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HomeMy WebLinkAboutPC Reso 14-14 Dublin Crossing VTMap RESOLUTION NO. 14-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING VESTING TENTATIVE MAP 8150 FOR THE DUBLIN CROSSING PROJECT (APNS 986-0001-001-15 (PARTIAL), 986-0034-002-00, AND 986-0034-006-00) PLPA-2014-00005 WHEREAS, the Applicant, Dublin Crossing Ventures LLC (SunCal Companies) and the Alameda County Surplus Property Authority, have submitted a Planning Application for a Vesting Tentative Map to divide the 189-acre Dublin Crossing project area into five master parcels to coincide with the five anticipated phases development; and WHEREAS, the project site is located within the Dublin Crossing Zoning District; and WHEREAS, the Vesting Tentative Map application, Vesting Tentative Map 8150, attached as Exhibit A, and the Dublin Crossing Landscape Master Plan, attached as Exhibit A-1, collectively defines this "Project" and is available and on file in the Community Development Department; and WHEREAS, Vesting Tentative Map 8150 (Exhibit A) illustrates the overall site layout, proposed roadway improvements (roadway widths, bike and pedestrian, and bus stops), master utility plans (water, sewer, and wastewater), grading plans on a phase-by-phase basis, stormwater treatment plan, and also includes the Dublin Crossing Landscape Master Plan (Exhibit A-1) as a separately-bound document; and WHEREAS, Vesting Tentative Map 8150 illustrates the proposed subdivision of three parcels (APNs 986-0001-001-15 (partial), 986-0034-002-00, and 986-0034-006-00) into five master parcels for future phasing; and WHEREAS, multiple future Final Maps will be filed to create the five master parcels and applications for multiple future Small Lot Tentative Maps will be made to further subdivide the five master parcels into individual neighborhoods for the purposes of development in accordance with the Dublin Crossing Specific Plan; and WHEREAS, Vesting Tentative Map 8150 is in conformance with the Dublin Crossing Specific Plan and General Plan; and WHEREAS, in accordance with the California Environmental Quality Act certain projects are required to be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific Plan), which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009) prepared in accordance with the California Environmental Quality Act (CEQA) and certified by the City Council on November 5, 2013 (Resolution 186-13). Subdivision maps were included as part of the Project entitlements listed in the EIR. The EIR provides the CEQA environmental review for those future entitlements to implement the Specific Plan, unless the standards for subsequent or supplemental environmental review under CEQA are met. Pursuant to CEQA , the Vesting Tentative Map approval for this project is within the scope of the project analyzed in the EIR and no further CEQA review or document is required; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve Vesting Tentative Map 8150; and WHEREAS, the Planning Commission did hold a public hearing on said application on March 25, 2014 for this project, at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve Vesting Tentative Map 8150; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding Vesting Tentative Map 8150 for the Dublin Crossing Project: A. Vesting Tentative Map 8150 is consistent with the General Plan, Dublin Crossing Specific Plan, and applicable subdivision regulations and related ordinances. B. The design and improvements of Vesting Tentative Map 8150 are consistent with the General Plan and Dublin Crossing Specific Plan objectives, polices, general land uses, and programs as they relate to the subject property in that it is the subdivision of the project area into five master parcels for the purposes of the future development that consistent with the regulations and development standards of the Specific Plan and the policies of the General Plan. C. Vesting Tentative Map 8150 is consistent with the General Provisions and Development Standards for the Dublin Crossing Zoning District, and therefore is consistent with the City of Dublin Zoning Ordinance. D. The project area is located adjacent to major roads, including Dublin Boulevard, Arnold Road, and Scarlett Drive on approximately 189± acres of land. The pp Y topography of the property is generally flat. The site is physically suitable for the type and intensity of the proposed residential and commercial development proposed as shown in the Specific Plan and analyzed in the EIR. E. The design or type of improvements under the Vesting Tentative Map will not cause environmental damage or substantially injure fish or wildlife of their habitat or cause public health concerns because the proposed project is for a large lot subdivision of the land and the improvements under the map are subject to the applicable mitigation measures in the Mitigation Monitoring and Reporting Program adopted for the Specific Plan EIR. 2 F. 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 has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations under CEQA regarding Vesting Tentative Map 8150 for the Dublin Crossing Project. These findings are based on information contained in the EIR, the Planning Commission Staff Report, and all other information contained in the entire record for the Project. These findings constitute a summary of the information contained in the entire record. Other facts and information in the record that constitute substantial evidence to support each finding that is not specifically included below are incorporated herein by reference: A. The Vesting Tentative Map is within the scope of the project analyzed in the EIR. The environmental impacts of the Vesting Tentative Map are analyzed in the EIR and no further environmental review is required under CEQA for the Vesting Tentative Map under Public Resources Code section 21166 and CEQA Guidelines sections 15162 and 15163. B. The Vesting Tentative Map does not constitute a substantial change to the project analyzed in the EIR that will require major revisions to the EIR due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. The Vesting Tentative Map is consistent with the Project analyzed in the EIR and does not propose any change to the Project. C. There are no substantial changes that have occurred with respect to the circumstances under which the Project will be undertaken that will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in severity of significant effects identified in the EIR. The EIR was certified 20 weeks ago and no substantial changes to circumstances affecting the Project have occurred within that period of time. D. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the EIR was certified 20 weeks ago that show any of the conditions in CEQA Guidelines section 15162(a)(3)(A) — (D). E. The mitigation measures in the Mitigation Monitoring and Reporting Program adopted by the City Council on November 5, 2013 apply to the Vesting Tentative Map as applicable. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve Vesting Tentative Map 8150 for the Dublin Crossing project, as shown on plans prepared by RJA and Gates and Associates, stamped received February 20, 2014 and included as Exhibits A and A-1 to this Resolution, subject to the conditions included below. 3 CONDITIONS OF APPROVAL —Vesting Tentative Map 8150: 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.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. CONDITION TEXT R:E PCN. Wf EN F D p` OURS P AGENCY Prize to: GENERAL CONDITIONS 1. Approval. This Vesting Tentative Map approval for PL Ongoing Planning Dublin Crossing (VTM 8150) establishes the large lot subdivision for the phased development of the project and the landscape design concepts for the project area. Development pursuant to this Tentative Subdivision Map approval generally shall conform to the civil drawings prepared by RJA dated received February 20, 2014 and the Dublin Crossing Landscape Master Plan (LSMP) prepared by Gates and Associates dated February 2014, both of which are on file in the Community Development Department, unless modified by the Conditions of Approval contained herein. 2. Vesting Tentative Map Expiration. The Vesting PL Ongoing Subdivisio Tentative Map, of which the Landscape Master Plan is n Map Act a part, shall have that life determined by the Subdivision Map Act, including but not limited to Section 66452.6. 3. Time Extension. Upon application of the subdivider PL One Year DMC during the effective period, an extension of the Following 9.08.120 effective period up to three (3) years may be granted Expiration or conditionally granted by the Planning Commission, . Date which is designated the advisory agency for this purpose, upon the determination that circumstances under which the map was approved have not changed to the extent which would warrant a change in the design or improvement of the tentative map. Expiration dates of approved tentative maps may be extended pursuant to the provisions of Government Code Section 66452.6(a) 4. Compliance. The . Applicant/Property Owner shall PL On-going DMC operate this use in compliance with the Conditions of 8.96.020.F Approval of this Tentative Map Approval, the approved plans and the regulations established in the Municipal Code. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Substantial Conformance. The Final Map shall be PW Approval of substantially in conformance with Vesting Tentative Final Map 4 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Map 8150 unless otherwise modified by the conditions contained herein.. All future Improvement plans for public and community-wide improvements shall be in conformance with the Landscape Master Plan. 6. Requirements and Standard Conditions. The Various Building Permit Standard Applicant/ Developer shall comply with applicable City Issuance of Dublin Fire Prevention 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 permits PW Building Permit Standard required by other agencies including, but not limited to Issuance Alameda County Environmental Health, Alameda County Flood Control and Water Conservation District (Zone 7), California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans, or other regional/state agencies as required by law. Copies of the permits shall be provided to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Permit Various fees in effect at the time of building permit issuance, Issuance including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On-going Administra indemnify, and hold harmless the City of Dublin and its tion/ agents, officers, and employees from any claim, City action, or proceeding against the City of Dublin or its Attorney 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 5 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 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 there PW On-going Public needs to be clarification to the Conditions of Approval, Works the Community Development Director 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 Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Modifications. Modifications or changes to this PL On-going DMC Vesting Tentative Map approval may be considered by 8.104 the Community Development Director in compliance with Chapter 8.104 of the Zoning Ordinance and in compliance with the Subdivision Ordinance. 12. Archaeology. Should any prehistoric, cultural, or PL During Planning historic artifacts be exposed during excavation and Construction construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Compliance with this condition required throughout construction. 13. Mitigation Monitoring Program. The Applicant/ PL On-going Planning Developer shall comply with the Dublin Crossing Final Environmental Impact Report (EIR) certified by City Council Resolution 186-13, including all mitigation measures, action programs, and implementation measures contained therein. The EIR is on file with the Community Development Department. DUBLIN UNIFIED SCHOOL DISTRICT 14. The school site (Parcel 27) shall not be less than 12 DUSD Ongoing DUSD net acres (measured from back of sidewalk). All improvements adjacent to the school site frontage, but not a part of the site (e.g. all parkway landscaping, 6 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: tree wells, etc.) shall be installed, irrigated, irrigation controlled, and maintained by the Developer or his designee. 15. All above and underground utilities and structures on DUSD Prior to DUSD the school site (Parcel 27) — both known and unknown acceptance of at the time of the Vesting Tentative Map approval — the school site shall be removed. (Parcel 27) by the School District 16. Before acceptance of the school site (Parcel 27) by DUSD Prior to DUSD DUSD, a Phase 1 clearance to DTSC standards for acceptance of schools (including any remediation needed to receive the school site Phase 1 clearance) will be completed by the (Parcel 27) by Developer. the School District 17. Before acceptance of the school site (Parcel 27) by DUSD Prior to DUSD DUSD, utility stubs will need to be provided to the acceptance of back of sidewalk in the sizes and locations as required the school site by the District. (Parcel 27) by the School District 18. Grading plans will need to be reviewed and approved PL Prior to the DUSD by the District and the finished site will need to be issuance of graded in accordance with the approved plans. grading permits on the • school site (Parcel 27) ZONE 7 WATER AGENCY 19. The upstream Camp Parks Detention Basin on PW Approval of Zone 7 remaining U.S. Army base property, or an alternative First Small Lot location subject to approval by the City and Zone 7, Final Map in shall be constructed prior to approval of the first Small Phase 2 Lot Final Map in Phase 2 of the Dublin Crossing project area. 20. The temporary storm drain basin designed originally PW Approval of Zone 7 for HydroModification for Phases 1, 2, and 3 shall be Final Map designed for the future 100-year storm event. 21. A legally-binding agreement between Zone 7 and PW Approval of Zone 7 property owner where the Camp Parks Detention First Small Lot Basin is constructed shall be provided stating that the Final Map in basin will serve the flood protection needs of Zone 7 in Phase 2 perpetuity. 22. A legally-binding agreement between Zone 7 and PW Approval of Zone 7 property owner where the Camp Parks Detention First Small Lot Basin is constructed shall be provided stating that the Final Map in basin will be maintained to Zone 7's standards and Phase 2 level of service to ensure that the facility's design parameters are being adequately maintained. The Agreement will also state that the property owner will provide Zone 7 with suitable access to the Camp Parks Detention Basin for inspection and maintenance CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: • purposes. 23. If the Camp Parks Detention Basin is designed and PW Approval of Zone 7 designated for dual purposes (e.g. recreation as well First Small Lot as storm water detention), the Developer shall enter Final Map in into a Partnering Agreement with Zone 7 to construct Phase 2 a detention basin that meets both the and Zone 7's needs. 24. The Developer shall provide Zone 7 with updated PW Approval of Zone 7 drainage reports (and associated electronic files) and First Small Lot plans for both the Dublin Crossing detention basin(s) Final Map in and the Camp Parks Detention Basin. Phase 2 25. The Developer shall provide Zone 7 with the updated PW Approval of Zone 7 Hydrology model. First Small Lot Final Map in Phase 2 26. Any groundwater wells found on the project site that PW Approval of Zone 7 are not needed for the project or groundwater basin First Small Lot management shall be properly sealed and/or Final Map for destroyed under a Zone 7 permit. the affected phase DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 27. Prior to issuance of any building permit, complete DSRSD Approval of DSRSD improvement plans shall be submitted to DSRSD that First Small Lot conform to the requirements of the Dublin San Ramon Final Map Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 28. All mains shall be sized to provide sufficient capacity DSRSD Issuance of DSRSD to accommodate future flow demands in addition to Improvement each development project's demand. Layout and Plans sizing of mains shall be in conformance with DSRSD utility master planning. 29. Sewers shall be designed to operate by gravity flow to DSRSD Issuance of DSRSD DSRSD's existing sanitary sewer system. Pumping of Improvement sewage is discouraged and may only be allowed Plans 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. 30. Domestic and fire protection waterline systems for DSRSD Issuance of DSRSD Tracts or Commercial Developments shall be Improvement designed to be looped or interconnected to avoid dead Plans 8 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. There will be a large number of customers in the project and DSRSD wants to be sure they have a secure water supply. Thus, the water supply must be "looped" with the supply for the project coming from two separate connections to the potable main. 31. DSRSD policy requires public water and sewer lines DSRSD Issuance of DSRSD to be located in public streets rather than in off-street Improvement locations to the fullest extent possible. If unavoidable, Plans 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. 32. Prior to approval by the City of the first final map, the DSRSD Approval of DSRSD locations and widths of all proposed easement First Small Lot dedications for water and sewer lines shall be Final Map for submitted to and approved by DSRSD. the affected phase 33. All easement dedications for DSRSD facilities shall be DSRSD Issuance of DSRSD by separate instrument irrevocably offered to DSRSD Improvement or by offer of dedication on the Final Map. Plans 34. Prior to approval by the City for Recordation, the Final DSRSD Issuance of DSRSD Map shall be submitted to and approved by DSRSD Improvement for easement locations, widths, and restrictions. Plans 35. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all utility Permits connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 36. No sewer line or waterline construction shall be DSRSD Issuance of DSRSD permitted unless the proper utility construction permit Improvement has been issued by DSRSD. A construction permit Plans will only be issued after all of the items in the condition immediately above have been satisfied. 37. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all Permits improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an 9 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to. DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by. DSRSD before signature by the District Engineer. 38. The applicant shall hold DSRSD, its Board of DSRSD Issuance of DSRSD Directors, commissions, employees, and agents of Building DSRSD harmless and indemnify and defend the same Permits from any litigation, claims, or fines resulting from the construction and completion of the project. 39. Improvement plans shall include recycled water DSRSD Issuance of DSRSD improvements as required by DSRSD. Services for Improvement landscape irrigation shall connect to recycled water Plans mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 40. DSRSD is the utility provider for the project area DSRSD Ongoing DSRSD section of Camp Parks. The infrastructure for those current services passed through the 189 acres of the Dublin Crossing Project. The development of services for the Dublin Crossing Project must be done in a way that does not disrupt or eliminate the services for the active portions of Camp Parks. Those services are to remain ongoing throughout the construction and completion of this Project. 41. According to the development plan; this project is to DSRSD Ongoing DSRSD be developed in five distinct phases and each phase will last two or three years. DSRSD has prepared a Utility Services Analysis for this project (August 22, 2013 by West Yost Assoc.) which outlines the required utilities for the development. DSRSD will require that the developer work closely with DSRSD during the planning, design and construction of the project to ensure that the needed infrastructure and services for each phase can be provided in a timely and efficient manner and that at the completion of the project the utilities built for the project are substantially in compliance with the Utilities Service Analysis. FIRE PREVENTION 42. Code compliance. The Applicant/Developer shall F During Fire comply with all applicable Fire and Building Codes in Construction effect at the time of building permit application. 43. Fire apparatus roadways shall have a minimum F Approval of Fire unobstructed width of 20 feet and an unobstructed Improvement vertical clearance of not less than 13 feet 6 inches. Plans Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted 10 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet exclusive of shoulders. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 44. On future Improvement Plans, show the location of F Approval of Fire any on-site fire hydrants and any fire hydrants that are Improvement along the property frontage as well as the closest Plans hydrants to each side of the property that are located alone the access roads that serves this •roeert . 45. Future site plans for development and design review F Site Fire will need to show sufficient detail to reflect an accurate Development and detailed layout of the site for review and record Review purposes. The site plan will need a scale that will submittal for allow sufficient details for review purposes and future include, but not be limited to the following: subdivisions • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements. BUILDING DIVISION 46. Building Codes and Ordinances. All project B Through Bldg. construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 47. Retaining Walls. All retaining walls over 30 inches in B Through Bldg. height and in a walkway shall be provided with Completion 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. 11 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 48. Temporary Fencing. Temporary Construction B Through Bldg. fencing shall be installed along perimeter of all work Completion under construction. 49. Construction trailer. Due to the size and nature of B Issuance of Bldg. the development, the Developer shall provide a first Building construction trailer will all hook ups for use by City Permit Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at their expense. PUBLIC WORKS DEPARTMENT 50. Street Lighting Maintenance Assessment District: PW First Final Map Public The Developer shall form a new Street Landscape Works and Lighting Maintenance Assessment District (LLMD) for the Dublin Crossings development. The Developer shall provide all exhibits required for the formation of the LLMD. In addition, Developer shall pay all administrative costs associated with processing the formation of the Dublin Crossings LLMD. 51. Ownership and Maintenance of Improvements. PW First Final Map Public Ownership and maintenance of street right-of-ways and Ongoing Works and improvements shall be by the City of Dublin, the Dublin Crossings Master Homeowner's Association or Zone 7 as shown on the "Tract 8150 — Dublin Crossings, Maintenance Responsibility Exhibit," prepared by Ruggeri-Jensen-Azar Associates, dated received February 20, 2014, except as modified by these Conditions of Approval. 52. Ownership and Maintenance of Improvements. The PW First Final Map Public landscape medians along B Street and Central to Require the Works Parkway shall be maintained by the Dublin Crossings Landscape Street Landscape and Lighting Maintenance District. Medians on B Street and Central Parkway; and Ongoing 53. Maintenance of Chabot Creek. If the Developer is PW First Final Map Public unsuccessful in reaching an agreement with Zone 7 or Dedicating Works other public agency to maintain the realigned Chabot Community Creek (both above- and under-ground sections), the Park Parcel(s); Developer shall enter into a "Long Term Maintenance Modify with Agreement" with the City to allow the Dublin Crossings Successive Master Homeowner's Association to maintain the Final Maps open channel and/or box culvert sections of the creek alignment within the Community Park. The Agreement shall identify ownership of the creek 12 CONDITION TEXT I RSPON, WHEN t EQ D SOURCE AGENCY Prior to: , alignment, maintenance responsibilities and minimum maintenance requirements to ensure that the facilities are maintained properly and will be operated in a manner that does not impede the use of the Community Park. The Agreement shall be subject to approval of the City Engineer. Maintenance responsibilities of the I4omeowner.'s Association shall include, but shall not limited to hydraulic performance of.open channel and/or box culvert sections of the creek alignment; box culvert structure; dredging of channel; landscaping; slope stability; and removal of debris. 54. Landscape Features within Public Right of Way. PW First Final Public The Developer shall enter into an "Agreement for Map; Modify Works Long Term Encroachments" with the City to allow the with Dublin Crossings Master Homeowner's Association to Successive maintain the landscape and decorative features within Final Maps public Right of Way including frontage landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown in the Dublin Crossings Specific Plan. 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. 55. Covenants, Conditions and Restrictions (CC&Rs). PW First Final Public A Homeowners Association shall be formed by Map; Modify Works recordation of a declaration of Covenants, Conditions, with and Restrictions to govern use and maintenance of Successive the landscape and decorative pavement features Final Maps within the public right of way contained in the Agreement for Long Term Encroachments. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, fences, walls, drainage, 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. 56. Public Streets. Developer shall construct all street PW First Final Map Public improvements and offer for dedication to the City of and Ongoing Works Dublin the rights of way for Scarlett Drive, Dublin Boulevard, Arnold Road and all interior streets as shown on the Tentative Map and as outlined in the Exhibit ".I" of the Development Agreement, to the satisfaction of the City Engineer. 13 ICI CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 57. Transportation Fees. The Developer shall be PW Issuance of Public responsible for payment of Transportation Fees as Building Works outlined in Section 10 of the Dublin Crossings Permits Development Agreement. Fees will be payable at issuance of building permits. 58. Traffic Impact.Fees; If the Alameda County Surplus PW Issuance of Public Property Authority (ACSPA) property has not been Building Works removed from the Eastern Dublin Traffic Impact Fee Permits (EDTIF) program at the time the ASPCA parcel is developed, the Developer shall be responsible for payment of the EDTIF Fee (Sections 1 and 2). Fees will be payable at issuance of building permits. 59. Phased Improvements. Right-of-way dedication and PW First Final Map Public installation of public improvements may be done in and Ongoing Works phases as shown on the Tentative Map, subject to the review and approval of the City Engineer. With each phased Final Map, the City Engineer shall identify all improvements necessary to serve and access the phased lots created. All rights-of-way and improvements, including utilities and traffic signal installation and modifications, identified by the City Engineer for construction within the boundaries of each phase of the development shall be required with the Final Map for that phase. In addition, the City Engineer may require the Developer to perform off- site grading in order to conform site grading to the adjacent grade outside of the phase proposed for development. 60. Phased Improvements. City Standard cul-de-sacs, PW First Final Map Public meeting fire turn-around and radius requirements, and Ongoing Works shall be constructed at the end of all "dead-end" roadways created by the proposed phasing of roadway improvements. If parking will be allowed along the cul-de-sac, the radius shall be increased to satisfy fire access requirements. 61. Phased Improvements. All temporary storm drain PW First Final Map Public pipe used to convey "public" stormwater runoff(i.e. and Ongoing Works within public streets or public storm drain easements) shall be reinforced concrete pipe (RCP) per City Standards or as approved by the City Engineer. 62. Slope Easements/Utility Easements. The Developer PW First Final Map Public shall be responsible for securing all necessary slope, and Ongoing Works grading, drainage and utility easements on adjacent parcels as determined necessary by the City Engineer to allow the construction of the phased roadway, storm drain and utility improvements. 63. Public Service Easements. Six foot (6') minimum PW First Final Map Public Public Service Easements (PSE) shall be dedicated and Ongoing Works along alllpublic roads. 14 • CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 64. Scarlett Drive. The Developer shall,dedicate right-of- PW As outlined in Public way and install complete roadway and utility Development Works improvements for the widening of Scarlett Drive Agreement between Dougherty Road and Houston Place and the extension of Scarlett Drive from its current terminus at Houston Place to Dublin Boulevard in general conformance with the design shown on Sheet C-3.4 of the Vesting Tentative Map in accordance with the Development Agreement. The final layout and striping plan shall be subject to approval of the City Engineer and City Traffic Engineer. 65. Scarlett Drive. In accordance with the Development PW First Final Map Public Agreement, the Developer shall obtain the right-of- that requires Works way or easements necessary to construct the Scarlett Drive improvements needed for the extension and widening improvements of Scarlett Drive between Dougherty Road and Dublin Boulevard. Upon submittal of the first Final Map that requires Scarlett Drive to be widened and/or extended, the Developer shall provide evidence that the necessary right-of-way or easements have been obtained. If prior to Final Map approval the Developer is unable, through the use of diligent efforts, to obtain the necessary right-of-way or easements, the City shall exercise its power of eminent domain to obtain the necessary right-of-way easements, and the developer shall enter into an agreement with the City as specified in Subdivision Map Act Section 66462.5. In accordance with the Development Agreement, the developer shall pay all costs associated with acquiring offsite real property interests required in connection with the subdivision. 66. Scarlett Drive. The location of traffic signal(s) and PW First Small Lot Public lane designations on Scarlett Drive at G Street and final map for Works Houston Place shall be determined in conjunction with Phase 2 the Community Park Master Plan as well as a traffic circulation analysis. This analysis shall take into account the park entrance location on Scarlett Drive, provision of on-street parking on Scarlett Drive in front of the park, pedestrian and bicycle access, and internal circulation of the park parking. lot and its connectivity to G Street. 67. Scarlett Drive. All existing on-street parking on PW Ongoing Public Scarlett Drive shall be maintained as part of the Works ultimate design and construction of Scarlett Drive extension 68. Scarlett Drive. If, after the traffic/circulation study has PW As Outlined in Public been completed for the Community Park, it is Development Works determined that thru movements between Kerry Court Agreement and G Street are required, the horizontal alignment of G Street at and near the intersection of Scarlett Drive shall be revised to ensure that adequate alignment/horizontal offset is provided through the 15 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: intersection to/from Kerry Court. 69. Scarlett Drive. The Developer shall remove the PW First Final Map Public existing joint utility pole that is currently located in the that Requires Works middle of the future Scarlett Drive connection at Scarlett Drive Dublin Boulevard. The Developer shall be responsible Extension to for undergrounding the existing overhead utility lines Dublin between the two adjacent poles located on the Boulevard existin• Car West Auto and Arlen Ness •arcels. 70. Iron Horse Trail. In conjunction with the widening and PW Each Final Public extension of Scarlett Drive, the Developer shall Map that Works relocate Iron Horse Trail along the project's frontage. Requires The Developer shall construct the required Relocation of improvements on Iron Horse Trail in a manner than Iron Horse ensures that access to the trail is made available to Trail the public at all times. The Developer shall provide pedestrian and bicycle detours for the sections of Iron Horse Trail that are disturbed and shall minimize the time that such detours are in place. Prior to any construction activities that would disrupt the Iron Horse Trail, the Developer shall submit a Traffic Control Plan to the City for review and approval. In accordance with the Development Agreement, the Developer shall be responsible for securing all rights- of-way and/or easements required to construct any necessary detours of the Iron Horse Trail. If, prior to final map approval, the Developer is unable, through the use of diligent efforts, to obtain the necessary right-of-way or easements, the City shall exercise its power of eminent domain to obtain the necessary right-of-way or easements, and the Developer shall enter into an agreement with the City as specified in Subdivision Map Act Section 66462.5. 71. Arnold Road. The.Developer shall dedicate, with the PW First and each Public Final Map(s) creating the parcels fronting Arnold subsequent Works Road, right-of-way along the project's Arnold Road Final Map that frontage to allow for the construction of the new creates parcels roadway, sidewalk and drainage improvements as along Arnold shown on Sheet C-3.1 of the Vesting Tentative Map. Road Right-of-way dedication along Arnold Road will be required between Dublin Boulevard and the project's northern boundary. The Developer shall also facilitate the quit-claiming of the existing thirty-foot Alameda County Surplus Property Authority (ACSPA) easement. 72. Arnold Road. The Developer shall underground the PW First and each Public existing overhead utility lines along the west side of subsequent Works Arnold Road. Final Map that creates parcels along Arnold Road 16 CONDITION TEXT . . RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 73. Future School Site— Frontage Improvements. The PW Final Map that Public Developer shall be responsible for constructing all Creates the Works frontage improvements along the streets fronting the Future School future school site. Frontage improvements may Parcel include, but are not limited to: curb, gutter, sidewalk, ten foot (10') monolithic sidewalk/Class I bike way, street lights, tree wells with 4' by 8' tree grates, street trees, landscaping, irrigation and stormwater treatment measures. The Developer shall coordinate the design of street improvements fronting the future school parcel with the Dublin Unified School District (DUSD) such that the improvements constructed will not conflict with the future site plan and parking/traffic circulation layout of the future school site. If, prior to approval of the improvement plans for the streets fronting the future school site, DUSD has finalized the school layout and circulation plan, the Developer will be responsible for construction of all related improvements within the public street right-of-way, including driveway curb cuts and sidewalks. 74. Future School Site— Safe Route to School. The PW Prior to Public Developer shall be responsible for the installation of Approval of Works all pavement markings, pavement legends, signage, Improvement curb ramps, etc. required to establish and demarcate Plans access and circulation to and from the school site. All traffic control devices and street infrastructure shall be designed and installed in accordance with the current Manual on Traffic Control Devices for California, City of Dublin's Standards, Caltrans Design Manual, and as approved by the City's Traffic Engineer. 75. Internal Streets. All internal street intersection PW Prior to each Public designs shall be refined as part of the Site Site Works Development Review for each parcel. The design Development refinements shall be based upon internal street traffic Review circulation and access analyses and shall be Approval incorporated into the final site design. Traffic circulation and analyses shall be reviewed and approved by the City Traffic Engineer. Street design refinements shall include but shall not be limited to the determination of the appropriate number of turn lanes at intersections and driveways; access and circulation needs due to project phasing; driveway access needs and circulation for various land uses; and localized pedestrian, bicycle and transit circulation and access. 76. Pedestrian Ramps. All pedestrian ramps shall be PW Prior to Public designed and constructed to provide direct access to Approval of Works marked or unmarked crosswalks. Each pedestrian Improvement ramp shall be oriented such that it is aligned and Plans 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 17 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Engineer. 77. Bike Lanes. Bike Lanes on project frontage streets PW Prior to Public (Scarlett Drive, Arnold Road, Dublin Boulevard) and Approval of Works all internal streets shall be designed and constructed Improvement to provide a continuous bike lane facility. Dropping of . Plans bike lanes at or near the intersections or along street segments shall not be allowed unless specifically approved by the City Engineer. 78. Transit Stops. All transit stops shall be designed and PW Prior to Public constructed with transit bays that will have an entering Approval of Works taper length of at least 60 feet and exit taper length of Improvement 80 feet. Bus landing areas at transit bays shall be 60 Plans feet long and 12 feet deep. All transit stops shall be fitted with bus stop shelters, lighting, and electronic signs that will have the capability of providing real time arrival and departure information. All transit stops shall have at least 4 bike racks. 79. Sight Distance. All landscaping and any architectural PW Prior to Public features or monuments shall be limited to 30 inch Approval of Works height inside the sight triangles shown on the Sight Improvement Distance Exhibit included as Sheets C-8.1 and C-8.2 Plans of the Vesting Tentative Map. Any deviations from this rule shall be approved by the Traffic Engineer. 80. Traffic Signals. All new or modified traffic signals PW Prior to Public shall have traffic monitoring cameras and associated Approval of Works communication equipment. All signals shall be Improvement interconnected with Fiber Optic cable. Plans 81. Traffic Index. All streets that are providing direct PW Prior to Public access to commercial areas shall have a Traffic Index Approval of Works (TI) of 11. Improvement Plans 82. Chabot Creek. The Developer shall relocate and PW Approval of the Public improve the existing Chabot creek that runs through First Final Map Works the project site in general conformance with the that Creates a preliminary channel design shown on the Vesting Parcel(s) in Tentative Map and as described in the "DRAFT which the Hydrologic and Hydraulic Analysis"for the Dublin Future Creek Crossing Project, dated December 2013, prepared by Alignment will Ruggeri Jensen Azar. The developer shall be be located responsible for obtaining all resource agency permits required for the work. Prior to the approval of the first final map that creates a parcel(s) in which the future creek alignment will be located, plans for the creek relocation shall be approved, bonded for and all resource agency permits shall be received. 83. Stormwater Management. The provided Stormwater PW Prior to Public Treatment Plan is approved in concept only. Approval of. Works The final Stormwater Management Plan for each Improvement phase of development is subject to City.Engineer Plans and 18 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: approval prior to approval of the Improvement Plans Ongoing for said phase of development. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards established by the San Francisco Bay Regional Water-Quality Control Board (RWQCB) National Pollutant Discharge Elimination System NPDES Municipal Regional Permit MRP . 84. Stormwater Management. Suitable stormwater PW First Final Map Public treatment and hydromodification measures shall be and Ongoing Works installed with each phase such that the stormwater runoff from the impervious areas created or replaced within the boundaries of each phase shall be property treated and metered with stormwater treatment and hydromodification measures constructed with that phase or in previous phases. 85. Trash Capture. The project Stormwater Management PW First Final Map Public Plan shall incorporate trash capture measures such as and Ongoing Works screens, filters or CDSNortex units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP). 86. Stormwater Source Control. "No Dumping Drains to PW Acceptance of Public Bay"storm drain medallions per City Standard Detail storm drain Works CD-704 shall be placed on all public and private storm improvements drain inlets. 87. Storm Drain Layout. The location and layout of the PW Prior to Public proposed 60-inch and 72-inch storm drain pipes Dedication of Works currently shown passing through the future the First Community Park are not approved at this time. If it is Community determined that these storm drain pipes cannot be Park Parcel placed within the Community Park without significant impacts to the proposed Park Master Plan layout, the applicant shall revise the Storm Drain Master Plan to remove the storm drain pipes from the Community Park parcels. 88. Geotechnical Investigation. The Developer shall PW First Final Map Public submit a design level geotechnical investigation report and Ongoing Works for each phase defining and delineating any seismic hazard. The report shall be prepared in accordance with guidelines published by the State of California. The report is subject to review and approval by a City selected peer review consultant prior to the acceptance of the first Final map for each phase. The applicant shall.pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project phases subject to the approval of the City Engineer. 89. Soils Report. The Developer shall submit a detailed PW First Final Map Public soils report prepared by a qualified engineer, and Ongoing Works 19 CONDITION TEXT' RESPON. WHEN REQ'D I SOURCE AGENCY Prior to: registered with the State of California.'The required report shall include recommendations regarding pavement sections for all project streets including Scarlett Drive, Dublin Boulevard, Arnold Road and all internal streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 90. Geotechnical Engineer Review and Approval. The PW Approval of Public Project Geotechnical Engineer shall be retained to Grading Plans Works review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. 91. Resource Agency Permits. Prior to the start of any PW Prior to Public grading of the site as necessary, permits shall be Issuance of Works obtained from the US Army Corps of Engineers, the Grading Permit San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the 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. 92. Grading. The disposal site and haul truck route for PW Approval of Public any off-haul dirt materials shall be subject to the Grading Plans Works review and approval by the City Engineer prior to the approval the improvement plans or issuance of a Grading Permit. If the Developer does not own the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off-haul material on their parcel. A grading plan may be required for the placement of the off-haul material. • 93. Dust Control/Street Sweeping. The Developer shall PW Construction; Public provide adequate dust control measures at all times ongoing Works 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 94. Underground Obstructions. Prior to demolition, PW Grading Public excavation and grading on any portion of the project Operations Works site, all underground obstructions (i.e., debris, septic tanks, fuel tanks, barrels, chemical waste) shall be identified and removed pursuant to Federal, State and local regulations and subject to the review and 20 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: , approval by the City. Excavations shall be properly backfilled using structural fill, subject'to the review and approval of the City Engineer. 95, Improvement Plans. Streetlight, joint trench and PW Submittal of Public Landscape plans shall all be submitted by the Improvement Works Developer with the second plan check for the street Plans and improvement plans and final map for each phase. The approval of final streetlight, joint trench and landscape plans shall Final Map for be completed and approved prior to final map each Phase approval. 96. Utilities. All new utility service connections, including PW Improvement Public electrical and communications, shall be installed Plans Works underground. Electrical transformers shall be installed in underground vaults within an appropriate utility easement or public service easement. 97. CLOMR. Prior to approval of the first Final Map that PW Prior to Public creates a parcel within the existing Special Flood approval of the Works Hazard Area (SFHA), the developer shall apply for first Final Map and receive approval of a Conditional Letter of Map that creates a Revision (CLOMR) from the Federal Emergency parcel within Management Agency (FEMA). The CLOMR shall be the existing based upon the hydrology and hydraulics analysis of SFHA the Camp Parks Regional-serving detention basin, or alternative on-site detention facility subject to City and Zone 7 approval, and shall conclude that parcels proposed to have structures for human occupancy will be removed from the SFHA. 98. LOMR. Prior to issuance of building permits for any PW Prior to Public buildings within the special flood hazard area, the issuance of Works Developer shall apply for and receive approval of a Building Letter of Map Revision (LOMR) from the Federal Permits for any Emergency Management Agency (FEMA). The LOMR buildings within shall be based upon the completed Camp Parks existing SFHA Regional-serving detention basin, or alternative on- site detention facility subject to City and Zone 7 approval, and the realigned Chabot Creek and shall determine that the affected parcels are no longer within the Special Flood Hazard Area (SFHA). In the event.FEMA does not approve the LOMR or FEMA review and approval is delayed beyond the time the developer wishes to occupy buildings, the developer shall submit, prior to occupancy, Elevation Certificates for all buildings within the flood hazard area demonstrating that buildings have been constructed in accordance with standards of the National Flood Insurance Program. 99. Community and Neighborhood Parks. The PW Prior to Public Developer shall dedicate community parkland and Approval of Works neighborhood parkland in the acreages and per the Each Final timing requirements outlined in the Dublin Crossing Map that Development Agreement. Community and Creates Future neighborhood parkland shall be shown on the Final Park Parcel(s) 21 • CONDITION TEXT RESPON. WHEN REQ'D SOURCE _ AGENCY Prior to: _ Map as future parkland dedicated to the City of Dublin. The City will accept such parcels with the Final Map, subject to improvement. The parcel lines for all parkland shall generally be at the back of sidewalk, or as shown on the Tentative Map. The City will not accept future parkland parcel(s) until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on the vesting tentative map to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb, gutter, sidewalk, driveways, landscape, street trees, irrigation, removal of all existing utilities within the parcel boundaries, stubbing future utility services to the park parcels, relocation of Chabot Creek within the parcel boundaries and construction of permanent stormwater treatment and hydromofification measures. Parkland credits will be awarded to the Developer at the time each Final Map that dedicates the future parkland parcels is approved, contingent on the Developer entering into a Parkland Improvement Agreement with the City of Dublin. PUBLIC WORKS —STANADARD CONDITIONS OF APPROVAL 100. Developer shall comply with the City of Dublin Public PW Ongoing Standard Works Standard Conditions of Approval contained Condition below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. 101. The Developer shall comply with the Subdivision Map PW Ongoing Standard Act, the City of Dublin Subdivision, and Grading Condition 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). 102. The Developer shall defend, indemnify, and hold PW Ongoing Standard harmless the City of Dublin and its agents, officers, Condition 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 22 CONDITION TEXT ' ' RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 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. AGREEMENTS AND BONDS _ 103. The Developer shall enter into a Tract Improvement PW First Final Map Standard Agreement with the City for all public improvements and Condition including any required offsite storm drainage or Successive roadway improvements that are needed to serve the Maps Tract that have not been bonded with another Tract Improvement Agreement. 104. The Developer shall provide performance (100%), and PW First Final Map Standard labor & material (100%) securities to guarantee the and Condition tract improvements, approved by the City Engineer, Successive prior to execution of the Tract Improvement Maps 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.) PERMITS 105. Developer shall obtain an Encroachment Permit from PW Prior to Start of Standard the Public Works Department for all construction Work Condition 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. 106. Developer shall obtain a Grading / Sitework Permit PW Prior to Start of Standard from the Public Works Department for all grading and Work Condition private site improvements that serves more than one lot or residential condominium unit. 107. Developer shall obtain all permits required by other PW Prior to Start of Standard agencies including, but not limited to Alameda County Work Condition 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 108. All submittals of plans and Final Maps shall comply PW Prior to Standard with the requirements of the "City of Dublin Public Approval of Condition Works Department Improvement Plan Submittal Improvement 23 • CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Requirements", and the "City of Dublin Improvement Plans or Final Plan Review Check List". Map 109. The Developer will be responsible for submittals and PW Prior to Standard reviews to obtain the approvals of all participating non- Approval of Condition City agencies. The Alameda County Fire Department Improvement and the Dublin San Ramon Services District shall Plans or Final approve and sign the Improvement Plans. Map 110. Developer shall submit a Geotechnical Report, which PW Prior to . Standard includes street pavement sections and grading Approval of Condition recommendations. Improvement Plans, Grading Plans, or Final Map 111. Developer shall provide the Public Works Department PW Prior to Standard a digital vectorized file of the "master" files for the Acceptance of Condition project when the Final Map has been approved. Improvements Digital raster copies are not acceptable. The digital and Release of vectorized files shall be in AutoCAD 14 or higher Bonds 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 112. The Final Map shall be substantially in accordance PW Prior to Standard with the Tentative Map approved with this application, Approval of Condition unless otherwise modified by these conditions. Final Map Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 113. All rights-of-way and easement dedications required PW Prior to Standard by the Tentative Map shall be shown on the Final Approval of Condition Map. Final Map 114. Street names shall be assigned to each public/private PW Prior to Standard street pursuant to Municipal Code Chapter 7.08. The Approval of Condition approved street names shall be indicated on the Final Final Map Map. 115. The Final Map shall include the street monuments to PW Monuments to Standard be set in all public streets. be Shown on Condition Final Map and Installed Prior to Acceptance of Improvements EASEMENTS 24 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 116. The Developer shall obtain abandonment from all PW Prior to Standard applicable public agencies of existing easements and Approval of Condition right of ways within the development that will no Improvement longer be used. Plans or Appropriate Final Map 117. The Developer shall acquire easements, and/or obtain PW Prior to Standard rights-of-entry from the adjacent property owners for Approval of Condition any improvements on their property. The easements Improvement and/or rights-of-entry shall be in writing and copies Plans or furnished to the City Engineer. Appropriate Final Map GRADING 118. The Grading Plan shall be in conformance with the PW Prior to Standard recommendations of the Geotechnical Report, the Approval of Condition approved Tentative Map and/or Site Development Grading Plans Review, and the City design standards & ordinances. or Issuance of In case of conflict between the soil engineer's Grading recommendations and City ordinances, the City Permits, and En•ineer shall determine which shall a•.1 . On•oin• 119. A detailed Erosion Control Plan shall be included with PW Prior to Standard the Grading Plan approval. The plan shall include Approval of Condition detailed design; location, and maintenance criteria of Grading Plans all erosion and sedimentation control measures. or Issuance of Grading Permits, and Ongoing 120. Tiebacks or structural fabric for retaining walls shall PW Prior to Standard not cross property lines, or shall be located a Approval of Condition minimum of 2' below the finished grade of the upper Grading Plans lot. or Issuance of Grading Permits, and Ongoing _ 121. Slope bank along public streets shall be no steeper PW Prior to Standard than 3:1 unless shown otherwise on the Tentative Approval of Condition Map Grading Plan exhibits. The toe of any slope Grading Plans along public streets shall be one foot back of walkway. or Issuance of The top of any slope along public streets shall be Grading three feet back of walkway. Minor exception may be Permits, and made in the above slope design criteria to meet Ongoing unforeseen design constraints subject to the approval of the City Engineer. IMPROVEMENTS 122. The public improvements shall be constructed PW Prior to Standard generally as shown on the Tentative Map and/or Site Approval of Condition Development Review. However, the approval of the Improvement Tentative Map and/or Site Development Review is not Plans or Start an approval of the specific design of the drainage, of sanitary sewer, water, and street improvements. Construction, and Ongoing 25 • CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 123. All public improvements shall conform to the City of PW Prior to Standard Dublin Standard Plans and design requirements and Approval of Condition as approved by the City Engineer. Improvement Plans or Start of Construction, and Ongoing 124. Public streets shall be at a minimum 1% slope with PW Prior to Standard minimum gutter flow of 0.7% around bumpouts. Approval of Condition Private streets and alleys shall be at minimum 0.5% Improvement slope. Plans or Start of . , Construction, and Ongoing 125. Curb Returns on arterial and collector streets shall be PW Prior to Standard 40-foot radius, all internal public streets curb returns Approval of Condition shall be minimum 30-foot radius (36-foot with bump Improvement outs) and private streets/alleys shall be a minimum Plans or Start 20-foot radius, or as approved by the City Engineer. of Curb ramp locations and design shall conform to the Construction, most current Title 24 and Americans with Disabilities and Ongoing Act requirements and as approved by the City Traffic Engineer. 126. Any decorative pavers/paving installed within City PW Prior to Standard right-of-way shall be done to the satisfaction of the Approval of Condition City Engineer. Where decorative paving is installed at Improvement signalized intersections, pre-formed traffic signal loops Plans or Start shall be put under the decorative pavement. of Decorative pavements shall not interfere with the Construction, placement of traffic control devices, including and Ongoing 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 127. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Engineer. Occupancy of Condition Units or Acceptance of Improvements 128. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of Condition Engineer. The maximum voltage drop for streetlights Units or is 5%. Acceptance of Improvements 129. All new traffic signals shall be interconnected with PW Prior to Standard other new signals within the development and to the Occupancy of Condition existing City traffic signal system by hard wire. Units or Acceptance of Improvements 26 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 130. Developer shall construct all potable and recycled PW Prior to Standard water and sanitary sewer facilities required to serve Occupancy of Condition the project in accordance with DSRSD master plans, Units or standards, specifications and requirements. Acceptance of Improvements 131. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire.Department. A raised reflector Occupancy of Condition blue traffic marker shall be installed in the street Units or opposite each hydrant. Acceptance of Improvements 132. The Developer shall furnish and install street name PW Prior to Standard signs for the project to the satisfaction of the City Occupancy of Condition Engineer. Units or Acceptance of Improvements 133. Developer shall construct gas, electric, cable TV and PW Prior to Standard communication improvements within the fronting Occupancy of Condition streets and as necessary to serve the project and the Units or future adjacent parcels as approved by the City Acceptance of Engineer and the various Public Utilit a•encies. Im•rovements 134. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard shall be underground in accordance with the City Occupancy of Condition policies and ordinances. All utilities shall be located Units or and provided within public utility easements and sized Acceptance of to meet utility company standards. Improvements 135. All utility vaults, boxes and structures, unless PW Prior to Standard specifically approved otherwise by the City Engineer, Occupancy of Condition shall be underground and placed in landscape areas Units or and screened from public view. Prior to Joint Trench Acceptance of Plan approval, landscape drawings shall be submitted Improvements 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 136. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless otherwise Needed Condition 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. 137. Construction activities, including the maintenance and PW Ongoing as Standard warming of equipment, shall be limited to Monday Needed Condition 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-case basis. 27 CONDITION TEXT I RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 138. Developer shall prepare a construction noise PW Prior to Start of Standard management plan that identifies measures to be taken Construction Condition to minimize construction noise on surrounding and Ongoing developed properties. The plan shall include hours of as Needed construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 139. Developer shall prepare a plan for construction traffic PW Prior to Start of Standard interface with public traffic on any existing public Construction Condition street. Construction traffic and parking may be and Ongoing sub'ect to s•ecific requirements b the Cit Engineer. as Needed 140. The Developer shall be responsible for controlling any PW Ongoing Standard rodent, mosquito, or other pest problem due to Condition construction activities. 141. The Developer shall be responsible for watering or PW Prior to Start of Standard other dust-palliative measures to control dust as Construction Condition conditions warrant or as directed by the City Engineer. and Ongoing as Needed 142. The Developer shall provide the Public Works PW Prior to Standard Department with a letter from a registered civil Issuance of Condition engineer or surveyor stating that the building pads Building have been graded to within 0.1 feet of the grades Permits or shown on the approved Grading Plans, and that the Acceptance of top & toe of banks and retaining walls are at the Improvements locations shown on the approved Grading Plans. NPDES 143. Prior to any clearing or grading, the Developer shall PW Prior to Start of Standard provide the City evidence that a Notice of Intent (NOI) Any Condition has been sent to the California State Water Construction Resources Control Board per the requirements of the Activities 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. _ 144. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard shall identify the Best Management Practices (BMPs) Prepared Prior Condition appropriate to the project construction activities. The to Approval of SWPPP shall include the erosion control measures in Improvement accordance with the regulations outlined in the most Plans; current version of the ABAG Erosion and Sediment Implementatio Control Handbook or State Construction Best n Prior to Start Management Practices Handbook. The Developer is of Construction responsible for ensuring that all contractors implement and Ongoing all storm water pollution prevention measures in the as Needed SWPPP. 28 PASSED, APPROVED AND ADOPTED this 25th day of March 2014 by the following vote: AYES: Commissioners Do, Goel, Kohli, and O'Keefe NOES: ABSENT: Chair Bhuthimethee ABSTAIN: Planning Commission Chair ATTE 0f 07-Assistant Community Development Director G:IPA#120141PLPA-2014-00005 Dublin Crossing VTM+Landscape MasterPlanlPC 03.25.20141TMap Reso.docx 2255054.1 • • 29 i x a lax� �" aft ' a O Z s! t o cg as �� aq PIN + J P.c` 196 of Pig 21 �,01"n may r s3i tint r.�� lilt 10 'Ritz��� e3 � k� g k 'R g v�,'o-."5ti �E �9��t„3 9��, � � � V k. 0 WIN?hvE r�.:rt b.«�,s �.„ .`t a , <X it liq +a w "i� `i F�-e`a'. (Y. W. a k P ., a 3 r h is xi » ti Z �Y cr- e i 0 l }4.R K 181tlii xd 1 �.I.tW { - cow p. r < J ' 2 Z Z j ZZ SEE a W iN� Z' Q W a . Np,,.tqo Fh- � NOR .. € ,.. a iS ^'o ....... 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W LL d O O > Z m i 1 - : 1�; z W c ii 4 LL 3nwAY z7agM11871 d co O co V P 1 a V'14 $IHW�oA1Q"� 1 1 U l Z W C W N Q } Q Z �= U =N ' INI, o� 3nrrttir gittn 'v' 00 EXHIBIT A-1 TO ATTACHMENT 1 . 1 1 1.4.1111"ll 10 H.I U]IUFiII 11 W'Il If t e, 1 LANDSCAPE MASTER PLAN _ DUBLIN CROSSING February 2014 ............. . 9VbHUH 4 J=I C31 P',41 IIntNBNlH;ry1f HUIIHIIhhl�ni nr�C.IP IL1 I 414if P liC 141HlbIH•:Ni 9-,it 11,111.Hb,11i❑I1114104; 1.1 Htl W W"P+ilflel j Corrects to n Hore.e Tad vy4f i �y M ML • INTRODUCTION INTRODUCTION VISION I The Dublin Crossing landscape has been carefully developed to express the community's contemporary urban village character.The aesthetic can be Y - described as "urban eco-chic" and is characterized by clean, contemporary design, native and climate adapted plant palettes and the use of sustainable design practices and materials. • Inviting streetscapes and public spaces designed for multiple modes of • circulation encourage the use of outdoor spaces,thereby facilitating physical • fitness and social interaction. These, in turn, promote health, wellness and community vitality. Planting, hardscape furnishings and lighting, work together to make the • Warm, contemporary plant palette community 'legible' by highlighting and distinguishing circulation networks and linkages, conveying street hierarchy and by celebrating key nodes and • destinations. Unique and identifiable landscape treatments convey a sense • of place and act as wayfinding within the community. While distinct palettes • are used to distinguish among sub areas with the Specific Plan, consistency of style is retained throughout the project to result in a visually dynamic, yet ' �+'A, unified aesthetic. � '' The goal of the landscape system is to support the creation of a sophisticated A ,k Yom; community reflecting contemporary values of sustainability, social cohe- sion, upscale design and multi-modal circulation, all important quality-of-life indicators. • KEY DESIGN ELEMENTS • Project entries are enhanced with unique monumentation designed to communicate a sense of place.The contemporary nature of the urban Pedestrian-oriented,multi-modal streets • village will be communicated with materials such as metals and recycled content concrete. • Streetscape hierarchy is conveyed through landscape elements, such as street tree palettes and entry monumentation. • Extensive bicycle and pedestrian networks provide safe and inviting alternatives to vehicle travel as part of the circulation system. • The circulation system includes strong linkages between neighborhoods, ' to parks and commercial/retail uses within the project, as well as to the !♦ Iron Horse Trail, BART and other destinations outside of the project area. • Sustainability is infused into the project as a key guiding principle, from the design of streets to minimize vehicle trips to the use of resource ef- ficient plant palettes and furnishings. I • Sophisticated furnishings and fixtures • I Dublin Crossing Landscape Master Plan • INTRODUCTION • IT _ r • • • • ✓ r r ' S • �jsU f�flN ,r. �'�-K� • .,J..r .,+.y • � " y., y_ .,ice v �..+ li • • • 8 f' j ':'�1• ^�� • 1� • w R � - �_ d •• •tip �� .� • Dudin Yha� Illustrative Land Plan • Legend Mixed Use T • QPhasing Boundary(Approximate) School ® DC-Medium Density Residential Park • DC-Medium-High Density Residential " Open Space • _.1 General Commercial/DC-Medium-High Density Reside al L„ Project Area Boundary General Commercial/DC-High Density Residential • - 3� 5 • 4 3 3 ,' • E • 2 • w i • • Diagram of Project Phases • Dublin Crossing Landscape Master Plan 2 • ENTRIES, MONUMENTS, & THEMATIC ELEMENTS A*v • ENTRIES & THEMATIC ELEMENTS ® ENTRIES AND GATEWAYS As portals to the community, project entries play an important role in creating a sense of place and in orienting both visitors and residents. Creating a strong transition into the community strengthens the identity of the neighborhoods within as part of Dublin Crossing. Project entries communicate the sophisticated quality of the community through • use of contemporary forms and sustainable materials. All entries from existing bordering streets will feature some level of enhanced entry treatment. Monumentation provided at varying scales reflects the streetscape hierarchy. Dublin Crossing features a primary Project Entry at "B" Street and Dublin Boulevard, three Major Entries ("D" Street ell at Dublin Boulevard; Central Parkway at Arnold Road; and "G" Street at Scarlett Drive), and three Minor Entries ("A" • Street at Dublin Boulevard; "E" Street at Dublin Boulevard; and "G" Street at Arnold Road"). • Street trees are used as wayfinding throughout the development by assigning specific street trees to major streets within the project.This is summarized in the Street Tree Plan described in the Plant Palette section. `° ENTRY MONUMENTATION • Entry monuments announce entry to the project with uniquely identifiable forms and materials. Vertical punched metal or mesh elements sit upon concrete bases along with painted aluminum accent panels. Letters are incised into the concrete for a simple, contemporary and vandal resistant element.The elements come together in a stylized cross formation, subtly evoking the name of the project. Stylized shamrocks or other designs may be portrayed in the metal components. Monuments are scaled to reflect the project's circulation hierarchy. • LEGEND • ■Project Entry • a Major Entry Minor Entry a • • �/P7 • O2P • L� • _, Dublin Boulevard • Project Entries 3 Dublin Crossing Landscape Master Plan ENTRIES & THEMATIC ELEMENTS • a Primary Project Entry Monuments- Detail • AW -� r r t, • • • • Primary Project Entry Monuments PNW-1-7 Major Project Entry Monuments - Detail • Major Project Entry Monuments • Dublin Crossing Landscape Master Plan 4 • ENTRIES sc THEMATIC ELEMENTS • Minor Project Entry Monuments- Detail oil 114 W%w • „�, r • • Minor Project Entry Monuments • 5 Dublin Crossing Landscape Master Plan a ENTRIES & THEMATIC ELEMENTS • DUBLIN BOULEVARD FRONTAGE The southern project edge along Dublin Boulevard creates a strong visual ex- - ------,=,".� • perience in a key central location within the City. This linear gateway, with its distinctive design elements, reflects a forward-thinking, upscale community that values a high quality of life. Two prominent public plazas at opposite ; ❑D ends of the project act as the project's "front porch". One plaza is located at - • the corner of Dublin Boulevard and "A" Street and the other is at the corner Keymap of Dublin Boulevard and Arnold Road in the commercial area. The Primary • Project Entry is located at "B" Street between the two plazas, creating a lin- ear gateway punctuated by three focal points. Centrally located, this gateway acts as a "belt buckle" connecting east and west portions of the City. -- WEST GATEWAY PLAZA • — The plaza located at the corner of Dublin Boulevard and "A" Street has the opportunity to feature an iconic "window wall" treatment to celebrate Dub- • lin Crossing as a central focal point of the City. This concept is illustrated on • the cover of the Dublin Crossing Specific Plan. Featuring contemporary ma- • terials, which may include metals, acrylics and concrete in simple, contem- Keymap porary forms, the window wall makes a strong statement about the sophisti- cated character of Dublin Crossing and the City of Dublin as a whole. Planting coordinated with the palette throughout the community warms the space • and reinforces the project's character. To highlight the presence of the gate- • way and park, trees along this edge are differentiated from the street tree for • the rest of Dublin Boulevard. Flowering Robinia 'Purple Robe' are planted in this location in addition to the Dublin Boulevard Street Tree - London Plane. 6'Privacy Wall • COMMUNITY PARK SITE at Residences Possible Iconic Window Wall Element (BY OTHERS) Decorative bollards ( Minor Entry Monument* Ornamental Grasses Lagerstroemia indica • Accent Planting ccent Paving-toned, w • g W 3'concrete wall Plaza Tree:Robinia 'Purple Robe' textured concrete ' N with acid wash a finish,or similar • —Street • ree DUBLIN BOULEVARD ,t • 4Bi0ofiltratlion swale Toned Concrete in"Dune" Light,typ. • Bold Foliage Planting West Gateway Plaza • Dublin Crossing Landscape Master Plan 6 • • ENTRIES & THEMATIC ELEMENTS EAST GATEWAY PLAZA fr; The East Gateway Plaza at the corner of Dublin Boulevard and Arnold Road creates a second public focal point along the southern edge of the project =: area. Along with the West Gateway Plaza and the Primary Project Entry, this corner creates a third focal point along the project's public edge.This corner • is designed to enhance a potential plaza in the commercial parcel. Keymap Street Tree:Ctuercus virginiana t COMMERCIAL SITE • } (BY OTHERS) • Accent Paving=toned textured ncret • Focal Element 1? • in Corner Plaza fi 1 a r _ O • Decorative Bollards,typ.' • o Street Tree: r O z . Platanus Acerifolia c ti • Toned, textured concrete _ • DUBLIN BOULEVARD • . East Gateway Plaza • 7 Dublin Crossing Landscape Master Plan ENTRIES 8c THEMATIC ELEMENTS • PRIMARY PROJECT ENTRY —� The primary project entry at Dublin Boulevard and 'B' Street is the grand I entry to the project. A strong sense of arrival is created with two distinctive vertical monuments which create a visual portal. The monuments reinforce the community's contemporary character with modern forms and materials, such as stainless steel or other metals and concrete. The monuments are • Keymap strong wayfinding, as well as character elements, creating a warm welcoming • beacon for the community. . Corner plazas at the Project Entry feature toned, textured concrete in neutral • tones. Backdrop planting reflects a contemporary California palette, with flowering accent trees (Lagerstroemia indica) and bold foliage water wise plants, such as Flax, and shrubs and grasses in simple, geometric masses. The street tree selected for "B" Street is European Hornbeam, a dense, columnar tree that will highlight the importance of this entry.The designated street tree per the City's Streetscape Master Plan for Dublin Boulevard is the • London Plane Tree spaced 25'-30' on center. • l � Carpinus betulus 'Fastigiate' I • Lagerstroemia indica • Monolith, typ. • Stamped asphalt in"Dune",typ. Carpinus betulus'Fastigiata' Decorative bollards L • LU LU Landscape Easement,typ. Iconic Entry Monument, typ. Toned,textured concrete,typ. Bold Foliage Accent Shrubs Stepped seatwalls,typ. 00 • Accent Tree: Colored asphalt Lagerstroemia indica • crosswalks,typ. t r € .Street Tree Platanus acerifolia • Light,typ. DUBLIN BOULEVARD • Project Entry Landscape Concept • Dublin Crossing Landscape Master Plan 8 II .1• y. �, �, ���� •ate;, v� ��` ,.�;-�� '' 4 I 01"14i ENTRIES & THEMATIC ELEMENTS • Metal mesh fabricated structure I� • Colored concrete-> TOP VIEW • Metal mesh fabricated structure—� • with solid metal graphics �. in interior t Painted aluminum Colored concrete • Reveal 4'-0° • 19'-9" • ELEVATION SIDE VIEW Primary Project Entry Monuments Scale: I/8"=I'-0" Metal mesh fabricated structure • with solid metal graphics in interior • Painted aluminum > 9'-0" • Recessed letters Colored concrete—> DUBLI . • 2'-8" • ELEVATION Scale: 1/8"=1'-0" • Major Project Entry Monuments Metal letters • Painted aluminum Colored concrete-� r • 4'-611 Minor Project Entry Monuments - Detail • Dublin Crossing Landscape Master Plan 10 . ENTRIES & THEMATIC ELEMENTS MAJOR ENTRY "D" STREET AT DUBLIN BOULEVARD • Ll Keymap • • • • • • • Street Tree: • Toned concrete Quercus robur'Fastigiata' • Bold Foliage Planting,typ. • Low wall,typ. Colored asphalt crosswalks Major Entry Monument,typ. . to connect to Transit Center �t. Toned,textured concrete,typ. • Accent Tree: Ornamental Grasses,typ. Lagerstroemia indica,typ. w 4 LU . Landscape Easement,typ. _ . o • • Street Tree: • _ �lata s acerifolia DUBLIN BOULEVARD • � I • Major Entry-"D"Street at Dublin Boulevard low • • z. • • • Major Project Entry Monuments I I Dublin Crossing Landscape Master Plan • ENTRIES & THEMATIC ELEMENTS • MAJOR ENTRY CENTRAL PARKWAY AT ARNOLD ROAD -- - --- cl 0 Bold Foliage Planting,typ. • Low Wall,typ. /' Keymap Major Entry Monument,typ. • Median Monument • Accent Tree: • Lagerstroemia indica,typ. Street Tree: III Celtis sinensis • Li I • • O O J • CENTRAL PARKWAY z • • I • 1 • Ornamental Grasses,typ. • i xi r '• °•ust�W6iw • Toned,textured concrete,typ. Contemporary California plant palette • Landscape Easement,typ. • Street Tree: I • Quercus virginiana • Major Entry-Central Parkway at Arnold Road • Dublin Crossing Landscape Master Plan 12 • • • ENTRIES & THEMATIC ELEMENTS • MINOR ENTRY`A' STREET AT DUBLIN --- BOULEVARD • ■a• Street Tree: • Quercus rubra . Keymap Landscape Easement,typ. • Low wall,typ. LU LU • LU Minor Entry Monument,typ. • F Ln a Toned textured concrete,typ. . Orna ental Grasses,t • • DUBLIN BOULEVARD Bold Foliage Planting,typ. • • Minor Entry-"A"Street at Dublin Boulevard • • • • y • • • {k 4 • t • • Entry planting Minor Project Entry Monuments- Detail • 13 Dublin Crossing Landscape Master Plan • ENTRIES & THEMATIC ELEMENTS /-- MINOR ENTRY • "E" STREET AT DUBLIN BOULEVARD • Street Tree: • uo Quercus coccinea Keymap ( Landscape Easement,typ. . Decorative Bollards,typ. w Low wall,typ. • w Toned textured concrete,typ. N Minor Entry Monument,typ. • Bold Foliage Planting,typ. w Ornamental Grasses,typ. . DUBLIN BOULEVARD --- -- • Minor Entry-"E"Street at Dublin Boulevard Minor Project Entry Monuments • Dublin Crossing Landscape Master Plan 14 • ENTRIES 8c THEMATIC ELEMENTS r MINOR ENTRY — F' "G" STREET AT ARNOLD ROAD • Culvert Easement s Shrubs and grasses • Keymap over culvert,typ. l� 3'wall,typ. } o Minor Entry Monument,typ. o o • 2'wall,typ. 0 z • 3'opaque wall,typ a • Toned,textured concrete,typ. • „G"STREET *tl° Decorative Bollards,typ. Decorative bollard it Street Tree: t Street Tree:r Quercusvirginiana • Gleditsia triacanthos • Lagerstroemia indica • Landscape Easement,typ. Bold Foliage Planting • � .-_- Specimen Oak - Evergreen Tree ' • ., Minor Entry-"G"Street at Arnold Road • Enhanced paving at corner • • • • 15 Dublin Crossing Landscape Master Plan • • • • • • • • • • a • • • • • • • • • • • • • • • • • • • • • • • • • • • • STREETSCAPE • • • STREETSCAPE • CIRCULATION NETWORKa Dublin Crossing includes a thoughtfully designed streetscape and landscape i that reflects the Urban Village goals of the Specific Plan.The accommoda- tion of multiple modes of travel -pedestrian, bicycle and public transit, in �. ? • addition to private vehicle- has been made a priority.The streetscape design elements ensure these modes are accommodated in an inviting, safe and , 4 aesthetic manner.The design expresses the overall character of the commu- nity and reflects the project's commitment to sustainability. As public spaces, --- streets have great importance in the urban village.They facilitate access to • the mixture of residential, commercial and public uses within the community 11vl f • and provide the opportunity for physical exercise and social interaction, all • enhancing the quality of life. ^_ A variety of planning and design features minimize the detrimental environ- mental effects of streets. Vehicle trips and fossil fuel emissions are reduced by providing a circulation network that safely accommodates and invites • alternative modes of transportation to a variety of uses and destinations C within and outside the project area. Sidewalks, multi-use trails, bicycle park- ing,transit stops with shelters and traffic calming measures all encourage the • more environmentally sustainable modes of travel.This approach is often referred to as "Green" or "Complete" streets. • • LEGEND • I Bike Lane(Proposed) Bike Lane(Existing) �I> • Multi-use Trail(Proposed) I IHIIIIHHHIIIIIINNNHlININIH! , I . ............. Muki-use Trail(Existing) Sidewalk(Proposed) Enhanced Intersection/Crossing Treatments 1T _ nuumunwmnnnmuu Project Area Boundary 11411 II IHINIHINNHHHHH7IHHI IHININIHHNHHHH1111HINIIHIHIHHHHHHl11111111NI IN I HI HHNHHHNIHIIIIM Wlt" ZZ I .54 II li I III • W _ nnetts Fy{ to • Conne ctsto •.'Iiy W Business I Iron Horse Trail `i Park ..I I I . ,,,,,,,,,t,,,,,,,,,, , ,,,,,IHI.II;I;II;I ICI I;II;I;II.I I;I�IHIIII�I I;I i;II;I:IIjI .,,."M�•AIIIIIHIII IIII IIIIIIIIII I IIIIIIII IIII IIII IIII IIII IIII IIII HIIIIIIII V Connects to BART • Pedestrian and Bicycle Circulation Network • Dublin Crossing Landscape Master Plan 14 0 STREETSCAPE STREETSCAPE CONCEPT .T The circulation network in Dublin Crossing is a key component of the live- able, walkable, vital urban village experience. The streetscape is attractive, appealing and designed to encourage pedestrian and bicycle travel. Bike lanes on collector streets within the project will be enhanced with colored asphalt to emphasize their presence visually and improve safety. Crosswalks will also be enhanced with special paving, such as colored or stamped as- phalt. This treatment serves to create safer pedestrian circulation by high- . lighting pedestrian crossings and slowing traffic. Public streets are designed to treat stormwater through vegetation and to maximize shade with abundant street trees, thereby minimizing the heat island effect and enhancing aesthetic appeal and user comfort. Stormwater runoff from the impervious area within the right-of-way is treated in bio-re- tention areas within the 5-foot parkway strips on most streets. Bio-retention • areas are planted with a native ornamental bioswale mix as described in the Plant Palette section. Street trees will spaced generally as indicated, except where adjustments are necessary to respond to utility or bioretention area 40 issues. . Streetscape planting, lighting and furnishings differentiate key corridors and reflect the circulation hierarchy, while remaining consistent in design vocabu- lary to maintain a strong expression of place. Streets are designed to serve as • social spaces and aesthetic amenities, as well as circulation routes. By facilitating non-vehicular travel throughout the project area and beyond • and creating comfortable, welcoming streets, Dublin Crossing's streetscape • design promotes public health and social cohesion, qualities that contribute to exceptional quality of life. 41 - I � Collector Street /- ------ Local Street -- D; • Street Network ... 15 Dublin Crossing Landscape Master Plan • • STREETSCAPE "B" STREET "B" Street represents the top of the Dublin Crossing circulation hierarchy. `"-- The Primary Project Entry, as described in the Entries and Thematic Elements x section occurs at "B" Street and Dublin Boulevard. Carpinus betulus 'Fastigi- ata' (Columnar Hornbeam) spaced at 25 foot on center are both median and R • street tree, creating a strong, tree-lined project entry statement. Sidewalks - -� and bike lanes are provided on both sides of the street, setting the tone as Keymap a community that welcomes multiple modes of transportation. Paths are separated from traffic by 5-foot parkway strips planted with a mix of grasses and street trees that provide dual function as stormwater bio-retention and • visual amenity. ELEMENTS Street Tree: Carpinus betulus'Fastigiata' • European Hornbeam • Spacing: 25' on center Median Tree: Carpinus betulus 'Fastigiata' European Hornbeam • CENTRAL PARKWAY Central Parkway is a major corridor, second in scale and visual hierarchy to ----�f "B" Street. A Major Entry, as described in the Entries and Thematic Elements NIN _ r section is located at Central Parkway and Arnold Road.The median is gener- ously planted to support the significance of the entry. Parkway strips include street trees and bioswale planting. Five feet of the 6-foot public service ease- ment is landscaped to provide a verdant aesthetic. See the Shrub Palette and Keymap Bioswale Mix for possible plant types. Street tree planting follows recom- mendations of the Streetscape Master Plan, with Celtis sinensis (Chinese • Hackberry) as both street and median tree.The segment of Central Parkway street on the side adjacent to the school will feature monolithic sidewalks with street trees in tree wells. Elements Street Tree: Celtis sinensis, • Chinese Hackberry Median Tree: Same Spacing: 20 feet on center • Dublin Crossing Landscape Master Plan 16 STREETSCAPE • "G" STREET - "G" Street is the east-west corridor through the project connecting Arnold Road to Scarlett Drive. A Major Entry is located at "G" Street and Scarlett Drive and a Minor Entry, as described in the Entries and Thematic Elements F—I section, is located at Arnold Road and "G" Street. Five-foot parkway strips `— Keymap planted with bioswale grasses and street trees are on both sides of the street. Street trees are Gleditsia triacanthos (Honey Locust) spaced at 40 foot on center. The segment of"G" street on the side adjacent to the school will • feature monolithic sidewalks with street trees in tree wells. Elements Street Tree: Gleditsia triacanthos Honey Locust . Spacing: 40 foot on center • "D" STREET "D" Street features a 10-foot multi-use trail on the east side to promote • pedestrian and bicycle travel and facilitate safe school access. Parkway strips are planted with street trees and bioswale grasses. The street tree is English Ua Oak. • Keymap Elements • Street Tree: Quercus robur'Fastigiata' English Oak Spacing: 30 foot on center "F" STREET "F" Street features a 10-foot multi-use sidewalk on the west side to promote T pedestrian and bicycle travel and facilitate safe school access. Parkway strips are planted with street trees and bioswale grasses.The segment of"F" street o on the side adjacent to the school will feature monolithic sidewalks with -=— street trees in tree wells. The street tree is Scarlet Oak. Keymap • Elements Street Tree: Quercus coccinea Scarlet Oak . Spacing: 30 foot on center • 17 Dublin Crossing Landscape Master Plan • • STREETSCAPE "E", "H", AND "I" STREETS These smaller scale local streets include 5-foot parkway strips on both sides. To support visual hierarchy, all local streets will have Quercus rubra as street tree. • Keymap --� - Elements . Street Tree: Quercus rubra Red Oak Spacing: 30 foot on center ----- SCARLETT DRIVE P 1 - --- -- — T Scarlett Drive is improved along the West length of the Specific Plan Area. s The Iron Horse Trail, made up of a 10-foot paved path with 5 foot soft shoul- ders on each side, runs along the east side of the street. Street trees are planted in the 5-foot parkway. The 4-foot median is planted with low shrubs and smaller scale accent trees. • Keymap -------- -- DUBLIN BOULEVARD Dublin Crossing includes improvement of the North side of Dublin Boulevard. The existing path remains as a 10' Class I Trail, consistent with the City's Bike- way Master Plan.The landscaped parkway strip is planted with shrubs and . grasses. In accordance with the City's Streetscape Master Plan London Plane . Trees are planted 30' on center. • Keymap Elements Street Tree: Plantanus acerifolia • London Plane Tree Spacing: 30 foot on center Dublin Crossing Landscape Master Plan 18 STREETSCAPE • ARNOLD ROAD • - - The west side of Arnold Road is the east edge of the Specific Plan Area. Be- • tween Dublin Boulevard and Central Parkway, the street is adjacent to com- mercial uses. From Central Parkway to the northern project boundary may be residential uses. A landscaped setback screens walls and fences along Ar- -- nold, as necessary. Grasses, shrubs and ornmental trees, per the Streetscape Keymap Master Plan, will retain visual consistency. The street tree is Southern Live • Oak planted at 30 feet on center. Elements • Street Tree : Quercus virginiana Southern Live Oak Spacing: 30 foot on center • 19 Dublin Crossing Landscape Master Plan • i • • • • • • • • • • • • • • • • • • • PLANT PALETTE • • • • • • • • • • • • • • • • • • • • PLANT PALETTE STREET TREES + Tree-lined streets play an important role in creating a comfortable urban vil- lage feel. An abundant canopy creates a sense of enclosure and evokes the character of older established neighborhoods and their much sought-after r ambiance. Street trees also perform important environmental functions by f4 • cooling paving, providing habitat for birds and small animals and acting as carbon sinks. Trees selected for existing streets are consistent with the City of Dublin Streetscape Master Plank " Street Scientific Name Common Name Spacing ." ?" • (on center) ~ a Dublin Street Tree F Boulevard Platanus acerifolia London Plane Tree 25'-30' • Median II • Crataegus phaenopyrum Washington Thorn Celtis sinensis • Pyrus calleryana Callery Pear Chinese Hackberry • Scarlett Street Tree 30' Drive Celtis sinensis Chinese Hackberry Arnold Road Street Tree • (west side) Quercus virginiana Southern Live Oak 30' 'r Central Street Tree Parkway Celtis sinensis Chinese Hackberry 20' Median Celtis sinensis Chinese Hackberry 20' � - "C", Street Tree 30' _ - _ • "E", "H", "I" Quercus rubra Red Oak - „�, Streets "B" Street Street Tree Carpinus betulus 'Fastigiate' European Hornbeam • Carpinus betulus 'Fatigiata' European Hornbeam 25' "D" Street Street Tree • Quercus robur'Fastigiata' English Oak 25' '} • "F" Street Street Tree Quercus coccinea Scarlet Oak 30' ; • "G" Street Street Tree Gleditsia triancanthos Honey Locust 40' 43 • Quercus rubra • Red Oak Dublin Crossing Landscape Master Plan 20 PLANT PALETTE • SHRUBS The shrub palette emphasizes low water use plants with some moderate use options included for accents and small areas.The palette reflects the con- temporary California landscape characterized by native and climate adapted plants growing to their natural forms, thus minimizing the need for extensive • maintenance. Planting design will emphasize clean lines, masses of plantings and geometric patterns, as well as bold accents. Scientific Name Common Name Water Use Abelia grandiflora Glossy Abelia Moderate Arctostaphylos densiflora McMinn Manzanita Low 'Howard McMinn' Arctostaphylos densifloro Asparagus densiflorus Asparagus Fern Moderate • McMinn Manzanita Callistemon 'Little John' Dwarf Bottle Brush Low Carex pansa Dune Sedge Moderate • Carex tumulicola Berkeley Sedge Moderate i Ceanothus Ceanothus Low Cistus hybridus White Rockrose Low Clivia miniata NCN Moderate Coleonema pulchrum Breath of Heaven Moderate 'Sunset Gold' Coprosma pulchrum Coprosma Low • Correa pulchelia Australian Fuchsia Low • Cuphea hyssopifolia False Heather Moderate . Dietes vegeta Fortnight Lily Low Echeveria Echeveria Low Elymus glauca Blue Wild Grass Low Dietes vegeta Erigeron karvinskianus Fleabane Moderate Fortnight Lily Euonymus fortunei Euonymus Moderate Feijoa sellowiana Pineapple Guava Low Festuca californica California Fescue Low Festuca idahoensis Low • Fremontodenron Flannel Bush Very Low • Hebe Hebe Moderate Helictotrichon sempervirens Blue Oat Grass Moderate . Hemerocallis Evergreen Daylily Moderate Heuchera Coral Bells Moderate Iris douglasiana Douglas Iris Moderate Juncus patens Grey Rush Moderate Kniphofia Red-Hot Poker Low Lantana Lantana Low • Helictotrichon sempervirens Leymus sp. Lyme Grass Low Blue Oat Grass Liriope muscari Lily Turf Moderate • 21 Dublin Crossing Landscape Master Plan • • PLANT PALETTE A Scientific Name Common Name Water Use Liriope Sunproof Lirope Moderate Myrsine africana African Boxwood Low M rtus communis Dwarf Myrtle Low ,r; E Nandina domestica Heavenly Bamboo Moderate Pennisetum alopecuriodes Fountain Grass Low • Penstemon 'Sour Grapes' Beard Tongue Moderate Phormium tenax New Zealand Flax Moderate Pittos orum tobira Tobira Moderate Prunus laurocerasus English laurel Moderate Rhamnus californica Coffeeberry Low Phormium tenax Rhaphiolepis indica Indian Hawthorn Moderate New Zealand Flax Ribes viburnifolium Catalina Currant Low Rosa ci sp Climbing Rose Moderate Rosa sp Landscape Rose Moderate Rosa 'Pink Carpet' Carpet Rose Moderate r/t Iyl Salvia Sage Low "!', + xl Salvia leucantha Mexican Bush Sage Low f- ' r� Teucrium fruticans Germander Low Trachelospermum jasminoides Star Jasmine Moderate .� :�- � s►`, "�`az=� i,�� Tulbagia violacea Society Garlic Moderate `°��1�~1'a,!.';:r� :� R ., GROUNDCOVER i Scientific Name Common Name Water Use i Arctostaphylos 'Emerald Carpet' Manzanita Low Salvia leucantha Cotoneaster 'Lowfast' Lowfast Cotoneaster Moderate Sage Campanula portenschiagiana Dalmation Bellflower Moderate Fragaria chinensis Wild Strawberry Moderate Lobularia maritima Sweet Allysum Moderate , Myoporum Myoporum Low 3 Oenothera berlandieri Mexican Primrose Low • Osteopermum fruticosum African Daisy Low • Trachelospermum jasminoides Star Jasmine Moderate • Verbena Verbena Low Myoporum • Dublin Crossing Landscape Master Plan 22 PLANT PALETTE • VINES Scientific Name Common Name Pounds/Acre Dictis buccinatoria Blood Red Trumpet Vine Moderate • Jasminum polyanthus Jasmine Moderate • NATIVE ORNAMENTAL BIOSWALE MIX , Scientific Name Common Name Pounds/Acre • Festuca rubra Molate Blue Fescue 30 Festuca occidentalis Western Fescue 20 • Festuca idahoensis Idaho Fescue 20 Festuca rubra 'Molate' Deschampsia caespitosa holciformis Coastal Tufted Grass 8 Molate Blue Fescue Carex praegracilis Deer Bed Sage 2 STREAMBANK BIOSWALE MIX Scientific Name Common Name Pounds/Acre Hordeum brachyantherum Meadow Barley 13 Elymus glaucus Berkely Wildrye 10 Leymus triticoides Yolo Wildrye 6 t Festuca rubra Mola 4.5 ` p ' Juncus patens Blue Rush 1.5 Cyperus eragrostis Umbrella Sedge 1.5 Carex praegracilis Deer Sedge 1 • Juncus microcarpus 0.5 • Artemisia douglasiana Mugwort .25 • Deschampsia coespitoso holciformis Coastal Tufted Grass • z � • • • • Carex praegracilis Deer Bed Sedge • 23 Dublin Crossing Landscape Master Plan • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • s • • SITE ELEMENTS • • SITE ELEMENTS WALLS __......_.j The northern project edge adjacent J to the Camp Parks property will have a 7-foot split face concrete masonry . . e block wall with cap. The split face 0 side will face Dublin Crossing resi- dences. Color is to be determined Keymap-Walls • COMMUNITY WALL Project boundaries that interface -- -- � with residences will have 6-foot OF precast privacy walls. Wall panels shall be 26' on-center F with a custom detail to complement ", —IF entry features. Walls shall be offset periodically by 2' to create visual Keymap-Community Walls • interest and minimize monotony. • Wall color shall be coordinated with entry feature colors. Wall to be Old Castle/Sierra Walls Lighthouse model with customized • detail, or approved equal. A LIGHTING Collector and local streets will have • Landscape Forms-Alcott model LED . pedestrian luminaires, color: silver, sized and spaced to provide appro- priate, safe lighting levels. Dublin Crossing Landscape Master Plan 24 i SITE ELEMENTS • • HARDSCAPE • CROSSWALKS SIDEWALKS • Crosswalks will be enhanced for pedestrian safety and aesthetic appeal with Sidewalks including Class 1 trails will stamped or colored asphalt. be standard grey concrete, except • where special paving is called for in A the Entries and Thematic Elements i x • _ section. d .. • BIKE LANES ; ' • Bike lanes are emphasized with a • colored asphalt coating to stregthen • the visual prominence of the bike • lane on the road, thus enhancing safety. This type of treatment of bike • lanes also encourages the use of • bicycles by emphasizing the pres- • ence of bike facilities. The bike lane colore shall be a brick red. • • • • SEATING • BENCHES Benches are provided in public spaces as needed for pedestrian comfort and are to be commercial grade, durable and low maintenance • in simple, contemporary designs. Benches will be 6' Rockport with back by Urbanscape; faux wood; stainless frame; color to be deter- • mined or 6' Rockport without back • by Urbanscape; faux wood; stainless frame; color to be determined. • • 25 Dublin Crossing Landscape Master Plan • • SITE ELEMENTS • • SEAT PADS Less formal seating may be provid- ed with granite seat pads. Granite ! z is a highly durable, natural material _ w . and may be locally sourced. !, ! ! • • • • .� TRASH/RECYCLING ! _ Trash and recycling receptacles • — rr will be provided in public spaces • as appropriate. Receptacles shall 0 be commercial grade, durable and easy to access and maintain. Recep- tacles may be 32-gallon Rockport by Urbanscape; side opening door; • ., ! (�I '. II. faux wood; color to be determined, III .. IIIIIIII b Park• .� �..._,_,�/ or 36-gallon Chase P a y Land- scapeforms; side opening door; cast • aluminum with iron base. ! • • • BIKE RACKS • Bike racks will be Flo by Landscape- e forms, 3 bicycles capacity bike rack, "- ! stainless steel. • BOLLARDS • Decorative bollards at project entries • are Urban Accessories, Model: DG-4 in Silver with Nickel Bronze cap • (nickel cap not shown in image). • ! • Dublin Crossing Landscape Master Plan 26 SITE ELEMENTS • BUS SHELTER Bus shelters will be provided as required by the Livermore Amador Valley Transit Authority(LAVTA). Shelter and bench size for specific locations will be determined by LAVTA staff. Shelter, benches and trash receptacles are all required by LAVTA in the color black(PP3242-J) as follows: Shelter: • Tolar Model NALP, low peak roof bus shelter, perforated metal panels at rear, ' • schedule display with glass, anchor bolts at footing. Benches: Tolar wire grid bench seat, no back, anti-vagrant bars, anchor bolts at foot- ings. • Trash Receptacles: . Tolar tall thin wire grid model, steel drum inner liner, 30 gallon, pedestal mR <<a,.oUg,e,; • mount, anchor bolts at footing. T. _ • azol A� LOCK FOR s • TOP RING ° Ifa POT VELD STOP ON '° t/Y tH<AYASl1Y vKer SIDE FOR LOCK t B + • p NEM Posy cdrtr 1 .196 REMOVABLE RING T„ I/,'rurz 0 A—A 12 GA.COVER STRIP �¢ "" 9 A GRID 35& 9RE XI X1 LA B +N 3i 29 k..TTCM RAN my ALIGN BASKET A uArY ni ALIGNMENT TABS ENO ELEVATION FRONT ELEVATION rt2 rzn.s0>EOl 7_7 Oj 1/8 MAIL] TAB(3)I ' 0o S s ID sa Ira La' ��y • ■ -IB-Bi HACK E ATION(PAPTNL) ROOF CLAM - lyl{Np. F • • • • UTILITY SCREENING rt Exterior utility equipment, including, but not limited to, PG&E transform- ers, telephone company boxes, Fire Department connections, backflow preventers, irrigation controllers, and other on-site utilities will be vaulted . i or screened from view from any public rights-of-way, behind structures or • significant landscaping. • r • 27 Dublin Crossing Landscape Master Plan •