HomeMy WebLinkAboutPC Reso 14-31 Heritage Park Rec to CC SDR, Parcel Map, VTMap RESOLUTION NO. 14 - 31
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL NOT ADOPT A RESOLUTION APPROVING A
SITE DEVELOPMENT REVIEW PERMIT, PARCEL MAP AND
VESTING TENTATIVE MAP 8160 FOR THE HERITAGE PARK PROJECT
(PLPA-2013-00002)
WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing
110,000 square foot office complex and develop 54 small lot single-family homes and a two-
story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic
Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific
Plan Amendment to change the land use designations on a 5.85 acre portion of the site from
Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned
Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development
Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The
proposed development and applications are collectively known as the "Project"; and
WHEREAS, the Project Site is located at 11887 Dublin Boulevard - North of Interstate
Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road
(APN 941-1550-005-03); and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared an Environmental Impact Report for the Project; and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending City Council approval of the Site Development Review request, Parcel Map and
Vesting Tentative Tract Map 8160; and
WHEREAS, the Planning Commission held a public hearing on said application on June
10, 2014; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin, based on the findings in the attached Resolution, DOES NOT recommend that the City
Council adopt the Resolution attached as Exhibit A, which Resolution approves the Site
Development Review Permit, Parcel Map and Vesting Tentative Tract Map 8160.
PASSED, APPROVED AND ADOPTED this 10th day of June 2014 by the following vote:
AYES: Do, O'Keefe
NOES: Bhuthimethee, Kohli, Goel
ABSENT:
ABSTAIN:
/ k
Planning Commission Chair
ATTEST:
Assistan Com ity Development Director
G:1PA120131PLPA-2013-00002 Heritage Park Office GPAIPC Mtg 6.10.141PC Reso Recommending SDR VTmap Heritage.docx
2
RESOLUTION NO. XX-14
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A RESOLUTION APPROVING A
SITE DEVELOPMENT REVIEW PERMIT, PARCEL MAP AND
VESTING TENTATIVE MAP 8160 FOR THE HERITAGE PARK PROJECT
(PLPA-2013-00002)
WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000
square foot office complex and develop 54 small lot single-family homes and a two-story 14,000
square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan
("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change
the land use designations on a 5.94 acre portion of the site from Retail/Office (RO) to Medium Density
Residential (MDR), and proposes a PD-Planned Development rezoning with related Stage 1 and
Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development
Agreement for the entire 6.6 acre site. The proposed development and applications are collectively
known as the "Project"; and
WHEREAS, the Project Site is located at 11887 Dublin Boulevard - North of Interstate
Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN
941-1550-005-03); and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. To comply with CEQA, the
City prepared an Environmental Impact Report for the Project; and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage Commission
and notified the tribes on the contact list of the opportunity to consult with the City on the proposed
General Plan amendment. None of the contacted tribes requested a consultation within the 90-day
statutory consultation period and no further action is required under section 65352.3; and
WHEREAS, on , 2014, the City Council adopted Resolution XX-14 certifying an
Environmental Impact Report and adopting CEQA Mitigation Findings and a Mitigation Monitoring and
Reporting Program; and
WHEREAS, on 2014, the City Council held a public hearing and adopted Resolution
XX-14 approving amendments to the General Plan and Dublin Village Historic Area Specific Plan;
and
WHEREAS, on 2014, the City Council held a public hearing and adopted Ordinance
XX-14 approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for
the Heritage Park Project; and
WHEREAS, on June 10, 2014, the Planning Commission held a public hearing and adopted
Resolution 14-XX recommending that the City Council approve the requested Stage 1 and 2
Development Plan consistent with the requested land use amendments and adopted Resolution 14-
EXHIBUI A
ATTACHMENT 5
XX recommending that the City Council adopt a Resolution approving the requested Site
Development Review, Parcel Map and Vesting Tentative Tract Map 8160; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
Site Development Review, Parcel Map and Vesting Tentative Tract Map 8160; and
WHEREAS, the City Council did hold a public hearing on said application on XX, 2014, for this
project at which time all interested parties had the opportunity to be heard; and
WHEREAS, the City Council did hear and use independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby
makes the following findings and determinations regarding the proposed Site Development Review
for the development of 54 small lot, single-family detached homes and a 14,000 square foot, two-
story office building located at 11887 Dublin Blvd:
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because: 1)
The project will not undermine the architectural character and scale of development in
which the proposed project is to be located; 2) the project will provide a unique, varied, and
distinct housing opportunity; 3) the project is consistent with the General Plan and Dublin
Village Historic Area Specific Plan Land Use designation of Medium Density residential and
Retail/Office; and 4) the project complies with the development standards established in the
Planned Development Plan.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible with the intended use, proposed subdivision, and the surrounding properties;
and 2) the project complies with the development regulations set forth in the Zoning
Ordinance where applicable and as adopted for PD PLPA 2013-00002.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and
the lot in which the project is proposed because: 1) the size and mass of the proposed
houses and commercial office building are consistent with other residential and commercial
developments in the surrounding area; 2) the project will contribute to housing opportunities
and diversity of product type as a complement to the surrounding neighborhoods; and 3)
the project will serve the current buyer profile and market segment anticipated for this area.
D. The subject site is suitable for the type and intensity of the approved development because.
1) the Project is located in a master planned area that includes a variety of residential
densities as well as commercial and office spaces; 2) The Project provides residential
development in an area that supports residential uses, and the Heritage Park to the west by
providing historically correct architectural buildings both residential and commercial to
enhance the goals and objectives of the Dublin Village Historic Area Specific Plan; and 3)
the project site is fully served by public services and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) although
the proposed project is located on a relatively flat site, the project site will be re-graded in
accordance with the related Tract Map for the proposed project; 2) grading on the site will
ensure that the site drains away from any structures and complies with the Regional Water
Quality Control Board requirements; 3) landscaping, the perimeter infrastructure will be
complete; and 4) retaining walls will be constructed as required to support grade
differentials between building envelopes, noise constraints and setback or right-of-way
areas.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing uses in the area.; 2) the structures reflect the architectural styles and development
standards represented in the Dublin Village Historical Area Specific Plan for both the
residential and commercial office buildings in the area; 3) the materials proposed will be
consistent with the requirements of the Dublin Village Historical Area Specific Plan ; and 4)
the color and materials proposed will be coordinated among the structures on site.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because: 1)
all perimeter landscaping, walls, fences, and hardscape are proposed for construction in
accordance with the master plan; and 2) landscaping in common areas is coordinated
through a series of sidewalks; 3) common area open space has been provided in the form
of a tot-lot; and 4) the project will conform to the requirements of the Stage 2 Development
Plan and the Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the project site is an urban in-fill area with
surrounding streets, which provide opportunities for pedestrian bicycle circulation; 2) all
infrastructure including streets, parkways, sidewalks, and streetlighting off-site are existing
and on-site will be constructed with this project and are consistent with the DVHASP; and
3) development of this project will conform to the major improvements already installed
allowing residents the safe and efficient use of these facilities.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding Vesting Tentative Tract Map 8160:
Vesting Tentative Tract Map 8160
A. The proposed Vesting Tentative tract Map 8160 is consistent with the intent of applicable
subdivision regulations and related ordinances for the Dublin Village Historical Area Specific
Plan.
B. The design and improvements of the proposed Vesting Tentative Tract Map 8160 are
consistent with the General Plan and the Dublin Village Historical Area Specific Plan, as
amended, as they relate to the subject property in that it is a subdivision for implementation
consistent with adjacent residential neighborhoods designated for this type of development.
C. The proposed Vesting Tentative Tract Map 8160is consistent with the Planned Development
zoning approved for Project through the Planned Development zoning adopted for this project
and therefore consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Map 8160 will have adequate
access to major constructed or planned improvements as part of the Dublin Village Historical
Area Specific Plan.
E. Project design, architecture, and concept have been integrated with topography of the project
site created by the Vesting Tentative Tract Map 8160 to incorporate water quality measures
and minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures and the Mitigation Monitoring program adopted with the program EIR
for the Dublin Village Area Specific Plan Area and Addendum would be applicable as
appropriate for addressing or mitigating any potential environmental impacts identified.
G. The proposed Vesting Tentative Map 8160 will not result in environmental damage or
substantially injure fish or wildlife or their habitat or cause public health concerns subject to
Mitigation Measures and Conditions of Approval.
H. The design of the subdivision will not conflict with easements, acquired by the public at large,
or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site
Development Review Permit for the proposed development of 54 small lot, single-family detached
homes and a 14,000 square foot, two-story office building located at 11887 Dublin Blvd., as shown on
plans prepared by Carlson Barbee & Gibson, William Hezmalhalch Architects, Inc., Johnson Lyman
Architects, Vandertoolen Associates dated May 7, 2014 and subject to the conditions included below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative
Map 8160 prepared by Carlson, Barbee & Gibson, dated May 7, 2014 subject to the conditions
included below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. 1PL.1 Planning, [131 Building, [PO1 Police,
[PWl Public Works P&CS1 Parks & Community Services, [ADMI Administration/City Attorney,
[FINI Finance, [Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District,
[CO1 Alameda County Department of Environmental Health, [Z71 Zone 7.
NO. CONDITIONS OF APPROVAL Agency Prior to: Source
PLANNING GENERAL CONDITIONS
1. Approval. This Site Development Review approval PL Ongoing Planning
is for the Heritage Park Project (PLPA-2013-00002).
This approval shall be as generally depicted and
indicated on the project plans prepared by Carlson
Barbee & Gibson, William Hezmalhalch Architects,
Johnson Lyman Architects, Vandertoolen
Associates dated received May 7, 2014, on file in
the Community Development Department, and
other plans, text, and diagrams relating to this Site
Development Review, and as specified as the
following Conditions of Approval for this project.
2. Permit Expiration. Construction or use shall PL One Year DMC
commence within one (1) year of Permit approval or After Effective 8.96.020.
the Permit shall lapse and become null and void. If Date D
there is a dispute as to whether the Permit has
expired, the City may hold a noticed public hearing
to determine the matter. Such a determination may
be processed concurrently with revocation
proceedings in appropriate circumstances. If a
Permit expires, a new application must be made
and processed according to the requirements of this
Ordinance.
3. Time Extension. The original approving decision- PL Prior to DMC
maker may, upon the Applicant's written request for Expiration 8.96.020.
an extension of approval prior to expiration, upon Date E
the determination that all Conditions of Approval
remain adequate and all applicable findings of
approval will continue to be met, grant an extension
of the approval for a period not to exceed six (6)
months. All time extension requests shall be
noticed and a public hearing shall be held before
the original hearing body.
4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC
operate this use in compliance with the Conditions 8.96.020.
of Approval of this Site Development Review F
Permit, the approved plans and the regulations
established in the Zoning Ordinance. Any violation
of the terms or conditions specified may be subject
to enforcement action.
5. Revocation of Permit. The Site Development PL Ongoing DMC
Review approval shall be revocable for cause in 8.96.020.1
accordance with Section 8.96.020.1 of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to citation.
6. Requirements and Standard Conditions. The Various Building Standard
Applicant/ Developer shall comply with applicable Permit
City of Dublin Fire Prevention Bureau, Dublin Public Issuance
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions.
Prior to issuance of building permits or the
installation of any improvements related to this
project, the Developer shall supply written
statements from each such agency or department
to the Planning Department, indicating that all
applicable conditions required have been or will be
met.
7. Required Permits. Developer shall obtain all PW Building Standard
permits required by other agencies including, but Permit
not limited to Alameda County Flood Control and Issuance
Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
8. Fees. Applicant/Developer shall pay all applicable Various Building Various
fees in effect at the time of building permit issuance, Permit
including, but not limited to, Planning fees, Building Issuance
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda County Flood
and Water Conservation District (Zone 7) Drainage
and Water Connection fees; or any other fee that
may be adopted and applicable.
9. Indemnification. The Developer shall defend, ADM Ongoing Administra
indemnify, and hold harmless the City of Dublin and tion/City
its agents, officers, and employees from any claim, Attorney
action, or proceeding against the City of Dublin or
its agents, officers, or employees to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City
to the extent such actions are brought within the
time period required by Government Code Section
66499.37 or other applicable law; provided,
however, that the Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the
City's promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
10. Clarification of Conditions. In the event that there PW Ongoing Public
needs to be clarification to the Conditions of Works
Approval, the Director of Community Development
and the City Engineer have the authority to clarify
the intent of these Conditions of Approval to the
Developer without going to a public hearing. The
Director of Community Development and the City
Engineer also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts to this project.
11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning
responsible for clean-up & disposal of project
related trash to maintain a safe, clean and litter-free
site.
12. Modifications. Modifications or changes to this PL Ongoing DMC
Site Development Review approval may be 8.104.100
considered by the Community Development
Director if the modifications or changes proposed
comply with Section 8.104.100 of the Zoning
Ordinance.
13. Lighting. Lighting is required over exterior PL, PW Building Municipal
entrances/doors. Exterior lighting used after daylight Permit Code
hours shall be adequate to provide for security Issuance
needs.
PLANNING — PROJECT SPECIFIC
14. Public Art Contribution. Developer shall fulfill the PL Prior to first Project
Public Art Contribution through the provision of in- occupancy Specific
lieu fees. Prior to the recordation of the final map for
the project, Developer shall obtain the total building
valuation of the project from the Building Official,
and the value of the applicant's required public art
project shall be determined by the Community
Development Director . Prior to occupancy of the
first structure in the project, the Developer shall (a)
secure completion of the public art project, in a
manner deemed satisfactory by the City Manager;
and (b) execute an agreement between the City and
the Developer, prior to occupancy of the first
structure in the project, which sets forth the
ownership, maintenance responsibilities, and
insurance coverage for the public art project.
15. Inclusionary Ordinance. In order to comply with PL Prior to first Project
Dublin's Inclusionary Zoning Regulations, occupancy Specific
Developer proposes to pay $109,573 per unit, for a
total of $767,011. Payment will be made in two
installments. The first payment of $383,506 will be
made prior to the recordation of the first final map
establishing the fifty-four (54) residential lots. The
second payment of $383,505 will be due at first
building permit.
16. Heritage Tree Ordinance. Prior to the issuance of PL Issuance of Project
Grading permits, the applicant shall apply for a Grading Specific
Heritage Tree Removal Permit in accordance with permits
the plans provided herein and in accordance with
the requirements of the Heritage Tree Ordinance.
17. Prior to the issuance of grading permits, the PL Issuance of Project
Applicant shall pay a fee of $19,000 to be set aside grading Specific
for the proposed orchard to be constructed in the permit
Heritage Park to mitigate for the loss of the black
walnut trees along Donlon Way.
18. Tot Lot. The Applicant shall provide the Tot Lot as PL Occupancy of Project
shown in Attachment 3, Tentative Tract Map Tab, 50th home Specific
Sheet TM08, prior to the occupancy of the 50th
home.
19. The Applicant shall relocate the Murray Green PL Issuance of Project
Homes marker to the location shown on the occupancy of Specific
Landscape Plans for the Commercial Office the
Building (see Attachment 3, Landscape Tab, sheet commercial
1-1.2) office building
LANDSCAPING
20. Final Landscape Construction Documents. The PL Issuance of Standard
final planting and irrigation design shall: building
permits
a. Utilize plant material that will be capable of
healthy growth within the given range of soil
and climate.
b. Coordinate the planting design to reflect the
historical character of the architecture with a
greater emphasis on informality, scale, form,
textural and design hierarchy.
c. Provide landscape screening that is of a height
and density so that it provides a positive visual
impact within three years from the time of
planting.
d. Provide that 75% of the proposed trees on the
site are a minimum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site
are a minimum of 5 gallons in size.
e. Mitigate for the loss of the existing trees by
increasing the size of the boxed street trees
along Donlon Way from 24" box to 36" box.
f. Provide concrete curbing at the edges of all
planters and paving surfaces where applicable.
g. That all cut and fill slopes conform to the
master vesting tentative map and conditions
detailed in the Site Development Review
packet.
h. That all cut and fill slopes graded and not
constructed by September 1, of any given year,
are hydroseeded with perennial or native
grasses and flowers, and that stockpiles of
loose soil existing on that date are
hydroseeded in a similar manner.
i. Specify that the area under the drip line of all
existing oaks, walnuts, etc., which are to be
saved are fenced during construction and
grading operations and no activity is permitted
under them that will cause soil compaction
or damage to the tree, if applicable.
j. Include a warranty from the owners and/or
contractors to warrant all trees, shrubs and
ground cover and the irrigation system for one
year from the date of project acceptance by the
City.
k. That a permanent maintenance agreement on
all landscaping will be required from the owner
insuring regular irrigation, fertilization and weed
abatement, if applicable.
21. Tree Preservation. Tree preservation techniques, PL Issuance of Standard
and guarantees, shall be reviewed and approved the building
by the Dublin Planning Division prior to the issuance permit
of the building permit.
22. Water Efficient Landscaping Regulations. The PL Issuance of Standard
Applicant shall meet all requirements of the City of the building
Dublin's Water-Efficient Landscaping Regulations, permit
Section 8.88 of the Dublin Municipal Code.
23. Bio-Retention Areas. The designed bio-retention PL Issuance of Standard
areas shall be enhanced to create an open space the building
landscape that is landscape attractive, conserves permit
water, and requires minimal maintenance.
24. Plant Clearances. All trees planted shall meet the PL Issuance of Standard
following clearances: the building
a. U from the face of building walls or roof eaves permit
b. 7' from fire hydrants, storm drains, sanitary
sewers and/or gas lines
C. 5' from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. 15' from stop signs, street or curb sign returns
20' from either side of a streetlight
25. Irrigation System Warranty. The Applicant shall PL Issuance of Standard
warranty the irrigation system and planting for a the building
period of one year from the date of installation. The permit
Applicant shall submit for the Dublin Community
Development Department approval, a landscape
maintenance plan for the Common Area landscape
including a reasonable estimate of expenses for the
first five years.
26. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard
work with staff to prepare a final wall, fencing and the building
mailbox plan that is consistent with Dublin Municipal permit
Code and the design character of the architecture.
The design of the mailbox station shall be upgraded
to provide an enclosure or housing for the gang
mailboxes so that they are integrated into the
structure. Mailbox locations shall be integrated
within the landscape and shall comply with USPS
requirements.
27. Sustainable Landscape Practices. The PL Issuance of Standard
landscape design shall demonstrate compliance the building
with sustainable landscape practices as detailed in permit
the Bay-Friendly Landscape Guidelines by earning
a minimum of 60 points or more on the Bay-Friendly
scorecard, meeting 9 of the 9 required practices
and specifying that 75% of the non-turf planting only
requires occasional, little or no shearing or summer
water once established. Final selection and
placement of trees, shrubs and ground cover plants
shall ensure compliance with this requirement.
Herbaceous plants shall be used along walks to
reduce maintenance and the visibility of the sheared
branches of woody ground cover plants. Planters
for medium sized trees shall be a minimum of six
feet wide. Small trees or shrubs shall be selected
for planting areas less than six feet wide.
28. Copies of Approved Plans. The Applicant shall PL Construction Standard
provide the City with one full size copy, one reduced
(1/2 sized) copy and one electronic copy of the
approved landscape plans prior to construction.
CIVIL CONDITIONS
29. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard
Joint Trench Plans, Street Lighting Plans and final grading,
Landscape Improvement Plans shall be submitted planting and
on the same size sheet and plotted at the same utility plans
drawing scale for consistency, improved legibility
and interdisciplinary coordination.
30. Utility Placement and Coordination: Utilities shall PL Preparation of Standard
be coordinated with proposed tree locations to final grading,
eliminate conflicts between trees and utilities. Submit planting and
typical utility plans for each house type to serve as a utility plans
guide during the preparation of final grading, planting
and utility plans. Utilities may have to be relocated in
order to provide the required separation between the
trees and utilities. The applicant shall submit a final
tree/utility coordination plan as part of the construction
document review process to demonstrate that this
condition has been satisfied.
BUILDING
31. Building Codes and Ordinances. All project I B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
32. Retaining Walls. All retaining walls over 30 inches B Through Standard
in height and in a walkway shall be provided with Completion
guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall
obtain permits and inspections from the Building &
Safety Division.
33. Phased Occupancy Plan. If occupancy is B Occupancy of Standard
requested to occur in phases, then all physical any affected
improvements within each phase shall be required building
to be completed prior to occupancy of any buildings
within that phase except for items specifically
excluded in an approved Phased Occupancy Plan,
or minor handwork items, approved by the
Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public
Works for review and approval a minimum of 45
days prior to the request for occupancy of any
building covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall
substantially conform to the intent and purpose of
the subdivision approval. No individual building
shall be occupied until the adjoining area is finished,
safe, accessible, and provided with all reasonable
expected services and amenities, and separated
from remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may
be deferred due to inclement weather with the
posting of a bond for the value of the deferred
landscaping and associated improvements.
34. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building & Safety Division Permits
for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how
all Conditions of Approval will or have been
complied with. Construction plans will not be
accepted without the annotated resolutions
attached to each set of plans. Applicant/Developer
will be responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of building permits.
35. Construction Drawings. Construction plans shall B Issuance of Standard
be fully dimensioned (including building elevations) building
accurately drawn (depicting all existing and permits
proposed conditions on site), and prepared and
signed by a California licensed Architect or
Engineer. All structural calculations shall be
prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each other.
36. Air Conditioning Units. Air conditioning units and B Occupancy of Standard
ventilation ducts shall be screened from public view Unit
with materials compatible to the main building and
shall not be roof mounted. Units shall be
permanently installed on concrete pads or other
non-movable materials approved by the Chief
Building Official and Director of Community
Development. Air conditioning units shall be
located such that each dwelling unit has one side
yard with an unobstructed width of not less than 36
inches. Air conditioning units shall be located in
accordance with the PD text.
37. Temporary Fencing. Temporary Construction B Through Standard
fencing shall be installed along the perimeter of all Completion
work under construction.
38. Addressing B Standard
a) Provide a site plan with the City of Dublin's Prior to
address grid overlaid on the plans (1 to 30 release of
scale). Highlight all exterior door openings addresses
on plans (front, rear, garage, etc.). The site
plan shall include a single large format page
showing the entire project and individual
sheets for each neighborhood. 3 copies on
full size sheets and 5 copies reduced sheets.
b) Provide plan for display of addresses. The Prior to
Building Official shall approve plan prior to permitting
issuance of the first building permit. (Prior to
permitting)
c) Addresses will be required on the front of the Prior to
dwellings. Addresses are also required near permitting
the garage door opening if the opening is not
on the same side of the dwelling as the front
door.
d) Townhomes / Condos are required to have Occupancy of
address ranges posted on street side of the any Unit
buildings.
e) Address signage shall be provided as per the Occupancy of
Dublin Residential Security Code. any Unit
f) Exterior address numbers shall be backlight Prior to
and be posted in such a way that they may permit
be seen from the street. issuance, and
through
g) Driveways servicing more than one (1) completion
individual dwelling unit shall have a minimum
of 4 inch high identification numbers, noting Prior to
the range of unit numbers placed at the permit
entrance to each driveway at a height issuance, and
between 36 and 42 inches above grade. The through
light source shall be provided with an completion
uninterruptible AC power source or controlled
only by photoelectric device.
35. Engineer Observation. The Engineer of record B Scheduling Standard
shall be retained to provide observation services for the final
all components of the lateral and vertical design of frame
the building, including nailing, hold-downs, straps, inspection
shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the
City Inspector rp for to scheduling the final frame
inspection.
36. Foundation. Geotechnical Engineer for the soils B Permit Standard
report shall review and approve the foundation issuance
design. A letter shall be submitted to the Building
Division on the approval.
37. Green Building. B Standard
Green Building measures as detailed in the SDR Through
package may be adjusted prior to master plan Completion
check application submittal with prior approval from
the City's Green Building Official provided that the
design of the project complies with the City of
Dublin's Green Building Ordinance and State Law
as applicable. In addition, all changes shall be
reflected in the Master Plans. (Through
Completion)
The Green Building checklist shall be included in First permit
the master plans. The checklist shall detail what
Green Points are being obtained and where the
information is found within the master plans. (Prior
to first permit).
Prior to each unit final, the project shall submit a Through
completed checklist with appropriate verification Completion
that all Green Points required by 7.94 of the Dublin
Municipal Code have been incorporated. (Through
Completion)
Homeowner Manual — if Applicant takes advantage Project
of this point the Manual shall be submitted to the
Green Building Official for review or a third party
reviewer with the results submitted to the City.
(Project)
Landscape plans shall be submitted to the Green Approval of
Building Official for review. (Prior to approval of the the
landscape plans by the City of Dublin) landscape
plans by the
City of Dublin
Approval of
Developer may choose self-certification or the
certification by a third party as permitted by the landscape
Dublin Municipal Code. Applicant shall inform the plans by the
Green Building Official of method of certification City of Dublin
prior to release of the first permit in each
subdivision / neighborhood.
38. Electronic File. The applicant/developer shall B Issuance of Standard
submit all building drawings and specifications for the final
this project in an electronic format to the satisfaction occupancy
of the Building Official prior to the issuance of
building permits. Additionally, all revisions made to
the building plans during the project shall be
incorporated into an "As Built" electronic file and
submitted prior to the issuance of the final
occupancy.
39. Copies of Approved Plans. Applicant shall B 30 days after Standard
provide City with 2 reduced (1/2 size) copies of the permit and
City of Dublin stamped approved plan. each revision
issuance
40. Cool Roofs. Flat roof areas shall have their roofing B Through Standard
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
41. Solar Zone — CA Energy Code. B Through Standard
Show the location of the Solar Zone on the site Completion
plan. Detail the orientation of the Solar Zone. This
information shall be shown in the master plan check
on the overall site plan, the individual roof plans and
the plot plans. This condition of approval will be
waived if the project meets the exceptions provided
in the CA Energy Code.
42. Accessible Parking. The required number of B Through Standard
parking stalls, the design and location of the Completion
accessible parking stalls shall be as required by the
CA Building Code.
43. Options. Selected options that affect the square B Through Standard
footage of the dwellings shall be listed on the Completion
building permit application. Selected options that
affect the footprint of the dwelling shall be shown on
the plot plan.
44. Fault Zone. Where the fault line setback zone B Through Standard
encroaches onto the property the fault line setback Completion
zone shall be included on the plot plan.
45. Accessory Structures. A building permit shall be B Through Standard
obtained from Building & Safety for all Accessory Completion
Structures.
46. Set Back Survey. All buildings within the project B Each footing- Standard
shall provide an original letter of certification to the foundation
Building Inspector certifying the location of inspection
foundation / slab location. The letter shall be
stamped and signed by a licensed land surveyor.
FIRE
47. All portions of project with connection to open space F Ongoing Standard
shall meet Dublin Wildfire Management Plan and
California Building Code Chapter 7A construction
and landscape requirements.
48. All fire access roads shall have a minimum corner F Ongoing Standard
radii of 40' with traffic bulb (96' minimum) and
turnaround areas (70' leg minimum) that shall
meet current Alameda County Fire Department
requirements.
49. In accordance with the adopted Dublin Fire Code F Ongoing Standard
Ordinance, fire sprinklers shall be installed in all
buildings. The system shall be in accordance with
the NFPA 13 / 13R / 13D, the CA Fire Code, the CA
Building Code and The CA Residential Code.
50. Project Fire Access shall comply with 2013 F Ongoing Standard
California Fire Code Appendix D105-107.
51. Site Plan. F Ongoing Project
The site plan needs to show sufficient detail to Specific
reflect an accurate and detailed layout of the site for
review and record purposes. The site plan will need
a scale that will allow sufficient details for review
purposes and include, but not be limited to the
following:
• The site parking, fire lane locations and
turnarounds.
• Location of all fire appliances including fire
hydrants, fire connections, fire sprinkler
risers, and fire control valves.
• The location of any overhead obstructions
and their clearances
• The location of property lines and assumed
property lines between buildings on the same
property as well as any easements.
The site plan will also need to note the location and
distance of fire hydrants that are along the property
frontage as well as the closest hydrants to each
side of the property that are located along the
access roads that serves the property. In addition,
the improved face of curb to face of curb or edge of
pavement width of the access road that serves the
property will need to be noted.
52. Fire Access. F Ongoing Project
Fire access is required to be approved all-weather Specific
access. Show on the plans the location of the all-
weather access and a description of the
construction. Access road must be designed to
support the imposed loads of fire apparatus.
Fire apparatus roadways shall have a minimum
unobstructed width of 20 feet and an unobstructed
vertical clearance of not less than 13 feet 6 inches.
Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with labels on
one side; roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted
with labels on both sides of the street as follows:
"NO STOPPING FIRE LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to
within 150 ft. of the most remote first floor
exterior wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. 3. Fire apparatus roadways in excess of 150
feet in length must make provisions for
approved apparatus turnarounds.
53. Hydrants & Fire Flows. F Ongoing Project
Show the location of any on-site fire hydrants and Specific
any fire hydrants that are along the property
frontage as well as the closest hydrants to each
side of the property that are located along the
access roads that serves this property. Provide a
letter from the water company indicating what the
available fire flow is to this property.
54. Gate Approvals. F Ongoing Project
Fencing and gates that cross pedestrian access Specific
and exit paths as well as vehicle entrance and exit
roads need to be approved for fire department
access and egress as well as exiting provisions
where such is applicable. Plans need to be
submitted that clearly show the fencing and gates
and details of such. This should be clearly
incorporated as part of the site plan with details
provided as necessary.
PUBLIC WORKS
55. Ownership and Maintenance of Improvements. PW Final Map Public
Prior to approval of the first Final Map, the and Ongoing Works
Developer shall submit an "Ownership and
Maintenance" exhibit indicating ownership and
maintenance responsibilities for the project street,
common area parcels and open space
improvements. The "Ownership and Maintenance"
exhibit shall be subject to review and approval by
the City Engineer.
56. Landscape Features within Public Right of W. PW First Final Public
The Developer shall enter into an "Agreement for Map; Modify Works
Long Term Encroachments" with the City to allow with
the Homeowner's Association to maintain the Successive
sidewalk, parking, landscape and decorative Final Maps
features within public Right of Way including
frontage landscaping, decorative pavements and
special features (i.e., walls, portals, benches, etc.)
as generally shown on the Site Development
Review package. The Agreement shall identify the
ownership of the special features and maintenance
responsibilities. The Homeowner's Association will
be responsible for maintaining the surface of all
decorative pavements including restoration required
as the result of utility repairs.
57. Covenants, Conditions and Restrictions PW First Final Public
(CC&Rs). A Homeowners Association shall be Map; Modify Works
formed by recordation of a declaration of with
Covenants, Conditions, and Restrictions to govern Successive
use and maintenance of the landscape features, Final Maps
decorative pavement and other features within the
public right of way contained in the Agreement for
Long Term Encroachments; all open space and
common area landscaping; and all stormwater
treatment measures. Said declaration shall set
forth the Association name, bylaws, rules and
regulations. The CC&Rs shall also contain a
provision that prohibits the amendment of those
provisions of the CC&Rs requested by City without
the City's approval. The CC&Rs shall ensure that
there is adequate provision for the maintenance, in
good repair and on a regular basis, of all private
streets, alleyways and motor courts; landscaping &
irrigation; decorative pavements; median islands;
fences; walls; drainage and stormwater treatment
features; lighting; signs and other related
improvements. The CC&Rs shall also contain all
other items required by these conditions. The
Developer shall submit a copy of the CC&R
document to the City for review and approval.
58. Donlon Way. Developer shall install complete PW Final Map Public
roadway and utility improvements along the Works
project's Donlon Way frontage as shown on the
Tentative Map. Required roadway and utility
improvements on Donlon Way shall include, but are
not limited to the installation of curb, gutter,
sidewalk, curb ramps, driveways, drainage
structures, street trees, utilities, street lights, and
fire hydrants. Between Street A and Dublin
Boulevard, the project shall install a 5' wide
monolithic sidewalk. South of Street A, the project
shall install a 6' (inclusive of curb width) landscape
strip and a 4' sidewalk.
59. Donlon Way Pubic Pedestrian Access and PW Final Map Public
Sidewalk Easements. Five foot by five foot (5'x5') Works
"turnaround" areas shall be provided along the new
Donlon Way public sidewalk at intervals of no less
than two hundred feet (200) as shown on the
Tentative Map to meet current accessibility
requirements. Public Pedestrian Access and
Sidewalk Easements shall be dedicated over those
areas of sidewalk located outside of the public right-
of-way needed to provide the required "turnaround"
areas.
60. Donlon Way Landscape Planters. Seven foot (7) PW Final Map Public
deep landscape planter "pop-outs" shall be Works
constructed as shown on the Tentative Map to
facilitate the planting of street trees. The minimum
curb-to-curb width shall be twenty feet (20) at the
landscape planter "pop-out" fronting Units 1 and 2.
61. Donlon Way Parking. Parallel parking stalls shall PW Final Map Public
be provided between the landscape planter "pop- Works
outs" as shown on the Tentative Map. The seven
foot (7) wide parking aisle shall be paved in
concrete and designed using a "reverse crown"
draining to a valley gutter along the travel way in
order to minimize the amount of debris that may
accumulate in the "corners" of the landscape planter
"pop-out" curb line. If the City determines that the
accumulation of debris within the "pop-out" curb line
reaches a level where it becomes a nuisance to the
general public, the Homeowners Owners'
Association (HOA) shall cause the removal of such
debris as part of their "Agreement for Long Term
Encroachments" with the City.
All concrete paving within the parking aisles shall be
maintained by the HOA.
62. Donlon Way Parking Restrictions. The PW Final Map Public
Developer shall install "No Parking" signs along the Works
east side of Donlon Way north of Street A. Final
sign locations shall be coordinated with and
approved by the City Traffic Engineer.
63. Donlon Way Overhead Utilities. The Developer PW Final Map Public
shall underground the existing overhead utility lines Works
along the east side of Donlon Way fronting the
project, including existing overhead service lines to
parcels on the east side of Donlon Way.
64. Donlon Way Right of Way Vacation. Private PW Final Map Public
improvements such fences, gates, trellises, etc. Works
such as those as shown on Sheet L-2 of the Site
Development Review will not be allowed within the
public right-of-way. In order to facilitate the
construction of the proposed private improvements,
the Developer shall petition the City to vacate
approximately five feet (5') of right-of-way such that
the new right-of-way line for Donlon Way is aligned
with the new back-of-sidewalk. Right-of-way
vacation procedures shall be per the guidelines
outlined in the California Streets & Highways Code.
If vacation of the public right-of-way is not
approved, the proposed private improvements shall
be redesigned in order to remove all such
encroachments into the public right-of-way.
65. Public Service Easements. Public service PW In conjunction Public
easement(s) shall be dedicated along the Donlon with first final Works
Way frontage of the project to allow for the proper map or by
placement of public utility vaults, boxes, separate
appurtenances or similar items behind the back-of- instrument
sidewalk. Private improvements such as fences,
gates or trellises shall not be located within the
public service easements.
66. Intersection Sight Distance: On-street parking PW First Final Public
shall be restricted within the triangles created by the Map Works
Safe Stopping Sight Distance zones (Visibility
Zones) at the project entrance. In addition, all
landscaping and architectural features shall be no
more than 30-inches tall inside the Visibility Zones
at the project entrances. The Visibility Zones shall
be determined by the traffic analysis and shall be
based on a 30 MPH on Donlon Way. The traffic
analysis shall be reviewed and approved by the
Traffic Engineer.
67. Private street and common area subdivision PW First Final Public
improvements. Common area improvements, Map Works
private streets, private alleys and all other
subdivision improvements owned or maintained by
the homeowners' owners association are subject to
review and approval by the City Engineer prior to
Final Map approval and shall be included in the
Tract Improvement Agreement. Such
improvements include, but are not limited to: curb &
gutter, pavement areas, sidewalks, access ramps &
driveways; enhanced street paving; parking spaces;
street lights (wired underground) and
appurtenances; drainage facilities; utilities;
landscape and irrigation facilities; open space
landscaping; stormwater treatment facilities, striping
and signage; and fire hydrants.
68. Private Street Easements and Sidewalk PW First Final Public
Improvements. Five foot by five foot (5'x5') Map Works
"turnaround" areas shall be provided along all
private sidewalks internal to the project at intervals
of no less than two hundred feet (200') as shown on
the Sheet TM04 of the Tentative Map to meet
current accessibility requirements. Private
Pedestrian Access Easements shall be dedicated
over those areas of sidewalk needed to provide the
required "turnaround" areas.
69. Private Street Easements. Public Utility PW First Final Public
Easements (PUE), Sanitary Sewer Easements Map Works
(SSE) and Water Line Easements (WLE) shall be
established over all private streets within the
subdivisions. The PUE, SSE and WLE dedication
statements on the Final Map are to recite that the
easements are available for, but not limited to, the
installation, access and maintenance of sanitary
and storm sewers, water, electrical and
communication facilities. Project entry monument
signs and walls shall not be located within these
easements.
70. Private Street Easements. The Developer shall PW First Final Public
dedicate Emergency Vehicle Access Easements Map Works
(EVAE) over the clear pavement width of all private
streets and alleys. Easement geometry shall be
subject to the approval of the City Engineer and Fire
Marshall.
71. Monuments. Final Maps shall include private street PW First Final Public
monuments to be set in all private streets. Private Map Works
street monuments shall be set at all intersections
and as determined by the City Engineer.
72. Decorative Pavement: Decorative pavers, PW First Final Public
stamped concrete or other similar non-standard Map and Works
pavement sections shall not be installed on any Ongoing
public street, unless the design and location is
reviewed and approved by the City Engineer. In any
case, decorative pavement (pavers or similar non-
standard pavement sections) shall not be installed
over traffic detector loops, inside crosswalks or
within thirty feet (30') of any crosswalk or STOP bar.
73. Curb Ramps: Curb ramp layouts are not approved PW First Final Public
at this time. The number, location and layout of all Map and Works
curb ramps shall be reviewed and approved by the Ongoing
City Engineer with the Improvement Plans
associated with each Final Map. All pedestrian
ramps shall be designed and constructed to provide
direct access to marked or unmarked crosswalks.
Each pedestrian ramp shall be oriented such that it
is aligned and parallel to the marked or unmarked
crosswalk it is intended to serve. Pedestrian ramps
serving more than one marked or unmarked
crosswalk shall not be provided, unless specifically
approved by the City Engineer.
74. Stormwater Management: The provided PW First Final Public
Stormwater Management Plan, Sheet TM07 of the Map and Works
Tentative Map, prepared by Carlson, Barbee and Ongoing
Gibson, Inc., dated May 7, 2014 is approved in
concept only, except as noted below. The final
Stormwater Management Plan is subject to City
Engineer approval prior to approval of the Tract
Improvement Plans. Approval is subject to the
developer providing the necessary plans, details,
and calculations that demonstrate the plan complies
with the standards issued by the San Francisco Bay
Regional Water Quality Control Board.
75. Trash Capture: The project Stormwater PW First Final Public
Management Plan shall incorporate trash capture Map and Works
measures such as inlet filters or hydrodynamic Ongoing
separator units to address the requirements of
Provision C.10 of the Regional Water Quality
Control Board (RWQCB) Municipal Regional Permit
(MRP) to the satisfaction of the City Engineer.
76. Storm Water Treatment Measures Maintenance PW First Final Public
Agreement. Developer shall enter into an Map and Works
Agreement with the City of Dublin that guarantees Ongoing
the property owner's perpetual maintenance
obligation for all stormwater treatment measures
installed as part of the project. Said Agreement is
required pursuant to Provision C.3 of the Municipal
Regional Stormwater NPDES Permit, Order No. R2-
2009-0074. Said permit requires the City to provide
verification and assurance that all treatment devices
will be properly operated and maintained. The
Agreement shall be recorded against the property
and shall run with the land.
77. Stormwater Source Control. "No Dumping Drains PW First Final Public
to Bay" storm drain medallions per City Standard Map and Works
Detail CD-704 shall be placed on all public and Ongoing
private storm drain inlets.
78. Trash Enclosures. Trash enclosure(s) conforming PW Site Public
to the City of Dublin Trash Enclosure Ordinance Improvement Works
(Chapter 7.98 of the Dublin Municipal Code) shall Plans for
be installed for each of the office and retail uses Retail and
associated with the project. The concrete apron Office uses
shall extend a minimum ten feet from the enclosure
pad and be the width of the enclosure opening. The
enclosure shall have a drain connected to the
sanitary sewer. A hose bib shall be available for
periodic wash down. The area around and inside
the enclosure must be lit with a minimum of one-
foot candle. The trash enclosure shall be
architecturally designed to be compatible with the
building. The doors must be designed with self-
closing gates that can be locked closed and can
also be held open with pin locks during loading. All
trash bins used for this site shall be maintained
within the trash bin enclosure(s) at all times. The
enclosure shall have accessible route and entrance
door.
The Developer shall coordinate with the City's
franchise waste hauler (Amador Valley Industries)
to determine the proper size and location of all trash
enclosures.
79. Utilities. All new utility service connections, PW First Final Public
including electrical and communications, shall be Map and Works
installed underground. Electrical transformers shall Ongoing
be installed in underground vaults within an
appropriate utility easement or public service
easement.
80. Landscape Plans. Developer shall submit design PW First Final Public
development Landscape Plans with the first plan Map and Works
check for the street improvement plans and final Ongoing
map for each respective tract. The Landscape
Plans shall show details, sections and supplemental
information as necessary for design coordination of
the various civil design features and elements
including utility location to the satisfaction of the City
Engineer. Complete Landscape Plans shall be
concurrently approved with the Tract Improvement
Agreement and Final Map.
81. Street Light and Joint Trench Plans. Streetlight PW First Final Public
Plans and Joint Trench Plans shall be submitted Map and Works
with the first plan check for the street improvement Ongoing
plans and final map for each respective tract. The
final streetlight plan and joint trench plan shall be
completed prior to Final Map approval for each
respective subdivision.
82. Geotechnical Report: The Developer shall submit PW Issuance of Public
a design level geotechnical investigation report Grading Works
defining and delineating any seismic hazard. The Permits or
report shall be prepared in accordance with First Final
guidelines published by the State of California. The Map
report is subject to review and approval by a City
selected peer review consultant prior to the
approval of the Final map. The applicant shall pay
all costs related to the required peer review. The
recommendations of those geotechnical reports
shall be incorporated into the project plans subject
to the approval of the City Engineer.
83. Fault Setback. The project site is located in an PW Final Map, Public
Earthquake Fault Hazard Zone according to maps Issuance of Works
released by the State of California. The earthquake Building
fault zone shall be clearly delineated on the Final Permits and
Map. Per the "Updated Fault Rupture Hazard Ongoing
Investigation, Heritage Park Residential
Development" prepared by Stevens, Ferrone &
Bailey Engineering Company, Inc. dated June 26,
2013, all habitable structures within the proposed
development shall be set back a minimum of twenty
five feet (25') from the active fault trace.
84. Fault Hazard Zone. The CC&Rs for the project PW Final Map Public
shall include a disclosure statement to all property approval Works
owners indicating that the project site is located
within an earthquake fault hazard zone and seismic
hazard zone for liquefaction. The disclosure
statement shall indicate that the buildings have
been designed to current code requirements The
disclosure statement shall also indicate that the
buildings, site improvements, and utilities are
subject to damage during an earthquake and that
the buildings may be uninhabitable after an
earthquake. This CC&R disclosure statement is
subject to review and approval of the City Engineer
prior to final map approval.
85. Soils Report. The Developer shall submit a PW Issuance of Public
detailed soils report prepared by a qualified Grading Works
engineer, registered with the State of California. Permits or
The required report shall include recommendations First Final
regarding pavement sections for all project streets Map
including all perimeter streets and internal
public/private streets. Grading operations shall be in
accordance with recommendations contained in the
required soils report and grading shall be
supervised by an engineer registered in the State of
California to do such work.
86. Geotechnical Engineer Review and Approval. PW Issuance of Public
The Project Geotechnical Engineer shall be Grading Works
retained to review all final grading plans and Permits or
specifications. The Project Geotechnical Engineer First Final
shall approve all grading plans prior to City approval Map
and issuance of grading permits.
87. Grading. The disposal site and haul truck route for PW Issuance of Public
any off-haul dirt materials shall be subject to the Grading Works
review and approval by the City Engineer prior to Permits or
the approval the improvement plans or issuance of First Final
a Grading Permit. If the Developer does not own Map
the parcel on which the proposed disposal site is
located, the Developer shall provide the City with a
Letter of Consent, signed by the current owner,
approving the placement of off-haul material on
their parcel. A grading plan may be required for the
placement of the off-haul material.
88. Dust Control/Street Sweeping. The Developer PW Ongoing Public
shall provide adequate dust control measures at all Works
times during the grading and hauling operations. All
trucks hauling export and import materials shall be
provided with tarp cover at all times. Spillage of
haul materials and mud-tracking on the haul routes
shall be prevented at all times. Developer shall be
responsible for sweeping of streets within,
surrounding and adjacent to the project if it is
determined that the tracking or accumulation of
material on the streets is due to its construction
activities.
89. Underground Obstructions. Prior to demolition, PW Issuance of Public
excavation and grading on any portion of the project Grading Works
site, all underground obstructions (i.e., debris, Permits or
septic tanks, fuel tanks, barrels, chemical waste) First Final
shall be identified and removed pursuant to Federal, Map
State and local regulations and subject to the
review and approval by the City. Excavations shall
be properly backfilled using structural fill, subject to
the review and approval of the City Engineer.
90. Resource Agency Permits: Prior to the start of PW Issuance of Public
any grading of the site as necessary, permits shall Grading Works
be obtained from the US Army Corps of Engineers, Permit
the San Francisco Bay Regional Water Quality
Control Board, the State of California Department of
Fish and Game, and the US Fish and Wildlife
Service for the grading or alteration of wetland
areas within the site, if applicable. The project shall
be modified as needed to respond to the conditions
of the permits.
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
91. Developer shall comply with the City of Dublin PW Ongoing Standard
Public Works Standard Conditions of Approval
("Standard Condition") unless specifically modified
by Project Specific Conditions of Approval above.
92. The Developer shall comply with the Subdivision PW Ongoing Standard
Map Act, the City of Dublin Subdivision, and
Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
All public improvements constructed by Developer
and to be dedicated to the City are hereby identified
as "public works" under Labor Code section 1771.
Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing
Wage Law (Labor Code. Sects. 1720 and
following).
93. In the event that there needs to be clarification to PW Ongoing Standard
these Conditions of Approval, the Director of
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make minor modifications
to these conditions without going to a public hearing
in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts
of this project.
94. If there are conflicts between the Tentative Map PW Ongoing Standard
approval and the SDR approval pertaining to
mapping or public improvements the Tentative Map
shall take precedent.
AGREEMENTS AND BONDS
95. The Developer shall enter into a Tract Improvement PW First Final Standard
Agreement with the City for all public improvements Map and
including any required offsite storm drainage or Successive
roadway improvements that are needed to serve Maps
the Tract that have not been bonded with another
Tract Improvement Agreement.
96. The Developer shall provide performance (100%), PW First Final Standard
and labor & material (100%) securities to guarantee Map and
the tract improvements, approved by the City Successive
Engineer, prior to execution of the Tract Maps
Improvement Agreement and approval of the Final
Map. (Note: Upon acceptance of the improvements,
the performance security may be replaced with a
maintenance bond that is 25% of the value of the
performance security.)
FEES
97. The Developer shall pay in-lieu fees in the amounts PW Prior to Each Standard
and at the times set forth in City of Dublin Final Map
Resolution No. 214-02, or in any resolution revising
these amounts and as implemented by the
Administrative Guidelines adopted by Resolution
195-99.
PERMITS
98. Developer shall obtain an Encroachment Permit PW Prior to Start Standard
from the Public Works Department for all of Work
construction activity within the public right-of-way of
any street where the City has accepted the
improvements. The encroachment permit may
require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for
work specifically included in an Improvement
Agreement may not be required.
99. Developer shall obtain a Grading/Sitework Permit PW Prior to Start Standard
from the Public Works Department for all grading of Work
and private site improvements that serves more
than one lot or residential condominium unit.
SUBMITTALS
-F
100. All submittals of plans and Final Maps shall comply PW Approval of Standard
with the requirements of the "City of Dublin Public Improvement
Works Department Improvement Plan Submittal Plans or Final
Requirements", and the "City of Dublin Map
Improvement Plan Review Check List".
101. The Developer will be responsible for submittals PW Approval of Standard
and reviews to obtain the approvals of all Improvement
participating non-City agencies. The Alameda Plans or Final
County Fire Department and the Dublin San Ramon Map
Services District shall approve and sign the
Improvement Plans.
102. Developer shall submit a Geotechnical Report, PW Approval of Standard
which includes street pavement sections and Improvement
grading recommendations. Plans, Grading
Plans, or Final
Map
103. Developer shall provide the Public Works PW Acceptance of Standard
Department a digital vectorized file of the "master" improvements
CAD files for the project when the Final Map has and Release
been approved. Digital raster copies are not of Bonds
acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. Drawing
units shall be decimal with the precision of the Final
Map. All objects and entities in layers shall be
colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
FINAL MAP
104. All Final Maps shall be substantially in accordance PW Approval of Standard
with the Tentative Maps approved with this Final Map
application, unless otherwise modified by these
conditions. Multiple final maps may be filed in
phases, provided that each phase is consistent with
the tentative map, that phasing progresses in an
orderly and logical manner and adequate
infrastructure is installed with each phase to serve
that phase as a stand-alone project that is not
dependent upon future phasing for infrastructure.
105. All rights-of-way and easement dedications required PW Approval of Standard
by the Tentative Map shall be shown on the Final Final Map
Map.
106. Any phasing of the final mapping or improvements PW Approval of Standard
of a Tentative Map is subject to the approval and Final Map
conditions of the City Engineer.
107. Street names shall be assigned to each PW Approval of Standard
public/private street pursuant to Municipal Code Final Map
Chapter 7.08. The approved street names shall be
indicated on the Final Map.
108. All Final Maps shall include street monuments to be PW Monuments to Standard
set in all public streets. be Shown on
Final Map and
Installed Prior
to Acceptance
of
improvements
EASEMENTS
109. The Developer shall obtain abandonment from all PW Approval of Standard
applicable public agencies of existing easements Improvement
and right of ways that will no longer be used. Plans or
Appropriate
Final Map
110. The Developer shall acquire easements, and/or PW Approval of Standard
obtain rights-of-entry from the adjacent property Improvement
owners for any improvements on their property. The Plans or
easements and/or rights-of-entry shall be in writing Appropriate
and copies furnished to the City Engineer. Final Map
GRADING
111. The Grading Plan shall be in conformance with the PW Approval of Standard
recommendations of the Geotechnical Report, the Grading
approved Tentative Map and/or Site Development Plans or
Review, and the City design standards & Issuance of
ordinances. In case of conflict between the soil Grading
engineer's recommendations and City ordinances, Permits, and
the City Engineer shall determine which shall apply, Ongoing
112. A detailed Erosion Control Plan shall be included PW Approval of Standard
with the Grading Plan approval. The plan shall Grading
include detailed design, location, and maintenance Plans or
criteria of all erosion and sedimentation control Issuance of
measures. Grading
Permits, and
Ongoing
113. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard
not cross property lines, or shall be located a Grading
minimum of 2' below the finished grade of the upper Plans or
lot. Issuance of
Grading
Permits, and
On oing
114. Slope bank along public streets shall be no steeper PW Approval of Standard
than 3:1 unless shown otherwise on the Tentative Grading
Map Grading Plan exhibits. The toe of any slope Plans or
along public streets shall be one foot back of Issuance of
walkway. The top of any slope along public streets Grading
shall be three feet back of walkway. Minor Permits, and
exception may be made in the above slope design Ongoing
criteria to meet unforeseen design constraints
subject to the approval of the City Engineer.
IMPROVEMENTS
115. The public improvements shall be constructed PW Approval of Standard
generally as shown on the Tentative Map and/or Improvement
Site Development Review. However, the approval Plans or Start
of the Tentative Map and/or Site Development of
Review is not an approval of the specific design of Construction,
the drainage, sanitary sewer, water, and street and Ongoing
improvements.
116. All public improvements shall conform to the City of PW Approval of Standard
Dublin Standard Plans and design requirements Improvement
and as approved by the City Engineer. Plans or Start
of
Construction,
and Ongoing
117. Public streets shall be at a minimum 1% slope with PW Approval of Standard
minimum gutter flow of 0.7% around bumpouts. Improvement
Private streets and alleys shall be at minimum 0.5% Plans or Start
slope. of
Construction,
and Ongoing
118. Curb Returns on arterial and collector streets shall PW Approval of Standard
be 40-foot radius, all internal public streets curb Improvement
returns shall be minimum 30-foot radius (36-foot Plans or Start
with bump outs) and private streets/alleys shall be a of
minimum 20-foot radius, or as approved by the City Construction,
Engineer. Curb ramp locations and design shall and Ongoing
conform to the most current Title 24 and Americans
with Disabilities Act requirements and as approved
by the City Traffic Engineer.
119. Any decorative pavers/paving installed within City PW Approval of Standard
right-of-way shall be done to the satisfaction of the Improvement
City Engineer. Where decorative paving is installed Plans or Start
at signalized intersections, pre-formed traffic signal of
loops shall be put under the decorative pavement. Construction,
Decorative pavements shall not interfere with the and Ongoing
placement of traffic control devices, including
pavement markings. All turn lane stripes, stop bars
and crosswalks shall be delineated with concrete
bands or color pavers to the satisfaction of the City
Engineer. Maintenance costs of the decorative
paving shall be the responsibility of the
Homeowners Association.
120. The Developer shall install all traffic signs and PW Occupancy of Standard
pavement marking as required by the City Engineer. Units or
Acceptance of
Improvements
121. Street light standards and luminaries shall be PW Occupancy of Standard
designed and installed per approval of the City Units or
Engineer. The maximum voltage drop for Acceptance of
streetlights is 5%. Improvements
122. The Developer shall construct bus stops and PW Occupancy of Standard
shelters at the locations designated and approved Units or
by the LAVTA and the City Engineer. The Acceptance of
Developer shall pay the cost of procuring and Improvements
installing these improvements if applicable.
123. Developer shall construct all potable and recycled PW Occupancy of Standard
water and sanitary sewer facilities required to serve Units or
Acceptance of
the project in accordance with DSRSD master Improvements
plans, standards, specifications and requirements.
124. Fire hydrant locations shall be approved by the PW Occupancy of Standard
Alameda County Fire Department. A raised reflector Units or
blue traffic marker shall be installed in the street Acceptance of
opposite each hydrant. Improvements
125. The Developer shall furnish and install street name PW Occupancy of Standard
signs for the project to the satisfaction of the City Units or
Engineer. Acceptance of
Improvements
126. Developer shall construct gas, electric, cable TV PW Occupancy of Standard
and communication improvements within the Units or
fronting streets and as necessary to serve the Acceptance of
project and the future adjacent parcels as approved Improvements
by the City Engineer and the various Public Utility
agencies.
127. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Standard
shall be underground in accordance with the City Units or
policies and ordinances. All utilities shall be located Acceptance of
and provided within public utility easements and Improvements
sized to meet utility company standards.
128. All utility vaults, boxes and structures, unless PW Occupancy of Standard
specifically approved otherwise by the City Units or
Engineer, shall be underground and placed in Acceptance of
landscape areas and screened from public view. Improvements
Prior to Joint Trench Plan approval, landscape
drawings shall be submitted to the City showing the
location of all utility vaults, boxes and structures and
adjacent landscape features and plantings. The
Joint Trench Plans shall be signed by the City
Engineer prior to construction of the joint trench
improvements.
CONSTRUCTION
129. The Erosion Control Plan shall be implemented PW Ongoing as Standard
between October 15th and April 15th unless Needed
otherwise allowed in writing by the City Engineer.
The Developer will be responsible for maintaining
erosion and sediment control measures for one
year following the City's acceptance of the
subdivision improvements.
130. If archaeological materials are encountered during PW Ongoing as 1993
construction, construction within 100 feet of these Needed EDEIR
materials shall be halted until a professional MM
Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
131. Construction activities, including the maintenance PW Ongoing as Standard
and warming of equipment, shall be limited to Needed
Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer.
Extended hours or Saturday work will be considered
by the City Engineer on a case-by-case basis.
132. Developer shall prepare a construction noise PW Start of Standard
management plan that identifies measures to be Construction;
taken to minimize construction noise on surrounding Implementati
developed properties. The plan shall include hours on Ongoing
of construction operation, use of mufflers on as Needed
construction equipment, speed limit for construction
traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be
provided prior to project construction.
133. Developer shall prepare a plan for construction PW Start of Standard
traffic interface with public traffic on any existing Construction;
public street. Construction traffic and parking may Implementation
be subject to specific requirements by the City Ongoing as
Engineer. Needed
134. The Developer shall be responsible for controlling IPW Ongoing Standard
any rodent, mosquito, or other pest problem due to
construction activities.
135. The Developer shall be responsible for watering or PW Start of Standard
other dust-palliative measures to control dust as Construction;
conditions warrant or as directed by the City implementation
Engineer. Ongoing as
Needed
136. The Developer shall provide the Public Works IPW Issuance of Standard
Department with a letter from a registered civil Building
engineer or surveyor stating that the building pads Permits or
have been graded to within 0.1 feet of the grades Acceptance of
shown on the approved Grading Plans, and that the Improvements
top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
NPDES
137. Prior to any clearing or grading, the Developer shall I'W Prior to Start Standard
provide the City evidence that a Notice of Intent of Any
(NOI) has been sent to the California State Water Construction
Resources Control Board per the requirements of Activities
the NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
138. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard
(SWPPP) shall identify the Best Management Prepared Prior
Practices (BMPs) appropriate to the project to Approval of
construction activities. The SWPPP shall include Improvement
the erosion control measures in accordance with Plans;
the regulations outlined in the most current version Implementation
of the ABAG Erosion and Sediment Control Prior to Start of
Handbook or State Construction Best Management Construction
Practices Handbook. The Developer is responsible and Ongoing as
for ensuring that all contractors implement all storm Needed
water pollution prevention measures in the SWPPP.
DSRSD
139. Prior to issuance of any building permit, complete DSR Issuance of Standard
improvement plans shall be submitted to DSRSD building permit
that conform to the requirements of the Dublin San
Ramon Services District Code, the DSRSD
"Standard Procedures, Specifications and Drawings
for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
140. All mains shall be sized to provide sufficient DSR Issuance of Standard
capacity to accommodate future flow demands in building
addition to each development project's demand. permit
Layout and sizing of mains shall be in conformance
with DSRSD utility master planning.
141. Sewers shall be designed to operate by gravity flow DSR Issuance of Standard
to DSRSD's existing sanitary sewer system. building
Pumping of sewage is discouraged and may only permit
be allowed under extreme circumstances following
a case by case review with DSRSD staff. Any
pumping station will require specific review and
approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment
of present worth 20 year maintenance costs as well
as other conditions within a separate agreement
with the applicant for any project that requires a
pumping station.
142. Domestic and fire protection waterline systems for DSR Issuance of Standard
Tracts or Commercial Developments shall be building
designed to be looped or interconnected to avoid permit
dead end sections in accordance with requirements
of the DSRSD Standard Specifications and sound
engineering practice.
143. DSRSD policy requires public water and sewer lines DSR Issuance of Standard
to be located in public streets rather than in off- building
street locations to the fullest extent possible. If permit
unavoidable, then public sewer or water easements
must be established over the alignment of each
public sewer or water line in an off-street or private
street location to provide access for future
maintenance and/or replacement.
144. Prior to approval by the City of a grading permit or a DSR Approval of Standard
site development permit, the locations and widths of grading permit
all proposed easement dedications for water and
sewer lines shall be submitted to and approved by
DSRSD.
145. All easement dedications for DSRSD facilities shall DSR Dedication on Standard
be by separate instrument irrevocably offered to final map
DSRSD or by offer of dedication on the Final Map.
146. Prior to approval by the City for Recordation, the DSR Final map Standard
Final Map shall be submitted to and approved by
DSRSD for easement locations, widths, and
restrictions.
147. Prior to issuance by the City of any Building Permit DSR Issuance of Standard
or Construction Permit by the Dublin San Ramon building permit
Services District, whichever comes first, all utility
connection fees including DSRSD and Zone 7, plan
checking fees, inspection fees, connection fees,
and fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance with
the rates and schedules established in the DSRSD
Code.
148. Prior to issuance by the City of any Building Permit DSR Issuance of Standard
or Construction Permit by the Dublin San Ramon building permit
Services District, whichever comes first, all
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block
for the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the
sewer and water systems, a performance bond, a
one-year maintenance bond, and a comprehensive
general liability insurance policy in the amounts and
forms that are acceptable to DSRSD. The applicant
shall allow at least 15 working days for final
improvement drawing review by DSRSD before
signature by the District Engineer.
149. No sewer line or waterline construction shall be DSR Issuance of Standard
permitted unless the proper utility construction building permit
permit has been issued by DSRSD. A construction
permit will only be issued after all of the items in
Condition No. 138 have been satisfied.
150. The applicant shall hold DSRSD, it's Board of DSR Issuance of Standard
Directors, commissions, employees, and agents of building
DSRSD harmless and indemnify and defend the permit
same from any litigation, claims, or fines resulting
from the construction and completion of the project.
151. Improvement plans shall include recycled water DSR Issuance of Standard
improvements as required by DSRSD. Services for building
landscape irrigation shall connect to recycled water permit
mains. Applicant must obtain a copy of the
DSRSD Recycled Water Use Guidelines and
conform to the requirements therein.
152. Due to the emergency water condition in the State DSR Issuance of Special
of California, absolutely no potable water will be building condition
allowed for construction use grading during this permit
project.
PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
GAPA120131PLPA-2013-00002 Heritage Park Office GPAIPC Mtg 6.10.141CC Reso Heritage SDR VTM 6.10.14.docx