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HomeMy WebLinkAboutPC Reso 14-44 Transit Ctr Site A-1 rec to CC SDR/Vtmap RESOLUTION NO. 14 - 44 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION 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 Dublin Transit 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 was submitted to the City of Dublin Planning Commission recommending City Council approval of the Site Development Review request and Vesting Tentative Tract Map 8167; and WHEREAS, the Planning Commission held a public hearing on said application on August 12, 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 the CEQA Addendum, 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, recommends that the City Council adopt the Resolution attached as Exhibit A, which Resolution approves the Site Development Review Permit and Vesting Tentative Tract Map 8167. PASSED, APPROVED AND ADOPTED this 12t" day of August 2014 by the following vote: AYES: Bhuthimethee, O'Keefe, Do, Kohli NOES: ABSENT: Goel ABSTAIN: Pla ing Commission Chair ATTEST: Assistan/Co unity Development Director [file name] 2307367.1 2 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 Page 1 of 33 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 Page 2 of 33 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 . Page 3 of 33 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 Page 4 of 33 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 Page 5 of 33 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 Page 6 of 33 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 Page 7 of 33 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. Page 8 of 33 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 Page 9 of 33 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 Page 10 of 33 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 Page 11 of 33 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 Page 12 of 33 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 Page 13 of 33 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