping.
70. Development plans will not be approved until DSRSD Ongoing Standard
landscape plans are submitted and approved.
71. Grading for construction shall be done with DSRSD Ongoing Standard
recycled water
72. Temporary potable irrigation meters in areas DSRSD Ongoing Standard
with recycled water service shall only be allowed
for cross-connection and coverage testing for a
maximum of 14 calendar days.
73. This project envisions the tightly spaced units DSRSD Ongoing Project
served by utilities placed in narrow alleys off specific
looped streets. DSRSD will not alter its
standard separation requirements for the
sanitary sewer and water mains for the project.
For this reason, water mains will not be
permitted in the "alleys." Developer should
22
provide for a bank of water meters as necessary
behind the curb of the street for the units in the
alleys with the individual water service running
from the water meter to the unit.
PUBLIC WORKS
74. Street Lighting Maintenance Assessment PW Final Map Public
District: The Developer shall request the area to Works
be annexed into a subzone of 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.
75. Ownership and Maintenance of PW Final Map Public
Improvements. Ownership and maintenance of and Ongoing Works
street right-of-ways, common area parcels, open
space areas and improvements shall be by the
City of Dublin and the Homeowner's Association
as shown on the "Ownership and Maintenance"
Stage II PD Exhibits, Sheets PD2.7 prepared by
MacKay & Somps, dated April 2014, except as
modified by these Conditions of Approval.
76. Landscape Features within Public Right of PW First Final Public
Way. The Developer shall enter into an Map; Modify Works
"Agreement for Long Term Encroachments" with with
the City to allow the Homeowner's Association to Successive
maintain the landscape and decorative features Final Maps
within public Right of Way including frontage &
median landscaping, decorative pavements and
special features (i.e., walls, portals, benches,
etc.) as generally shown on the Site
Development Review package. The Agreement
shall identify the ownership of the special
features and maintenance responsibilities. The
Homeowner's Association will be responsible for
maintaining the surface of all decorative
pavements including restoration required as the
result of utilit re airs.
77. Covenants, Conditions and Restrictions PW First Final Public
(CC&Rs). A Homeowners Association shall be Map; Modify Works
formed by recordation of a declaration of with
Covenants, Conditions, and Restrictions to Successive
govern use and maintenance of the landscape Final Maps
features, 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 and trail
improvements. Said declaration shall set forth
23
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, of all private streets, alleyways and motor
courts; landscaping & irrigation; decorative
pavements; median islands; fences; walls;
drainage and stormwater treatment features;
lighting; signs and other related improvements.
The CC&Rs shall also contain all other items
required by these conditions. The—Developer
shall submit a copy of the CC&R document to the
City for review and approval.
78. Public Streets. Developer shall construct street PW First Final Public
improvements and offer for dedication to the City Map Works
of Dublin the rights of way for Fallon Road,
Central Parkway, Dublin Boulevard, and Lockhart
Street, and interior streets as shown on the
Tentative Map as Street D, Street E, Court E,
Street F, Street G and Street H, to the
satisfaction of the City Engineer. The right-of-way
for all perimeter streets shall be dedicated along
the entire perimeter of the project with the first
final map. The right-of-way dedication shall be in
general conformance with the Vesting Tentative
Map, and as may be modified by the City prior to
the map recordation. A plan line showing the
proposed perimeter street improvements shall be
submitted for review and approval by Public
Works prior to submittal of the Tract
Improvement Plans.
79. Private Streets. The owner shall dedicate PW Final Map Public
private street right-of-way and install complete Works
street improvements for the proposed private
streets within the development as shown on the
Tentative Map as Street A, Loop 8, Loop C and
all unnamed motor courts and alley ways.
80. Central Parkway. Developer shall dedicate right- PW First Final Public
of-way and install complete roadway and utility Map Works
improvements along the project's Central
Parkway frontage such that the minimum median
curb-to-curb width is thirty two feet (32) and
include one 16' travel lane, a 6' bike lane and a
10' parking lane. The Developer shall also install
an eight foot (8) sidewalk and eight foot (8')
inclusive of curb width parkway landscape strip.
24
In addition, two left turn lanes and one right turn
lane shall be at established at the eastbound
approach of the Fallon Road intersection. The
length of the right-turn lane pocket shall be
determined by a traffic analysis subject to review
and approval by the City Traffic Engineer. Any
assumed on-street parking shall be removed if
located within the required turn pocket length.
Required roadway and utility improvements for
the widening of Central Parkway 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,
irrigation, utilities, street lights, and fire hydrants.
81 . Lockhart Street. Developer shall install an eight PW First Final Public
foot (8') sidewalk and eight foot (8') parkway Map Works
landscape strip along the project's Lockhart
Street frontage. In addition, where on-street
parking will be allowed, the Developer shall
widen Lockhart Street such that the median curb-
to-curb is twenty two feet (22') and include a 14'
travel lane and 8' parking lane. Adjacent to
areas where on-street parking is allowed the
parkway landscape strip shall be reduced to a
width of six feet (6). Curb tapers shall have a
minimum radius of 20' to facilitate street
sweeping.
Required roadway and utility improvements on
Lockhart Street 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, irrigation, utilities, street
lights, and fire hydrants.
82. Dublin Boulevard. Developer shall dedicate PW First Final Public
right-of-way and install complete roadway and Map Works
utility improvements along the project's Dublin
Boulevard frontage such that the minimum
median curb-to-curb width is forty four feet (44')
and include three 12' travel lanes and an 8' bike
lane. The Developer shall also install an eight
foot (8') sidewalk and six foot (6) (inclusive of
curb width) parkway landscape strip between
Fallon Road and Lockhart Street (including
across the Lin parcel frontage). Between the
pedestrian trail and Fallon Gateway signalized
intersection the sidewalk width shall be increased
to ten feet (10') with the parkway landscape width
25
reduced to four feet (4').
Required roadway and utility improvements for
the widening of Dublin Boulevard 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,
irrigation, utilities, street lights, and fire hydrants.
83. Fallon Road. Developer shall dedicate right-of- PW First Final Public
way and install complete roadway and utility Map Works
improvements along the project's Fallon Road
frontage such that the minimum curb-to-median
curb width for the southbound lanes is forty four
feet (44') and include three 12' travel lanes and
an 8' bike lane. The Developer shall also install
a six foot (6') sidewalk and seven foot (7')
(inclusive of curb width) parkway landscape strip
between Central Parkway and Dublin Boulevard
(including across the DSRSD parcel frontage).
In addition to the improvements shown on the
Tentative Map, the Developer shall construct a
sixteen-foot (16') wide raised landscaped median
in general conformance with the Eastern Dublin
Specific Plan. The median shall begin at Central
Parkway and extend south towards Dublin
Boulevard as far as available right-of-way allows
the ultimate median width to be constructed. The
final southern limit and design of the median
shall be determined by the City Engineer during
development of Improvement Plans.
Required roadway and utility improvements for
the widening of Fallon Road shall include, but are
not limited to: installation of pavement, curb,
gutter, sidewalk, curb ramps, drainage structures,
street trees, median landscaping, irrigation,
utilities, street lights, and fire hydrants.
The Developer shall be eligible for Eastern
Dublin Traffic Impact Fee (EDTIF) Section 1
credits for the design cost of the third thru lane
and median improvements in an amount not to
exceed the costs included in the 2010 EDTIF
Update or subsequent updates.
84. Fallon Road. At the intersection of Fallon Road PW First Final Public
and Dublin Boulevard for the southbound Map Works
direction provide three through lanes, one right
turn lane, and two left turn lanes. The project will
need to dedicate adequate right-of-way to
accommodate these improvements, and
construct the lanes along the project frontage.
26
85. Traffic Signal, Central Parkway/ Street "A." A PW Occupancy of Public
traffic signal shall be installed at the intersection 1st Residence Works
of Central Parkway and Street "A". Applicant within northeast
shall interconnect the traffic signal at Street development
"A"/Central Parkway with signals at Fallon
Road/Central Parkway and Lockhart
Street/Central Parkway. A traffic monitoring
camera shall be installed at the Street "A"/Central
Parkway traffic signal. The developer shall be
responsible for the full cost of the 4-way signal.
The Developer may be eligible for Eastern Dublin
Traffic Impact Fee (EDTIF) Section 1 credits for
the cost of the Fallon Sports Park leg of the
traffic signal as allowed in the 2010 EDTIF
Update or subsequent updates.
86. Lockhart Street/Street "D": The intersection of PW Occupancy of Public
Lockhart Street/Finnian Way/Street D shall be a 1st Residence Works
four-way stop-controlled intersection. within southeast
development
87. Street "D" exiting lane design at Lockhart PW Occupancy of Public
Street. To accommodate turning vehicle queues 1St Residence Works
at the Street "D" exit onto Lockhart Street, two within southeast
outbound lanes shall be provided. One lane shall development
be for a shared through and right turn movement,
and one shall be for an exclusive left turn
movement. The left turn pocket length shall be
80 feet.
88. Intersection Sight Distance: On-street parking PW First Final Public
shall be restricted within the triangles created by Map Works
the Safe Stopping Sight Distance zones (Visibility
Zones) at the project entrance intersections on
Central Parkway and Lockhart Street. In addition,
all landscaping and architectural features shall
be no more than 30-inches tall inside the Visibility
Zones at the project entrances on Central
Parkway and Lockhart Street. The Visibility
Zones shall be determined by the traffic analysis
and shall be based on a 35 MPH design speed
on Central Parkway and 30 MPH on Lockhart
Street. The traffic analysis shall be reviewed and
approved by the Traffic Engineer.
89. Private street and common area subdivision PW First Final Public
improvements. Common area improvements, Map Works
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
27
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 signage; and fire
hydrants.
90. Private Street Easements. Public Utility PW First Final Public
Easements (PUE), Sanitary Sewer Easements Map Works
(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.
91. Private Street Easements. The Developer shall PW First Final Public
dedicate Emergency Vehicle Access Easements Map Works
(EVAE) over the clear pavement width of all
private streets and alleys. Easement geometry
shall be subject to the approval of the City
En ineer and Fire Marshall.
92. Monuments. Final Maps shall include private PW First Final Public
street monuments to be set in all private streets. Map Works
Private street monuments shall be set at all
intersections and as determined by the City
Engineer.
93. Decorative Pavement: Decorative pavers, PW First Final Public
stamped concrete or other similar non-standard Map and Works
pavement sections shall not be installed on any Ongoing
public street, unless the design and location is
reviewed and approved by the City Engineer. In
any case, decorative pavement (pavers or similar
non-standard pavement sections) shall not be
installed over traffic detector loops, inside
crosswalks or within thirty feet (30') of any
crosswalk or STOP bar.
94. Curb Ramps: Curb ramp layouts are not PW First Final Public
approved at this time. The number, location and Map and Works
layout of all curb ramps shall be reviewed and Ongoing
approved by the City Engineer with the
Improvement Plans associated with each Final
Map. All pedestrian rams shall be designed
29
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.
95. Class I Trail: The Class I Trail shall be PW First Final Public
constructed from the Central Parkway/Lockhart Map Works
Street intersection, through the project and south
to Dublin Boulevard as shown on the Tentative
Map. At the intersection with Dublin Boulevard,
the trail shall extend easterly to the traffic signal
at the entrance to the Fallon Gateway Center. A
portion of the Dublin Boulevard sidewalk shall be
widened to Class I standards to provide this
continuity. A railing shall be provided along the
trail where it is adjacent to a downhill slope, as
determined by the City Engineer during final
design. A minimum five foot (5') (inclusive of
curb width) parkway landscape strip shall be
adjacent to the trail along Street H fronting Lots
192-208.
96. Parking: On-street parking shall be provided in PW, Issuance of Public
conformance with the Parking Plan Site CD, Grading Works
Development Review exhibits, Sheets C.3 — Fire Permits or
C.3.6.13 prepared by MacKay & Somps (April First Final
2014) and the Visibility Zone Analysis (see Map
related Condition of Approval above), except as
modified below. A minimum of 1311 guest
parking spaces shall be provided. The parking
layout shall be revised to address the following:
• The accessible parking spaces adjoining
Lots 331 and 348 shall be revised to
include an adequate loading zone per the
State of California Title 24 requirements,
97. Stormwater Management. The provided PW First Final Public
Stormwater Management Plan, Sheets 12 and Map and Works
13 of the Tentative Map, prepared by MacKay & Ongoing
Somps, dated April 2014 is approved in concept
only, except as noted below. 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.
29
R2-2003-0032, Water Quality Certification and
Waste Discharge Requirements ("Order"), Dublin
Ranch Project, issued by the San Francisco Bay
Regional Water Quality Control Board.
The drainage design — specifically the use of
thru-curb drains on to Lockhart Street — for the
flow-thru planter boxes is not approved at this
time and shall be subject to further review and
approval as part of the Tract Improvement Plans.
98. Trash Capture. The project Stormwater PW First Final Public
Management Plan shall incorporate trash capture Map and Works
measures such as inlet filters or hydrodynamic Ongoing
separator 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
En ineer.
99. Storm Water Treatment Measures PW First Final Public
Maintenance Agreement. Developer shall enter Map and Works
into an Agreement with the City of Dublin that Ongoing
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.
100. Stormwater Source Control. "No Dumping PW First Final Public
Drains to Bay" storm drain medallions per City Map and Works
Standard Detail CD-704 shall be placed on all Ongoing
public and private storm drain inlets.
101. Storm Drain Easements: The existing storm PW Applicable Public
drain easement within Parcel L shall be Final Map Works
abandoned and a substitute easement shall be
dedicated over the realigned storm drain with the
first Final Map.
An additional Public Storm Drain Easement shall
be dedicated over the storm drain line conveying
runoff from public streets across Parcel A.
102, Utilities. All new utility service connections, PW First Final Public
including electrical and communications, shall be Map and Works
installed underground. Electrical transformers Ongoing
shall be installed in underground vaults within an
appropriate utility easement or public service
easement.
30
103. Landscape Plans. Developer shall submit PW First Final Public
design development Landscape Plans with the Map and Works
first plan check for the street improvement plans Ongoing
and final map for each respective tract. 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.
104. Street Light and Joint Trench Plans. Streetlight PW First Final Public
Plans and Joint Trench Plans shall be submitted Map and Works
with the first plan check for the street Ongoing
improvement plans and final map for each
respective tract. The final streetlight plan and
joint trench plan shall be completed prior to Final
Mag approval for each respective subdivision.
105. Geotechnical Report: The Developer shall PW Issuance of Public
submit a design level geotechnical investigation Grading Works
report defining and delineating any seismic Permits or
hazard. The report shall be prepared in First Final
accordance with guidelines published by the Map
State of California. The report is subject to
review and approval by a City selected peer
review consultant prior to the approval of the
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.
The Developer has submitted an updated
geotechnical report for the development
("Subarea 3 Dublin Ranch, Dublin, California",
ENGEO, Inc., February 20, 2014). At the City's
request, a peer review of the ENGEO study has
been completed (Lai & Associates, April 10,
2014). A supplement to the ENGEO report shall
be provided prior to submittal of improvement
plans or map, addressing the comments in the
peer review. The recommendations in the
supplemental report shall be incorporated into
the final design.
106. Soils Report. The Developer shall submit a PW Issuance of Public
detailed soils report prepared by a qualified Grading Works
engineer, registered with the State of California. Permits or
The required report shall include First Final
recommendations regarding avement sections Map
31
for all project streets including all perimeter
streets and internal public/private 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.
107. Remedial Grading Plan: The grading plan shall PW Issuance of Public
include a remedial grading plan prepared by the Grading Works
project geotechnical consultant, outlining area of Permits or
slide repair, benches, keyways, over-excavation First Final
at cut-fill transitions, subdrains, and other Map
recommendations of the consultant. The
remedial grading plan will be subject to review
and approval by the City's own geotechnical
consultant.
108. Geotechnical Engineer Review and Approval. PW Issuance of Public
The Project Geotechnical Engineer shall be Grading Works
retained to review all final grading plans and Permits or
specifications. The Project Geotechnical First Final
Engineer shall approve all grading plans prior to Map
City approval and issuance of grading permits.
109. Grading. The disposal site and haul truck route PW Issuance of Public
for any off-haul dirt materials shall be subject to Grading Works
the review and approval by the City Engineer Permits or
prior to the approval the improvement plans or First Final
issuance of a Grading Permit. If the Developer Map
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.
110. Dust Control/Street Sweeping. The Developer PW Ongoing Public
shall provide adequate dust control measures at Works
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.
111. Underground Obstructions. Prior to demolition, PW Issuance of Public
excavation and grading on any portion of the Grading Works
32
project site, all underground obstructions (i.e., Permits or
debris, septic tanks, fuel tanks, barrels, chemical First Final
waste) shall be identified and removed pursuant Map
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 Engineer.
112. Neighborhood Park: The Neighborhood Park, PW First Final Public
identified as Parcel F on the Tentative Map, shall Map Works
contain a minimum of 2.0 acres and be shown on
the 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 sidewalk on
Street "D". The City will not accept this future
parkland parcel until the site is rough graded,
including erosion control measures and all
associated improvements are completed, as
generally shown on the Tentative Map, to the
satisfaction of the City Engineer and Parks &
Community Services Director. Required
improvements include, but are not limited to,
curb, gutter, sidewalk, landscape and irrigation.
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.
113. Neighborhood Parks Utility Stubs: Storm PW First Final Public
drainage, sanitary sewer, potable water, recycled Map Works
water and electric services shall be stubbed to
the Neighborhood Parks at locations approved by
the City Engineer and Parks & Community
Services Director.
114. Storm Drain, Lots 343-344: Storm drain system PW First Final Public
conveying runoff from Street E across Lot 344 Map Works
shall be re-routed to Street E and Parcel A,
subject to adequate capacity being available in
the existing storm drain downstream of Lot 348.
115. Parcel O Drainage Swale: A drainage swale PW First Final Project
shall be provided along the easterly edge of Map Specific
Parcel O, at the base of the slope and above the
Fallon Road sidewalk.
116. Resource Agency Permits: Prior to the start of PW Prior to Public
any grading of the site as necessary, permits Issuance of Works
shall be obtained from the US Army Corps of Grading
Engineers, the San Francisco Bay Regional Permit
Water Quality Control Board, the State of
California Department of Fish and Game, and the
33
US Fish and Wildlife Service for the grading or
alteration of wetland areas within the site. The
project shall be modified as needed to respond to
the conditions of the permits.
117. Fire Fee Advance. Prior to the filing of the first PW First Final Public
final map, the Developer shall make an advance Map Works
payment of Fire Facilities Fees equal to a
percentage of the then-outstanding amounts of
the advances made by DR Acquisitions and the
City General Fund to construct and equip Fire
Station 18 and Fire Station 17, respectively. The
percentage shall be based on the total project
acreage compared to the total acreage of the
Easter Dublin area. The advance will be used to
repay a portion of monies advanced by DR
Acquisitions, LLC and the City General Fund.
The City will provide a credit to the Developer in
the amount of the Developer's advance of
monies pursuant to this condition. Developer
shall be responsible for the payment of an
Administrative Fee to establish the credit. The
credit may be used by the Developer against
payment of Fire Facilities Fee on this property or
any property where Developer has an interest in
the City of Dublin. The amount of the credit,
once established, shall not be increased for
inflation and shall not accrue interest. The
credits with written notice to City, and payment of
an administrative fee, may be transferred by
developer to another developer of land in Dublin.
Other aspects of the credit shall be consistent
with the City's Traffic Impact Fee Guidelines.
118. Tassajara Road Interchange Contribution. The PW First Final Public
Developer shall pay, if applicable, at the time of Map Works
first Final Map the Developer's fair share of the
costs advanced for improvements to the
Tassajara Road/1-580 freeway interchange. The
amount shall be a fair share percentage of the
then-outstanding amount of the advances at the
time of payment. The fair share percentage shall
be determined as the percentage that the
project's trips bears to the total number of
interchange trips subject to the Interchange
Agreement per the 2010 Eastern Dublin Traffic
Impact Fee 2010 Update.
The City will provide a credit to the Developer in
the amount of the Developer's advance to be
used by the Developer against payment of
Section 1 obligations of the Eastern Dublin
34
Traffic Impact Fee (EDTIF). In accordance with
the EDTIF Guidelines, establishment of credit
shall require the payment of an administrative
fee. The use of credits (including limitations on
the use of credits) and manner of conversion of
the credit to a right of reimbursement will be as
set forth in the City's EDTIF Guidelines, subject
to the following guidelines: (a) the credit shall be
granted at the time Developer makes the
advance required by this condition; and (b) the
credit may only be used to satisfy Section 1
EDTIF obligations.
119. Fallon Road Interchange Contribution. The PW First Final Public
Developer shall pay, if applicable, at the time of Map Works
first Final Map the Developer's fair share of the
costs advanced by the Lin Family for
improvements to the Fallon Road/1-580 freeway
interchange. The amount shall be a fair share
percentage of the then-outstanding amount of
the advances made by the Lin Family at the time
of payment. The fair share percentage shall be
determined as the percentage that the project's
trips bears to the total number of interchange
trips subject to the Interchange Agreement per
the 2010 Eastern Dublin Traffic Impact Fee 2010
Update.
The City will provide a credit to the Developer in
the amount of the Developer's advance to be
used by the Developer against payment of
Section 2 obligations of the Eastern Dublin
Traffic Impact Fee (EDTIF). In accordance with
the EDTIF Guidelines, establishment of credit
shall require the payment of an administrative
fee. The use of credits (including limitations on
the use of credits) and manner of conversion of
the credit to a right of reimbursement will be as
set forth in the City's EDTIF Guidelines, subject
to the following guidelines: (a) the credit shall be
granted at the time Developer makes the
advance required by this condition; and (b) the
credit may only be used to satisfy Section 2
EDTIF obligations.
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
120. Developer shall comply with the following City of PW Ongoing Standard
Dublin Public Works Standard Conditions of C of A
Approval ("Standard Condition") unless
specifically modified by Project Specific
Conditions of Approval above.
121. The Developer shall comply with the Subdivision PW Ongoing Standard
35
Map Act, the City of Dublin Subdivision, and C of A
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).
122. The Developer shall defend, indemnify, and hold PW Ongoing Standard
harmless the City of Dublin and its agents, C of A
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.
123. In the event that there needs to be clarification to PW Ongoing Standard
these Conditions of Approval, the Director of C of A
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.
124. If there are conflicts between the Tentative Map PW Ongoing Standard
approval and the SDR approval pertaining to C of A
36
mapping or public improvements the Tentative
Map shall take precedent.
AGREEMENTS AND BONDS
125. The Developer shall enter into a Tract PW First Final Standard
Improvement Agreement with the City for all Map and
public improvements including any required Successive
offsite storm drainage or roadway improvements Maps
that are needed to serve the Tract that have not
been bonded with another Tract Improvement
Agreement.
126. The Developer shall provide performance PW First Final Standard
(100%), and labor & material (100%) securities to Map and
guarantee the tract improvements, approved by Successive
the City Engineer, prior to execution of the Tract Maps
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
127. The Developer shall pay all applicable fees in PW Building Standard
effect at the time of building permit issuance Permit
including, but not limited to, Planning fees, Issuance and
Building fees, Dublin San Ramon Services Ongoing
District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Public Works
Traffic Impact fees, Alameda County Fire
Services fees, Noise Mitigation fees, Inclusionary
Housing In-Lieu fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage
and Water Connection fees and any other fees
as noted in the Development Agreement.
128. The Developer shall dedicate parkland or pay in- PW Prior to Each Standard
lieu fees in the amounts and at the times set Final Map C of A
forth in City of Dublin Resolution No. 214-02, or
in any resolution revising these amounts and as
implemented by the Administrative Guidelines
adopted by Resolution 195-99.
PERMITS
129. Developer shall obtain an Encroachment Permit PW Prior to Start Standard
from the Public Works Department for all of Work C of A
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.
130. Developer shall obtain a Grading/Sitework Permit PW Prior to Start Standard
37
from the Public Works Department for all grading of Work C of A
and private site improvements that serves more
than one lot or residential condominium unit.
131. Developer shall obtain all permits required by PW Prior to Start Standard
other agencies including, but not limited to of Work C of A
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
permits to the Public Works Department.
SUBMITTALS
132. All submittals of plans and Final Maps shall PW Prior to Standard
comply with the requirements of the "City of Approval of C of A
Dublin Public Works Department Improvement Improvement
Plan Submittal Requirements", and the "City of Plans or Final
Dublin Improvement Plan Review Check List". Map
133. The Developer will be responsible for submittals PW Prior to Standard
and reviews to obtain the approvals of all Approval of C of A
participating non-City agencies. The Alameda Improvement
County Fire Department and the Dublin San Plans or Final
Ramon Services District shall approve and sign Map
the Improvement Plans.
134. Developer shall submit a Geotechnical Report, PW Prior to Standard
which includes street pavement sections and Approval of C of A
grading recommendations. Improvement
Plans, Grading
Plans, or Final
Ma
135. Developer shall provide the Public Works PW Prior to Standard
Department a digital vectorized file of the acceptance of C of A
"master" CAD files for the project when the Final improvements
Map has been approved. Digital raster copies and Release
are not acceptable. The digital vectorized files of Bonds
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 MAP
136. All Final Maps shall be substantially in PW Prior to Standard
accordance with the Tentative Maps approved Approval of C of A
with this application, unless otherwise modified Final Map
by these conditions. Multiple final maps may be
filed in phases, provided that each phase is
consistent with the tentative map, that phasing
ro resses in an orderly and logical manner and
38
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.
137. All rights-of-way and easement dedications PW Prior to Standard
required by the Tentative Map shall be shown on Approval of C of A
the Final Map. Final Ma
138. Any phasing of the final mapping or PW Prior to Standard
improvements of a Tentative Map is subject to Approval of C of A
the approval and conditions of the City Engineer. Final Ma
139. Street names shall be assigned to each PW Prior to Standard
public/private street pursuant to Municipal Code Approval of C of A
Chapter 7.08. The approved street names shall Final Map
be indicated on the Final Map.
140. All Final Maps shall include street monuments to PW Monuments to be Standard
be set in all public streets. Shown on Final C of A
Map and
Installed Prior to
Acceptance of
Improvements
EASEMENTS
141. The Developer shall obtain abandonment from all PW Prior to Standard
applicable public agencies of existing easements Approval of C of A
and right of ways that will no longer be used. Improvement
Plans or
Appropriate
Final Ma
142. The Developer shall acquire easements, and/or PW Prior to Standard
obtain rights-of-entry from the adjacent property Approval of C of A
owners for any improvements on their property. Improvement
The easements and/or rights-of-entry shall be in Plans or
writing and copies furnished to the City Engineer. Appropriate
Final Ma
GRADING
143. The Grading Plan shall be in conformance with PW Prior to Standard
the recommendations of the Geotechnical Approval of C of A
Report, the approved Tentative Map and/or Site Grading
Development Review, and the City design Plans or
standards & ordinances. In case of conflict Issuance of
between the soil engineer's recommendations Grading
and City ordinances, the City Engineer shall Permits, and
determine which shall apply. On oin
144. A detailed Erosion Control Plan shall be included PW Prior to Standard
with the Grading Plan approval. The plan shall Approval of C of A
include detailed design, location, and Grading
maintenance criteria of all erosion and Plans or
sedimentation control measures. Issuance of
Grading
Permits, and
39
Ongoing
145. Tiebacks or structural fabric for retaining walls PW Prior to Standard
shall not cross property lines, or shall be located Approval of C of A
a minimum of 2' below the finished grade of the Grading
upper lot. Plans or
Issuance of
Grading
Permits, and
Ongoing
146. Slope bank along public streets shall be no PW Prior to Standard
steeper than 3:1 unless shown otherwise on the Approval of C of A
Tentative Map Grading Plan exhibits. The toe of Grading
any slope along public streets shall be one foot Plans or
back of walkway. The top of any slope along Issuance of
public streets shall be three feet back of Grading
walkway. Minor exception may be made in the Permits, and
above slope design criteria to meet unforeseen Ongoing
design constraints subject to the approval of the
City Engineer.
IMPROVEMENTS
147. The public improvements shall be constructed PW Prior to Standard
generally as shown on the Tentative Map and/or Approval of C of A
Site Development Review. However, the Improvement
approval of the Tentative Map and/or Site Plans or Start
Development Review is not an approval of the of
specific design of the drainage, sanitary sewer, Construction,
water, and street improvements. and Ongoing
148. All public improvements shall conform to the City PW Prior to Standard
of Dublin Standard Plans and design Approval of C of A
requirements and as approved by the City Improvement
Engineer. Plans or Start
of
Construction,
and Ongoing
149. Public streets shall be at a minimum 1% slope PW Prior to Standard
with minimum gutter flow of 0.7% around Approval of C of A
bumpouts. Private streets and alleys shall be at Improvement
minimum 0.5% slope. Plans or Start
of
Construction,
and On oin
150. Curb Returns on arterial and collector streets PW Prior to Standard
shall be 40-foot radius, all internal public streets Approval of C of A
curb returns shall be minimum 30-foot radius (36- Improvement
foot with bump outs) and private streets/alleys Plans or Start
shall be a minimum 20-foot radius, or as of
approved by the City Engineer. Curb ramp Construction,
locations and design shall conform to the most and Ongoing
current Title 24 and Americans with Disabilities
40
Act requirements and as approved by the City
Traffic Engineer.
151. Any decorative pavers/paving installed within City PW Prior to Standard
right-of-way shall be done to the satisfaction of Approval of C of A
the City Engineer. Where decorative paving is Improvement
installed at signalized intersections, pre-formed Plans or Start
traffic signal loops shall be put under the of
decorative pavement. Decorative pavements Construction,
shall not interfere with the placement of traffic and Ongoing
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.
152. The Developer shall install all traffic signs and PW Prior to Standard
pavement marking as required by the City Occupancy of C of A
Engineer. Units or
Acceptance of
Improvements
153. Street light standards and luminaries shall be PW Prior to Standard
designed and installed per approval of the City Occupancy of C of A
Engineer. The maximum voltage drop for Units or
streetlights is 5%. Acceptance of
Improvements
154. The Developer shall construct bus stops and PW Prior to Standard
shelters at the locations designated and Occupancy of C of A
approved by the LAVTA and the City Engineer. Units or
The Developer shall pay the cost of procuring Acceptance of
and installing these improvements. Improvements
155. All new traffic signals shall be interconnected PW Prior to Standard
with other new signals within the development Occupancy of C of A
and to the existing City traffic signal system by Units or
hard wire. Acceptance of
Improvements
156. Developer shall construct all potable and PW Prior to Standard
recycled water and sanitary sewer facilities Occupancy of C of A
required to serve the project in accordance with Units or
DSRSD master plans, standards, specifications Acceptance of
and requirements. Improvements
157. Fire hydrant locations shall be approved by the PW Prior to Standard
Alameda County Fire Department. A raised Occupancy of C of A
reflector blue traffic marker shall be installed in Units or
the street opposite each hydrant. Acceptance of
Improvements
158. The Developer shall furnish and install street PW Prior to Standard
name signs for the project to the satisfaction of Occupancy of C of A
the City Engineer. Units or
41
Acceptance of
Improvements
159. Developer shall construct gas, electric, cable TV PW Prior to Standard
and communication improvements within the Occupancy of C of A
fronting streets and as necessary to serve the Units or
project and the future adjacent parcels as Acceptance of
approved by the City Engineer and the various Improvements
Public Utility agencies.
160. All electrical, gas, telephone, and Cable TV PW Prior to Standard
utilities, shall be underground in accordance with Occupancy of C of A
the City policies and ordinances. All utilities shall Units or
be located and provided within public utility Acceptance of
easements and sized to meet utility company Improvements
standards.
161. All utility vaults, boxes and structures, unless PW Prior to Standard
specifically approved otherwise by the City Occupancy of C of A
Engineer, shall be underground and placed in Units or
landscape areas and screened from public view. Acceptance of
Prior to Joint Trench Plan approval, landscape Improvements
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
162. The Erosion Control Plan shall be implemented PW Ongoing as Standard
between October 15th and April 15th unless Needed C of A
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.
163. If archaeological materials are encountered PW Ongoing as 1993
during construction, construction within 100 feet Needed EDEIR
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.
164. Construction activities, including the maintenance PW Ongoing as Standard
and warming of equipment, shall be limited to Needed C of A
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 Engineer on a case-by-
42
case basis.
165. Developer shall prepare a construction noise PW Prior to Start Standard
management plan that identifies measures to be of C of A
taken to minimize construction noise on Construction;
surrounding developed properties. The plan shall Implementatio
include hours of construction operation, use of n Ongoing as
mufflers on construction equipment, speed limit Needed
for construction traffic, haul routes and identify a
noise monitor. Specific noise management
measures shall be provided prior to project
construction.
166. Developer shall prepare a plan for construction PW Prior to Start of Standard
traffic interface with public traffic on any existing Construction; C of A
public street. Construction traffic and parking Implementation
may be subject to specific requirements by the Ongoing as
City Engineer, Needed
167. The Developer shall be responsible for PW Ongoing Standard
controlling any rodent, mosquito, or other pest C of A
problem due to construction activities.
168. The Developer shall be responsible for watering PW Prior to Start of Standard
or other dust-palliative measures to control dust Construction; C of A
as conditions warrant or as directed by the City implementation
Engineer. Ongoing as
Needed
169. The Developer shall provide the Public Works PW Prior to Standard
Department with a letter from a registered civil Issuance of C of A
engineer or surveyor stating that the building Building
pads have been graded to within 0.1 feet of the Permits or
grades shown on the approved Grading Plans, Acceptance of
and that the top & toe of banks and retaining Improvements
walls are at the locations shown on the approved
Grading Plans.
NPDES
170. Prior to any clearing or grading, the Developer PW Prior to Start Standard
shall provide the City evidence that a Notice of of Any C of A
Intent (NO[) has been sent to the California State Construction
Water Resources Control Board per the Activities
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.
171. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard
(SWPPP) shall identify the Best Management Prepared Prior C of A
Practices (BMPs) appropriate to the project to Approval of
construction activities. The SWPPP shall include Improvement
the erosion control measures in accordance with Plans;
the regulations outlined in the most current Implementation
version of the ABAG Erosion and Sediment Prior to Start of
Control Handbook or State Construction Best Construction
43
Management Practices Handbook. The and Ongoing
Developer is responsible for ensuring that all as Needed
contractors implement all storm water pollution
prevention measures in the SWPPP.
PASSED, APPROVED AND ADOPTED this XX day of XX 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPA#120131PLPA-2013-00033 DUBLIN RANCH Subarea 31PC Mtg 04.29.14 Stage 2 PD SDR VTM Sub 31CC Reso Sub 3 SDR VTM-8171
4.29.14.doc
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