HomeMy WebLinkAbout8.1 Att 3 Exh A CC Reso SDR/VTmap RESOLUTION NO. XX-14
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8167
FOR THE TRANSIT CENTER SITE A-1 PROJECT
(PLPA-2013-00046)
WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as
Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and
applications are collectively known as the "Project"; and
WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment
to change the land use designations from High Density Residential to Medium High Density
Residential; and
WHEREAS, the applications also include Planned Development rezoning with a related Stage
1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map
8167; and
WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and
Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the
DublinTransit Center Village area (APN 986-0034-007); 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 addendum to the Eastern Dublin EIR and Transit Center EIR; and
WHEREAS, a Staff Report dated August 12, 2014 was submitted to the City of Dublin
Planning Commission recommending City Council approval of the Project, including the Site
Development Review request and Vesting Tentative Tract Map 8167; and
WHEREAS, on August 12, 2014, the Planning Commission held a public hearing and adopted
Resolution 14-XX recommending that the City Council approve the CEQA addendum, Resolution 14-
XX recommending that the City Council approve the requested General Plan and Eastern Dublin
Specific Plan amendments, and Resolution 14-XX recommending that the City Council approve the
Planned Development rezoning with related Stage 1 and 2 Development Plan consistent with the
requested land use amendments. All of the above resolutions are incorporated herein by reference
and are available for review at City Hall during normal business hours; 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
Project, including Site Development Review and Vesting Tentative Tract Map 8167; and
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EXHIBIT A TO
ATTACHMENT 3
WHEREAS, on , 2014, the City Council held a duly noticed public hearing on the Project
at which time all interested parties had the opportunity to be heard. Following the public hearing, the
City Council approved Resolution XX-14 approving the proposed CEQA addendum, Resolution XX-14
approving amendments to the General Plan and Eastern Dublin Specific Plan; and adopted
Ordinance XX-14 approving a Planned Development Rezone with a related Stage 1 and 2
Development Plan for the Transit Center Site A-1 Project. The above resolutions and ordinance are
incorporated herein by reference and are available for review at City Hall during normal business
hours; and
WHEREAS, the City Council did hear and use its independent judgment and considered the
addendum and prior CEQA documents, 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 a development of 52 three-story townhouse condominium units on a 2.86-acre site known as the
Transit Center Site A-1 located at southwest corner of Dublin Boulevard and Campbell Lane:
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 be consistent with the architectural character and scale of development in
the area; 2) the project will provide a needed and attractive housing opportunity; 3) the
project is consistent with the General Plan and Eastern Dublin Specific Plan land use
designation of Medium High Density Residential; and 4) the project complies with the
development standards established in the Planned Development ordinance for the Project.
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 2013-00046.
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 is consistent with other existing and approved residential development in the
surrounding area; 2) the project will contribute to housing opportunities 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 site is flat and contains no physical impediments to the proposed residential
development; 2) the Project will implement all applicable prior adopted mitigation
measures, including the required 50' buffer along the existing petroleum pipeline; and 3)
the project site is fully served by public services and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) the Project
site is flat and no measures are required to ensure slope stability; 2) grading on the site will
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ensure that the site drains away from any structures and complies with the Regional Water
Quality Control Board requirements.
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 in the Eastern Dublin Specific Plan for residential buildings in the area; 3) the
materials proposed will be consistent with the requirements of the Eastern Dublin 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)
generous landscaping is proposed to provide visual relief within an urban development; 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 central passive recreation area; 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 provides opportunities for
pedestrian and bicycle circulation; 2) the project will provide links to transit oriented
systems and regional trails.
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 8167:
Vesting Tentative Tract Map 8167
A. The proposed Vesting Tentative tract Map 8167 is consistent with the intent of applicable
subdivision regulations and related ordinances for the Eastern Dublin Specific Plan and Dublin
Transit Center .
B. The design and improvements of the proposed Vesting Tentative Tract Map 8167 are
consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as they
relate to the subject property in that it is a subdivision for implementation consistent with
adjacent residential neighborhoods .
C. The proposed Vesting Tentative Tract Map 8167 is consistent with the Planned Development
zoning approved for Project and therefore consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Map 8167 will have adequate
access to major constructed or planned improvements as part of the Eastern Dublin Specific
Plan and Dublin Transit Center .
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E. Project design, architecture, and concept have been integrated with topography of the project
site created by the Vesting Tentative Tract Map 8167 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. As set forth in the CEQA Addendum, the Mitigation Measures adopted with the program EIR
for the Eastern Dublin Specific Plan and Transit Center EIR would be applicable as appropriate
for addressing or mitigating any potential environmental impacts of the Project.
G. The proposed Vesting Tentative Map 8167 will not result in environmental damage or
substantially injure fish or wildlife or their habitat or cause public health concerns subject to
existing adopted 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 for a development of 52 three-story townhouse condominium homes on a 2.86-
acre site known as the Transit Center Site A-1 located at the southwest corner of Dublin Boulevard
and Campbell Lane as shown on plans prepared by SDG Architects, MacKay & Somps Engineering
and R3 Studios Landscape Architecture dated received August 4, 2014 and subject to the conditions
included below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative
Map 8133 prepared by MacKay & Somps Engineering dated received August 4, 2014 and 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. [PL.] Planning, [B] Building, [P01 Police,
IPW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney,
jFIN] Finance, [F1 Alameda County Fire Department, FDSR] Dublin San Ramon Services District
jCO] Alameda County Department of Environmental Health, 1771 Zone 7.
CONDITIONS OF APPROVAL
NO. CONDITIONS OF APPROVAL Agency Prior to: Source
PLANNING GENERAL CONDITIONS
1. Approval. This Site Development Review approval PL Ongoing Planning
is for the Transit Center Site A-1 (PLPA-2013-
00046). This approval shall be as generally
depicted and indicated on the project plans
prepared by SDG Architects, MacKay & Somps
Engineering, and R3 Studios Landscape
Architecture dated received August 4, 2014, on file
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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.
This approval is subject to adopting the CEQA
addendum, and companion General Plan and
Specific Plan Amendments and related Planned
Development Zoning.
2. Permit Expiration. Construction or use shall PL One Year DMC
commence within one (1) year of Site Development After Effective 8.96.020.
Review Permit approval or the Permit shall lapse Date D
and become null and void. If 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
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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
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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. Inclusionary Housing: This project is subject to the PL Recordation Project
City's Inclusionary Zoning Regulations (Chapter of the first specific
8.68 of the Municipal Code). The proposed project final map
is subject to the Master Development Agreement
between the City of Dublin and the ACSPA which
addresses the provision of affordable housing and
compliance with the City Inclusionary Ordinance.
The Camellia Place apartment project to the east on
Site A-2 has been used to satisfy the low and very
low portion of the inclusionary housing requirement
for the project site. The applicant will enter into an
affordable Housing Agreement and will provide the
must build portion of the Moderate Income required
units (7.5%) and pay the remainder by payment of
in-lieu fees.
LANDSCAPING
15. 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. Provide landscape screening that is of a
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height and density so that it provides a
positive visual impact within three years from
the time of planting.
c. 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.
d. Provide concrete curbing at the edges of all
planters and paving surfaces where
applicable.
Final landscape construction documents shall:
a. Provide specific landscape and irrigation
plans for non-typical and corner lots. This
requirement includes any lot that varies more
than five feet in width from the typical plan.
b. Specify 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.
c. 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.
d. 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.
16. Maintenance Agreement. A permanent PL Issuance of Standard
maintenance agreement on all common area the building
landscaping will be required from the owner insuring permit
regular irrigation, fertilization and weed abatement.
17. Street Trees and Accent Trees. Street trees shall PL Issuance of Standard
be spaced between 30 and 50 feet on center or the building
approximately one per typical lot. Corner lots shall permit
provide a minimum of two trees and a maximum of
three street trees per lot. Generally, each lot will
provide one accent tree, space permitting.
18. 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.
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19. 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.
20. Plant Clearances. All trees planted shall meet the PL Issuance of Standard
following clearances: the building
a. 6' 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
e. 20' from either side of a streetlight
21. 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.
22. 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.
23. 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.
24. Copies of Approved Plans. The Applicant shall PL Construction Standard
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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
25. 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.
26. 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
32. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
33. 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.
34. 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
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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.
35. 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.
36. 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.
37. Air Conditioning Units. Air conditioning units and B, PL 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. Air conditioning units
shall comply with Section 8.36.060,C,3 of the
Zoning Ordinance.
38. Temporary Fencing. Temporary Construction B Through Standard
fencing shall be installed along the perimeter of all Completion
work under construction.
39. Addressing B Standard
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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.
Prior to
b) Provide plan for display of addresses. The release of
Building Official shall approve plan prior to addresses
issuance of the first building permit. (Prior to
permitting)
c) Addresses will be required on the front of the
dwellings. Addresses are also required near Prior to
the garage door opening if the opening is not permitting
on the same side of the dwelling as the front
door.
d) Townhomes / Condos are required to have Prior to
address ranges posted on street side of the permitting
buildings.
e) Address signage shall be provided as per Prior to
the Dublin Residential Security Code. permitting
f) Exterior address numbers shall be backlight Occupancy
and be posted in such a way that they may of any Unit
be seen from the street.
40. 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 prior to scheduling the final frame
inspection.
41. 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.
42. 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
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reflected in the Master Plans. (Through
Completion)
The Green Building checklist shall be included in Prior to first
the master plans. The checklist shall detail what permit
Green Points are being obtained and where the
information is found within the master plans. (Prior
to first permit).
Prior to each unit final, the project shall submit a Through
completed checklist with appropriate verification that Completion
all Green Points required by 7.94 of the Dublin
Municipal Code have been incorporated. (Through
Completion)
Homeowner Manual — if Applicant takes advantage Project
of this point the Manual shall be submitted to the
Green Building Official for review or a third party
reviewer with the results submitted to the City.
(Project)
Landscape plans shall be submitted to the Green Prior to
Building Official for review. (Prior to approval of the approval of
landscape plans by the City of Dublin) the
landscape
Developer may choose self-certification or plans by the
certification by a third party as permitted by the City of Dublin
Dublin Municipal Code. Applicant shall inform the
Green Building Official of method of certification
prior to release of the first permit in each subdivision
/ neighborhood.
43. 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.
44. Construction trailer: Due to size and nature of the B TUP required Standard
development, the applicant/developer, shall provide prior to
a construction trailer with all hook ups for use by placement of
City Inspection personnel during the time of trailer
construction as determined necessary by the
Building Official. A Temporary Use Permit is
required prior to placement of the construction
trailer. In the event that the City has their own
construction trailer, the applicant/developer shall
provide a site with appropriate hook ups in close
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proximity to the project site to accommodate this
trailer. The applicant/developer shall cause the
trailer to be moved from its current location at the
time necessary as determined by the Building
Official at the Applicant/Developer's expense.
45. 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
46. 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.
47. Solar Zone — CA Energy Code B In Standard
Show the location of the Solar Zone on the site conjunction
plan. Detail the orientation of the Solar Zone. This with Master
information shall be shown in the master plan check Plan check,
on the overall site plan, the individual roof plans and prior to
the plot plans. This condition of approval will be issuance of
waived if the project meets the exceptions provided Building
in the CA Energy Code. Permits
48. 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.
49. Mail Boxes —The mailboxes shall be located on an B / PW/ Prior to Standard
accessible pathway. Mailboxes shall be provided P Permitting
with illumination from dust to dawn.
50. Set Back Survey. All buildings within the project B Prior to each Standard
shall provide an original letter of certification to the footing /
Building Inspector certifying the location of foundation
foundation / slab location. The letter shall be inspection
stamped and signed by a licensed land surveyor.
FIRE
51. New Fire Residential Sprinkler System F Prior to CA
Requirements. In accordance with The Dublin Fire issuance of Building /
Code, fire sprinklers shall be installed in all Building Residential
buildings. The system shall be in accordance with Permits Code
the NFPA 13D, the CA Fire Code and CA Building /
Residential Code.
52. Fire apparatus. Roadways shall have a minimum F In CA
unobstructed width of 20 feet and an unobstructed conjunction Building /
vertical clearance of not less than 13 feet 6 inches. with Site Residential
Roadways under 36 feet wide shall be posted with Improvement Code
signs on one side; roadways under 28 feet wide Drawings
shall be posted with signs both sides of the street as
follows: "NO STOPPING FIRE LANE - CVC
22500.1".
Page 14 of 33
1. Fire apparatus roadways must extend to
within 150 ft. of the most remote first floor
exterior wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. Fire apparatus roadways in excess of 150
feet in length must make provisions for
approved apparatus turnarounds.
53. Gate Approvals. Fencing and gates that cross F Prior to CA
pedestrian access and exit paths, as well as vehicle issuance of Building /
entrance and exit roads and Emergency Vehicle Building Residential
Access ways, need to be approved for fire Permits Code
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.
54. Hydrants & Fire Flows. Show the location of any F Prior to CA
on-site fire hydrants and any fire hydrants that are issuance of Building /
along the property frontage as well as the closest Building Residential
hydrants to each side of the property that are Permits Code
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.
55. Fire Sprinklers. In accordance with the Dublin Fire F Prior to Project
Code, fire sprinklers shall be installed in the issuance of specific
buildings. The system shall be in accordance with Building
the NFPA 13D, the CA Fire Code and CA Permits
Building/Residential Code.
56. Fire apparatus roadways shall have a minimum F Prior to Project
unobstructed width of 20 feet and an unobstructed issuance of specific
vertical clearance of not less than 13 feet 6 inches. Building
Roadways under 36 feet wide shall be posted with Permits
signs or shall have red curbs painted with labels on
one side; roadways under 28 feet wide shall be
posted with signs within 200 feet of exterior walls.
DSRSD
57. Complete improvement plans shall be submitted to DSRSD Issuance of Standard
DSRSD that conform to the requirements of the any building
Dublin San Ramon Services District Code, the permit
DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
58. All mains shall be sized to provide sufficient DSRSD Issuance of Standard
capacity to accommodate future flow demands in any building
addition to each development project's demand. permit
Page 15 of 33
Layout and sizing of mains shall be in conformance
with DSRSD utility master planning.
59. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard
flow to DSRSD's existing sanitary sewer system. any building
Pumping of sewage is discouraged and may only be permit
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.
60. Domestic and fire protection waterline systems for DSRSD Issuance of Standard
Tracts or Commercial Developments shall be any building
designed to be looped or interconnected to avoid permit
dead end sections in accordance with requirements
of the DSRSD Standard Specifications and sound
engineering practice.
61. DSRSD policy requires public water and sewer lines DSRSD Issuance of Standard
to be located in public streets rather than in off- any 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.
62. Prior to approval by the City of a grading permit or a DSRSD Issuance of Standard
site development permit, the locations and widths of any building
all proposed easement dedications for water and permit
sewer lines shall be submitted to and approved by
DSRSD.
63. All easement dedications for DSRSD facilities shall DSRSD Issuance of Standard
be by separate instrument irrevocably offered to any building
DSRSD or by offer of dedication on the Final Map. permit
64. Prior to approval by the City for Recordation, the DSRSD Issuance of Standard
Final Map shall be submitted to and approved by any building
DSRSD for easement locations, widths, and permit
restrictions.
65. Prior to issuance by the City of any Building Permit DSRSD Issuance of Standard
or Construction Permit by the Dublin San Ramon any building
Services District, whichever comes first, all utility permit
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
Page 16 of 33
Code.
66. Prior to issuance by the City of any Building Permit DSRSD Issuance of Standard
or Construction Permit by the Dublin San Ramon any building
Services District, whichever comes first, all permit
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.
67. No sewer line or waterline construction shall be DSRSD Issuance of Standard
permitted unless the proper utility construction any building
permit has been issued by DSRSD. A construction permit
permit will only be issued after all of the items in
Condition No. 9 have been satisfied.
68. The applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard
Directors, commissions, employees, and agents of any 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.
69. Improvement plans shall include recycled water DSRSD Issuance of Standard
improvements as required by DSRSD. Services for any 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.
PUBLIC WORKS GENERAL CONDITIONS
70. The Developer shall comply with the Subdivision PW On going 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
American's 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 the
Developer and to be dedicated to the City are
hereby identified as "public works" under Labor
Code section 1771. Accordingly, the Developer, in
constructing such improvements, shall comply with
Page 17 of 33
the Prevailing Wage Law (Labor Code. Sects. 1720
and following).
71. The Developer shall defend, indemnify, and hold PW On going Standard
harmless the City of Dublin and its agents, officers,
and employees from any claim, action, or
proceeding against the City of Dublin or its agents,
officers, or employees to attack, set aside, void, or
annul an approval of the City of Dublin or its
advisory agency, appeal board, Planning
Commission, City Council, Community
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City
related to the project (Site Al) 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.
72. General Conditions of Approval. Developer shall PW On going Standard
comply with the following General Conditions of
Approval for Vesting Tentative Tract Map 8167.
73. Clarification of Conditions. In the event that there PW On going Standard
needs to be clarification to the 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.
74. Conflicts. If there are conflicts between the Vesting PW On going Standard
Tentative Map approval and the SDR approval
pertaining to mapping or public improvements the
Vesting Tentative Map shall take precedence.
75. Ownership and Maintenance of Improvements. PW Final Map Standard
Ownership and maintenance of street right-of-ways, and Ongoing
common area parcels and open space areas and
improvements shall be by the City of Dublin and the
Site Al Homeowner's Association as shown on the
"Ownership and Maintenance Plan" Stage II PD
Exhibits, Sheet 3, prepared by MacKay & Somps
dated July, 2014, except as modified by these
Conditions of Approval.
Page 18 of 33
76. Covenants, Conditions and Restrictions PW Improvement Standard
(CC&Rs). A Homeowners Association(s) shall be Plans
formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to govern
use and maintenance of the landscape, decorative
pavement and other features within the public right
of way contained in the Agreement for Long Term
Encroachments; all open space and common area
landscaping; all stormwater treatment measures;
trail improvements; and the EVAE. Said declaration
shall set forth the Association name, bylaws, rules
and regulations. The CC&Rs shall also contain a
provision that prohibits the amendment of those
provisions of the CC&Rs requested by City without
the City's approval. The CC&Rs shall ensure that
there is adequate provision for the maintenance, in
good repair and on a regular basis, the landscaping
& irrigation, decorative pavements, fences, walls,
drainage, lighting, signs and other related
improvements. The Developer shall submit a copy
of the CC&R document to the City for review and
approval relative to these conditions of approval.
77. Phased Improvements. Right-of-way dedication PW First Final Standard
and installation of public improvements may be Map
done in phases as indicated on the Tentative Map
and Site Development Review, subject to the review
and approval of the City Engineer. With each
phased Final Map, the City Engineer shall identify
all improvements necessary to serve and access
the phased lots created. All rights-of-way and
improvements, including utilities identified by the
City Engineer for construction within the boundaries
of each phase of the development shall be required
with the Final Map for that phase. In addition, the
City Engineer may require the Developer to perform
off-site grading in order to conform site grading to
the adjacent grade outside of the phase proposed
for development.
78. Private street and common area subdivision PW First Phase of Standard
improvements. Common area improvements, Improvement
private streets, private alleys and all other Plans
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
Page 19 of 33
appurtenances; drainage facilities; utilities;
landscape and irrigation facilities; open space
landscaping; stormwater treatment facilities; striping
and signage; and fire hydrants.
79. Private Street Easements. Public Utility PW First Phase of Standard
Easements (PUE), Sanitary Sewer Easements Improvement
(SSE) and Water Line Easements (WLE) shall be Plans
established over the entire private street right-of-
ways within all subdivisions. The PUE, SSE and
WLE dedication statements on each Final Map are
to recite that the easements are available for, but
not limited to, the installation, access and
maintenance of sanitary and storm sewers, water,
electrical and communication facilities. Project
entry monument signs and walls shall not be
located within these easements.
80. Private Street Easements. The Developer shall PW Final Standard
dedicate Emergency Vehicle Access Easements Acceptance
(EVAE) over the clear pavement width of all private of Project
streets and alleys. Easement geometry shall be
subject to the approval of the City Engineer and Fire
Marshall.
81. Intersections: The design of the intersections shall PW Improvement Standard
be generally as shown on the Tentative Map and Plans
the Site Development Review. The Developer shall
submit details a typical intersection layout showing
the design for the ramps, sidewalks, entry walls,
stop signs, landscape planters, street trees,
crosswalk locations and decorative pavement to be
approved by the City Engineer prior to the submittal
of the Improvement Plans. Decorative pavement
shall not be installed within crosswalks or within 30
feet of the crosswalk line. Any sound walls,
architectural features, or landscaping shall be
designed to avoid the visibility zone at the project
driveway intersection or be kept at no higher than
30 inches. The Visibility Zones shall be determined
by the triangles established at the intersection
corners by applying the Safe Stopping Sight
Distance criteria of the current Caltrans Highway
Design Manual. Safe Stopping Sight Distance shall
be calculated using a 30 MPH speed along
Demarcus Blvd. Final design details shall be subject
to review and approval by the City Engineer.
82. Monuments. Final Maps shall include private street PW Improvement Standard
monuments to be set in all private streets. Private Plans
street monuments shall be set at all intersections
and as determined by the City Engineer.
83. Stormwater Source Control. "No Dumping Drains PW Prior to Standard
Page 20 of 33
to Bay" storm drain medallions per City Standard Issuance of
Detail CD-704 shall be placed on all public and Building
private storm drain inlets. Permits
84. Curb Ramps: Curb ramp layouts are not approved PW Prior to Standard
at this time. The number, location and layout of all Grading
curb ramps shall be reviewed and approved by the
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.
85. Utilities. All new utility service connections, PW Prior to Standard
including electrical and communications, shall be Issuance of
installed underground. Electrical transformers shall Building
be installed in underground vaults within an Permits
appropriate utility easement or public service
easement.
86. Landscape Plans. Developer shall submit design PW Final Map Standard
development Landscape Plans with the first plan Approval
check for the street improvement plans and final
map. The Landscape Plans shall show details,
sections and supplemental information as
necessary for design coordination of the various
civil design features and elements including utility
location to the satisfaction of the City Engineer.
Complete Landscape Plans shall be concurrently
approved with the Tract Improvement Agreement
and Final Map.
87. Street Light and Joint Trench Plans. Streetlight PW In Standard
Plans and Joint Trench Plans shall be submitted Conjunction
with the first plan check for the street improvement with the Final
plans and final map. The final streetlight plan and Map or by
joint trench plan shall be completed prior to Final Separate
Map approval for each respective subdivision. Instrument
Prior to
Occupancy
88. Geotechnical Investigation. The Developer shall PW Improvement Standard
submit a design level geotechnical investigation Plans
report defining and delineating any seismic hazard.
The report shall be prepared in accordance with
guidelines published by the State of California. The
report is subject to review and approval by a City
selected peer review consultant prior to the
acceptance of each Final map. The applicant shall
Page 21 of 33
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.
89. Soils Report. The Developer shall submit a PW Improvement Standard
detailed soils report prepared by a qualified Plans
engineer, registered with the State of California. The
required report shall include recommendations
regarding pavement sections for all project streets
and all internal streets. Grading operations shall be
in accordance with recommendations contained in
the required soils report and grading shall be
supervised by an engineer registered in the State of
California to do such work.
90. Geotechnical Engineer Review and Approval. PW On-going Standard
The Project Geotechnical Engineer shall be retained
to review all final grading plans and specifications.
The Project Geotechnical Engineer shall approve all
grading plans prior to City approval and issuance of
grading permits.
91. Grading. The disposal site and haul truck route for PW Prior to Standard
any off-haul dirt materials shall be subject to the Working
review and approval by the City Engineer prior to Within the
the approval the improvement plans or issuance of Public Right
a Grading Permit. If the Developer does not own of Way
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.
92. Underground Obstructions. Prior to demolition, PW Prior to Start Standard
excavation and grading on any portion of the project of Public
site, all underground obstructions (i.e., debris, septic Improvement
tanks, fuel tanks, barrels, chemical waste) shall be s
identified and removed pursuant to Federal, State
and local regulations and subject to the review and
approval by the City. Excavations shall be properly
backfilled using structural fill, subject to the review
and approval of the City Engineer.
93. Record Drawings. At the completion of PW, PL, Prior to Standard
construction, the Developer shall provide the Public F Release of
Works Department bond and electronic (PDF) Bonds
copies of the civil, joint trench and landscape plans
indicating all changes that were made during
construction.
94. Storm Drain Video. Private and public storm drain PW Improvement Standard
pipes shall be videoed per the City of Dublin Plans and
requirements. Notes specifying procedures shall be prior to
Page 22 of 33
included on the improvement plans. release of
bonds
95. Water Quality Treatment. Supportive data shall be PW Improvement Standard
provided to show that the water quality treatment Plans
meets the RWQCB guidelines.
96. Non-City Agencies. The Applicant/Developer will PW Improvement Standard
be responsible for submittals and reviews to obtain Plans
the approvals of all participating non-City agencies.
The Alameda County Fire Department and the
Dublin San Ramon Services District shall approve
and sign the Improvement Plans.
97. Hydrology and Hydraulic Calculations. Hydrology PW Improvement Standard
and Hydraulic Calculations shall be provided for the Plans
design of the site storm drain system.
98. CLOMR. Prior to approval of the Final Map the PW Prior to Project
developer shall apply for and receive approval of a approval of Specific
Conditional Letter of Map Revision (CLOMR) from the first Final
the Federal Emergency Management Agency Map that
(FEMA). The CLOMR shall be based upon the creates a
grading plan for the project and shall conclude that parcel within
parcels proposed to have structures for human the existing
occupancy will be removed from the SFHA. SFHA
99. LOMR. Prior to occupancy of any buildings within PW Prior to Project
the special flood hazard area, the Developer shall occupancy of Specific
apply for and receive approval of a Letter of Map any buildings
Revision (LOMR) from the Federal Emergency within existing
Management Agency (FEMA). The LOMR shall be SFHA
based upon the as-built grades of the building pads
and shall determine that the affected parcels are no
longer within the Special Flood Hazard Area
(SFHA). In the event FEMA does not approve the
LOMR or FEMA review and approval is delayed
beyond the time the developer wishes to occupy
p pY
buildings, the developer shall submit, prior to
occupancy, Elevation Certificates for all buildings
within the flood hazard area demonstrating that
buildings have been constructed in accordance with
standards of the National Flood Insurance Program.
GENERAL SITE DEVELOPMENT REVIEW CONDITIONS
100. Requirements and Standard Conditions. The Various Prior to Standard
Applicant/Developer shall comply with applicable issuance of
Alameda County Fire, Dublin Public Works building
Department, Dublin Building Department, Dublin permit
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
Page 23 of 33
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.
101. Utility Siting Plan. The Applicant/Developer shall PW Prior to Standard
provide a final Utility Siting Plan showing that Issuance of
transformers and service boxes are placed outside Grading
of public view where possible and/or screened to Permits
the satisfaction of the Community Development
Director and City Engineer. Applicant/Developer
shall place all utility infrastructures underground
including electric, telecommunications, cable TV,
and gas in accordance with standards enforced by
the appropriate utility agency. Utility plans showing
the location of all proposed utilities shall be
reviewed and approved by the City Engineer prior to
installation.
AGREEMENT AND BONDS
102. Tract Improvement Agreement. The Developer PW First Final Standard
shall enter into a Tract Improvement Agreement Map &
with the City for all public improvements including Successive
any required offsite storm drainage or roadway Maps
improvements that are needed to serve the Tract
that have not been bonded with another Tract
Improvement Agreement.
103. Long Term Encroachment Agreement. The PW Final Map Standard
Developer shall enter into an "Agreement for Long
Term Encroachments" with the City of Dublin to
allow the HOA to maintain the landscape, sidewalk,
curb & gutter and decorative features within the
public right-of-way including frontage landscaping,
decorative pavement and special features (i.e.
walls, portals, benches, etc.) as generally shown on
the Site Development Review exhibits. 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 a result
of utility repairs.
104. Stormwater Treatment Measures Maintenance PW Final Map Standard
Agreement. The Developer shall enter into a
"Stormwater Treatment Measures Maintenance
Agreement" (O&M Agreement) with the City of
Dublin that guarantees the perpetual maintenance
Page 24 of 33
obligation for all storm water treatment measures
installed as part of the project. Said agreement is
p p 1 9
required pursuant to Provision C.3.h of RWQCB
Order R2-2009-0074 for the issuance of the
Alameda Countywide NPDES municipal sto r
m
water permit. Said permit requires the City to
provide verification and assurance that all treatment
devices will be properly operated and maintained.
This condition shall not apply if the water quality
treatment measures are maintained by a GHAD or
other public entity.
105. Security. The Developer shall provide Faithful PW Final Map Standard
Performance security (100%), and Labor &
Materials security (100%), to guarantee the tract
improvements, approved by the City Engineer, prior
to execution of the Tract Improvement Agreement
and approval of the Final Map.
106. Maintenance Security. Upon acceptance of the PW Acceptance Standard
improvements, the Faithful Performance security of
may be replaced with a maintenance bond that is Improvement
25% of the value of the Faithful Performance s
security.
FEES
107. Parkland In-Lieu Fees. The Developer shall PW Prior to Filing Standard
dedicate parkland or pay in-lieu fees in the amounts Final Map
and at the times set forth in City of Dublin
Resolution No. 60-99, or in any resolution revising
these amounts and as implemented by the
Administrative Guidelines adopted by Resolution
195-99.
PERMITS
108. Encroachment Permit. Developer shall obtain an PW Start of work Standard
Encroachment Permit from the Public Works
Department for all construction activity within the
public right-of-way of any street where the City has
accepted the improvements. The encroachment
permit may require surety for slurry seal and
restriping. At the discretion of the City Engineer an
encroachment for work specifically included in an
Improvement Agreement may not be required.
109. Grading/Sitework Permit. Developer shall obtain PW Start of work Standard
a Grading/Sitework Permit from the Public Works
Department for all grading and private site
improvements that serves more than one lot or
residential condominium unit.
110. Other Agency Permits. Developer shall obtain all PW Issuance of Standard
permits required by other agencies including, but Permit/Start
not limited to Alameda County Flood Control and of Work
Water Conservation District Zone 7, California
Page 25 of 33
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
SUBMITTALS
111. All submittals of plans and Final Maps shall comply Improvement Standard
with the requirements of the "City of Dublin Public Plan or Final
Works Department Improvement Plan Submittal Map
Requirements", and the "City of Dublin Improvement
Plan Review Check List".
112. The Developer will be responsible for submittals and PW Improvement Standard
reviews to obtain the approvals of all participating Plans or Final
non-City agencies. The Alameda County Fire Map
Department and the Dublin San Ramon Services
District shall approve and sign the Improvement
Plans.
113. Developer shall submit a Geotechnical Report, PW Grading/Impr Standard
which includes street pavement sections and ovement
grading recommendations. Plans or Final
Map
114. Developer shall provide the Public Works PW Acceptance Standard
Department a PDF file and digital vectorized file of of
the "master" CAD files for the project when the Final Improvement
Map has been approved. Digital raster copies are s and
not acceptable. The digital vectorized files shall be Release of
in AutoCAD 14 or higher drawing format. Drawing Bonds
of units shall be decimal with the precision o 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
115. 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.
116. 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.
117. Any phasing of the final mapping or improvements PW Approval of Standard
of Tentative Map is subject to the approval and Final Map
a e p subject pp p
Page 26 of 33
conditions of the City Engineer.
118. 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.
119. All Final Maps shall include street monuments to be PW Monuments Standard
set in all public streets. to be shown
on final map
and installed
prior to
acceptance of
improvements
EASEMENTS
120. The Developer shall obtain abandonment from all PW Approval of Standard
p e pp
app li cab I a pub li c age nc i es of existing easements Improvement
and right of ways that will no longer be used. Plans and
Final Map
121. 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 and
easements and/or rights-of-entry shall be in writing Final Map
and copies furnished to the City Engineer.
122. Sidewalk Easement. The Developer shall dedicate PW Final Map Standard
a Sidewalk Easement (SWE) to the public over all
portions of the public sidewalk along the Dublin
Boulevard jroect frontage that lie outside of the
p g
existing 15-foot Sidewalk Easement previously
dedicated with Parcel Map 8275 as shown on the
Vesting Tentative Map, to the satisfaction of the City
Engineer.
123. Public Service Easement. A minimum four and a PW Final Map Project
half foot (4.5') wide public service easement (PSE) Specific
shall be dedicated along the Campbell Lane
frontage of the project site. Project entry and
monument signs, porches and walls shall not be
located within the public service easement.
GRADING
124. 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, Permit.
the City Engineer shall determine which shall apply.
125. 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
Page 27 of 33
Permit.
126. 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
Permit.
127. Bank slopes along public streets shall be no steeper PW Approval of Standard
than 3:1. The toe of any slope along public streets Grading
shall be one foot back of walkway. The top of any Plans or
slope along public streets shall be three feet back of Issuance of
walkway. Minor exception may be made in the Grading
above slope design criteria to meet unforeseen Permit.
design constraints submit to the approval of the City
Engineer.
IMPROVEMENTS
128. The public improvements shall be constructed PW Approval of Standard
generally as shown on the Vesting Tentative Map Grading/lmpr
and/or Site Development Review. However, the ovement
approval of the Tentative Map and/or Site Plans or
Development Review is not an approval of the issuance of
specific design of the drainage, sanitary sewer, grading
water, and street improvements. permits.
Ongoing
129. All public improvements shall conform to the City of PW Approval of Ongoing
Dublin Standard Plans and design requirements Grading/lmpr
and as approved by the City Engineer. ovement
Plans or Start
of
Construction.
130. Dublin Boulevard. Developer shall install a six foot PW Improvement Project
(6') sidewalk and six and a half foot (6.5') wide Plans Specific
(inclusive of curb) landscape strip along the
project's Dublin Boulevard frontage. Required
roadway and utility improvements on Dublin
Boulevard along the project's frontage shall include,
but are not limited to: installation of sidewalk, curb
ramps, landscaping, street trees, irrigation and
relocation of existing utilities.
131. Campbell Lane. Developer shall install a six foot PW Improvement Project
(6') wide monolithic sidewalk along the project's Plans Specific
Campbell Lane frontage. Required roadway and
utility improvements on Campbell Lane along the
project's frontage shall include, but are not limited
to: installation of sidewalk, curb ramps, street trees,
irrigation and relocation of existing utilities.
132. Public streets shall be at a minimum 1% slope with PW Approval of Ongoing
minimum gutter flow of 0.7% around bumpouts. Grading/lmpr
Private streets and alleys shall be at minimum 0.5% ovement
Page 28 of 33
slope. Plans or Start
of
Construction.
133. Curb Returns on arterial and collector streets shall PW Approval of Ongoing
be 40-foot radius, all internal public streets curb Grading/lmpr
returns shall be minimum 30-foot radius (36-foot ovement
with bump outs) and private streets/alleys shall be a Plans or Start
minimum 20-foot radius, or as approved by the City of
Engineer. Curb ramp locations and design shall Construction.
conform to the most current Title 24 and Americans
with Disabilities Act requirements and as approved
by the City Traffic Engineer.
134. Any decorative pavers/paving installed within City PW Approval of Ongoing
right-of-way shall be done to the satisfaction of the Grading/Impr
City Engineer. Where decorative paving is installed ovement
at signalized intersections, pre-formed traffic signal Plans or Start
loops shall be put under the decorative pavement. of
Decorative pavements shall not interfere with the Construction.
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.
135. Stormwater Management. The Stormwater PW Improvement Standard
Management Plan provided on Sheet 7 of the Plans
Tentative Map, prepared by MacKay & Somps,
dated July 2014 is approved in concept only. The
final Stormwater Management Plan is subject to
City Engineer approval prior to approval of the Tract
Improvement Plans. Approval is subject to the
developer providing the necessary plans, details,
and calculations that demonstrate the plan complies
with the standards issued by the San Francisco Bay
Regional Water Quality Control Board.
136. Trash Capture. The project Stormwater PW Improvement Standard
Management Plan shall incorporate trash capture Plans
measures such as screens, filters or CDSNortex
units to address the requirements of Provision C.10
of the Regional Water Quality Control Board
(RWQCB) Municipal Regional Permit (MRP) to the
satisfaction of the City Engineer.
137. Stormwater Treatment. Developer shall PW Improvement Standard
incorporate source control measures, stormwater Plans
treatment measures, and trash capture measures
into the site design as required pursuant to
Provision C.3 and C.10 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2009-
Page 29 of 33
0074, CAS612008.
138. The Developer shall install all traffic signs and PW Occupancy of Standard
pavement marking as required by the City Engineer. Units or
Acceptance
of Improve-
ments
139. 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
streetlights is 5%. of Improve-
ments
140. 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
Developer shall pay the cost of procuring and of Improve-
installing these improvements. ments
141. Developer shall construct all potable and recycled PW Occupancy of Standard
water and sanitary sewer facilities required to serve Units or
the project in accordance with DSRSD master Acceptance
plans, standards, specifications and requirements. of Improve-
ments
142. Developer shall construct all potable and recycled PW Occupancy of Standard
water and sanitary sewer facilities required to serve units or
the project in accordance with DSRSD master acceptance of
plans, standards, specifications and requirements.
improvements
143. PW Occupancy of Standard
Fire hydrant locations shall be approved by the p Y
units or
Alameda County Fire Department. A raised reflector acceptance of
blue traffic marker shall be installed in the street
improvements
opposite each hydrant.
144. PW Occupancy of Standard
The Developer shall furnish and install street name units or
signs for the project to the satisfaction of the City acceptance of
Engineer. improvements
145. 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.
146. 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.
147. All utility vaults, boxes and structures, unless PW Occupancy of Standard
specifically approved otherwise by the City units or
Page 30 of 33
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
148. Construction Hours. Standard construction and PW On-going as Standard
grading hours shall be limited to weekdays (Monday needed
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:30 p.m. The Developer
may request reasonable modifications to such
determined days and hours, taking into account the
seasons, impacts on neighboring properties, and
other appropriate factors, by submitting a request
form to the City Engineer. For work on Saturdays,
said request shall be submitted no later than 5:00
p.m. the prior Wednesday. Overtime inspection
rates will apply for all after-hours, Saturday, and/or
holiday work.
149. Construction Trash/Debris. Measures shall be PW, B, Prior to Standard
taken to contain all construction related trash, PL Construction
debris, and materials on-site until disposal off-site
can be arranged. The Applicant/Developer shall
keep the adjoining public streets and properties free
and clean of project dirt, mud, and materials during
the construction period. The Developer shall be
responsible for corrective measures at no expense
to the City of Dublin.
150. Construction Fencing. The use of any temporary PL, PW, Prior to Standard
construction fencing shall be subject to the review B Issuance of
and approval of the City Engineer and the Building Building
Official. Permits
151. Erosion Control during Construction. PW Ongoing as Standard
Applicant/Developer shall include an Erosion and needed
Sediment Control Plan with the Grading and
Improvement plans for review and approval by the
City Engineer. Said plan shall be designed,
implemented, and continually maintained pursuant
to the City's NPDES permit between October 1st
and April 15th or beyond these dates if dictated by
rainy weather, or as otherwise directed 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
Page 31 of 33
subdivision improvements.
152. If archaeological materials are encountered during PW Ongoing as Standard
9 9 g g
construction, construction within 100 feet of these needed
materials shall be halted until a professional
Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
153. 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, and
of construction operation, use of mufflers on Ongoing as
construction equipment, speed limit for construction needed
traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be
provided prior to project construction.
154. 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 Implementati
be subject to specific requirements by the City on, and
Engineer. Ongoing as
needed
155. The Developer shall be responsible for controlling PW Ongoing Standard
any rodent, mosquito, or other pest problem due to
construction activities.
156. The Developer shall be responsible for watering or PW Ongoing
p p 9 9 9
other dust-palliative measures to control dust as
conditions warrant or as directed by the City
Engineer.
157. The Developer shall provide the Public Works PW 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
shown on the approved Grading Plans, and that the of
pp g
top & toe of banks and retaining walls are at the Improvement
locations shown on the approved Grading Plans. s
STORM WATER QUALITY (NPDES)
158. Prior to any clearing or grading, the Developer shall PW Start of any Standard
provide the City evidence that a Notice of Intent construction
(NOI) has been sent to the California State Water activities
Resources Control Board per the requirements of
the NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
159. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard
(SWPPP) shall identify the Best Management prepared
Page 32 of 33
Practices (BMPs) appropriate to the project prior to
construction activities. The SWPPP shall include the approval of
erosion control measures in accordance with the improvement
regulations outlined in the most current version of plans,
the ABAG Erosion and Sediment Control Handbook implementatio
or State Construction Best Management Practices n prior to start
Handbook. The Developer is responsible for of
ensuring that all contractors implement all storm construction
water pollution prevention measures in the SWPPP. and on-going
as needed.
PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
2307370.1
Page 33 of 33