HomeMy WebLinkAboutPCReso03-48 PA02-024 Pinn Bros/Silveria Ranch SDR RESOLUTION NO. 03 - 48
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A VESTING TENTATIVE TRACT MAP 7441 AND
SITE DEVELOPMENT REVIEW
FOR PA 02-024 PINN BROTHERS HOMES, SILVERIA RANCH
TASSAJARA ROAD/FALLON ROAD
WHEREAS, Allan R. Pinn, on behalf of Pinn Brothers Fine Homes, has requested approval of a
Vesting Tentative Tract Map and Site Development Review for a subdivision of 254 residential dwelling
units in the Eastern Dublin Specific Planning area; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, this project is within the scope of the Eastern Dublin Specific and General Plan
Amendment, for which a Program EIR was certified (SCH No. 91-103064). Pursuant to the California
Environmental Quality Act (CEQA), residential projects that are consistent with a specific plan for which
an EIR has been certified are exempt from CEQA unless a supplemental EIR is otherwise required by
CEQA (See Government Code section 65457). To determine if there were any supplemental impacts that
would require the preparation of a supplemental EIR, the City prepared an Initial Study for the project in
June 2001 and updated the Initial Study on September 17, 2003. The Initial Study found that the
environmental impacts of this project were addressed by the Eastern Dublin EIR (SCH#91-103064).
Additionally, wildlife surveys were performed in Spring and August 2003 by Jeff Olberding, Inc., which
found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from
the Project property boundary. The City also reviewed the results of a survey for California tiger
salamander aestivation habitat (California Tiger Salamander Assessment for the $ilveria-Haight Property,
Olberding Environmental, Inc., September 2, 2003) for the project site. The report recommended four
strategies that could be implemented during project construction to assure that the project would not affect
tiger salamander that could potentially be present including that a buffer of approximately 750 feet be
maintained from the pond during grading and vegetation clearing surrounding the breeding pond during
the breeding and migratory seasons (November through June) for potential aestivation habitat. The
closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see
Figure 6 in Attachment 6 to the project report, Distances to Mission Peak Pond), and the closest
developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100-foot
buffer between biological resources and development.
WHEREAS, the Applicant has incorporated the 750 foot non-disturbance buffer and other
recommendations of the biological survey report in the project Development Plan, and designated 49.1
acres of open space to remain permanently undeveloped to provide potential aestivation habitat areas,
which are also included in the Conditions of Approval in the Resolution in for the Vesting Tentative Tract
Map and Site Development Review; and
WHEREAS, an addendum to the Eastern Dublin EIR has been prepared summarizing the issues
related to the California tiger salamander (See Attachment 5). This constitutes a minor change in the
project and environmental review under CEQA guidelines Section 15164(a), and the project will have no
significant impact on the species that was not addressed in the previous EIR. All other environmental
impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant
information has arisen for this project during the preparation of the initial study and addendum that would
require further environmental review; and
WHEREAS, the City Council did hold a public hearing on the request for annexation to the City
and a Planned Development Prezoning and Stage 1 Development Plan for the Project on September 17,
2002, and did approve the said Project on that date; and
WHEREAS, the Local Agency Formation Commission of Alameda County did hold a public
hearing on the request for annexation on January 9, 2003, and did approve the annexation of the property
on that date; and
WHEREAS, final annexation of the Silveria Ranch property to the City of Dublin did occur on
May 5, 2003 with the filing of the annexation map and payment of State taxes and fees; and
WHEREAS, the Planning Commission did hold a public hearing on the application for a Site
Development Review and Tentative Parcel Map on September 23, 2003 for the rezoning and development
plan; 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
the Planned Development Rezoning and Stage 2 Development Plan, Site Development Review, and
Tentative Tract Map, subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth.
NOW THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby make the following findings and determinations regarding said proposed
Vesting Tentative Tract Map:
The Vesting Tentative Tract Map 7441 for PA 02-024 is consistent with the intent of all
applicable subdivision regulations and related ordinances.
The design and improvements of Vesting Tentative Tract Map 7441 is consistent with and
conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply
to the subject property in that it is a subdivision for implementation ora residential project
in an area designated for a mix of Single Family, Medium Density, and Medium High
Density Residential development.
o
The Vesting Tentative Tract Map 7441 is consistent with the Eastern Dublin Specific Plan
and the Planned Development Rezoning proposed for this project and is, therefore,
consistent with the City of Dublin Zoning Ordinance.
The site is located adjacent to major roads and a highway on approximately 93.4 acres and
development will be clustered to avoid the physical constraints of the site, and surrounded
by approximately 56 acres of open space. The site is, therefore, physically suitable for the
type and density of development and the proposed subdivision into 254 residential lots.
2
With the incorporation of mitigation measures from the Eastern Dublin EIR and the
recommendations of the biological surveys, the design of the subdivision will not cause
environmental damage or substantially injure fish or wildlife or their habitat or cause
public health concerns.
o
The design of the subdivision will not conflict with easements, acquired by the public at
large, or access through or use of, property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
o
Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees
paid.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby make the following findings and determinations regarding said proposed Site
Development Review for:
Approval of this Site Development Review (PA 02-024) as conditioned is consistent with
the purpose and intent of Section 8.104 (Site Development Review) of the Dublin Zoning
Ordinance.
°
The approval of this application, as conditioned, will comply with the policies of the
General Plan, the Eastern Dublin Specific Plan as amended, and the Planned Development
Rezoning and Development Plan for the project which allows for residential development
at this location.
°
The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans and requires the Applicant/Developer to
either construct or pay for the project's fair share of transportation improvements.
The approval of this application, as conditioned, is in the best interests of the public health,
safety and general welfare as the development is consistent with all laws and ordinances of
the City of Dublin and implements the General Plan, as proposed for amendment.
The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, as conditioned, has
been designed to provide a desirable environment for the development.
o
The project has been designed with architectural considerations, including the character,
scale and quality of the design, the architectural relationship with the site and other
buildings have been incorporated into the project and as Conditions of Approval in order to
ensure compatibility of this development with the development's design concept and
character of surrounding uses.
o
Landscape considerations, including the location, type, size and coverage of plant materials
and similar elements combined with Conditions of Approval have been established to
ensure visual relief and an attractive public environment.
3
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve the Vesting Tentative Map and Site Development Review for PA 02-024 Pinn Brothers/Silveria
Ranch Residential Project, subject to the following Conditions of Approval and subject to City Council
approval of the proposed Planned Development Rezoning and Development Plan. This approval shall be
as generally depicted by materials labeled Exhibit A-2, Development Plan, stamped "approved" and on
file in the Dublin Planning Division of the Community Development Department, which includes
Architectural (floor and elevations) Plans prepared by the Dahlin Group, Inc., dated "received September
12, 2003"; Preliminary Landscape Plan prepared by Rose Associates dated "received September 12,
2003"; and, Preliminary Grading and Utility Plan and Vesting Tentative Tract Map prepared by Ruggeri-
Jensen-Azar & Associates, dated "received September 12, 2003", except as modified by the Conditions of
Approval contained below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [B] Building
division of the Community Development Department, [DSR] Dublin San Ramon Services District, [F]
Alameda County Fire Department/City of Dublin Fire Prevention, [FIN] Finance Department, [PL]
Planning Division of the Community Development Department, [PO] Police, [PW] Public works
Department.
VESTING TENTATIVE TRACT MAP 7441
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL CONDITIONS
1. Approval of Tentative Tract/Subdivision Map. Approval PL, PW City Standard
of the Tentative Tract/Subdivision Map for Tract No. 7441, Approval of
Silveria Ranch, is conditioned upon the requirement that the Final Map
development be consistent with the approved Planned
Development (PD) Rezoning, including the Land Use and
Development Plan, and the related General Provisions,
Standards and Conditions. The City of Dublin, by its
approval of the Tentative Map, makes no finding, expressed
or implied, as to whether the proposed division and
development of the property will or will not reasonably
interfere with the free and complete exercise of rights
described in Government Code Section 66436 (a)(3)(A)(1).
Approval of this map includes the right to develop these
parcels with these general uses. The Final Map(s) shall
substantially comply with Exhibit A, the Vesting Tentative
Tract Map prepared by Ruggeri- Jensen-Azar & Associates,
Engineers, dated received September 12, 2003 and those
plans prepared by the Dahlin Group, Architects, and Rose
Associates, Landscape Architects, dated received September
12, 2003, unless modified by the Conditions of Approval
contained herein.
4
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
2. Action Programs/Mitigation Measures. PL, PW Approval of Standard
Applicant/Developer shall comply with all applicable action Improvement
programs and mitigation measures of the Eastern Dublin Plans through
EIR and Mitigation Monitoring program that have not been completion
made specific Conditions of Approval.
3. Standard Public Works and Site Development Review PW Approval of Standard
Conditions of Approval. Applicant/Developer shall Improvement
comply with all applicable City of Dublin Standard Public Plans through
Works (Attachment A) and Site Development Review completion
Conditions of Approval incorporated herein. In the event of
a conflict between the Standard Public Works Conditions of
Approval and these Conditions, these conditions shall
prevail.
4. Requirements. Applicant/Developer shall meet or perform PL, PW Approval of Standard
all of the requirements of the Subdivision Map Act, the Improvement
City's Subdivision Ordinance, and the approved Tentative Plans through
Map for the project prior to City Council acceptance of completion
offers of dedication.
5. Pre-Annexation Agreement. Applicant/Developer shall PW On-going PW
comply with all requirements of the Pre-Annexation
Agreement between City of Dublin, Pinn Brothers
Construction Inc., Silveria Ranch LLC, and the Albert C.
Haight Living Trust recorded as Series No. 2002-503274 on
11/04/02.
6. Development Agreement. Applicant/Developer shall not PL, PW, City Standard
develop any of the parcels created by this map until Approval of
Applicant/Developer has entered into a Development 1st Final Map
Agreement with the City as required by Eastern Dublin
Specific Plan, Chapter 11. Such "Specific Plan
Development Agreement" will address such issues as
required by Chapter 11 of the Eastern Dublin Specific Plan.
The term "develop" shall mean recordation of the first final
subdivision map for Tract 7441 that further subdivides the
parcels created by this map, a final map for single-family,
medium, and medium-high density residential uses or
issuance of a building permit.
7. Ordinances/General Plan/Policies. The Developer shall PL Approval of Standard
comply with the City of Dublin Subdivision Ordinance, City Improvement
of Dublin Zoning Ordinance adopted September 1997, the Plans through
City of Dublin General Plan, (as amended) applicable completion
Specific Plan, (as amended) Public Works criteria and City
Grading Ordinance.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
8. Eastern Dublin General Plan Amendment/Specific Plan. PL Approval of Standard
Applicant/Developer shall comply with all applicable action Improvement
programs and mitigation measures of the Eastern Dublin Plans through
General Plan Amendment/Specific Plan and companion completion
Final Environmental Impact Report (EIR), Mitigation
Measures identified in the Mitigated Negative Declarations
prepared for the Eastern Dublin General Plan
Amendment/Specific Plan that have not been made specific
Conditions of Approval of this or previous projects, thereby
superceding the pertinent Mitigation Measures referenced in
those documents. The City shall determine which of the
requirements from these prior approvals are applied at this
stage of approval, and which are applicable upon approval
of subsequent individual tentative subdivision maps.
9. Building Codes and Ordinances. All project construction B Ongoing Standard
shall conform to all building codes and ordinances in effect
at the time of building permit.
10. Fire Codes and Ordinances. All project construction shall F Building Standard
conform to all fire codes and ordinances in effect at the time Permit
of building permit.
11. Fees. Applicant/Developer shall pay all applicable fees in Various Various Standard
effect at the time of building permit issuance, including, but times, but no
not limited to: Planning fees; Building fees; Dublin San later than
Ramon Services District fees; Public Facilities fees; Dublin Issuance of
Unified School District School Impact fees; Public Works Building
Traffic Impact fees; Dublin Fire Services fees; Noise Permits
Mitigation fees; Inclusionary Housing In-Lieu fees (or as set
forth in Condition #95); Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees as noted in the
Development Agreement. Unissued building permits
subsequent to new or revised TIF's shall be subject to
recalculation and assessment of the fair share of the new or
revised fees. If the Development Agreement approved for
this project conflicts with this condition, the Development
Agreement shall prevail.
12. Required Permits. Applicant/Developer shall obtain all Various Various Standard
necessary applicable permits required by other agencies times, but no
including, but not limited to, Alameda County Public later than
Works, Alameda County Flood Control District (Zone 7); approval of
California Department of Fish and Game; Army Corps of first Final
Engineers; and State Water Quality Control Board, and shall Map
submit copies of the permits to the Department of Public
Works. Applicant/Developer shall also apply, pay all
required fees and obtain pemfits from PG&E for power
service connection required to energize traffic signals and
streetlights.
6
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
13. Work in Unincorporated Alameda County. According to PW Prior to PW
the Annexation Diagram for the Silveria Ranch approval of
Reorganization recorded in Book 264 of Maps at Page 34 on Improvement
5/05/03, the northern segment of Tassajara Road to be Plans for
improved by the Applicant/Developer as part of Phase IV Phase 4
lies outside of the current City limit in unincorporated
Alameda County. If this area is not annexed to the City
prior to the commencement of work for Phase IV, then the
Applicant/Developer shall obtain necessary permits from
Alameda County before commencing with said work.
14. Conditions of Approval. In submitting subsequent plans PW Prior to Standard
for review and approval, Applicant/Developer shall submit approval of
six (6) sets of plans to the Engineering Department for plan first Final
check. Each set of plans shall have attached a copy of these Map
Conditions of Approval with responses to conditions filled
in indicating where on the plans and/or how the condition is
satisfied. A copy of the Standard Public Works Conditions
of Approval shall also be submitted which has been notated
to indicate where on the plans and/or how the condition is
satisfied. The notations shall clearly indicate how all
Conditions of Approval and Standard Public Works
Conditions of Approval will be complied with.
Improvement plans will not be accepted without the
annotated conditions and standards attached to each set of
plans. Applicant/Developer will be responsible for obtaining
the approvals of all participating non-City agencies.
15. Tassajara Road Future Right-of-Way Line Reservation. PW Approval of PW
The City of Dublin is required by Mitigation Measure first Final
3.3/ 14.0 of the Eastern Dublin General Plan Map
dmendment/Specific Plan Mitigation Measures/Action
Programs/Implementation Measures to reserve sufficient
right-of-way along Tassajara Road to accommodate
cumulative development of projects along this roadway
corridor. To accomplish this, the City is currently
developing a Precise Alignment and preparing an Initial
Study for the future improvement of Tassajara Road to
widen the existing two-lane County road to a six-lane
divided arterial. Because the right-of-way lines associated
with this future widening have not yet been established
pursuant to Municipal Code Chapter 7.68, the
Applicant/Developer shall refrain from recording any Final
Maps that rely on said right-of-way line establishment until
the Precise Alignment is formally adopted. In addition, the
Applicant/Developer shall adjust the subdivision
configuration and any proposed subdivision improvements
to accommodate the adopted Precise Alignment if the
adopted alignment differs from the Applicant/Developer's
assumed location of the right-of-way for Tassajara Road.
7
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
16. Infrastructure. The location and siting of project specific PL, PW Approval of Standard
wastewater, storm drain, recycled water, and potable water Improvement
system infrastructure shall be consistent with the resource Plans
management policies of the Eastern Dublin Specific Plan.
17. Refuse Collection. The refuse collection service provider PL, PW Occupancy Standard
shall be consulted to ensure that adequate space is provided of Any
to accommodate collection and sorting of petrucible solid Building
waste as well as source-separated recyclable materials
generated by the residents within this project.
18. Refuse Collection Location. The Applicant/Developer PL, PW Approval of Standard
shall provide designated refuse collection areas for the Improvement
project, to the satisfaction of the City Engineer and the Plans;
Community Development Director. Collection areas shall be Approval of
shown on the improvement and landscape plans for this Final Map,
phase. Applicant/Developer shall provide "No Parking" Occupancy
signs in designated refuse collection areas. The signs shall of Any
also state no trash cans shall be left overnight on any streets Building
and violators will be subject to fine placed by the (For Each
community homeowners association. These Signs shall be Phase of the
installed so they can be easily viewed from the private Project)
streets in the area of designated collection areas and that no
parking between certain time on specific collection days
(time and day of the week). If trash dumpsters will be
provided for the condominiums, then said dumpsters shall
be stored in enclosures designed for architectural
compatibility with the surrounding buildings, and each
enclosure shall have a roof. The refuse collection plan shall
be approved by the appropriate solid waste collection
company prior to approval of improvement plans.
19. Recycling. Applicant/Developer shall provide refuse- PW Occupancy Standard
recycling collection and conform to the City of Dublin's of Any
recycling program. Building
20. Water Quality Measures. Project specific water quality PL, PW Approval of Standard
measures shall be submitted with development improvement Final Map
plans incorporating water quality measures outlined in the
book "Start at the Source". These water quality measures
should address improving the quality of storm runoff and the
removal of discharged pollutants from surface runoff into
drainage facilities to the satisfaction of the City Engineer.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
21. Water Quality Requirements. All development shall meet PL, PW Approval of EDSP
the water quality requirements of the Alameda County's Final Map EIR
NPDES Permit No. CAS0029831 and the Alameda
Countywide Clean Water Program. The
Applicant/Developer shall submit a copy of a Notice of
Intent obtained from the State Water Resources Control
Board, together with a Storm Water Pollution Prevention
Plan. In addition, all storm water inlets within the street
areas of the project shall be stenciled "No Dumping- Drains
to Bay" using a stencil approved by the City.
22. Survey Control. Survey monuments shall be set in finished PW Prior to City PW
public streets and at designated property corners or other acceptance of
control points in accordance with the final maps recorded improvement
for this project, and as required by the City Engineer. Said s
street monuments shall be set within twenty (20) seconds for
any angle and 1 in 10,000 feet for distances between
monuments as required by Municipal Code §9.20.040. In
addition, pursuant to Subdivision Map Act §66497, the
surveyor of record shall, within five days after the final
setting of all monuments has been completed, give written
notice to the City Engineer that the final monuments have
been set. The Applicant/Developer shall then present
evidence to the City Engineer of the payment and receipt of
payment by the surveyor of record for the monument
setting.
23. Survey Monuments/Benchmarks. Applicant/Developer PW Prior to PW
shall establish a new benchmark in the vicinity of the major approval of
development area that is shown on the Eastern Dublin first Final
Specific Plan and to the satisfaction of the City Engineer. Map
24. Vesting Tentative Tract Map SDR Package for Tract PW Approval of Standard
7441. Unless stated in these Conditions of Approval, Final Map(s)
Applicant/Developer shall conform to the Tentative Tract
Map and site plans shown in Vesting Tentative Map SDR
Package for Tract 7441, as described in the Resolution,
dated received September 12, 2003, and to the satisfaction
of the City Engineer. The Applicant/Developer shall prepare
Final Map(s) subdividing the existing property into the
configuration, size and number of lots shown on the said
submitted Tentative Tract Map 7441 in accordance with the
requirements of the Subdivision Map Act and City of Dublin
standards. The map shall be reviewed and approved by the
City Engineer.
9
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
25. Improvement Agreement and Security. Pursuant to PW, ADM Approval of Standard
{}7.16.620 of the Municipal Code and Subdivision Map Act Final Map(s)
{}66499, the Applicant/Developer shall enter into
Improvement Agreement with the City for each Final Map
to guarantee the required subdivision improvements. The
Agreement will require Improvement Security to be posted
to guarantee the faithful performance of the permitted work
and the payment for labor and materials. Such Security
shall be in the form of cash, a certified or cashier's check, a
letter of credit, or surety bonds executed by the
Applicant/Developer and by a corporate surety authorized to
do business in California. The amount of the Security
guaranteeing faithful performance shall be 100% of the
estimated cost of the work. The amount of the Security
guaranteeing the payment for labor and materials shall be
100% of the estimated cost of the work. The
Applicant/Developer shall provide an estimate of these costs
with the first submittal of the final map and improvement
plans for checking.
26. Release of Security. When all improvements governed by PW, ADM Acceptance Standard
the Improvement Agreement are complete to the satisfaction of
of the City Engineer, the City Council will consider Improvement
accepting the improvements and releasing the Security. s
Prior to the Council's acceptance, the Applicant/Developer
shall furnish the following to the City:
1. A Maintenance Bond or other replacement security
in an amount equal to 25% of the estimated cost of
the work to guarantee against defects for a one-year
period.
2. As-Built or Record Drawings printed on mylar of all
Improvement Plans and maps associated with the
project.
3. Digital computer files of the plans in a format
compatible with the City's GIS system.
4. A recorded copy of the Covenants, Conditions, and
Restrictions that govern the project.
5. A Declaration or Report by the project Geotechnical
Engineer confirming that all geotechnical and
grading work associated with the project has been
performed in accordance with the Engineer's
recommendations.
6. Payment of any outstanding City fees or other debts.
7. Any other information deemed necessary by the
City Engineer.
10
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
BIOLOGICAL RESOURCES
27. Conservation/Open Space Easement. Although no PL, PW Approval of PL
species arc present on the site, a portion of thc property has Final Map
been identified as potential aestivation habitat for the
California tiger salamander, a Species of Special Concern.
Thc subject open space area, which has been incorporated
into the project, and consists of Open Space areas/parcels C,
D, and F totaling 49.1 acres, shall be preserved for potential
habitat. A conservation/open space easement, or similar
instrument shall be agreed to by the Applicant, in a form
approved by the City Engineer, City Attorney and Director
of Community Development, and recorded for the property,
including a map illustrating the parcels within the said
easement area. The area shall be maintained by the
Homeowners Associations. All recorded documents shall
be submitted to the City Engineer for City records.
28. Biological Resource Recommended Measures PL Issuance of PL
Incorporated in Project. In addition to the open space Building
casement area discussed in Condition #24, the Permits &
Applicant/Developer has incorporated the following On-going
recommended measures in the Project, as discussed in the
survey prepared by Olberding & Associates (September
2003), during the construction of the development project:
a. In coordination with the project biologist, install silt
fence exclusionary barriers between the breeding
pond and the construction area to prevent CTS from
migrating from the pond into the construction site.
The fencing shall be designed to allow any potential
migrating CTS to move from the project site to thc
pond on thc adjacent Mission Peak property.
Fencing should be placed prior to the onset of the
breeding season which normally coincides with the
first rains of the winter. Exclusion fencing shall
remain in place until construction of the project is
completed.
b. A biological monitor shall be present on-site during
grading and ground disturbance construction
activities to assure no threats or impacts occur to
CTS.
c. Conduct erosion and sedimentation best
management practices on the project site to reduce
potential impacts to the drainages and downstream
watercourses.
d. Prohibit grading and vegetation clearing in the
immediate area (a minimum of 750') surrounding
the breeding pond during the breeding and
migratory seasons (November through June).
11
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
DEDICATIONS AND IMPROVEMENTS
29. Traffic Study. The Applicant/Developer shall construct all PW Prior to PW
necessary on-site and off-site traffic mitigation acceptance of
improvements as discussed in A Traffic Study for the Improvement
Proposed Silveria Ranch Development in the City of Dublin s
prepared by TJKM Transportation Consultants. In addition
to the Project-Specific mitigations listed in the report, the
Applicant Developer shall also contribute a pro-rata share
toward funding the following improvements:
1. Adding a shared right/left-turn lane on the 1-580
Eastbound Off-ramp at Hacienda Drive as identified
in the East Dublin Properties EIR.
2. Improvements for the intersection of Dublin
Boulevard/Dougherty Road as evaluated in the
study under Buildout conditions. The
Applicant/Developer shall advance to the City
applicable monies for acquisition of right-of-way
and construction of the improvements assumed in
the study. The amount of money advanced to the
City will be based on the Applicant/Developer's fair
share of the deficit (spread over those projects
which are required to make up the deficit) between
funds available to the City from Category 2 Eastern
Dublin Traffic Impact Fee funds and the estimated
cost of acquiring the right-of-way and constructing
the improvements. The City will provide credit for
the Category 2 Eastern Dublin Traffic Impact Fee to
the Applicant/Developer for any advance of monies
made for the improvements planned for the Dublin
Boulevard/Dougherty Road intersection.
12
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
30. Off-site Right-of-Way Acquisition and Dedication. The PW Prior to PW
exhibits prepared by Ruggcri-Jenscn-Azar & Associates approval of
indicate that off-site right-of-way must be acquired from Improvement
neighboring property owners for dedication to thc City and Plans or
Alameda County for thc Tassajara Road improvements. Filing of
Specifically, thc following right-of-way must be dedicated, Final Map
if not dedicated by another property owner or developer: for thc
specified
1. Right-of-way for a northbound to eastbound right- phase
turn lane at Street "A" must be acquired from
Nielsen (APN 985-0002-009) for dedication to thc
City (required with Phase 1)
2. Right-of-way for the northern segment of Tassajara
Road, north of thc Fallon Road intersection, must bc
acquired from Mission Peak Homes, Inc. (APN 985-
0002-001) for dedication to Alameda County (or to
the City, if annexed).
(required with Phase 4)
3. Additional right-of-way may be necessary to
construct a pedestrian bridge across the Tassajara
Creek tributary that extends through the Kobold and
surrounding properties (APN 985-0002-005-01) for
dedication to the City.
(required with Phase l)
The Applicant/Developer shall undertake good-faith efforts
to negotiate the acquisition of these rights-of-way from
neighboring property owners for subsequent dedication. In
the event thc Applicant/Developer cannot successfully
negotiate thc right-of-way acquisitions, the City shall use its
eminent domain authority to facilitate the acquisitions. All
costs associated with the right-of-way acquisition and/or
condemnation shall be borne by the Applicant/Developer.
31. Public Service Easement (PSE) Dedications. Applicant/ PW Approval of Standard
Developer shall dedicate on the Final Map 10 foot wide Final Map
(minimum) Public Service Easements over all proposed
water, sewer, joint utility trench lines and publicly-
maintained storm drain lines to the satisfaction of the City
Engineer. In the event any additional utilities are needed to
serve any parcel and/or lot in the development,
Applicant/Developer shall also provide additional Public
Utility Easements per the requirements of the City Engineer
and/or public utility companies as necessary to serve this
development with utility services and allow for their
vehicular and utility service access. All storm drain lines
that are not located in public streets, public parcels or public
easements shall be in a dedicated private easement to the
homeowners association and operated and maintained by the
community Home Owner's Association.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
32. Street Names and Address Numbering System. Prior to PW Approval of PW
approval and recordation of any Final Map(s), street names Final Map
and address numbers shall be assigned to each public/private
street and dwelling unit pursuant to Municipal Code Chapter
7.08. The Applicant/Developer shall propose a list of
preferred and alternate street names and address numbers for
review and approval by the City and all interested outside
agencies. Street names must not match or be closely similar
to existing street names within Alameda County. Address
numbers shall be based on the existing address grid
developed for Alameda County.
33. Public Access Easement Dedication. Unless specified in PW Approval of PW
the CC&Rs', Applicant/Developer shall dedicate reciprocal Final Map
access easements to all lots in the development that share
common driveway access, parking and sidewalks as
approved by the City Engineer.
34. Frontage Improvements. If not constructed by a previous PW Approval of PW
construction project or development, Applicant/Developer Improvement
shall construct street frontage improvements, including all Plans
curb, gutter, sidewalk, landscaping and center median curb
along Tassajara Road, Fallon Road and internal roadways
where Tract 7441 fronts these streets to the satisfaction of
the City Engineer. Ali frontage landscaping (including tree
grates) to the curb shall be maintained by the community
Home Owners Association and shall be included in the
CC&Rs
35. Title Report. A current title report and copies of the PW With PW
recorded deed of all parties having any recorded title interest submittal of
in the property to be divided, copies of the deeds, and the Final Map for
Final Maps for adjoining properties and easements shall be plan
submitted as deemed necessary by the City Engineer. checking
36. Abandonment of Existing PG&E Easements. The PW Prior to PW
existing easements controlled by Pacific Gas & Electric Acceptance
Company recorded on 7/07/59 in Book 9080 Pages 583 and of
585, as identified in the report by First American Title Improvement
(Order Number 610646ALA) dated 3/28/02 shall be s
extinguished prior to approval of the final map. The
Applicant/Developer shall provide the City with an updated
Title Report as evidence that said easements have been
extinguished.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
37. Access to Nielsen. An access easement across a portion of PW Acceptance
Parcel A shall be granted to Nielsen for access between of Final Map
Street "A' and APN 985-0002-009. The easement
configuration and the approach from Street "A' shall allow
tractor-trailer trucks safe, convenient, and unobstructed
access to the Nielsen property from Street "A'. The
structural pavement section for Street "A" shall be extended
to and conform to the existing surfacing at the common
property line. The Applicant/Developer shall provide
conform grading and road surfacing on the Nielsen property
as needed to provide a suitable connection to the existing
Nielsen driveway, subject to permission being granted by
the property owner. Improvements shall be in general
conformance with the attached exhibit dated 9/17/03
prepared by RJA and Associates. The Applicant/Developer
shall also provide provisions for closure of the existing
Nielsen property driveway if directed by the City.
38. Location of Improvements/Configuration of Right of PW Approval of PW
Way. All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within Plans
the public right of way. The location of all street
improvements and configuration of right of way that is not
shown on Tentative Tract Map 7441 shall be approved by
the City Engineer prior to construction.
39. Improvement of Tassajara Road. With the development PW Guaranteed PW
of Tract 7441, Applicant/Developer shall improve Tassajara Recordation
Road from the southerly edge of the property (south of of Final Map
Street "A"- to the northerly edge of the property (north of and Approval
Fallon Road) for public street purposes and as agreed upon of
in the Development Agreement between the City and Pinn Improvement
Brothers Homes. Improvements shall generally conform to Plans
the alignment, typical sections, and phasing plan shown on
Sheets 1-3 and Sheet 8 of the tentative map, with the
following added conditions:
1) The entire Tassajara Road right-of-way for Tract 7441
shall be dedicated as part of the Phase 1 final map.
2) The interim Fallon Road connection to the existing
Tassajara Road alignment (Phase 2) shall include a
southbound left turn lane and a southbound merge/
acceleration lane on Tassajara Road and other improvements
to provide for safe ingress and egress on Tassajara Road, as
determined by the City Engineer. The Applicant/Developer
shall confer with the Alameda County Fire Department prior
to development of improvement plans for Phase 2 to
determine the possibility of deferring a connection between
the two roads until Phase 4. The City Engineer may consider
deferring the connection if approved by ACFD.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
3) The final interim lane channelization and geometries at
the Fallon Road/Tassajara Road intersection (Phase 4) shall
be as approved by the City Engineer. Thc Phase 4
improvements shall include retention of thc existing
Tassajara Road pavement as a southbound free-right turn
through thc intersection.
4) The City Engineer may require additional improvements
with each phase to provide for suitable transitions between
improvements and to provide for public safety.
5) The City Engineer may modify the scope and phasing of
improvements to allow for orderly integration of this work
with improvements to be constructed by adjoining
developments.
40. Dedications. Unless otherwise stated, all offers of PW Approval of PW
dedication shown on the Tentative Map 7441 shall be Final Map
dedicated to the community Homeowners Association and
to public agencies as shown on Sheets 7 and 8 of Tentative
Map SDR Package for Tract 7441, and shall be incorporated
as part of the Final Map 7441 for the development as
approved by the City Engineer. Unless otherwise stated, all
dedications shall be shown as part of the Final Map and
Improvements must be secured prior to Final Map approval.
Dedication shall be as shown on the phasing plan unless
otherwise required by these conditions.
41. Improvement and Dedication of Private Trail. In PW Recordation PW
accordance with thc Development Agreement between thc of Final Map
City of Dublin and Pinn Brothers Homes for Silveria Ranch and Approval
dated September~, 2003, with the parcelization or of
development of adjacent parcels within the tract adjacent to Improvement
the southerly and easterly open space areas, Applicant/ Plans
Developer shall improve the trail with an all-weather surface
and landscaping as shown on the Planned Development
exhibits and Tentative Tract Map 7441. The trail and
adjacent open space areas shall be for private access
purposes and will be maintained by the community
Homeowners Association, and shall be dedicated to the
Homeowners Association on the Final Map.
42. Improvement of Fallon Road. Improvement of Fallon PW Approval of PW
Road. The Applicant/Developer shall improve Fallon Road Improvement
for public street purposes (110' width right-of-way, 80' Plans, Final
curb-to-curb)as shown on the Tentative Map, from Tassajara Map for
Road to the southerly project boundary, including 20' of specified
pavement on each side of the street, curb and gutter, phase
sidewalks and parkway landscaping strip along the project
frontage to the satisfaction of the City Engineer.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
Improvements shall also include center median
streetlighting and interim left-turn lane channclization at the
intersections. Construction of thc center median and inside
travel lanes will not be required.
Applicant/Developer shall install street improvements and
complete signing and striping on Falion Road in accordance
with the plans to the satisfaction of the City Engineer.
The entire Fallon Road right-of-way shall be dedicated with
the Phase 1 final map. Improvements shall be completed as
shown on the phasing plan.
43. Improvement and Grading Plans. Concurrent with the PW Approval of Standard
Final Map approval, the Applicant/Developer shall submit Final Map
and bond for the approval from the City of Dublin City
Engineer all Improvement Plans and Grading Plans for the
project. These plans shall be prepared, designed and based
on the approved Tentative Map SDR Package for Tract 7441
prepared by Pinn Brothers Homes, dated received
September 12, 2003, and signed by a registered civil
engineer to the satisfaction of the City Engineer in
accordance with the ordinances, standards, specifications,
policies and requirements of the City of Dublin using
standard City title block and formats.
44. Improvement and Dedication of Streets "A", "B",, "E" PW Recordation PW
and Court "D" (Public Streets). With the development of of Final Map
Tract 7441, Applicant/Developer shall improve and dedicate and Approval
to the City the streets labeled Street "A", "B",, "E" and of
Court "D" for public street access purposes and shall Improvement
improve the streets to a width as shown on the tentative tract Plans
map. Sidewalks shall be constructed and conform to Sheet 2
of Tentative Map SDR Package for Tract 7441, dated
September 12, 2003.
45. Improvement and Dedication of Court "F" (Private PW Recordation PW
Street). With the development of Tract 7441, of Final Map
Applicant/Developer shall improve and dedicate to the HOA and Approval
the street shown on Sheet 1 of the Tentative Map SDR of
Package for Tract 7441 and labeled as Court "F", and shall Improvement
improve the street to a width as shown on the tentative map. Plans
Court "F" shall be maintained by the HOA and shall be
recorded in the CC&Rs. The sidewalk for said court shall
be constructed and conform to Sheet 2 of Tentative Map
SDR Package for Tract 7441, dated September 12, 2003.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
46. Dedication and Improvement of Emergency Vehicle PW Final Map PW
Access Easement (EVAE) from Fallon Road and and Approval
Westerly of Lot 150 (Parcel "C"). Applicant/Developer of
shall dedicate and improve a 20 ft. wide emergency Improvement
vehicular access easement that will allow a vehicle to Plans for
traverse from the northerly side of Fallon Road and westerly Specified
of Lot 150 to connect with Street "E" per Alameda County Phase
Fire Department (ACFD) standard requirements. Paved
EVAE improvements shall be constructed when Phase IV is
built but the access easement shall be dedicated with the
Final Map. The access shall be approved by the City
Engineer and Alameda County Fire Department Fire
Marshal.
47. Dedication of Future Access for Mission Peak Property
Applicant/Developer shall offer for dedication a public PW Approval of pW
street, 84' in width, extending from the Tassajara Road/ Improvement
Fallon Road intersection to the southerly property line of the Plans and
Mission Peak property, as shown on the tentative map, in Final Map for
conjunction with the final map for Phase 1. A second public Specified
street shall be offered for dedication, 44' in width, Phase
extending from Street "E" to the southerly property line of
the Mission Peak property, as shown on the tentative map as
Parcel "M', in conjunction with the final map for Phase 4.
In conjunction with the construction of Phase 4, both roads
shall be rough-graded in conformance with the most current
development proposal for the Mission Peak property. The
graded areas shall be hydroseeded following construction.
Interim maintenance of these areas shall be by the
Homeowner's Association. Upon completion of street
improvements for these areas, the City will accept the offer
of dedication and assume maintenance of the parcels.
The final maps shall include a temporary construction
easement on either side of the areas to be dedicated, suitable
for grading or other work needed for completion of the
street improvements. The map shall include language
extinguishing the temporary easements upon completion of
the street improvements.
The City Engineer may modify these conditions based on
the final design and construction schedule for the Mission
Peak property at the time the Phase 4 plans and map are
submitted for review.
48. Maintenance of Improvements within Public Right-of- PW Recordation PW
Way. Applicant/Developer shall maintain the landscaping of Final Map
and parkway strip on public streets fronting or within the and Approval
project during construction to the satisfaction of the City of
Engineer. With the formation of a Homeowner's Improvement
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
Association, all frontage landscaping within the public right- Plans
of-way shall be maintained by the Homeowner's
Association or by individual property owners, and specified
in the Covenants, Conditions, and Restrictions..
49. Encroachment Permit. An encroachment permit shall be PW Issuance of Standard
secured from the City Engineer for any work to be done Grading
within the public right-of-way where work is not covered Permits
under the improvement plans.
50. Parking Lots. Applicant/Developer shall construct on-site PW Occupancy Standard
paved parking stalls for all guest and resident parking to of any units
meet the zoning and housing development requirements and
to the satisfaction of the City Engineer and Director of
Community Development.
51. Open Space Areas. Open Space areas within the PW, PL Recordation PW
development and surrounding the developed lots within the of Final Map
boundaries of the Silveria Ranch properties shall be under and/or
the ownership of the Homeowners Association and shall be Approval of
maintained by the association. Improvement
Plans
52. Phasing Plan. The construction and occupancy of each PW, PL, B Approval of PW
phase of homes will occur in a total of four (4) phases. The Improvement
Applicant/Developer shall construct all physical Plans and
improvements within each phase for adequate parking, prior to
vehicle circulation, pedestrian access in accordance with the occupancy of
phasing plan included with the Vesting Tentative Tract Map affected
exhibits. If the Applicant/Developer wishes to further building
sequence the building occupancies within each of the four
identified phases, then a separate Occupancy Phasing Plan
shall be submitted for review and approval by the Building
Official a minimum of 45 days, prior to any occupancy
within that phase. In no case shall homeowner traffic mix
with construction traffic. Each shall have its own entrance
and exit. The Applicant/Developer shall conform to the
Phasing Plan as per the SDR for Tentative Map Tract 7441,
dated received September 12, 2003, unless approved
otherwise by the City Engineer.
53. Decorative Paving. Applicant/Developer shall not PW Approval of PW
construct decorative pavement within City right-of-way Improvement
unless otherwise approved by the City Engineer. The type Plans
of decorative pavers and pavement section shall be subject
to review and approval of the City Engineer. Decorative
pavement across entrances to all public and private streets
shall be constructed to the satisfaction of the City Engineer
and shall be as per Sheets L-l through L-4 of the
Preliminary Landscape Plans of Tentative Map SDR
Package for Tract 7441, dated received September 12, 2003.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
54. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of PW
installed in streets, a Decorative Paving Plan shall be Improvement
prepared to the satisfaction of the City Engineer and shall be Plans
as per Sheets L-1 through L-4 of the Preliminary Landscape
Plans of Tentative Map SDR Package for Tract 7441, dated
received September 12, 2003. Where possible, irrigation
laterals shall not be placed under the decorative paving.
Maintenance costs of the decorative paving shall be included
in the Homeowners association responsibility in the
CC&R's or other funding mechanism acceptable to the City
Engineer
55. Noise Study and Mitigation Measures. A noise study PL, PW Approval of Standard
shall be prepared for the development prior to approval of Improvement
improvement plans/issuance of building permits. Particular Plans/
attention shall be paid to noise impacts of transportation Issuance of
corridors on the proposed residences. The interior noise Building
levels shall be brought to less than 45 dBA and exterior Permits of
noise levels to 67 dBA or lower. Noise impacts generated by each site.
mechanical equipment such as air conditioners, pool pumps,
etc., shall be minimized. All sound barriers and mitigation
measures recommended in the noise study shall be
incorporated into the improvement plans for development of
each site. Additionally, the construction plans shall be
signed by an acoustical consultant.
56. Accessibility Requirements/Handicap Ramps. All PW Completion Standard
handicap ramps shall comply with all current UBC Title 24 of
requirements and City of Dublin Standards. Improvement
s
57. Sidewalks for Phase 3 Condominiums. PW Approval of Standard
Applicant/Developer shall construct minimum 4' wide Improvement
sidewalk and shall provide 12" wide minimum stepout Plans
sidewalk on all parking spaces adjacent to the landscaped
areas within Phase 3. Sidewalks shall be rounded or angles
at the parking bays to reduce or eliminate the four right-
angle bends created at each bay.
Draina ~e Plan
58. Drainage Study. Applicant/Developer shall prepare a PW Submitted PW
Drainage Study for the properties along the Tassajara/Fallon Prior to
Road corridor to be served by the proposed storm drain Approval of
trunklines proposed for the project. Specifically, the Study hnprovement
shall size any new drainage facilities to convey flow from Plans
the project as well as the Nielsen, Quarry Lane School, and
Kobold properties to the south in a fully-developed
condition, utilizing land use designations from the Eastern
Dublin Specific Plan. The study shall confirm that no
additional properties will need to utilize the new facilities.
All storm drain improvements and mitigation measures
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
identified in thc Study and/or specified by thc City Engineer
shall become requirements of this subdivision.
59. Storm Drain Improvements. All storm drain PW Grading of PW
improvements needed to serve each phase of the Tentative any specific
Map and to serve in thc City streets shown on Vesting parcel.
Tentative Map Tract 7441 shall be constructed by thc
Applicant/Developer prior to street construction.
Applicant/Developer shall construct interim storm drain
improvements with the phased construction of individual
parcel developments or other improvements as defined by
the City Engineer. The storm drainage improvements
serving Street "F" and all of the common driveways within
Phases 1, 2, and 3 shall be owned and maintained by the
Homeowner's Association. If not shown on the tentative
map, an inlet or manhole shall be provided at the right-of-
way line to delineate the boundary of City and private
maintenance of the lines.
The Applicant/Developer shall install two additional inlets
at the upstream ends of the curb returns at the Fallon Road/
Street "E" intersection to intercept flows upstream of the
wheelchair ramps.
60. Water and Sewer Lines. The Applicant/Developer shall PW Occupancy PW
construct all water and sewer main lines needed to serve of any
each lot as shown in the Tentative Map Tract 7441, and also building
shall grant public service easements over ali such utilities.
All water and sewer lines shall be designed, and constructed
in accordance with Dublin San Ramon Services District
criteria, standards and specifications. No homes within
Phase 4 shall be occupied until the Zone 3 potable water
improvements are extended across the future Fallon Road
North bridge, as guaranteed by the Improvement Agreement
between City of Dublin and DR Acquisitions LLC recorded
as Series No. 2001-058052 on 2/14/01.
61. Damage/Repairs. The Applicant/Developer shall repairall PW Occupancy Standard
damaged existing pavement, street, curb, gutter and of first
sidewalk along Tassajara Road or any other public street building
resulting from construction and vehicle traffic from
construction activities of the development to the satisfaction
of the City Engineer.
Utilities
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
62. Utility Boxes. Applicant/Developer shall place all above PW Occupancy PW
grade utility boxes in landscaped areas embellished and of first
hidden from public view and shall coordinate the location building
with the utility companies to meet their respective
requirements. If there is a conflict between the site design
and utility requirements it shall be the responsibility of the
Applicant/Developer to inform the City of Dublin and
develop an agreeable solution acceptable to all parties
involved.
63. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy PW
Applicant/Developer shall construct all joint utility trenches of affected Utilities
(such as electric, telephone, cable TV, and gas) along City units
streets shown on the tentative map in accordance with the
appropriate utility jurisdiction and the City of Dublin
guidelines. In addition, the existing overhead utility line
along the Tassajara Road frontage shall be placed
underground. All communication vaults, electric
transformers, cable TV boxes, blow-off valves and any
appurtenant utility items thereto shall be underground and
located behind the proposed sidewalk within the public
service easement, unless otherwise approved by the City
Engineer and any applicable agency. All conduits shall be
under the sidewalk within the public right of way to allow
for street tree planting. Utility plans, showing the location of
all proposed utilities (including electrical vaults and
underground transformers) behind the sidewalk, shall be
reviewed and approved by the City Engineer. Location of
these items shall be shown on the Final Landscaping and
Irrigation Plan. Applicant/Developer shall install two (2)
three (3) inch conduits and related pull boxes (spaced
500'max.) in all joint trenches in public rights-of-way.
64. Street Light Maintenance Assessment District. PW Prior to PW
Applicant/Developer shall not contest the City's efforts to approval of
annex the project into the Citywide Street Light first Final
Maintenance Assessment District 1983-1 (for standard Map
cobra-head type fixtures), or into the Dublin Ranch Street
Light Maintenance Assessment District 1999-1, and shall
provide all necessary documentation required by the City to
complete the annexation process. The Applicant/Developer
shall comply with any City requirements necessary to
conform with Proposition 218.
65. Streetlights. Streetlights and all site lights on public and PW Approval of Standard
private streets shall be City approved. Decorative lights shall Improvement
be designed so as to not shine into adjacent windows, shall Plans
be readily available for purchase over a long period of time
(e.g., 30 or more years), and shall be designed so that the
efficiency of the lights do not require close spacing to meet
illumination requirements. A street lighting plan which
demonstrates compliance with this condition shall be
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
submitted prior to improvement plan approval and shall be
subject to review and approval by thc City Engineer. Thc
type of residential strcctlights used shall bc acceptable to thc
City Engineer and Community Development Director.
Strectlights shall be standard cobra head fixtures for all
streets, except that interior streets may utilize thc dccorative
light used in thc Dublin Ranch.
66. Installation of Utilities. Applicant/Developer shall submit PW Approval of PW
for review the location of all utility boxes and utility Improvement
structures as per Tentative Tract Map SDR Package for Plans
Tract 7441 dated received September 12, 2003 prior to
construction. All utility boxes and utility structures shall be
shown on landscape plans and approved by the City
Engineer and Community Development Director.
67. Traffic Signal Interconnect and Future School District
Conduits. Applicant/Developer shall install two additional
conduits in the joint utility trench extending along both
Tassajara Road and Fallon Road as follows:
A 3-inch diameter traffic signal interconnect conduit shall be
installed with No. 6 pull boxes and "Interconnect" labeled
lids spaced not more than 200-feet apart. Conduit bends
shall have a minimum radius of 3-feet. Terminations shall
occur at traffic signal controllers, or at locations that will
allow for future extension of the conduit.
A 3-inch diameter conduit shall be installed according to the
criteria listed above, except that the pull box lids shall have
no label, and the terminations shall occur at project limits
subject to the review and approval of the City Engineer.
LANDSCAPING
68. Landscaping and Street Trees. The Applicant/Developer PL, PW Completion PW
shall construct all landscaping along the project frontage of
from the face of curb to the site right-of-way, all street Improvement
medians, and all street trees proposed within the public s
service easements, to the design and specifications of the
applicable street Landscape Plan, City of Dublin
specifications, and to the satisfaction of the City Engineer
and Director of Community Development. Street tree
varieties of a minimum 15-gallon size shall be planted along
all street frontages and shall be as shown on the Preliminary
Landscape Plan, Sheets L-1 through L-4 of the Tentative
Tract Map SDR Package for Tract 7441 prepared by Rose
Associates and dated received September 12, 2003. Exact
tree locations and varieties shall be reviewed and approved
by the City Engineer. A minimum of two street trees shall
be planted along the Parcel 'T' frontage of Lots 29-37. The
proposed variety of trees to be planted adjacent to sidewalks
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
or curbs shall be submit-ted for review and approval by thc
City Engineer. Root shields shall be required unless
otherwise determined by the City Engineer and thc Director
of Community Development. Thc Applicant/Developer will
bc given T.I.F. credit for thc Fallon Road median
improvements. The median landscaping shall be separately
metered (water and power) for City Maintenance.
69. Final Landscape Plan. Applicant/Developer shall submit PL, PW Approval of PW
a Final Landscape Plan for approval by thc Director of Final Map/
Community Development and thc City Engineer which shall Improvement
reflect the specifications and details of the Preliminary Plans
Landscape Plan.
70. Landscape Maintenance and Easement Dedication. The PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion
association is established and assumes the maintenance of
responsibilities. This maintenance shall include, but not be Improvement
limited to, weeding and the application of pre-emergent s
chemicals. Landscape maintenance easements shall be
granted for all landscaped areas occurring on private,
individual homeowner lots, which are to be maintained by
the Homeowners Association.
71. Monumentation & Entry Sign. Monumentation and entry PL, PW Completion PW
signage at the development's intersections at Tassajara Road of
and Fallon, and for the Villas, shall be constructed as shown hnprovement
on Sheet L-6 of the Preliminary Landscape Plans of s
Tentative Tract Map SDR Package for Tract 7441 and
shown on the Improvement Plans for the project.
72. Landscaping at Intersections. Landscaping at PL, PW Completion Standard
intersections shall be such that sight distance is not of
obstructed. Except for trees, landscaping shall not be higher Improvement
than 30 inches above the curb in these areas, s
GRADING
73. Grading and Landslide Repair Work on Adjacent PW Approval of PW
Properties. According to the Vesting Tentative Tract Map Grading Plan
and SDR exhibits by Ruggeri-Jensen-Azar & Associates,
and geotechnical reports prepared by Engeo Inc. (Project
Numbers 5148.3.001.01, 5148.3.002.01, and 5148.1.001.01),
grading and landslide repair work is necessary on the
adjoining DR Acquisition 1 LLC (APN 985-029-010), Lin
(APN 985-029-011), and Mission Peak (APN 985-002-001)
properties. Before commencing with any off-site grading or
landslide repair work, the Applicant/Developer shall provide
written evidence from the adjoining property owners that
this work is allowed.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
74. Geotechnical Peer Review. Before any grading or PW Approval of PW
landslide repair work commences at the site, the Grading Plan
Applicant/Developer shall respond to a letter from and gain and On-going
concurrence from Kleinfelder, the City's consulting
Geotechnical Engineer. Said letter is dated 4/14/03, a copy
of which was forwarded to the Applicant on 6/12/03. In
addition, the Applicant/Developer shall fund all peer review
work by Kleinfelder before and during construction as
deemed necessary by the City Engineer to assure that the
geotechnical issues associated with the grading and landslide
repair work are being performed in accordance with
accepted industry standards.
75. Pad and Finished Floor Elevations. Pad and finished floor PW, PL, B Approval of PW, B
elevations and grading shall generally match the proposed Grading Plan
Grading Plan shown on the SDR and approved improvement
plans. Any revisions shall be specifically reviewed and
approved by the City Engineer. The Applicant/Developer
shall install area drains between buildings and all drainage
shall flow away from the buildings as per UBC and to the
satisfaction of the City Engineer.
76. Graded Slopes/Erosion Control. All landscaped and PW Acceptance PW
graded slopes shall be hydroseeded, covered with a blown of
hay application and treated with a tackifier or other erosion Improvement
control measures deemed necessary by the City Engineer s
immediately upon completion of grading to prevent soil
erosion. The hydroseed mix shall be subject to approval by
the City Engineer.
GEOTECHNICAL
77. Geotechnical Report and Recommendations. The PW Issuance of Standard
Applicant/Developer shall incorporate the recommendations Building
of the Geotechnical report prepared for the project, and Permits of
additional mitigation measures required by the City each site
Engineer into the project.
TRAFFIC AND CIRCULATION
78. [Offsite]Traffic Signals. If not constructed by another PW Improvement PW
Applicant/Developer, Applicant/Developer is responsible s shall be
for installation, modification, or construction of bonded prior
signalization with development of property at the following to filing the
intersections to the satisfaction of the City Engineer: final map and
constructed
prior to
occupancy of
the first unit
in the
specified
phase.
a. I Tassajara Road at Street "A" (Bond/Construct w/Phase 1)
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
b. Tassajara Road at Failon Road (Bond/Construct w/Phase 4)
c. Fallon Road at Street "A" (Bond w/Phase 2, construct w/Phase 4)
d. Fallon Road at Street "E" (Bond/Construct w/Phase 4)
The installation of the traffic signal at Tassajara Road/Street
"A" shall be constructed with Phase 1. The installation of
the traffic signal at Fallon Road/Street "A' shall be
constructed with Phase 2. The installation of traffic signals
at Tassajara Road/Fallon Road and Tassajara Road/Street
"E" shall be constructed with Phase 4.
The signal improvements at the Tassajara Road/Fallon
Road intersection shall accommodate conversion to serve a
fourth leg of the intersection (providing access to the
Mission Peak property) to the extent possible. The
intersection improvements (except for the Mission Peak leg)
are eligible for TIF credits.
79. Stop Sign Intersections. Applicant/Developer shall install PW Occupancy PW
STOP signs on Street "B", Street "F', and Court "D" at the of Any
approach to Street "A', and on Street "F" at the approach to Building
Street "B".
80. Traffic Impact Fees. Applicant/Developer is eligible to PW Issuance of PW
receive TlF credits/reimbursement for the installation of Building
improvements and payments per the City adopted TIF Permit
Guidelines Resolution #23-99.
81. No Parking along Streets. Applicant/Developer shall PW Occupancy PW
designate no parking areas within 30 feet of all public street of Any
intersections. Parking shall only be on the designated areas Building
as per approved parking plans and as approved by the City
Engineer and Community Development Director.
82. No Parking on Southerly Side of Street "F'. Applicant/ PW Approval of PW
Developer shall post "no parking at anytime" signs on the Improvement
southerly side of Street "F" (private street). Plans
83. LAVTA. Applicant/Developer shall cooperate with LAVTA PW Approval of PW
to provide convenient access to public transit, to enhance Final Map
local and regional mobility and integration of LAVTA with and
other public transit systems, and to locate bus alignments, Improvement
turnouts, service stops, bus shelters and other transit Plans
amenities to the satisfaction of the City Engineer, and in
accordance with the LAVTA letter dated August 20, 2003.
The cost of procuring and ifistalling the necessary
improvements to meet the requirements listed above shall be
paid by Applicant/Developer. Applicant/Developer shall
comply with all applicable requirements of LAVTA.
26
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
84. Street Sign Naming Plan. A street sign/naming plan for the PL Approval of Standard
internal street system shall be submitted and shall be subject Improvement
to approval of the City Engineer and Community Plans
Development Director and the City Council. No single street
may intersect any other street more than once. No
continuous street may change direction by 90 degrees more
than once without a change in street name.
85. Driveways. Driveway slopes into the garage shall not PW Approval of Standard
exceed 10% and driveways shall conform with the pavement Improvement
leading into these driveways as approved by the City Plans
Engineer. Centerline striping shall be installed at all project
entries showing two lanes of traffic flow as defined by the
City Engineer.
86. Street Addressing Plan. The Applicant/Developer shall PW, PL, F Approval of Standard
submit an addressing plan detailing the particulars of Improvement
addressing units to be reviewed and approved by the Plans
Community Development Director, City Engineer and the
Fire Marshall.
Addresses are required on the front and rear of dwellings in
Cluster homes. Townhouses require address ranges to be
posted on the street side of the buildings. Submittal of a
1"=30' site plan detailing the location of all front entries and
garage approaches for addressing is required prior to
approval and release of addresses.
EMERGENCY SERVICES/FIRE
87. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW
accordance with the ACFD requirements, for all phases of Improvement
development in excess of 25 Units, Applicant/Developer Plans
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases of
development in excess of 75 Units, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
achieved on the Improvement Plans to the satisfaction of the
City Engineer and the ACFD.
88. Wildfire Management Plan. Applicant/Developer shall F Prior to F
construct the dwelling units in accordance with the Issuance of
requirements of the City's Wildfire Management Plan and Building
consistent with the map indicating that the units adjacent to Permits
open space areas are to be sprinklered. Fire prevention
measures proposed for the dwelling units will be subject to
approval by the ACFD Fire Marshal.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
89. ] Wells. Any water wells, cathodic protection wells or I Zone 7, PW I Issuance of I Standard
27
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
exploratory borings shown on the map that arc known to Grading
exist, are proposed or are located during field operations Permits
without a documented intent of future usc, filed with Zone
7, arc to be destroyed prior to any demolition or construction
activity in accordance with a well destruction permit
obtained from Zone 7 and thc Alameda County Department
of Environmental Services or are to bc maintained in
accordance with applicable groundwater protection
ordinances. Other wells encountered prior to or during
construction arc to be treated similarly.
90. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard
comply with all Alameda County Flood Control and Water Building
Conservation District-Zone 7 Flood Control requirements Permits
and applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
91. Construction by Applicant/Developer. All in-tract potable DSR, PW Completion Standard
and recycled water and wastewater pipelines and facilities of
shall be constructed by the Applicant/Developer in Improvement
accordance with all DSRSD master plans, standards, s
specifications and requirements.
92. Fire Protection Waterline Systems. Domestic and fire DSR, PW Approval of Standard
protection waterline systems shall be designed to be looped Improvement
or interconnected to avoid dead end sections in accordance Plans
with requirements of the DSRSD Standard Specifications.
93. Hold Harmless Agreement. The Applicant/Developer shall DSR Ongoing Standard
hold DSRSD, its Board of Directors, commissions,
employees, and agents of DSRSD harmless and indemnify
the same from any litigation, claims, or fines resulting from
the completion of the project.
94. Review of Improvement Plans. All improvement plans for PW, DSR Recordation PW
DSRSD facilities shall be signed by the District Engineer. of Final Map
The City of Dublin City Engineer shall sign all improvement and Approval
plans for City of Dublin facilities, of
Improvement
Plans
95. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Iable 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance # 18-92".
OTHER CONDITIONS
28
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
96. Homeowners Association. Applicant/Developer shall PW, PL Prior to Standard
establish a Neighborhood Homeowners Association and/or a approval of
Community Homeowners Association that will monitor and Final Map
provide oversight to the maintenance of owner-maintained
street landscape areas and common areas including
community walls and theme fences. In the event that any
such landscape area falls into a state of disrepair, the City
will have the right but not the obligation to take corrective
measures and bill the homeowners association for the cost of
such repair and corrective maintenance work plus City
overhead. These requirements shall be included in the
project Conditions, Covenants and Restrictions documents
(CC&Rs). The Applicant/Developer shall submit the
project CC&Rs for review and approval by the City
Engineer and the Director of Community Development.
Standards of care between phases of the project shall be
reviewed for consistency. The CC&R document shall create
opportunities for the neighborhoods in the project area to
create a standard consistent for each site.
97. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service stating
its satisfaction with the units proposed. Specific locations
for such units shall be subject to approval and satisfaction of
the Postal Service and the Director of Community
Development and City Engineer. A plan showing the
locations of all mailboxes shall be submitted for review and
approval by the City Engineer.
98. Affordable Housing (Inclusionary Zoning Ordinance PL Approval of Affordable
Compliance): Affordable Housing (Inclusionary Zoning Final Map Housing
Ordinance Compliance): To comply with the City's Agreement
lnclusionary Zoning Ordinance (Dublin Municipal Code
Chapter 8.68) and any amendments thereto, 12.5%, or 32
dwelling units in the project must be affordable units in
accordance with the regulations of the Ordinance. The
Applicant/Developer shall construct at least 7.5% of the
affordable units in the project, or 19 units, in Phases 1, 2,
and 3, and designate those units as for-sale ("ownership").
Inclusionary units affordable to very low-, Iow-, and
moderate-income households, and shall enter into an
agreement with the City to impose appropriate resale
controls and rental restrictions on the units. In addition,
Applicant/Developer shall pay "in lieu" fees at the rate in
effect at the time of building permit issuance for each
remaining lnclusionary unit, or 13 units, required to meet
the City's Inclusionary Ordinance standard of affordable
units in compliance with the City Council adopted
Resolution or as agreed to by the City Council.
29
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Thc Applicant/Developer shall enter into an affordable
housing agreement, as provided in DMC Section
8.68.070(D)(1) ["affordable by design"], for the project no
later than thc approval of the final map for this subdivision
to secure Applicant/Developer's obligation under the City's
Inclusionary Zoning Ordinance as such obligation is
specified in this condition.
99. Project's Community Facility. The community facility for PW, B Occupancy PW
the project shall comply with all applicable City of Dublin of Building
Non-Residential Security Ordinance requirements and shall
be under construction by the 25th unit with completion prior
to 58th unit.
100. Security Lighting. Applicant/Developer shall provide PW, B, F Occupancy Standard
security lighting in any parking lots or areas and above each of Building
entrance/exit from the buildings.
101. Private Street Signage. Applicant/Developer shall post PW Occupancy Standard
private street signage in the private street area and along the of Building
private trail in accordance with the California Vehicle Code.
No trespassing signs should be posted and shall be governed
by the California Penal Code Section 602L.
102. Public Facilities Fee/Parks. Applicant/Developer shall pay PL Issuance of Standard
a Public Facilities Fee in the amounts and at the times set Building
forth in the City of Dublin Resolution No. 60-99, including Permits
any subsequent resolution which revises such fee.
Notwithstanding the preceding sentence, the amount of the
Public Facilities Fee shall be reduced by the "Neighborhood
Parks, Land" and "Neighborhood Parks, Improvements"
component of the Public Facilities Fee as follows: The
amount of the "Neighborhood Parks Land" dedication shall
be determined by the Parks and Community Services
Department.
103. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard
and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against the
City of Dublin or its agents, officers, or employees (a) to
attack, set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning a
subdivision or other development which actions are brought
within the time period provided for in Government Code
Section 66499.37 and (b) holding the City liable for any
30
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
damages or wages in connection with the construction of the
parks; provided, however, that the Applicant/Developer's
duty to so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying the
Applicant/Developer of any said claim, action, or
proceeding and the City's full actions or proceedings.
104. Relocation of Existing Improvements. Any relocation PW Completion Standard
of existing improvements or public utilities shall be of
accomplished under the direction of the governing Improvement
agency, at no expense to the City.
105. Oversize Construction Loads. Permits shall be PW Issuance of Standard
required for oversized and/or overweight construction Grading
loads coming to and leaving from the site on City Streets. Permit
If soil is to be imported or exported from the site, a haul
route plan shall be submitted to the City for review and
approval.
106. Construction Traffic. Applicant/Developer shall prepare a PW Issuance of Standard
traffic safety plan for construction traffic interface with Grading
public traffic on existing public streets (Tassajara Road and Permit
Fallon Road). All construction traffic may be subject to
specific routing, as determined by the City Engineer, in
order to minimize construction interference with regional
non-project traffic movement.
107. Traffic Safety. Regulatory signs and/or "red-curbing" shall PW, PO Approval of Standard
be provided in accordance with the standards of the City of Improvement
Dublin subject to plan approval by the City Engineer. Plans
108. Damage/Repairs. The Applicant/Developer shall repairall PW Occupancy Standard
damaged existing pavement, street, curb, gutter and of first
sidewalk, or any other public street facility resulting from building
construction and vehicle traffic from construction activities
related to the development to the satisfaction of the City
Engineer.
109. Storm Drain Easement, Water Easement, Sewer PW, PL Occupancy Standard
Easement, Common Area Easement, Ingress/Egress and of first
Access Easement, Parking Easement, Emergency Vehicle building
Access Easement, Pedestrian Access Easement and
Public Service Easement Dedications. The
Applicant/Developer shall grant or dedicate Storm Drain
Easement, Water Easement, Sewer Easement, Cable TV,
Telephone and Electrical Service Easements, Common Area
Easement, Ingress/Egress and Access Easement, Parking
Easement, Emergency Vehicle Access Easement, Pedestrian
Access Easement and Public Service Easements over each
parcel in favor of the other parcels located within this
31
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
project and/or the appropriate public agency as deemed
necessary by the City Engineer. The Applicant/Developer
shall prepare CC&Rs to reflect these easements and the
CC&Rs shall be reviewed and approved by the City
Engineer and the City Attorney.
110. Retaining Walls. Where finish grade of this property is in PW Approval of Standard
excess of twenty-four (24) inches higher or lower than the Improvement
abutting property or adjacent lots and an appropriate slope is plans through
not feasible, a concrete or masonry block retaining wall or completion
other suitable solution acceptable to the City Engineer shall
be required. Details shall be provided for all proposed
retaining walls.
111. Waive right to protest. The Applicant/Developer waives any PL, ADM Finaling Standard
right to protest the inclusion of the property or any portion of Building
it in a Landscape and Lighting Assessment District or similar Permits
assessment district, and further waives any right to protest the
annual assessment for that District. Applicant/Developer
shall prepare a plan for dissemination of information relating
to the possible formation of a Landscape and Lighting
Assessment District to prospective homebuyers. Said
information shall be included in model home sales literature
and as part of required Department of Real Estate disclosure
documents. The plan for dissemination of information shall
be approved by the Director of Community Development and
City Attorney prior to final inspection.
112. Clarifications and Changes to the Conditions. In the PW, PL Project Standard
event that there needs to be clarification to these conditions Acceptance of
of approval, the Directors of Community Development and improvement
Public Works have the authority to clarify the intent of these
conditions of approval to the Applicant/Developer by a
written document signed by the Director of Community
Development and the City Engineer s and placed in the
project file, also have the authority to make minor
modifications to these conditions in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts to this project.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
109. Construction by Applicant/Developer. All onsite potable DSRSD Completion Standard
and recycled water and wastewater pipelines and facilities of
shall be constructed by thc Applicant/Developer in Improvement
accordance with all DSRSD master plans, standards, s
specifications and requirements.
32
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
110. DSRSD Water Facilities. Water facilities must be DSRSD Acceptance DSRSD
connected to thc DSRSD or other approved water system, of
and must be installed at the expense of Applicant/Developer Improvement
in accordance with District Standards and Specifications. s
All material and workmanship for water mains and
appurtenances thereto must conform with all of the
requirements of the officially adopted Water Code of the
District and shall be subject to field inspection by the
District. Applicant/Developer shall comply with the
following requirements:
a. Prior to issuance of any building permit, complete improvement plans Issuance of DSRSD
shall be submitted to DSRSD that conform to the requirements of the Building
DSRSD Code, the DSRSD "Standard Procedures, Specifications and Permits
Drawings for Design and Installation of Water and Wastewater
Facilities." all applicable DSRSD Master Plans and all DSRSD
policies.
b. All mains shall be sized to provide sufficient capacity to each Approval of DSRSD
development project's demand. Layout and sizing of mains shall be in Improvement
conformance with DSRSD utility master planning. Plans
c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD
existing sanitary sewer system. Pumping of sewage is discouraged and Improvement
may only be allowed under extreme circumstances following a case- Plans
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 specification. DSRSD reserves the
right to require payment of present worth 20-year maintenance costs as
well as other condition within a separate agreement with the applicant
for any project that requires a pumping station.
d. Domestic and fire protection waterline systems for tracts or Approval of DSRSD
commercial developments shall be designed to be looped or Improvement
interconnected to avoid dead end sections in accordance with Plans
requirements of the DSRDS Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Issuance of DSRSD
public streets rather than in off-street locations to the fullest extent Building
possible. If unavoidable, then public sewer or water easements must be Permits and
established over the alignment of each public sewer or water line in an all DSRSD
off-street or private street location to provide access for future requirements
maintenance and/or replacement.
33
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
f. Prior to the approval by the City of a grading permit or a site Prior to DSRSD
development permit, the locations and widths of all proposed easement issuance of
dedications for water and sewer lines shall be submitted to and grading
approved by DSRSD. permit/site
development
permit
g. All easement dedications for DSRSD facilities shall be by separate Prior to DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on approval of
the Final Map. Final Tract
Map
h. Prior to approval by the City for Recordation, the Final Map shall be Prior to Final DSRSD
submitted to and approved by DSRSD for easement locations, widths Map
and restrictions, recordation
i. Prior to issuance by the City of any building permit, all utility Prior to DSRSD
connections fees, plan check fees, inspection fees, permit fees and fees issuance of
associated with a wastewater discharge permit shall be paid to DSRSD building
in accordance with the rates and scheduled established in the DSRSD permit
Code.
j. Prior to issuance by the City of any building permit, all improvement Prior to DSRSD
plans for DSRSD facilities shall be signed by the District Engineer. issuance of
Each drawing of improvement plans shall contain a signature block for building
the District Engineer indicating approval of the sanitary sewer or water permit
facilities shown. Prior to the approval by the District Engineer, the
applicant shall pa all required DSRSD fees, provide an engineer's
estimate of construction costs for water and sewer 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.
k. No sewer or waterline construction shall be permitted unless the proper Issuance of DSRSD
utility construction permit has been issued by DSRSD. A construction building
permit will only be issued after all of the items in this condition have permit and all
been satisfied. DSRSD
requirements
1. The applicant shall hold DSRSD, its Board of Directors, commissions, On-going DSRSD
employees, and agents of DSRSD harmless and indemnify and defend
the same from any litigation, claims, -or fines resulting from the
construction and completion of the project.
m The project is located within the District Recycled Water Use Zone Approval of DSRSD
(Ord. 280), which calls for installation of recycled water irrigation Improvement
systems to allow for future use of recycled water for approved Plans
landscaped irrigation demands. Recycled water will be available in the
future, as described in the DSRSD Eastern Dublin Facilities Plan
Update, June 1997. Compliance with Ord. 280, as may be amended or
superseded, is required, The District Engineer must approve any
exemption thereto, in conformance with Ordinance 280.
34
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
n. All irrigation facilities shall be subject to review by the District for Approval of DSRSD
compliance with District and Dept. of Health Services requirements for Final
recycled water irrigation design. Irrigation plans shall not be approved Landscape
by the City until review and approval thereof by the City is confirmed, and Irrigation
Plans
o. The Applicant/Developer shall coordinate with the District and Approval of DSRSD
Alameda County Fire Department on required fire flows. The present Improvement
interim water system is capable if providing a maximum of 3,500 Plans
gallons per minute of fire flow to the site. A future reservoir will be
constructed which will allow for a flow of 4,500 gallons per minute.
The applicant shall hold the District harmless over the use of interim
water system for fire protection.
EMERGENCY SERVICES
111. ACFD Rules, Regulations and Standards. Applicant/Developer shall Issuance of F
comply with all Alameda County Fire Services (ACFD) rules, regulations, Building
City of Dublin and standards, including minimum standards for emergency Permits
access roads and payment of applicable fees, including City of Dublin Fire
facilities Fees.
112. Fire Hydrants. The Applicant/Developer shall construct all new fire Occupancy PW
hydrants in streets to City and Alameda County Fire Department standards, of adjacent
The Applicant/Developer shall comply with applicable Alameda County fire building
Department, Public Works Department, Dublin Police Service, Alameda
County Flood Control District Zone 7 and Dublin San Ramon Services
District requirements.
113. Fire Conditions. Applicant/Developer shall comply with all conditions of Issuance of F
the Alameda County Fire Department (ACFD), including: Building
Permits
a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in
accordance with.current standards. Minimum fire flow design shall be for 1500 gallons per minute
with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be
epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations
shall be submitted for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation.
c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of
fire equipment. ]'he minimum standard shall be H20 design. Design shall be approved by ACFD prior
to installation.
d. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and
the City of Dublin.
e. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply, and
roadways shall be installed and sufficient water storage and pressure shall be available to the site.
Approved roadway shall be first lift of asphalt.
f. Plans may be subject to revision following review.
114. Projected Timeline. Applicant/Developer shall submit a projected timeline Issuance of PO
for project completion to the Dublin Police Services Department, to allow Building
estimation of staffing requirements and assignments. Permits
35
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
I 15. Graffiti. Thc Applicant/Developer and/or property owner and/or tenant Acceptance PW, PL
shall keep the site clear of graffiti vandalism on a regular and continuous of
basis. Graffiti resistant paint for the structures and film for windows or glass Improvement
should be used.
116. Energy Conservation. Building plans shall demonstrate the incorporation of Issuance of PL, PW
energy conservation measures into the design, construction, and operation of Building
proposed development. Permits
STANDARDS
117. Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard
approval allowing occupancy of any new building, the of Any
physical condition of the building shall meet minimum Building
health, design, and safety standards including, but not
limited to the following:
a. The streets providing access to the site shall be PL Occupancy Standard
complete to allow for safe traffic movements to and of Any
from the site. Building
b. All traffic striping and control signing on streets PW Occupancy Standard
providing access to the site shall be in place, of Any
Building
c. All street name signs on streets providing access to the PL Occupancy Standard
homes shall be in place, of Any
Building
d. Exterior lighting shall be provided for building PW Occupancy Standard
entrances and shall be ora design and placement so as of Affected
not to cause glare onto adjoining properties. Building
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard
which may create a hazard shall be completed to the of Any
satisfaction of the City Engineer and any non- Building
hazardous repairs shall be complete and/or bonded
for.
f. All buildings shall have an illuminated address PL, PO Occupancy Standard
number that is clearly visible from the middle of the of Any
street. Building
g. Applicant/Developer shall submit a final lighting plan PL,PO, B, Plans Standard
(including photometrics) to the Department of PW Approved
Community Development and the Dublin Police prior to
Services for review and approval. At a minimum, the Issuance of
plan shall include 0.50 candle lighting levels at all Building
doors, 1.0 candle lights at ground level in parking lot Permits/
areas, and lighting fixtures that are a vandal-resistant Lighting
type. Installed
prior to
Occupancy
of Any
Building
h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard
utility boxes shall be set to grade to the approval of of Any
the City Engineer. Building
36
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
i. The buildings shall have received all necessary B Occupancy Standard
inspections and have final approval by the Building of Any
Department to allow occupancy. Building
j. All fire hydrants in streets providing access to the site F Occupancy Standard
shall be operable to City and ACFD standards, of Any
Building
k. All streets providing access to the site shall be PW, F Occupancy Standard
improved to an adequate width and manner to allow of Any
for fire engine circulation to the approval of the City Building
Engineer and ACFD.
1. Exterior landscaping shall be kept at a minimal height PO On-going PO
and fullness giving patrol officers and the general
public surveillance capabilities of the area.
m. Applicant/Developer shall provide each entrance of PO Occupancy PO
the complex with a graphic unit Iocator director, of Any
visible from within a vehicle as it enters the complex. Building
n. Applicant/Developer shall keep the site clear of PO On-going PO
graffiti vandalism on a regular and continuous basis at
ali times. Graffiti resistant materials should be used,
including appropriate paints and film for windows and
appropriate glass.
o. Applicant/Developer shall work with the Dublin PO Plan PO
Police on an ongoing basis to establish an effective submitted
theft prevention and security program, prior to
Applicant/Developer shall submit a security plan for Occupancy
the site for review and approval by the Dublin Police. of Any
Building
37
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
118.a Police Conditions: PO Occupancy PO
1. The Applicant shall comply with all applicable City of of any
Dublin Residential Security Ordinance requirements. Building
2. Applicant/Developer shall light Unit addresses at
night and as clearly visible from the middle of the
street.
3.
The Applicant/Developer shall keep any perimeter
walls clear of graffiti vandalism on a regular and
continuous basis at all times. Graffiti resistant
materials and foliage should be installed and
maintained.
4.
Applicant/Developer shall install Perimeter fencing at
a minimum height of six (6) feet as approved by
Community Development Director.
5. Applicant/Developer shall generate street names that
will not duplicate those already being used in other
segments of the City.
6. Landscaping shall be kept at a minimal height and
fullness giving patrol officers and the general public
surveillance capabilities of the area.
7.
The Applicant/Developer shall build the recreation
facility within this development & shall comply with
all applicable City of Dublin Non-Residential Security
Ordinance requirements.
8.
The Applicant/Developer shall install Landscaping
around the recreation facility that shall be kept at a
minimal height and fullness giving patrol officers and
the general public surveillance capabilities of the area.
9.
The Applicant/Developer shall construct Security
lighting in the parking lot area and above each
entrance/exit from the buildings.
10.
The Applicant/Developer shall either: (1) Post private
street areas in accordance with California Vehicle
Code regulations; and/or (2) Traffic and towing must
be covered by CC&R's of the Homeowners
Association.
11.
The Applicant/Developer shall install perimeter
construction fencing & shall be fenced during
construction, and the City of Dublin Community
Development Director shall employ security lighting
and patrols as necessary.
38
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
118.b Notice to of Potential Buyers. The developer shall provide PL, PW Occupancy PL, PW
notice to residents through the CC&R's that existing of Any
agricultural activities are adjacentto the project and may Building
involve construction related to the agricultural use; and,
further that some adjacent properties are designated for
possible future residential development on the General Plan.
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA 02-024 establishes the design concepts and regulations
for the project. Development pursuant to this Site Development Review generally shall conform to the
following plans and documents available and on file in the Department of Community Development.
(Some of the following items require revisions as noted in other Conditions herein): Architectural Plans
prepared by Dahlin Group, Inc. for Pinn Brothers Homes/Silveria Ranch dated received September 12,
2003; Site Plan and Vesting Tentative Map prepared by Ruggeri-Jensen-Azar and Associates, dated
received September 12, 2003; and, Preliminary Landscaping Plan prepared by Rose Associates,
Landscape Architect, dated received September 12, 2003, by the City of Dublin Department of
Community Development stamped approved and on file. The Site Development Review shall also
generally conform to the colors and materials board received on September 10, 2003, on file in the City of
Dublin Department of Community Development; the written statement prepared by the
Applicant/Developer and on file in the City of Dublin Department of Community Development; and is
subject to the following conditions:
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL CONDITIONS
119. Compliance with Conditions. The project shall comply PL, B Through Standard
with the Conditions of Approval for the Vesting Tentative Completion
Map and the regulations of the Planned Development
Rezoning and Stage 2 Development Plan (refer to
Ordinance).
120. Fees: Applicant/Developer shall pay all applicable fees in Various Various times, Standard
effect at the time of building permit issuance, including, but no later
but not limited to, Planning fees; Building fees; Dublin than Issuance
San Ramon Services District Fees; Public Facilities Fees; of building
Dublin Unified School District School Impact fees; Public permits
Works Traffic Impact fees; Dublin Fire Services fees;
Noise Mitigation fees; |nclusionary Housing In-Lieu fees;
and, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees in
effect at the time of building permit issuance.
121. Colors and Materials Board. Colors and materials shall PW Issuance of Standard
reflect those approved with this project, dated received Building
from the Dahlin Group on September 10, 2003. If Permits
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NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
revisions are made to specific colors and materials, thc
Applicant/Developer shall submit a colors and materials
board subject to approval of thc Director of Community
Development to reflect any changes made during project
review.
122. House Numbers List. Applicant/Developer shall submit PL Issuance of Standard
a house numbers list corresponding to lots shown on the Building
Tentative Tract Map, and an address plan as described in Permits
the Tentative Tract Map conditions. Said list is subject to
approval of the Director of Community Development.
123. Term. Approval of the Site Development Review shall be PL Approval of Standard
valid for five years from approval by the Planning Improvement
Commission to allow time for the four phases of the Plans
project to be built. If construction has not commenced by
that time, this approval shall be null and void. The
approval period for Site Development Review may be
extended six (6) additional months by the Director of
Community Development upon determination that the
Conditions of Approval remain adequate to assure that the
findings of approval will continue to be met. (note:
Applicant/Developer must submit a written request for
the extension prior to the expiration date of the Site
Development Review.)
124. Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Zoning Code
Ordinance. Any violation of the terms or conditions of
this approval shall be subject to citation.
125. Plotting Plans - Plotting Plans for each phase of the PL Issuance of Standard
project and dwelling unit type shall be submitted by the Building
Applicant/Developer to the Department of Community Permits
Development for approval by the Director of Community
Development prior to submitting for building permits in
each respective phase.
126. Air Conditioning Units - Air conditioning units and B, PL Occupancy of Standard
ventilation ducts shall be screened from public view with Unit
materials compatible to the main building and shall not be
roof mounted. Units shall be permanently installed on
concrete pads or other non-movable materials to be
approved by the Building Official and Director of
Community Development.
127. Automatic Garage Door Openers - Automatic garage B, PL Occupancy of Standard
door openers shall be provided for all dwelling units and Unit
shall be of a roll-up type. Garage doors shall not intrude
into the public right-of-way.
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NO. CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
Walls and Fencing
128. Walls and Fences. All walls and fences shall conform to PL Occupancy of Standard
Section 8.72.080 of the Zoning Ordinance unless Unit
otherwise required by this resolution.
Construction/installation of common/shared fences for all
side and rear yards shall be the responsibility of
Applicant/Developer. Construction shall comply with
fence detail submitted with the plans.
129. Wall or Fence Heights. All wall or fence heights shall be PW Approval of Standard
a minimum 6 feet high (except in those locations where Improvement
Section 8.72.080 of the Zoning Ordinance requires lower Plans
fence heights or where an 8-foot sound attenuation wall is
required). All walls and fences shall be located as shown
on Sheets L-I through L-2 of the Development Plan, and
designed as shown in the details on Sheet L-5. All walls
and fences shall be designed to ensure clear vision at all
street intersections to the satisfaction of the City Engineer.
130. Level area on both sides of fence. Fencing placed at the PW, PL Issuance of Standard
top of banks/slopes shall be provided with a minimum Grading
one-foot level area on both sides in order to facilitate Permits
maintenance by the property owners.
131. Streetlights. Streetlights on arterial streets adjacent to the PW Recording of Standard
project shall be the luminaries as approved by the City Final Map
Engineer. Street lights shall be designed so as to not shine
into adjacent windows, shall be easily accessible for
purchase over a long period of time (e.g., 30 or more
years), and shall be designed so that the efficiency of the
lights do not require close spacing to meet illumination
requirements. A street lighting plan demonstrating
compliance with this condition shall be submitted prior to
recordation of the Final Map and shall be subject to
review and approval by the City Engineer. The type of
residential streetlights used shall be acceptable to the City
Engineer.
Parking
132. Parking. Applicant/Developer shall provide parking as PL Completion of Standard
shown on the Site Plan and Guest Parking Plan, Sheets 5 Improvements
and 6 of the Vesting Tentative Tract Map and SDR
package dated received on September 12, 2003 by the
Dublin Department of Community Development. All
parking spaces shall be double-striped with 4-inch wide
stripes set approximately 2 feet apart as shown on the
"Typical Parking Striping Detail". Handicapped and
visitor parking spaces shall be appropriately identified on
the pavement.
133. Recreational Vehicle Parking. Recreation vehicle On-going Municipa
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NO. CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
parking shall not be permitted on site and shall be I Code
regulated by thc CC&R's.
Police
134. Residential Security. Thc project shall comply with the PL, B Occupancy of Standard
City of Dublin Residential Security Requirements of thc Units
Residential Security Ordinance. CC&R's for thc project
will include posting of private street areas in accordance
with California Vehicle Code Section 22658, sections 1
and 2. Fire lanes will also be posted in accordance with
California Vehicle Code Section 22500.1. The
Applicant/Developer and/or Property Owner shall keep
perimeter walls clear of graffiti vandalism on a regular
and continuous basis at all times. Graffiti resistant paints
and foliage shall be used. The CC&R's shall provide for
graffiti removal in perpetuity.
Landscaping
135. Final Landscaping and Irrigation Plan. PL, PW Issuance of PW
Applicant/Developer shall submit a Final Landscaping and Building Standard
Irrigation Plan, conforming to the requirements of Section Permits or
8.72.030 of the Zoning Ordinance (unless otherwise according to
required by this Resolution). The plans shall be stamped Phased
and approved by the City Engineer and the Director of Occupancy
Community Development. That plan should generally Plan,
conform to the Site Plan and Preliminary Landscape Plan whichever is
prepared by Rose Associates, Landscape Architect, dated first
received September 12, 2003. It must reflect any revised
project design shown on the Tentative Map with a later
date.
136. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW
gallon size shall be planted along all street frontages as Building Standard
shown on the final Landscape Irrigation Plan. Exact tree Permits or
locations and varieties shall be reviewed and approved by according to
the Director of Community Development. Trees planted Phased
within, or adjacent to, sidewalks or curbs shall be Occupancy
submitted to the City Engineer for review and approval by Plan,
the Director of Community Development and the City whichever is
Engineer to determine the need for root shields, first
Elsewhere, root shields are required.
137. Review. Shrub, vine, espalier, perennial, and ground PL Issuance of PL
cover varieties shall be reviewed and approved by the Building
Director of Community Development. Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
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NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
138. Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of PL, F
resistant or drought tolerant plant varieties shall be Building
required in the plant palette. Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
139. Monument Signs. Design of monument signs shall be PL, PW Completion of
approved by the Director of Community Development to Improvements
assure compatibility with design elements of the project
and by the City Engineer to assure unobstructed traffic
visibility.
140. Backflow Devices. Backflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, landscaping Grading
and/or berms. Permits
141. Standard Plant Material, Irrigation System and PL Occupancy of Standard
Maintenance Agreement. Applicant/Developer shall Any Unit
sign and submit a signed copy of the City of Dublin
Standard Plant Material, Irrigation System and
Maintenance Agreement prior to the occupancy of any
units.
142. Water Efficient Landscape Regulations. PL, PW, Issuance of Standard
Applicant/Developer shall ensure that the Final DSR Grading Permits
Landscaping and Irrigation Plan conforms to the City's
Water Efficient Landscape Regulations, including dual
piping to facilitate future recycled water.
Standards
143. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard
approval allowing occupancy of any new home, the Unit
physical condition of the subdivision and the lot where the
home is located shall meet minimum health, design, and
safety standards including, but not limited to the
following:
a. The streets providing access to the home shall be PL Occupancy of Standard
complete to allow for safe traffic movements to and Unit
from the home.
b. All traffic striping and control signing on streets PW Occupancy of Standard
providing access to the home shall be in place. Unit
c. All street name signs on streets providing access to PL Occupancy of Standard
the homes shall be in place. Unit
d. All streetlights on streets providing access to the PW Occupancy of Standard
homes shall be energized and functioning. Unit
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard
which may create a hazard shall be completed to the Unit
satisfaction of the City Engineer and any non-
hazardous repairs shall be complete and/or bonded
for.
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NO. CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
f. Thc homes shall have a back-lighted illuminated PL Occupancy of Standard
house number. Unit
g. The lot shall be finish graded, and final grading B Occupancy of Standard
inspection shall have been approved by the Building Unit
Department.
h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard
utility boxes shall be set to grade to the approval of Unit
the City Engineer.
i. The homes shall have received all necessary B Occupancy of Standard
inspections and have final approval by the Building Unit
Department to allow occupancy.
j. All fire hydrants in streets providing access to the F Occupancy of Standard
homes shall be operable to City and ACFD standards. Unit
k. All streets providing access to the homes shall be PW, F Occupancy of Standard
improved to an adequate width and manner to allow Unit
for fire engine circulation to the approval of the City
Engineer and ACFD.
1. All front yards of single family dwellings shall be PL Occupancy of Standard
landscaped. Common areas of the project shall be Unit
landscaped by phase.
m All mailbox units shall be at the back of the curb. PL Occupancy of Standard
Unit
n. Exterior lighting shall be provided for dwelling PL Occupancy of Standard
entrances and shall be ora design and placement so Unit
as not to cause glare onto adjoining properties.
o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy of Standard
to provide for security needs. (Photometrics and Unit
lighting plans for the site shall be submitted to the
Department of Community Development and Dublin
Police Services for review and approval prior to the
issuance of building permits).
144. Glare/Reflective Finishes - The use of reflective finishes PL Issuance of Standard
on building exteriors is prohibited. In order to control the Building
effects of glare within this subdivision, reflective glass Permits
shall not be used on all east-facing windows.
Miscellaneous
145. Refuse Collection Areas. The refuse collection areas PL, PW Approval of Standard
within the project shall be reviewed by the refuse Improvement
collection service provider to ensure that adequate space is Plans
provided to accommodate collection and sorting of
petrucible solid waste as well as source-separated
recyclable materials generated by the residents of the
project.
146. Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard
shall comply with all applicable requirements of the City Zone 7, Improvement
of Dublin, Alameda County Fire Department, Public DSR, PL Plans
Works Department, Dublin Police Service, Alameda
County Flood Control District Zone 7, Dublin Unified
School District and Dublin San Ramon Services District.
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NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
147. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit twelve (12) sets of Building
construction plans to the Building Department for plan Permits
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies prior to the issuance of bldg. Permits.
148. Prior to Building Permit Issuance, the applicant/ BL Building Standard
Applicant/Developer shall submit revised architectural Permit Issuance
elevations to the Director of Community Development for
review and approval for all three floor plans indicating
additional architectural embellishments (belly bands, sill
bands, shutters, etc.) for the passive building wall.
PASSED, APPROVED AND ADOPTED this 23rd day of September 2003.
AYES:
Cm. Fasulkey, Nassar, King, and Machtmes
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Plan}~r
~/Planning C"ommission Chairp,e/~
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