HomeMy WebLinkAbout8.2 Att 4 Exh A Draft CC Reso RESOLUTION NO. XX-15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND
VESTING TENTATIVE MAP 8136 FOR THE SCHAEFER RANCH UNIT 3 PROJECT
(PLPA-2012-00013)
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a
development of 19 single-family detached homes and open space, on approximately 17.30 acres
known as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The
proposed development and applications are collectively known as the "Project"; and
WHEREAS, the application includes Site Development Review for 19 single family detached
residential units and open space, and Vesting Tentative Map 8136 which subdivides 7.04 acres of the
17.30-acre area for 19 residential lots; and
WHEREAS, the application also includes a General Plan Amendment to change the land use
designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single-Family Residential
and 10.26 acres of Open Space and consistent PD-Planned Development rezoning with Stage 1 and
Stage 2 Development Plan; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly
portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north
of Interstate 580 and west of Schaefer Ranch Road; and
WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a
portion of Parcel "Q" of Tract 6765; 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. The City prepared an Initial
Study and an Addendum to the environmental impact report that was certified by the City in 1996
(Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and
WHEREAS, a Staff Report dated October 13, 2015 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 8136; and
WHEREAS, on October 13, 2015, the Planning Commission held a properly notice public
hearing and adopted Resolution 15-XX recommending that the City Council approve the CEQA
addendum, Resolution 15-XX recommending that the City Council approve the requested General
Plan amendment, Resolution 15-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 amendment, and Resolution 15-XX recommending that the City Council approve the
requested Site Development Review and Vesting Tentative Tract Map 8136. All of the above
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EXHIBIT A TO
ATTACHMENT 4
resolutions are incorporated herein by reference and are available for review at City Hall during
normal business hours; and
WHEREAS, on , 2015, 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-15 approving the proposed CEQA addendum, Resolution XX-15
approving an amendment to the General Plan, and adopted Ordinance XX-15 approving a Planned
Development Rezone with a related Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3
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 EIR, all said reports, recommendations, and testimony hereinabove set forth
before approving the Project.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made
a part of this resolution.
BE IT FURTHER 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 19 single-family detached homes on 7.04 acres and 10.26 acres of Open Space
within a 17.30 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended
Planning Area at westerty portion of the Schaefer Ranch planned community at the westerly terminus
of Dublin Boulevard, north of interstate 580 and west of Schaefer Ranch Road:
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 land use designations of Single Family
Residential and Open Space; 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 2012-00013.
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; 3) the project will serve the current buyer profile and
market segment anticipated for this area; and 4) the project contributes to the preservation
of Open Space.
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D. The subject site is suitable for the type and intensity of the approved development because:
1) the Project development envelope is tailored to protect the hillsides which are
designated for open space and provide proper drainage; 2) the Project will implement all
applicable prior adopted mitigation measures; and 3) the project site is or will be fully
served by public services and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) the Project
is required to comply with all previously adopted mitigation measures designed to ensure
slope stability; 2) grading on the site will ensure that the site drains away from any
structures and complies with the Regional Water Quality Control Board requirements; 3)
most of the steeper areas of the site are in designated open space; and 4) retaining walis
will be constructed as required to support grade differentials between building envelopes
and setback or right-of-way areas.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing uses in the area; 2) the structures reflect the architectural styles and development
standards for residential buildings currently under construction by Toll Brothers in another
portion of Neighborhood A; 3) the materials proposed will be consistent with the City's
expectations for a quality level of development; 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)
topography has been taken into consideration for design of the landscape plan; 2)
generous and appropriate landscaping is proposed along the street; 3) landscaping in
common areas is coordinated with adjacent areas; 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 connect to the regional trail system
through adjacent neighborhoods and access points.
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 8136:
Vesting Tentative Tract Map 8136
A. The proposed Vesting Tentative tract Map 8136 is consistent with the intent of applicable
subdivision regulations and related ordinances.
B. The proposed subdivision together with its design and improvements of the proposed Vesting
Tentative Tract Map 8136 are consistent with the General Plan, as amended, as they relate to
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the subject property in that it is a subdivision for residential and open space uses consistent
with the approved land use designations and density.
C. The proposed Vesting Tentative Tract Map 8136 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 8136 will have adequate
access to major constructed or planned improvements.
E. Project design, architecture, and concept have been integrated with topography of the project
site created by the Vesting Tentative Tract Map 8136 to incorporate water quality measures
and minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures adopted with the Schaefer Ranch EIR would be applicable as
appropriate for addressing or mitigating any potential environmental impacts of the Project, as
documented in the adopted Addendum.
G. The proposed Vesting Tentative Map 8136 and the type of improvements will not result in
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns with compliance to applicable 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 Permit for a development of 19 single-family detached homes on 7.23 acres
and 10.05 acres of Open space within a 17.28 acre site known as Schaefer Ranch Unit 3 located in in
the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community
at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch
Road, as shown on plans prepared by Discovery Design Group, MD Fotheringham & Associates, and
Isakson & Associates dated received September 25, 2015 and subject to the conditions included
below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative
Map 8136 prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson &
Associates dated received September 25, 2015 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 buildinq permits or establishment of use, and shall be subiect to Planninq Department review
and approval The followinq codes represent those departments/aqencies responsible for
monitorinq compliance of the conditions of approval fPL.I Planninq, [Bl Buildinq, [POl Police,
[PWl Public Works P&CSl Parks & Community Services, fADMI Administration/City Attorney,
[FINI Finance, Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District,
[COl Alameda County Department of Environmental Health, [Z71 Zone 7.
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CONDITIONS OF APPROVAL
NO. CONDITIONS OF APPROVAL A ency Prior to: Source
PLANNING GENERAL CONDITIONS
1 . Approval. This Site Development Review approval PL Ongoing Planning
is for the Schaefer Ranch Unit 3 (PLPA 2012-00013).
This approval shall be as generally depicted and
indicated on the project plans prepared by Discovery
Design Group, MD Fotheringham & Associates, and
Isakson & Associates dated received September 25,
2015, on file in the Community Development
Department, and other plans, text, and diagrams
relating to this Site Development Review, and as
specified as the following Conditions of Approval for
this project. This approval is subject to adopting the
CEQA addendum, and companion General Plan and
Specific Plan Amendments and related Planned
Development Zonin .
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 and Date D
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 the Date E
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
hearin bod .
4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC
operate this use in compliance with the Conditions of 8.96.020.
Approval of this Site Development Review Permit, the F
approved plans and the regulations established in the
Zoning Ordinance. Any violation of the terms or
conditions specified may be subject to enforcement
action.
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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 sub�ect to citation.
6. Requirements and Standard Conditions. The Various Building Standard
Applicant/Developer shall comply with applicable City Permit
of Dublin Fire Prevention Bureau, Dublin Public Issuance
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior
to issuance of building permits or the installation of
any improvements related to this project, the
Applicant/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. Applicant/Developer shall obtain PW Building Standard
all 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
ma be adopted and applicable.
9. Indemnification. Applicant/Developer shall defend, ADM Ongoing Administr
indemnify, and hold harmless the City of Dublin and ation/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
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extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that the
Applicant/Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Applicant/ Developer of any
said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedin s.
10. Clarification of Conditions. In the event that there PW Ongoing Public
needs to be clarification to the Conditions of Works
Approval, the Director of Community Development
and the City Engineer have the authority to clarify the
intent of these Conditions of Approval to the
Applicant/Developer without going to a public
hearing. The Director of Community Development
and the City Engineer also have the authority to
make minor modifications to these conditions without
going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
miti ations resultin from impacts to this pro�ect.
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 Site PL Ongoing DMC
Development Review approval may be considered by 8.104.100
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. Satellite Dishes. The Developer's Architect shall PL Project
prepare a plan for review and approval by the Specific
Director of Community Development and the Building
Official that provides a consistent and unobtrusive
location for the placement of individual satellite
dishes. Individual conduit will be run on the interior
of the unit to the satellite location on the exterior of
the home to limit the amount of exposed cable
required to activate any satellite dish. It is preferred
that where chimneys exist, the mounting of the dish
be incorporated into the chimney. In instances where
chimneys do not exist, then the plan shall show a
common and consistent location for satellite dish
placement to eliminate the over proliferation,
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haphazard and irregular placement.
15. Street Lights. Street lights selected for this PL In conjunction Project
subdivision shall have the ability to accept cut-off with approval Specific
shielding to the satisfaction of the City Engineer. of
improvement
plans
LANDSCAPING
16. Final Landscape Construction Documents. The PL Issuance of Standard
final planting and irrigation design shall: building
a. Utilize plant material that will be capable of permits
healthy growth within the given range of soil
and climate.
b. Provide landscape screening that is of a height
and density so that it provides a positive visual
impact within three years from the time of
planting.
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
Cit .
17� 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
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re ular irri ation, fertilization and weed abatement.
�8� Tree Preservation. Tree preservation techniques, PL Issuance of Standard
and guarantees, if applicable, shall be reviewed and the building
approved by the Dublin Planning Division prior to the permit
issuance of the buildin ermit.
�9� 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 permittin .
20� 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.
21� 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.
22. 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 streetli ht
23. 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 ears.
24. Walls, Fences and Mailboxes. Applicant shall work PL Issuance of Standard
with staff to prepare a final wall, fencing and mailbox the building
plan that is consistent with Dublin Municipal Code and permit
the design character of the architecture. The design
of the mai►box 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 compl with USPS requirements.
25 PL Issuance of Standard
Sustainable Landscape Practices. The landscape the building
design shall demonstrate compliance with sustainable permit
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landscape practices as detailed in 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.
26. Copies of Approved Plans. The Applicant shall PL Construction Standard
provide the City with one full size copy, one reduced
(1/2 sized) copy and one electronic copy of the
approved landscape plans prior to construction.
CIVIL CONDITIONS
27. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard
Joint Trench Plans, Street Lighting Plans and final grading,
Landscape Improvement Plans shall be submitted on planting and
the same size sheet and plotted at the same drawing utility plans
scale for consistency, improved legibility and
interdisciplinar coordination.
28. Utility Placement and Coordination: Utilities shall PL Preparation of Standard
be coordinated with proposed tree locations to eliminate final grading,
conflicts between trees and utilities. Submit typical utility planting and
plans for each house type to serve as a guide during the utility plans
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.
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 in B Through Standard
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 requested to B Occupancy of Standard
occur in phases, then all physical improvements within any affected
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each phase shall be required to be completed prior to building
occupancy of any buildings within that phase except for
items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved by
the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works
for review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels in
each phase, and shall substantially conform to the intent
and purpose of the subdivision approval. No individual
building shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all
reasonable expected services and amenities, and
separated from remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may be
deferred due to inclement weather with the posting of a
bond for the value of the deferred landscaping and
associated improvements.
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 for Permits
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 buildin permits.
36. Construction Drawings. Construction plans shall be B Issuance of Standard
fully dimensioned (including building elevations) building
accurately drawn (depicting all existing and proposed permits
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 with Unit
materials compatible to the main building and shall not
be roof mounted. Units shall be permanently installed
on concrete pads or other non-movable materials
approved by the Chief Building Official and Director of
Communit Development. Air conditionin units shall be
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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 Zonin Ordinance.
38. Temporary Fencing. Temporary Construction fencing B Through Standard
shall be installed along the perimeter of all work under Completion
construction.
39. Addressing B Standard
a) Provide a site plan with the City of Dublin's
address grid overlaid on the plans (1 to 30 scale). Prior to
Highlight all e�erior door openings on plans release of
(front, rear, garage, etc.). The site plan shall addresses
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 permitting
Building Official shall approve plan prior to
issuance of the first building permit. (Prior to Prior to
permitting) permitting
c) Addresses will be required on the front of the
dwellings. Addresses are also required near the Occupancy of
garage door opening if the opening is not on the any Unit
� same side of the dwelling as the front door.
d) Address signage shall be provided as per the Occupancy of
Dublin Residential Security Code. any Unit
e) Exterior address numbers shall be backlight and Prior to permit
be posted in such a way that they may be seen issuance, and
from the street. through
fl Driveways servicing more than one (1) individual completion
dwelling unit shall have a minimum of 4 inch high
identification numbers, noting the range of unit
numbers placed at the entrance to each driveway
at a height between 36 and 42 inches above
grade. The light source shall be provided with an
uninterruptible AC power source or controlled
only by photoelectric device.
40. Engineer Observation. The Engineer of record shall B Scheduling Standard
be retained to provide observation services for all the final
components of the lateral and vertical design of the frame
building, including nailing, hold-downs, straps, shear, inspection
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
rp ior to scheduling the final frame inspection.
41. Foundation. Geotechnical Engineer for the soils B Permit Standard
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report shall review and approve the foundation issuance
design. A letter shall be submitted to the Building
Division on the approval.
42 g Standard
Green Building Through
Green Building measures as detailed in the SDR Completion
package may be adjusted prior to master plan check
application submittal with prior approval from the
City's Green Building Official provided that the design
of the project complies with the City of Dublin's Green
Building Ordinance and State Law as applicable. In
addition, all changes shall be reflected in the Master
Plans. (Through Completion)
The Green Building checklist shall be included in the Prior to first
master plans. The checklist shall detail what Green permit
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
completed checklist with appropriate verification that Through
all Green Points required by 7.94 of the Dublin Completion
, Municipal Code have been incorporated. (Through
Completion)
Homeowner Manual — if Applicant takes advantage of
this point the Manual shall be submitted to the Green Project
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
Building Official for review. (Prior to approval of the
landscape plans by the City of Dublin)
Prior to
Applicant/Developer may choose self-certification or approval of
certification by a third party as permitted by the Dublin the landscape
Municipal Code. Applicant shall inform the Green plans by the
Building Official of inethod of certification prior to City of Dublin
release of the first permit in each subdivision /
neighborhood.
43. Electronic File: The Applicant/Developer shall submit B Issuance of Standard
all building drawings and specifications for this project the final
in an electronic format to the satisfaction of the occupancy
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.
Page 13 of 30
44. Construction trailer: Due to size and nature of the B TUP required Standard
development, the Applicant/Developer, shall provide a prior to
construction trailer with all hook ups for use by City placement of
Inspection personnel during the time of construction trailer
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 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 Pians. Applicant shall provide B 30 days after Standard
City with 2 reduced (1/2 size) copies of the City of permit and
Dublin stamped approved plan. each revision
issuance
46. Solar Zone — CA Energy Code B In conjunction Standard
Show the location of the Solar Zone on the site plan. with Master
Detail the orientation of the Solar Zone. This Plan check,
information shall be shown in the master plan check prior to
on the overall site plan, the individual roof plans and issuance of
the plot plans. This condition of approval will be Building
waived if the project meets the exceptions provided in Permits
' the CA Ener Code.
' 47. Wildfire Management. Provide in the master B Prior to Standard
drawing set, a sheet detailing which lots are adjacent issuance of
to open space and subject to the Wildfire Building
Mana ement provisions of the code. Permits
48. Household Waste Materials. Removal of existing B Prior to Project
household waste materials on the site shall be issuance of Specific
monitored by a qualified professional and that normal Grading
and customary testing be performed for lead based Permits and
paint and asbestos building materials prior to issuance of
demolition of existing on-site buildings. Compliance demolition
with this condition shall be demonstrated to the permit
Buildin Official prior to obtaining a demolition permit.
FIRE
49. 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 buildings. Building Residenti
The system shall be in accordance with the NFPA Permits al Code
13D, the CA Fire Code and CA Building / Residential
Code.
50. Fire apparatus. Roadways shall have a minimum F In conjunction CA
unobstructed width of 20 feet and an unobstructed with Site Building /
vertical clearance of not less than 13 feet 6 inches. Improvement Residenti
Page 14 of 30
Roadways under 36 feet wide shall be posted with Drawings al Code
signs on one side; roadways under 28 feet wide shall
be posted with signs both sides of the street as
follows: "NO STOPPING FIRE LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to within
150 ft. of the most remote first floor exterior
wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. Fire apparatus roadways in excess of 150 feet
in length must make provisions for approved
apparatus turnarounds.
51. 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 Residenti
Access ways, need to be approved for fire department Permits al Code
, 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.
52. Hydrants & Fire Flows. Show the location of any on- F Prior to CA
site fire hydrants and any fire hydrants that are along issuance of Building /
the property frontage as well as the closest hydrants Building Residenti
to each side of the property that are located along the Permits al Code
access roads that serves this property. Provide a
letter from the water company indicating what the
available fire flow is to this propert .
DSRSD
53. 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.
54. All mains shall be sized to provide sufficient capacity DSRSD Issuance of Standard
to accommodate future flow demands in addition to any building
each development projecYs demand. Layout and permit
sizing of mains shall be in conformance with DSRSD
utilit master plannin .
55. 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 preliminar desi n reports, desi n criteria,
Page 15 of 30
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
pro'ect that requires a pumpin station.
56. 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 accordanc� with requirements of
the DSRSD Standard Specifications and sound
en ineerin practice.
57. 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.
58. 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.
59. All easement dedications for DSRSD facilities shall be DSRSD Issuance of Standard
by separate instrument irrevocably offered to DSRSD any building
or b offer of dedication on the Final Map. permit
60. Prior to approval by the City for Recordation, the Final DSRSD Issuance of Standard
Map shall be submitted to and approved by DSRSD any building
for easement locations, widths, and restrictions. permit
61. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard
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 Code.
62. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard
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
en ineer's estimate of construction costs for the
Page 16 of 30
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
si nature b the District En ineer.
63. No sewer line or waterline construction shall be DSRSD Issuance of Standard
permitted unless the proper utility construction permit any building
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.
64. 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 same permit
from any litigation, claims, or fines resulting from the
construction and completion of the pro�ect.
65. 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.
I 66. DSRSD has no objections to this proposed alternate DSRSD Issuance of Project
site plan should such a site plan be permissible under any building Specific
Dublin Zoning regulations. permit
PUBLIC WORKS — PROJECT SPECIFIC CONDITIONS OF APPROVAL
67. Ownership and Maintenance of Improvements. PW Final Map Public
Prior to approval of the Final Map, the Developer Works
shall submit an "Ownership and Maintenance" exhibit
indicating ownership and maintenance responsibilities
for the project street, common area parcels and open
space improvements. The "Ownership and
Maintenance" exhibit shall be subject to review and
approval b the Cit Engineer.
68. Covenants, Conditions and Restrictions PW Final Map Public
(CC&Rs): If the project subdivision is not included in Works
the existing Schaefer Ranch Homeowners
Association, a new Homeowners Association shall
be formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to govern
use and maintenance of Schae�er Way, all common
area improvements and all stormwater treatment
measures. The 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 b its members without the City's
Page 17 of 30
approval. The CC&R shall ensure that there is
adequate provision for the maintenance, in good
repair and on a regular basis, of Schaefer Way:
landscaping and irrigation, fences, walls, drainage
and stormwater treatment features, lighting, signs,
and other related improvements. The CC&Rs shall
also contain all other items required by these
conditions. The Developer shall submit a copy of the
CC&R document to the Cit for review and approval.
69. Covenants, Conditions and Restrictions (CC&Rs): PW Final Map Public
If the project subdivision is included in the existing Works
Schaefer Ranch Homeowners Association, the
CC&Rs shall be amended as needed to govern use
and maintenance of Schaefer Way and all other
common area improvements specific to the
subdivision.
70. Covenants, Conditions and Restrictions (CC&Rs): PW Final Map Public
A disclosure shall be provided in the CC&Rs clearly Works
alerting residents that the driveway design may cause
the bottom of their cars to scrape or otherwise come
in contact with the surface of the driveway, which may
cause damage to their vehicle(s). The disclosure
shall further state that the Buyer should test the
driveway before entering into an agreement to
purchase the lot.
71. Private street and common area subdivision PW Final Map Public
improvements. Common area improvements, private Works
streets, private drives and all other subdivision
improvements owned or maintained by the HOA are
subject to review and approval by the City Engineer
prior to Final Map approval and shall be included in
the Tract Improvement Agreement. Such
improvements include, but are not limited to: curb &
gutter, pavement areas, sidewalks, access ramps &
driveways, enhanced street paving, parking spaces,
street lights (wired underground) and appurtenances,
drainage facilities, utilities, landscape and irrigation
facilities, open space landscaping, stormwater
treatment facilities, striping and signage, and fire
h drants.
72. Schaefer Way: Schaefer Way shall be a Private PW Final Map Public
Street, owned and maintained by the Homeowners' Works
Association. The Developer shall install complete
roadway and utility improvements along Schaefer
Way as shown on the Tentative Map. Required
roadway and utility improvements on Schaefer Way
shall include, but are not limited to the installation of
curb, gutter, sidewalk, curb ramps, driveways,
draina e structures, utilities, street li hts, and fire
Page 18 of 30
hydrants.
a. Existing roadway pavement shall be
evaluated and overlaid with a minimum 2" AC
overlay (grind and overlay), or replaced as
necessar .
73. Schaefer Way: The sidewalk shown along the south PW Occupancy of Public
side of Schaefer Way shall extend to the driveway on Units or Works
Lot 302 Acceptance of
Improvements
74. Schaefer Way Driveway Design: Driveways shall be YW Approval of Public
constructed such that a minimum 4-foot wide Improvement Works
accessible path is provided across the driveways, Plans or Final
similar to the design used for Schaefer Ranch Units 1 Map
and 2.
75. Schaefer Way: Developer shall design and construct PW Occupancy of Public
a paved roadway from the end of Schaefer Way to Units or Works
the City limit line. Improvements shall also include an Acceptance of
appropriately designed gate and cattle guard at the Improvements
western terminus. The paved roadway shall consist of
minimum 20' wide pavement and structural section
comparable to the existing street section for Schaefer
Way. Curb and gutter shall be installed on both sides
of the street, and the existing catch basins shall be
relocated to the new curb and gutter to intercept the
storm water run-off and prevent concentrated flows
from being released on the adjacent property. All
costs of design and construction of these
improvements shall be borne by the Developer.
76. Schaefer Way Parking and Restrictions: 29 parallel PW Final Map Public
parking stalls shall be provided along the south side Works
of Schaefer Way as shown on the Tentative Map.
The Developer shall install "No Parking" signs along
the north side of Schaefer Way. Final sign location
shall be coordinated with and approved by the City
Traffic En ineer.
77. Monuments: The Final Map shall include private PW Final Map Public
street monuments to be set along Schaefer Way as Works
determined b the Cit Engineer.
78. DSRSD Gate: The Developer shall remove the PW Acceptance of Public
existing cable across DSRSD's reservoir access road Tract Works
off of the Dublin Boulevard cul-de-sac and install a Improvements
new access gate per DSRSD standard details. The
gate shall be subject to review and approval by
DSRSD and be set back from the back-of-sidewalk
such that a standard truck may completely pull off the
cul-de-sac while opening the ate.
79. Dublin Blvd.: Special care shall be taken to protect PW Final Map Public
existing sidewalks, driveways, roadways, Works
landscapin , or other improvements near the
Page 19 of 30
entrance to Schaefer Way that may be damaged as a
result of operation of construction equipment or
construction activities. The Developer shall be solely
responsible to repair or replace any damaged
improvements as directed by the City Engineer or his
representative.
80. Existing Davilla Easement: The Developer shall PW Prior to Yublic
coordinate and complete the recordation of a Issuance of ls` Works
Quitclaim Deed from Davilla Easement Holders. Building Permit
a) Developer shall prepare legal descriptions, plats on Lot
and Quitclaim Deed for execution by the Davilla Encumbered by
Easement Holders. the Existing
b) The Developer shall offer an access easement to F,asement
the heirs and successors of the Davilla Easement
that aligns with the existing Schaefer Way from
the terminus at Dublin Blvd to the cit limit.
81. Offsite Landscape Improvements: The Developer PW Final Map Public
shall plant clinging vine material at the base of the Works
entire section of soundwall installed with the Schaefer
Ranch Unit 1 Dublin Boulevard extension, along the
south side of Dublin Boulevard near Roys Hill Lane.
Vines shall be planted on both sides of the
soundwall. Developer shall also be responsible for
providing a water source and irrigation system to the
vines.
82. Public Service Easements: Public utility vaults, PW Final Map Public
boxes, appurtenances or similar items shall be Works
located within the Public Service Easement behind
the back-of-sidewalk. Private improvements such as
fences, gates or trellises shall not be located within
the public service easements.
83. Private Easements: Reciprocal Ingress/Egress PW Final Map Public
Easements shall be required on those lots where Works
driveways cross parcel lines. Easements shall be
shown/reserved on Final Map for dedication by
separate instrument. Copies of recorded easement(s)
shall be provided to City prior to issuance of Building
Permit for any residence whose driveway crosses the
adjacent lot(s)
84. GHAD Dedication: The Developer shall reserve for PW Final Map Public
dedication to the Schaefer Ranch Geologic Hazard Works
Abatement District (GHAD) by separate instrument
for private open space Parcel AA and Parcel BB and
any other dedications deemed reasonably necessary
by the GHAD Manager. GHAD acceptance of
Parcels AA and BB shall be contingent upon
completion of all tract and GHAD improvements and
formal acceptance of said improvements b the City.
85. GHAD Fence: The Developer shall install a fence PW Acceptance of Public
Page 20 of 30
along all boundary lines between the private lots and Improvements Works
GHAD parcels. Fence type shall be as approved by Associated with
Planning Director and GHAD Manager. Gates to be GHAD Parcels
installed at both GHAD maintenance access points or
as directed by GHAD Manager, and locks shall be
placed on all access gates. Driveway cuts shall be
provided at both access points.
86. Conformance to GHAD Plan of Control: The PW Approval of Public
Developer shall have the Geotechnical Engineering Improvement Works
firm that prepared the Plan of Control (POC) for the Plans
Schaefer Ranch Geologic Hazard Abatement District
(GHAD) review all final grading and improvement
plans and verify that the plans conform to the
Schaefer Ranch GHAD POC prior to City approval
and issuance of Gradin or Sitework Permits.
87. Stormwater Management: The Developer shall PW Final Map and Public
submit a Stormwater Management Plan to ensure On-going Works
that the existing drainage system, including the
existing water quality basin(s), is adequate to treat
the additional runoff generated by this development.
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 that the plan complies
with the standards issued by the San Francisco Bay
Re ional Water Quality Control Board.
88. Stormwater Source Control: "No Dumping Drains to PW Final Map and Public
Bay" storm drain medallions per City Standard Detail On-going Works
CD-704 shall be placed on all public and private
storm drain inlets.
89. Trash Capture: The project Stormwater YW Final Map and Public
Management Plan shall incorporate trash capture On-going Works
measures such as inlet filters or hydrodynamic
separator units to address the requirements of
Provision C.10 of the Regional Water Quality Control
Board (RWQCB), and the Municipal Regional Permit
(MRP) to the satisfaction of the Cit En ineer.
90. Landscape Plans: At the latest, the Developer shall PW Final Map and Public
submit design development Landscape Plans with the On-going Works
second plan 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 A reement and Final Map.
91. Street Light and Joint Trench Plans. Street Light PW Final Map and Public
Page 21 of 30
Plans and Joint Trench Plans shall be submitted with On-going Works
the first plan check for the street improvement plans
and final map. At the latest, design development
Street Light Plans and Joint Trench Plans shall be
submitted with the second plan check for the street
improvement plans and final map. The final streetlight
plan and joint trench plan shall be completed prior to
Final Map approval for each respective subdivision.
92. Geotechnical/Soils Report: The Developer shall PW Issuance of Public
submit a design level geotechnical/soils investigation Grading Permit Works
report prepared by a qualified engineer, registered or Final Map
with the State of California. The report shall include
recommendations regarding pavement sections, soil
retention systems, etc. The report shall also include
specific recommendations for the proposed
permeable pavers or permeable pavement
driveways. 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.
93. Geotechnical Engineer Review and Approval: The PW Issuance of Public
Project Geotechnical Engineer shall be retained to Grading Permit Works
review all final grading plans and specifications. The or Final Map
Project Geotechnical Engineer shall approve all
grading plans prior to City approval and issuance of
rading permits.
94. Grading: The disposal site and haul truck route for PW Issuance oi' Public
any off-haul dirt materials shall be subject to the Grading Works
review and approval by the City Engineer prior to the Permit(s) or
approval of the improvement plans or issuance of a Final Map
Gradin Permit.
95. Dust ControllStreet Sweeping: The Developer shall PW Issuance of Public
provide adequate dust control measures at all times Grading Works
during the grading and hauling operations. All trucks Yermit(s) or
hauling export and import of materials shall be Pinal Map
provided with tarp cover at all times. Spillage of haul
materials and mud-tracking on the haul routes shall
be prevented at all times. Developer shall be
responsible for sweeping of streets within,
surrounding and adjacent to the project. If it is
determined that the tracking or accumulation of
material on the streets is due to its condition
activities.
96. Underground Obstructions: Prior to excavation and PW Issuance of Public
grading on any portion of the project site, all Grading Works
underground obstructions (i.e. debris, septic tanks, Permit(s) or
fuel tanks, barrels, chemical waste, etc.) shall be Final Map
identified and remove pursuant to Federal, State and
Page 22 of 30
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 Cit Engineer.
97. Resource Agency Permits: Prior to the start of any PW Issuance of Public
grading of the site as necessary, permits shall be Grading Works
obtained from US Army Corps of Engineers, the San Permit(s) or
Francisco Bay Regional Water Quality Board, the Final Map
State of California Department of Fish and Games,
and the US Fish and Wildlife Service for the grading
or alteration of wetland areas within the site, if
applicable. The project shall be modified as needed
to response to the conditions of the permits.
PUBLIC WORKS — STANDARD CONDITIONS OF APPROVAL
98. Developer shall comply with the City of Dublin Public PW Ongoing Standard
Works Standard Conditions of Approval contained Condition
below ("Standard Condition") unless specifically
modified by Project Specific Conditions of Approval
above.
99. General. The Developer shall comply with the PW Ongoing Standard
Subdivision Map Act, the City of Dublin Subdivision, Condition
and Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
public improvements constructed by Developer and to
be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771 .
Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and followin ).
100. Hold Harmless/Indemnification. The Developer shall PW Ongoing Standard
defend, indemnify, and hold harmless the City of Condition
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 this project (Tract Map 8136) 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 sub�ect to the Cit 's promptly
Page 23 of 30
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedin s.
101 . Clarifications and Changes to the Conditions. In the PW Ongoing Standard
event that there needs to be clarification to these Condition
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.
102. If there are conflicts between the Tentative Map PW Ongoing Standard
approval and the SDR approval pertaining to mapping Condition
or public improvements, the Tentative Map shall take
precedence.
AGREEMENTS AND BONDS
103. The Developer shall enter into a Tract Improvement PW First Final Standard
Agreement with the City for all public improvements Map and Condition
including any required offsite storm drainage or Successive
roadway improvements that are needed to serve the Maps
Tract that have not been bonded with another Tract
Improvement A reement.
104. The Developer shall provide performance (100%), PW First Final Standard
and labor & material (100%) securities to guarantee Map and Condition
the tract improvements, approved by the City Successive
Engineer, prior to execution of the Tract Improvement Maps
Agreement and approval of the Final Map. (Note:
Upon acceptance of the improvements, the
perFormance security may be replaced with a
maintenance bond that is 25% of the value of the
performance security.)
FEES
105. The Developer shall pay all applicable fees in effect PW Ongoing Standard
at the time of building permit issuance including, but Condition
not limited to, Planning fees, Building fees, Dublin
San Ramon Services District fees, Public Facilities
fees, Dublin Unified School District School Impact
fees, Public Works Traffic Impact fees, Alameda
County Fire Services fees, Noise Mitigation fees,
Inclusionary Housing In-Lieu fees, Alameda County
Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees and any other
fees as noted in the Development A reement.
PERMITS
106. Developer shall obtain an Encroachment Permit from PW Prior to Standard
Page 24 of 30
the Public Works Department for all construction Start of Condition
activity within the public right-of-way of any street Work
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.
107. Developer shall obtain a Grading / Sitework Permit PW Prior to Standard
from the Public Works Department for all grading and Start of Work Condition
private site improvements that serves more than one
lot or residential condominium unit.
108. Developer shall obtain all permits required by other PW Prior to Standard
agencies including, but not limited to Alameda Start of Work Condition
County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
SUBMITTALS
109. All submittals of plans and Final Maps shall comply PW Prior to Standard
with the requirements of the "City of Dublin Public Approval of Condition
Works Department Improvement Plan Submittal Improvement
Requirements", and the "City of Dublin Improvement Plans or Final
Plan Review Check List". Map
110. The Developer will be responsible for submittals and PW Prior to Standard
reviews to obtain the approvals of all participating Approval of Condition
non-City agencies. The Alameda County Fire Improvement
Department and the Dublin San Ramon Services Plans or Final
District shall approve and sign the Improvement Map
Plans.
111. Conditions of Approval. A copy of the Conditions of PW Ongoing Standard
Approval which has been annotated how each Condition
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the Final Map and improvements plans. The
notations shall clearly indicate how all Conditions of
Approval will be satisfied and where they are located
on the plans. Submittals will not be accepted without
the annotated conditions.
112. Geotechnical Report. Developer shall submit a PW Prior to Standard
Geotechnical Report, which includes street pavement Approval of Condition
sections and grading recommendations. Improvement
Plans,
Grading
Plans, or Final
Map
113. Electronic File. Developer shall provide the Public PW Prior to Standard
Works Department a di ital vectorized file of the Acceptance of Condition
Page 25 of 30
"master" files for the project when the Final Map has Improvements
been approved. Digital raster copies are not and Release
acceptable. The digital vectorized files shall be in of Bonds
AutoCAD 14 or higher drawing format. Drawing units
shall be decimal with the precision of the Final Map.
All objects and entities in layers shall be colored by
layer and named in English. All submitted drawings
shall use the Global Coordinate System of USA,
California; NAD 83 California State Plane, Zone III,
and U.S. foot.
FINAL MAP
114. The Final Map shall be substantially in accordance PW Prior to Standard
with the Tentative Map approved with this application, Approval of Condition
unless otherwise modified by these conditions. Final Map
Multiple final maps may be filed in phases, provided
that each phase is consistent with the tentative map,
that phasing progresses in an orderly and logical
manner and adequate infrastructure is installed with
each phase to serve that phase as a stand-alone
project that is not dependent upon future phasing for
infrastructure.
115. All rights-of-way and easement dedications required PW Prior to Standard
by the Tentative Map shall be shown on the Final Approval of Condition
Map. Final Map
116. Any phasing of the final mapping or improvements of PW Prior to Standard
a Tentative Map is subject to the approval and Approval of Condition
conditions of the Cit En ineer. Final Map
117. Street names shall be assigned to each public/private PW Prior to Standard
street pursuant to Municipal Code Chapter 7.08. The Approval of Condition
approved street names shall be indicated on the Final Final Map
Map.
118. The Final Map shall include the street monuments to PW Monuments to Standard
be set in all public streets. be Shown on Condition
Final Map and
Installed Prior
to Acceptance
of
Improvements
EASEMENTS
119. The Developer shall obtain abandonment from all PW Prior to Standard
applicable public agencies and/or private owners of Approval of Condition
existing easements and right-of-ways within the Improvement
development that will no longer be used. Plans or
Appropriate
Final Map
120. The Developer shall acquire easements, and/or PW Prior to Standard
obtain rights-of-entry from the adjacent property Approval of Condition
owners for any improvements on their property. The improvement
easements and/or rights-of-entry shall be in writin Plans or
Page 26 of 30
and copies furnished to the City Engineer. Appropriate
Final Map
GRADING
121. The Grading Plan shall be in conformance with the PW Prior to Standard
recommendations of the Geotechnical Report, the Approval of Condition
approved Tentative Map and/or Site Development Grading Plans
Review, and the City design standards & ordinances. or Issuance of
In case of conflict between the soil engineer's Grading
recommendations and City ordinances, the City Permits, and
En ineer shall determine which shall appl . On oin
122. A detailed Erosion Control Plan shall be included with PW Prior to Standard
the Grading Plan approval. The plan shall include Approval of Condition
detailed design, location, and maintenance criteria of Grading Plans
all erosion and sedimentation control measures. or Issuance of
Grading
Permits, and
Ongoin
IMPROVEMENTS
123. The public improvements shall be constructed PW Prior to Standard
generally as shown on the Tentative Map and/or Site Approval of Condition
Development Review. However, the approval of the Improvement
Tentative Map and/or Site Development Review is not Plans or Start
an approval of the specific design of the drainage, of
sanitary sewer, water, and street improvements. Construction,
and On oin
124. All public improvements shall conform to the City of PW Prior to Standard
Dublin Standard Plans and design requirements and Approval of Condition
as approved by the City Engineer. Improvement
Plans or Start
of
Construction,
and Ongoin
125. Public streets shall be at a minimum 1% slope with PW Prior to Standard
minimum gutter flow of 0.7% around bump-outs. Approval of Condition
Private streets and alleys shall be at minimum 0.5% Improvement
slope. Plans or Start
of
Construction,
and Ongoin
126. Any decorative pavers/paving installed within City PW Prior to Standard
right-of-way shall be done to the satisfaction of the Approval of Condition
City Engineer. Where decorative paving is installed at Improvement
signalized intersections, pre-formed traffic signal 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 and Ongoing
pavement markings. All turn lane stripes, stop bars
and crosswalks shall be delineated with concrete
bands or color pavers to the satisfaction of the Cit
Page 27 of 30
Engineer. Maintenance costs of decorative paving
shall be the responsibility of the Homeowners
Association
127. The Developer shall install all traffic signs and PW Prior to Standard
pavement marking as required by the City Engineer. Occupancy of Condition
Units or
Acceptance of
Improvements
128. Street light standards and luminaries shall be PW Prior to Standard
designed and installed per approval of the City Occupancy of Condition
Engineer. The maximum voltage drop for streetlights Units or
is 5%. Acceptance of
Improvements
129. Developer shall construct all potable and recycled PW Prior to Standard
water and sanitary sewer facilities required to serve Occupancy of Condition
the project in accordance with DSRSD master plans, Units or
standards, specifications and requirements. Acceptance of
Improvements
130. Fire hydrant locations shall be approved by the PW Prior to Standard
Alameda County Fire Department. A raised reflector Occupancy of Condition
blue traffic marker shall be installed in the street Units or
opposite each hydrant. Acceptance of
I mprovements
131. The Developer shall furnish and install street name PW Prior to Standard
signs for the project to the satisfaction of the City Occupancy of Condition
Engineer. Units or
Acceptance of
Improvements
132. Developer shall construct gas, electric, cable TV and PW Prior to Standard
communication improvements within the fronting Occupancy of Condition
streets and as necessary to serve the project and the Units or
future adjacent parcels as approved by the City Acceptance of
En ineer and the various Public Utilit agencies. Improvements
133. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard
shall be underground in accordance with the City Occupancy of Condition
policies and ordinances. All utilities shall be located Units or
and provided within public utility easements and sized Acceptance of
to meet utilit compan standards. Improvements
134. All utility vaults, boxes and structures, unless PW Prior to Standard
specifically approved otherwise by the City Engineer, Occupancy of Condition
shall be underground and placed in landscape areas Units or
and screened from public view. Prior to Joint Trench Acceptance of
Plan approval, landscape drawings shall be submitted Improvements
to the City showing the location of all utility vaults,
boxes and structures and adjacent landscape
features and plantings. The Joint Trench Plans shall
be signed by the City Engineer prior to construction of
the 'oint trench improvements.
CONSTRUCTION
Page 28 of 30
135. The Erosion Control Plan shall be implemented PW Ongoing as Standard
between October 15th and April 15th unless Needed Condition
otherwise allowed in writing by the City Engineer. The
Developer will be responsible for maintaining erosion
and sediment control measures for one year following
the City's acceptance of the subdivision
improvements.
136. If archaeological materials are encountered during PW Ongoing as Standard
construction, construction within 100 feet of these Needed Condition
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 su est appropriate mitigation measures.
137. Construction activities, including the maintenance and PW Ongoing as Standard
warming of equipment, shall be limited to Monday Needed Condition
through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Engineer. Extended hours or
Saturday work will be considered by the City
En ineer on a case-by-case basis.
138. Developer shall prepare a Construction Noise PW Prior to Start Standard
Management Plan that identifies measures to be of Condition
taken to minimize construction noise on surrounding Construction
developed properties. The plan shall include hours of Implementatio
construction operation, use of mufflers on n 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 pro�ect construction.
139. Developer shall prepare a plan for construction traffic PW Prior to Start Standard
interface with public traffic on any existing public of Condition
street. Construction traffic and parking may be Construction;
subject to specific requirements by the City Engineer. Implementatio
n Ongoing as
Needed
140. The Developer shall be responsible for controlling any PW Ongoing Standard
rodent, mosquito, or other pest problem due to Condition
construction activities.
141. The Developer shall be responsible for watering or PW Prior to Start Standard
other dust-palliative measures to control dust as of Condition
conditions warrant or as directed by the City Construction;
Engineer. Ongoing as
Needed
142. The Developer shall provide the Public Works PW Prior to Standard
Department with a letter from a registered civil Issuance of Condition
engineer or surveyor stating that the building pads Building
have been raded to within 0.1 feet of the rades Permits or
Page 29 of 30
shown on the approved Grading Plans, and that the Acceptance of
top & toe of banks and retaining walls are at the Improvements
locations shown on the approved Grading Plans.
NPDES
143. Prior to any clearing or grading, the Developer shall PW Prior to Start Standard
provide the City evidence that a Notice of Intent (NOI) of Any Condition
has been sent to the California State Water Construction
Resources Control Board per the requirements of the Activities
NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
144. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard
shall identify the Best Management Practices (BMPs) Prepared Prior Condition
appropriate to the project construction activities. The to Approval of
SWPPP shall include the erosion control measures in Improvement
accordance with the regulations outlined in the most Plans;
current version of the ABAG Erosion and Sediment Implementatio
Control Handbook or State Construction Best n Prior to Start
Management Practices Handbook. The Developer is of
responsible for ensuring that all contractors Construction
implement all storm water pollution prevention and Ongoing
measures in the SWPPP. as Needed
PASSED, APPROVED, AND ADOPTED this day of , 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Page 30 of 30