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HomeMy WebLinkAboutReso 166-15 Jordan Ranch SDR RESOLUTION NO. 166-15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAPS 8267 (PARCEL H) AND 8269 (NEIGHBORHOOD 7) FOR THE JORDAN RANCH PROJECT PLPA 2015-00045 WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6 acre site known as Parcel H. In addition, Neighborhood 7 is a 9.2 acre Medium Density Residential site proposed for development of 105 detached units. The proposed Parcel H and Neighborhood 7 development and related applications are collectively known as the "Jordan Ranch Project"; and WHEREAS, the application for the Jordan Ranch project includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre Parcel H site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and WHEREAS, the related applications for the Jordan Ranch project also include General Plan/Eastern Dublin Specific Plan Amendments and proposed Planned Development rezoning for a 3.7-acre school site, a 10.4-acre property within Dublin Ranch Subarea 3 (Irongate) and a 1.9-acre property within Wallis Ranch. None of these three land use amendment sites is part of the Site Development Review or Vesting Tentative Map applications; and WHEREAS, the application for all properties referenced within Jordan Ranch also includes a Planned Development rezoning with related Stage 1, and Stage 2 Development Plan, Site Development Review, Vesting Tentative Subdivision Maps 8267 and 8269, and Development Agreement amendment for Parcel H and Neighborhood 7; 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 and circulated a draft Mitigated Negative Declarations (MND) for the Project; and WHEREAS, a Staff Report, dated September 22, 2015 and incorporated herein by reference, analyzed the MND and the Project for the Planning Commission. Following a duly noticed public hearing on the Project on September 22, 2015, the Planning Commission adopted Resolution 15-08 recommending that the City Council not adopt the MND, and not adopt the related General Plan and Eastern Dublin Specific Plan amendments, Planned Development rezone with related Development Plans, Site Development Review Permit and Vesting Tentative Maps 8267 (Parcel H) and 8269 (Neighborhood 7), which resolutions are incorporated herein by reference; and WHEREAS, following a duly noticed public hearing on October 6, 2015, the City Council adopted Resolution 164-15 adopting a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations, Resolution 165-15 approving the General Plan/Eastern Dublin Specific Plan Amendments for the Project (including Parcel H), which Page 1 of 38 resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, following the public hearing on October 6, 2015, the City Council also adopted Ordinance XX-15 approving the requested Planned Development rezoning with related Stage 1 and Stage 2 Development Plan amendment for the Project, which ordinance is incorporated herein by reference; and WHEREAS, a Staff Report for the City Council, dated October 6, 2015 and incorporated herein by reference, described and analyzed the Project, including the Site Development Review permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7; and WHEREAS, on October 6, 2015, the City Council held a properly noticed public hearing on the Project, including the proposed Site Development Review permit and Vesting Tentative Maps 8267 and 8269, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the MND, and all above referenced reports, recommendations and testimony before approving the Site Development Review Permit and Vesting Tentative Maps for Parcel H and Neighborhood 7. 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 45 homes on 4.6 acre site (Parcel H) and 105 3-story detached units on a 9.2-acre site (Neighborhood 7) within Jordan Ranch: 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 designations of Medium 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 in the adopted PD Ordinance for the Project. 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. Page 2 of 38 D. The subject sites are suitable for the type and intensity of the approved development because: 1) the Project development respects the natural drainage and avoids steeper slopes, which are designated for open space; 2) the Project will implement all applicable prior adopted mitigation measures; 3) the project sites are or will be fully served by public services and existing roadways; 4) the project sites have adequate vehicular access to transportation arterials. 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 walls 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 in the Eastern Dublin Specific Plan for residential buildings in the area and previously adopted for Jordan Ranch; and 3) the color and materials proposed will be consistent with the requirements of the Eastern Dublin Specific Plan and Jordan Ranch Stage 2 Development Plan. 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 within setback from major roads; 2) landscaping in common areas and among the neighborhoods is coordinated through a system of connecting trails; 3) in addition to the internal trail system, common area open space has been provided in the form of small parks, seating areas, and paseos; 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; and 2) the project will provide a system of interconnecting trails among the neighborhoods within Jordan Ranch and adjacent neighborhoods and public recreation areas. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Maps 8267 and 8269: Vesting Tentative Tract Maps 8267 and 8269 A. The proposed Vesting Tentative Maps 8267 and 8269 are consistent with the intent of applicable subdivision regulations and with the General Plan and Eastern Dublin Specific Plan. Page 3 of 38 B. The design and improvements of the proposed Vesting Tentative Maps 8267 and 8269 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, in that the developments design and infrastructure are consistent with adjacent residential neighborhoods designated for this type of development. C. The proposed Vesting Tentative Maps 8267 and 8269 are consistent with the Planned Development zoning approved for Project in Ordinance , and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Maps 8267 and 8269 will have adequate access to major constructed or planned improvements as part of the Eastern Dublin Specific Plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by Vesting Tentative Maps 8267 and 8269 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 proposed Vesting Tentative Maps 8267 and 8269 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to Mitigation Measures and Conditions of Approval. G. The design of the subdivisions 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 Mitigation Measures adopted with the MND and prior EIRs continue to apply to the Project Site Development Review and Vesting Tentative Maps for Parcel H and Neighborhood 7. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review for a development of 45 homes on a 4.6 acre site known as Parcel H and of 105 3-story detached units on a 9.2 acre site known as Neighborhood 7 within Jordan Ranch as shown on plans prepared by Dahlin Group-Architecture Planning, Ruggeri Jensen Azar-Engineering Planners Surveyors, and Gates + Associates received September 14, 2015 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Maps 8267 and 8269 prepared by Dahlin Group-Architecture Planning, Ruggeri Jensen Azar- Engineering Planners Surveyors, and Gates + Associates received September 14, 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 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.1 Planning, [61 Building, [Pm Polices JPW1 Public Works [P&CS1 Parks & Community Services, [ADM] Administration/City Attorney, Page 4 of 38 IFIN1 Finance, [F1 Alameda County Fire Department, [DSRI Dublin San Ramon Services District rC01 Alameda County Department of Environmental Health, [Z71 Zone 7. II i" PLANNING GENERAL CONDITIONS 1. Approval. This Site Development o m ent Revi ew approval al P L Ongoing g Planning shall be as generally depicted and indicated on the project plans prepared by Dahlin Group- Architecture Planning, Ruggeri Jensen Azar- Engineering Planners Surveyors, and Gates + Associates received September 14, 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 Mitigated Negative Declaration, 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 Page 5 of 38 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, MC 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 Page 6 of 38 other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this PL Ongoing DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances/doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING—PROJECT SPECIFIC 14. Public Art Contribution. Developer shall fulfill the PL Prior to first Project Public Art Contribution through the provision of in- occupancy Specific lieu fees. Prior to the recordation of the final map for the project, Developer shall obtain the total building valuation of the project from the Building Official, and the value of the applicant's required public art project shall be determined by the Community Development Director . 15. Inclusionary Housing: The proposed project will PL Recordation Project create an additional affordable housing requirement of the first specific of 15 units. The developer proposed to satisfy its final map Page 7 of 38 obligation under the Inclusionary Zoning Regulations through the use of affordable unit credits. It will purchase these credits from either the City or Eden Housing created in the Veterans Project under development in Downtown Dublin. The purchase will either provide an additional funding stream for the Veterans Housing project or result in the City receiving additional affordable housing funds for use in other projects. 16. 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 17. Satellite Dishes: The Developer's Architect shall PL Prior to the DMC prepare a plan for review and approval by the issuance of 8.96.020. Director of Community Development and the Chief Building D Building Official that provides a consistent and Permits unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run from the individual residential unit to the location on the building to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into the chimney. In instances where the buildings have mechanical wells (Neighborhoods 4 and 6) that those buildings provide locations within the well for individual unit connections. In instances where neither chimneys nor mechanical wells exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. LANDSCAPING 18. 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 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 Page 8 of 38 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. 19. 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. 20. 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 permit the issuance of the building permit. 21. 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. 22. Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water-Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. 23. Bio-Retention Areas. The designed bio-retention PL Issuance of Standard areas shall be enhanced to create an open space the building Page 9 of 38 landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 24. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. 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 25. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 26. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard work with staff to prepare a final wall, fencing and the building mailbox plan that is consistent with Dublin Municipal permit Code and the design character of the architecture. The design of the mailbox station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 27. Sustainable Landscape Practices. The PL Issuance of Standard landscape design shall demonstrate compliance the building with sustainable landscape practices as detailed in permit the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 28. Copies of Approved Plans. The Applicant shall PL Construction Standard provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the Page 10 of 38 approved landscape plans prior to construction. BUILDING 29. 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. 30. 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. 31. Phased Occupancy Plan. If occupancy is B Occupancy of Standard requested to occur in phases, then all physical any affected improvements within each phase shall be required building to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 32. 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 Page 11 of 38 of building permits. 33. 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. 34. 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. 35. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion work under construction. 36. Addressing B Standard a) Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 Prior to scale). Highlight all exterior door openings release of on plans (front, rear, garage, etc.). The site addresses plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. The Building Official shall approve plan prior to Prior to issuance of the first building permit. (Prior to permitting 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) Address signage shall be provided as per the Occupancy Dublin Residential Security Code. of any Unit e) Exterior address numbers shall be backlight Page 12 of 38 and be posted in such a way that they may Occupancy be seen from the street. of any Unit f) Driveways servicing more than one (1) individual dwelling unit shall have a minimum Prior to of 4 inch high identification numbers, noting permit the range of unit numbers placed at the issuance, entrance to each driveway at a height and through between 36 and 42 inches above grade. The completion light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. 37. 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. 38. 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. 39. Green Building B Standard Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan Completion check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in 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 Prior to first Page 13 of 38 of this point the Manual shall be submitted to the permit Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Prior to approval of Landscape plans shall be submitted to the Green the Building Official for review. (Prior to approval of the landscape landscape plans by the City of Dublin) plans by the City of Dublin Developer may choose self-certification or certification by a third party as permitted by the Prior to Dublin Municipal Code. Applicant shall inform the approval of Green Building Official of method of certification the plans by prior to release of the first permit in each subdivision the City of / neighborhood. Dublin 40. 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 41. Cool Roofs. Flat roof areas shall have their roofing B Through material coated with light colored gravel or painted Completion with light colored or reflective material designed for Cool Roofs. 42. 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 43. Wildfire Management. Provide in the master B Prior to Standard drawing set, a sheet detailing which lots are issuance of adjacent to open space and subject to the Wildfire Building Management provisions of the code. Permits 44. Recreation Centers. Building permits are B Through Standard required for all recreation centers, swimming pools, Completion spas, park structures and associated amenities and are required to meet the accessibility and building codes. Recreation area shall be considered conceptual in nature only, items such as accessibility and permit requirements shall be reviewed during the permitting process. 45. Options. Selected options that affect the square B Through Standard footage of the dwellings shall be listed on the Completion building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan Page 14 of 38 46. Roof Plans. Detail Solar Zones on a plan type B Through Standard basis, show for each orientation as defined by Completion section 110.10.2 Energy Code (SDR) 47' Floor Plans. Show location of water heater (SDR) Through Standard Completion 48. Universal Design Ordinance. ALL units shall B Through Standard meet or exceed the requirements for Universal Completion Design (UDO). If an exemption is granted for the entry to the primary entrance, this will NOT release the unit from the remaining UDO requirements. [Can they do this?] 49. 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 Grading normal and customary testing be performed for lead Permits and based 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 Building Official prior to obtaining a demolition permit. 50. ET Adjustment Factor. The Building Standards Commission has recently amended the ET Adjustment Factor to 0.55. Landscape Architect of record shall verify that the submitted plans meet these new requirements. 51. Accessibility. Play areas shall meet the requirements of the CA Building Code for Accessibility to the play equipment and dining tables. FIRE 52. Site Plan. The site plan needs to show sufficient detail to reflect an accurate and detailed layout of the site for review and record purposes. The site plan will need a scale that will allow sufficient details for review purposes and include, but not be limited to the following: • The site parking and circulation layout including fences, gates, fire land locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances. 53. New Fire Sprinkler System Requirements. In F Prior to CA Page 15 of 38 accordance with The Dublin Fire Code, fire issuance of Building / sprinklers shall be installed in all buildings. The Building Residential system shall be in accordance with the NFPA 13D, Permits Code the CA Fire Code and CA Building / Residential Code. 54. 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". 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. 4. Where the vertical distance between grade plane and the highest roof surface exceeds 30 feet, aerial fire apparatus access roads shall be provided. Having a minimum 26' unobstructed width in the immediate vicinity of the building. 55. 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. 56. 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. DSRSD 57. Complete improvement plans shall be submitted to DSRSD Issuance of Standard DSRSD that conform to the requirements of the any building Page 16 of 38 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 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. Page 17 of 38 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 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. 66 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. 70. DSRSD has no objections to this proposed alternate DSRSD Issuance of Project site plan should such a site plan be permissible with any building Specific the revised Tassajara Road right of way and under permit Dublin Zoning regulations. 71. Development plans will not be approved until DSRSD Issuance of Project Page 18 of 38 landscape plans are submitted and approved. any building Specific permit 72. Grading for construction shall be done with recycled DSRSD Issuance of Project water. any building Specific permit 73. Temporary potable irrigation meters in areas with DSRSD Issuance of Project recycled water service shall only be allowed for any building Specific cross-connection and coverage testing for a permit maximum of 14 calendar days. 74. Where the narrow width of a proposed alley or cul- DSRSD Issuance of Project de-sac would make the standard spacing between any building Specific water mains and sewer mains unworkable, the permit developer shall design water mains and sewer mains to meet DSRSD requirements and California Division of Drinking Water requirements. 75. This project is within the area where the Department DSRSD Issuance of Project of Public Health has permitted DSRSD to use any building Specific recycled water within the front yards of SFRs which permit are managed by HOA. Should the developer choose to employ recycled water for this use, all front yards in the development will be irrigated with recycled water. 76. DSRSD Code Section 3.20.110, Duty to Connect — DSRSD Issuance of Project Recycled Water, requires the use of recycled water any building Specific for irrigation uses within the DSRSD water service permit area. Unless exempted by the District Engineer, the developer shall install a recycled water distribution system and use recycled water for approved landscape irrigation demands. Recycled water will be available as described in the DSRSD Water Master Plan Update, December 2005. Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with District's "Recycled Water Use Guidelines" and Department of Health Services requirements for recycled water irrigation design. PUBLIC WORittS,',GENERM. CONDITIONS' 77. General Conditions of Approval. Developer shall PW On going Standard comply with the following General Conditions of Approval for Vesting Tentative Tract Maps 8267 and 8269. 78. Street Lighting Maintenance Assessment PW First final map Public District. The Developer shall petition to have the Works project area annexed into the Citywide Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. In addition, Developer shall pay all administrative costs associated with processing the annexation. 79. Ownership and Maintenance of Improvements. PW First Final Public Page 19 of 38 Ownership and maintenance of street right-of-ways, map and on Works common area parcels, GHAD parcels and open going space areas and improvements shall be by the GHAD, City of Dublin and the Homeowner's Association. Prior to acceptance of the final map for processing, the applicant shall supply an "Ownership and Maintenance Exhibit" for review and approval. Exhibit shall detail which areas are to be owned and maintained by the GHAD, the City of Dublin, and the Homeowners Association. City of Dublin shall maintain public streets (pavement and curb & gutter). HOA shall maintain all common area landscaping and irrigation, all landscaping and irrigation in parkway strips, adjacent to private streets and drives and within public right-of-way, all public sidewalks adjacent to the project and common walkways. GHAD to maintain improvements within the GHAD parcels. 80. Covenants, Conditions and Restrictions PW First Final Public (CC&Rs). A Homeowners Association(s) shall be Map; modify Works formed by recordation of a declaration of with Covenants, Conditions, and Restrictions to govern successive use and maintenance of the landscape, decorative Final Maps pavement and other features within the public right- of-way contained in the Agreement for Long Term Encroachments; all private road improvements; all open space and common area landscaping; all stormwater treatment measures; and all trail improvements. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that prohibits the amendment of those provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the private roads, landscaping & irrigation, stormwater treatment measures, public trail, 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. 81. Phased Improvements. Right-of-way dedication PW First Final Public and installation of public and private improvements Map Works may be 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 Page 20 of 38 to serve and access the phased lots created, including stormwater treatment measures required to meet the provisions of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP). All rights-of-way and improvements, including utilities and traffic signal installation and modifications, 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. 82. Private street and common area subdivision PW Final Map Standard improvements. Common area improvements, private streets, private drives and all other subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement for each respective tract. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways; enhanced street paving; parking spaces; street lights (wired underground) and appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities; striping and signage; and fire hydrants. 83. Private Street Easements. Public Utility PW Final Map Standard Easements (PUE), Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) shall be 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. 84. Private Street Easements. The Developer shall PW Final Map Standard dedicate Emergency Vehicle Access Easements (EVAE) over the clear pavement width of all private streets and drives. Easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 85. _ Intersections: The design of the intersections shall PW Final Map or Public Page 21 of 38 be generally as shown on the Tentative Map and improvement Works the Site Development Review. The Developer shall plans submit details of the 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. Final design details shall be subject to review and approval by the City Engineer. 86. Monuments. Final Maps shall include private street PW Monuments Public monuments to be set in all private streets. Private to be shown Works street monuments shall be set at all intersections on Final Map and as determined by the City Engineer. and installed prior to acceptance of improvements 87. Stormwater Source Control. "No Dumping Drains PW Grading/Appr Standard to Bay" storm drain medallions per City Standard oval of Detail CD-704 shall be placed on all public and improvement private storm drain inlets. plans 88. Trash Capture. The project Stormwater PW Approval of Standard Management Plan shall incorporate trash capture Grading measures such as screens, filters or CDSNortex Improvement units to address the requirements of Provision C.10 Plans of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 89. Grading. The toe of any slope shall be one foot PW Approval of Standard back of sidewalk. The top of any slope shall be Grading three feet back of walkway. Minor exceptions may Plans or be made in the above slope design criteria to meet issuance of unforeseen design constraints subject to the grading approval of the City Engineer. permit and on going 90. Front and Grading: Finish PW Approval of Standard y g: grading for all front Grading yards shall be of variable slope with a maximum of Plans or 3:1 between hinge points located a minimum of issuance of fifteen feet (15') behind back-of-walk (10 feet if there is a building encroachment) and three feet (3') grading behind back of walk. permit and on going 91. Curb Ramps: Curb ramp layouts are not approved PW Approval of Standard at this time. The number, location and layout of all improvement curb ramps shall be reviewed and approved by the plans or start City Engineer with the Improvement Plans of associated with each Final Map. All pedestrian construction ramps shall be designed and constructed to provide On going Page 22 of 38 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. 92. Utilities. All new utility service connections, PW Approval of Standard including electrical and communications, shall be Improvement installed underground. Electrical transformers shall Plans or start be installed in underground vaults within an of appropriate utility easement or public service construction easement. On going 93. Landscape Plans. Developer shall submit design PW 1st submittal Standard development Landscape Plans with the first plan or check for the street improvement plans and final improvement map for each respective tract. The Landscape plans and Plans shall show details, sections and supplemental approved with information as necessary for design coordination of Final Map 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. 94. Street Light and Joint Trench Plans. Streetlight PW 1st submittal Standard Plans and Joint Trench Plans shall be submitted or with the first plan check for the street improvement improvement plans and final map for each respective tract. The plans and final streetlight plan and joint trench plan shall be approved completed prior to Final Map approval for each prior to Final respective subdivision. Map 95. Geotechnical Investigation. The Developer shall PW 1st submittal Standard submit a design level geotechnical investigation of grading report defining and delineating any seismic hazard. plans and on The report shall be prepared in accordance with going 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 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. 96. Grading. The disposal site and haul truck route for PW Approval of Public any off-haul dirt materials shall be subject to the grading plans, Works review and approval by the City Engineer prior to or start of the approval the improvement plans or issuance of construction a Grading Permit. If the Developer does not own or issuance of Page 23 of 38 the parcel on which the proposed disposal site is grading located, the Developer shall provide the City with a permit 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. 97. Dust Control/Street Sweeping. The Developer PW Start of Public shall provide adequate dust control measures at all construction Works times during the grading and hauling operations. All On going trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. 98. Underground Obstructions. Prior to demolition, PW Prior to Standard excavation and grading on any portion of the project grading and site, all underground obstructions (i.e., debris, septic construction tanks, fuel tanks, barrels, chemical waste) shall be 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. 99. Central Parkway Improvements. The Developer PW Final map Public shall modify Central Parkway improvements east of and Works Panorama Way and west of Tract 8100 boundary improvement line to provide: plans for • permanent sidewalk improvements along the Tract 8267 or north side of Central Parkway Tract 8269, • remove eastbound left turn pocket whichever is • provide adequate area for vehicular turn- first around movements at eastbound Central Parkway Improvements shall be to the satisfaction of the City En•ineer. 100. Revised Tentative Map. Prior to acceptance of the Prior to First final map for processing, the applicant shall submit Final Map a revised Vesting Tentative Map that includes all and prior to parcel and lot dimensions, a list of parcel uses, a first submittal map indicating ownership and maintenance of Grading responsibilities, easements, typical lot drainage, Plan typical lot utility layout and all standard items required on a tentative tract map. 101. Noise Study. A site-specific Noise Study for Parcel P Prior to Planning Page 24 of 38 H development shall be submitted. Building Permit Issuance 102. Landscape Features within Public Right of Way. PW Final Map Standard The Developer shall enter into an "Agreement for Long Term Encroachments" with the City for maintaining the landscape features within public Right of Way including frontage landscaping, decorative pavements and special features (i.e. walls, monuments, fences, etc.), and landscaping and sidewalks along the east side of Fallon Road, and along the north side of Central Parkway as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Developer will be responsible for maintaining all decorative pavements including restoration required as the result of utility repairs. 103. Private Streets: The owner shall dedicate private PW Approval of Public street and drive right-of-way and install complete final map and Works street improvements for the proposed private improvement streets within the development as shown on the plans Tentative Map as Street A, Street B, Street C, Street D, Street E, Drive A, Drive B and Drive C). 104. Master Drainage Plan: The Developer shall PW Final Map for Public provide a Master Drainage Plan for the proposed tract 8267 or Works development within the Tract 8267 area to the issuance of satisfaction of the City Engineer. grading permit, approval of grading plans 105. Drainage Release Easements: The Developer PW Final Map Public shall dedicate to the City of Dublin drainage release Works easements on any privately owned parcels (HOA or GHAD) that accept storm drainage from public owned streets or parcels. 106. Storm Drain Easements. The Developer shall PW Final Map Public dedicate to the City of Dublin storm drain Works easements on any privately owned parcels (HOA or CHAD) that contain storm drain systems which convey storm drainage from public owned streets or parcels. 107. Stormwater Management. The provided PW Prior to Public Stormwater Management Plan included with the approval of Works Tentative Map is approved in concept only. The grading, final Stormwater Management Plan is subject to improvement City Engineer approval prior to approval of the Tract plans Improvement Plans. Approval is subject to the Page 25 of 38 developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards outlined in the Water Quality Certification and Waste Discharge Requirements for Jordan Ranch Project, issued by the San Francisco Bay Regional Water Quality Control Board. 108. Stormwater Management. If the project is PW Grading, Public developed in phases, suitable stormwater treatment improvement Works and hydromodification measures shall be installed plans for each with each phase such that the stormwater runoff phase from the impervious areas created or replaced within the boundaries of each phase shall be properly treated and metered with stormwater treatment and hydromodification measures constructed with that phase or in previous phases. 109. Storm Water Treatment Measures Maintenance PW Final Map Standard Agreement. Developer shall enter into an Agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2- 2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 110. Landscape Improvements: All landscape PW Final Map Public plantings, irrigation, decorative pavements, and and Works structures as approved with the Site Development improvement Review within the public right of way, along all plans for private streets and drives dedicated with Tract Tract 8267 8267, along the regional trail corridor, within all On going common area parcels dedicated with Tract 8267 shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 8267. TRACT 2 g' :001' ite,-Parcel A Tract 8100) 111. Revised Tentative Map. Prior to acceptance of the Prior to First final map for processing, the applicant shall submit Final Map a revised Tentative Map that includes all parcel and and prior to lot dimensions, a list of parcel uses, a map first submittal indicating ownership and maintenance of Grading responsibilities, easements, typical lot drainage, Plan typical lot utility layout and all standard items required on a tentative tract map. 112. Landscape Features within Public Right of Way. PW Final Map Standard The Developer shall enter into an "Agreement for Page 26 of 38 Long Term Encroachments" with the City for maintaining the landscape features within public Right of Way including frontage landscaping, decorative pavements and special features (i.e. walls, monuments, fences, etc.), and landscaping and sidewalks along the east side of Panorama Way, and along Street J, Street K and Street L, as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Developer will be responsible for maintaining all decorative pavements including restoration required as the result of utility repairs. 113. The project Applicant shall submit the following PW Prior to Project plans to Public Works for approval: issuance of Specific a. Signing and striping plan the building b. Detailed street cross-sections permit c. Location of pedestrian ramps. d. Intersections of K Street and J Street with Panorama Drive shall be designed to accommodate existing street infrastructure on Panorama Drive, to the satisfaction of the Public Works Department. e. Intersection visibility triangles for all intersections. Intersection visibility shall be determined by Safe Stopping Sight Distance (SSSD) Criteria as outlined in the current Caltrans Highway Design Manual. Assume 30 MPH for all streets. Landscaping features, architectural structures, or any similar elements taller than 30 inches shall not be installed within the SSSD triangles. 114. PW Prior to Project All internal streets ( J, K, L, etc.) shall be private issuance of Specific streets. the building permit 115. On-street parking on any Public Street shall not be PW Prior to Project allowed within an intersection including T- issuance of Specific intersection. the building permit 116. PW Prior to Project On-street parking on any street shall be restricted issuance of Specific within 15 feet of any fire hydrant. the building permit 117. Private Streets: The owner shall dedicate private PW Approval of Public street and drive right-of-way and install complete final map and Works street improvements for the proposed private improvement streets within the development as shown on the plans Tentative Map as Street J, Street K and Street L, Page 27 of 38 Drive A, Drive B and Drive C, Drive D, Drive E, Drive F, Drive G, Drive H, Drive I, Drive J, Drive K and Drive L. 118. Offsite Grading Easement. Prior to issuance of a PW Issuance of Public grading permit for Tract 8269 — School Site, a Grading Works grading easement shall be obtained from the Pemit owners of the adjoining Neighborhood 5 property. 119. Master Drainage Plan: The Developer shall PW Final Map for Public provide a Master Drainage Plan for the proposed Tract 8269 or Works development within the Tract 8269 area to the issuance of satisfaction of the City Engineer. grading permit, approval of grading plans 120. Drainage Release Easements: The Developer PW Final Map Public shall dedicate to the City of Dublin drainage release Works easements on any privately owned parcels (HOA or GHAD) that accept storm drainage from public owned streets or parcels. 121. Storm Drain Easements. The Developer shall PW Final Map Public dedicate to the City of Dublin storm drain Works easements on any privately owned parcels (HOA or GHAD) that contain storm drain systems which convey storm drainage from public owned streets or parcels. 122. Stormwater Management. The provided PW Prior to Public Stormwater Management Plan included with the approval of Works Tentative Map is approved in concept only. The grading, final Stormwater Management Plan is subject to improvement City Engineer approval prior to approval of the Tract plans Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards outlined in the Water Quality Certification and Waste Discharge Requirements ("Order"), for Jordan Ranch Project, issued by the San Francisco Bay Regional Water Quality Control Board. 123. Stormwater Management. If the project is PW Grading, Public developed in phases, suitable stormwater treatment improvement Works and hydromodification measures shall be installed plans for each with each phase such that the stormwater runoff phase from the impervious areas created or replaced within the boundaries of each phase shall be properly treated and metered with stormwater treatment and hydromodification measures constructed with that phase or in previous phases. 124. Storm Water Treatment Measures Maintenance PW Final Map Standard Agreement. Developer shall enter into an Page 28 of 38 Agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2- 2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 125. Landscape Improvements: All landscape PW Improvement Public plantings, irrigation and other improvements as Plans Works shown in the Site Development Review package within and with Tract 8269 shall be completed with Tract 8269. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 8269. PUBLIC WORKS STANDARD CONDITION :, GENERAL 126. Developer shall comply with the following City of PW On going Standard Dublin Public Works Standard Conditions of Approval ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. Standard Conditions shall apply to Vesting Tentative Tract Maps 8267 and 8269. 127. 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 Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 128. 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 Page 29 of 38 other department, committee, or agency of the City related to this project 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. 129. If there are conflicts between the Tentative Map PW On going Standard approval and the SDR approval pertaining to mapping or public improvements the Tentative Map shall take precedent. Agreements and Benda 130. The Developer shall enter into a Tract Improvement PW First Final Standard Agreement with the City for all public improvements Map & 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 Agreement. 131. The Developer shall provide performance (100%), PW First Final Standard and labor & material (100%) securities to guarantee Map & the tract improvements, approved by the City Successive Engineer, prior to execution of the Tract Maps Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) Fees 132. The Developer shall pay all applicable fees in effect PW Zone 7 and Standard at the time of building permit issuance including, but Parkland In- not limited to, Planning fees, Building fees, Dublin Lieu Fees San Ramon Services District fees, Public Facilities due prior to fees, Dublin Unified School District School Impact filing each fees, Public Works Traffic Impact fees, Alameda Final Map, County Fire Services fees, Noise Mitigation fees, other fees Inclusionary Housing In-Lieu fees, Alameda County required with Flood and Water Conservation District (Zone 7) issuance of Drainage and Water Connection fees and any other building fees as noted in the Development Agreement. permits 133. Traffic Impact Fees. The Developer shall be PW Issuance of Standard responsible for payment of the Eastern Dublin Building Traffic Impact Fee (Sections 1 and 2), the Eastern Permits Dublin 1-580 Interchange Fee, and the Tri-Valley Transportation Development Fee. Fees will be Page 30 of 38 payable at issuance of building permits. 134. Eastern Dublin Traffic Impact Fee Minimum PW Issuance of Standard Payment. The Developer shall be responsible for Building payment of a minimum portion of the Eastern Dublin Permits Impact Fee in cash (11% Category 1 and 25% of category 2), as specified in the resolution establishing the Eastern Dublin Traffic Impact Fee. These minimum cash payments shall be in addition to any other payment noted in these conditions and may not be offset by fee credits. 135. Dublin Ranch Eastside Storm Drain Benefit PW Prior to First Standard District (G-3 Culvert). In accordance with Dublin Final Map or Project Municipal Code Section 7.74.290, the Developer First Building Specific shall pay the applicable benefit charges for the Permit, property. whichever is earlier 136. The Developer shall dedicate parkland or pay in-lieu PW Prior to filing Standard fees in the amounts and at the times set forth in City final map 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. Perm 137. Developer shall obtain an Encroachment Permit PW Start of work Standard 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. 138. Developer shall obtain a Grading/Sitework Permit PW Start of work Standard from the Public Works Department for all grading and private site improvements that serves more than one lot or residential condominium unit. 139. Developer shall obtain all permits required by other PW Start of work Standard agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. Subi . 140. All submittals of plans and Final Maps shall comply PW Approval of Standard with the requirements of the "City of Dublin Public improvement Works Department Improvement Plan Submittal plans or final Requirements", and the "City of Dublin Improvement map Plan Review Check List". Page 31 of 38 141. The Developer will be responsible for submittals PW Approval of Standard and reviews to obtain the approvals of all improvement participating non-City agencies. The Alameda plans or final County Fire Department and the Dublin San Ramon map Services District shall approve and sign the Improvement Plans. 142. Developer shall submit a Geotechnical Report, PW Approval of Standard which includes street pavement sections and improvement grading recommendations. plans, grading plans or final map 143. Developer shall provide the Public Works PW Acceptance Standard Department a digital vectorized file of the "master" of CAD 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 Ill, and U.S. foot. Final Map 144. 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. 145. 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. 146. Any phasing of the final mapping or improvements PW Approval of Standard of a Tentative Map is subject to the approval and Final Map conditions of the City Engineer. 147. 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. 148. 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 Page 32 of 38 acceptance of improvements Easements 149. PW Approval of Standard The Developer shall obtain abandonment from all improvement applicable public agencies of existing easements plans or and right of ways that will no longer be used. appropriate final map 150. The Developer shall acquire easements, and/or PW Approval of Standard obtain rights-of-entry from the adjacent property improvement owners for any improvements on their property. The plans or easements and/or rights-of-entry shall be in writing appropriate and copies furnished to the City Engineer. final map Grading 151. The Grading Plan shall be in conformance with the PW Approval of Standard recommendations of the Geotechnical Report, the grading plans approved Tentative Map and/or Site Development or issuance of Review, and the City design standards & grading ordinances. In case of conflict between the soil permits. engineer's recommendations and City ordinances, On going the City Engineer shall determine which shall apply. 152. Remedial Grading. The grading plan shall include PW First Final Standard a remedial grading plan prepared by the project Map or geotechnical consultant, outlining areas of slide Issuance of repair, benches, keyways, over-excavation at cut-fill Grading transitions, subdrains, and other recommendations Permits of the consultant. The remedial grading plan will be subject to review and approval by the City's own geotechnical consultant. 153. A detailed Erosion Control Plan shall be included PW Approval of Standard with the Grading Plan approval. The plan shall grading plans include detailed design, location, and maintenance or issuance of criteria of all erosion and sedimentation control grading measures. permits. On going 154. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard not cross property lines, or shall be located a grading plans minimum of 2' below the finished grade of the upper or issuance of lot. grading permits. On going 155. Resource Agency Permits. Prior to the filing of PW Prior to First Standard the first final map, and prior to start of any grading Final Map or of the site as necessary, permits shall be obtained Issuance of from the US Army Corps of Engineers, the San Grading Francisco Bay Regional Water Quality Control Permit Board, the State California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alternation of wetland areas within the Page 33 of 38 site. The project shall be modified as needed to respond to the conditions of the permits. In the event that permits require the creation of permanent habitat or other mitigation measures within the project limits, the Developer shall provide (1) conservation easements or other land use restrictions over the project as required by the resource agencies, and (2) provide funding for ongoing maintenance of habitat areas in the form of an endowment (to the City or third party) or ongoing assessments (through the GHAD). The City reserves the right to modify or add conditions of approval as needed in response to the final permit conditions from the resource agencies. Improvements 156. The public improvements shall be constructed PW Approval of Standard generally as shown on the Tentative Map and/or grading plans Site Development Review. However, the approval or issuance of of the Tentative Map and/or Site Development grading Review is not an approval of the specific design of permits. the drainage, sanitary sewer, water, and street On going improvements. 157. All public improvements shall conform to the City of PW Approval of Standard Dublin Standard Plans and design requirements improvement and as approved by the City Engineer. plans or start of construction. On going 158. Public streets shall be at a minimum 1% slope with PW Approval of Standard minimum gutter flow of 0.7% around bump-outs. improvement Private streets and alleys shall be at minimum 0.5% plans or start slope. of construction. On going 159. Curb Returns on arterial and collector streets shall PW Approval of Standard be 40-foot radius, all internal public streets curb improvement returns shall be minimum 30-foot radius (36-foot plans or start with bump outs) and private streets/alleys shall be a of minimum 20-foot radius, or as approved by the City construction. Engineer. Curb ramp locations and design shall On going conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 160. Any decorative pavers/paving installed within City PW Approval of Standard right-of-way shall be done to the satisfaction of the improvement City Engineer. Where decorative paving is installed plans or start at signalized intersections, pre-formed traffic signal of loops shall be put under the decorative pavement. construction. Decorative pavements shall not interfere with the On going Page 34 of 38 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. 161. The Developer shall install all traffic signs and PW Occupancy of Standard pavement marking as required by the City Engineer. units or acceptance of improvements 162. Street light standards and luminaries shall be PW Occupancy of Standard designed and installed units or g per approval of the City acceptance of Engineer. The maximum voltage drop for streetlights is 5%. improvements 163. The Developer shall construct bus stops and PW Occupancy of Standard shelters at the locations designated and approved units or by the LAVTA and the City Engineer. The acceptance of Developer shall pay the cost of procuring and improvements installing these improvements. 164. 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 165. Fire hydrant locations shall be approved by the PW Occupancy of Standard Alameda County Fire Department. A raised reflector units or blue traffic marker shall be installed in the street acceptance of opposite each hydrant. improvements 166. 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 167. 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. 168. 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. 169. All utility vaults, boxes and structures, unless PW Occupancy of Standard Page 35 of 38 specifically approved otherwise by the City units or Engineer, shall be underground and placed in acceptance of landscape areas and screened from public view. improvements Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. Construction 170. The Erosion Control Plan shall be implemented PW On-going as Standard between October 15th and April 15th unless needed otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 171. If archaeological materials are encountered during PW On-going as 1993 construction, construction within 100 feet of these needed EDEIR materials shall be halted until a professional MM Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 172. Construction activities, including the maintenance PW On-going as Standard and warming of equipment, shall be limited to needed Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. 173. 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 implementatio developed properties. The plan shall include hours n and on- of construction operation, use of mufflers on going 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. 174. 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 implementatio be subject to specific requirements by the City nand on- Engineer. going as needed Page 36 of 38 175. The Developer shall be responsible for controlling PW On-going Standard any rodent, mosquito, or other pest problem due to construction activities. 176. The Developer shall be responsible for watering or PW On-going Standard other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 177. 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 of shown on the approved Grading Plans, and that the improvements top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. Storm Water Quality(NPDES) 178. 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. 179. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management prepared Practices (BMPs) appropriate to the prior to ( ) project approval of construction activities. The SWPPP shall include the improvement erosion control measures in accordance with the 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. Page 37 of 38 PASSED, APPROVED, AND ADOPTED this 6th day of October, 2015, by the following vote: AYES: Councilmembers Biddle, Hart, Wehrenberg, and Mayor Haubert NOES: Councilmember Gupta ABSENT: None ABSTAIN: None Mayor ATTEST: afro City Clerk Reso No. 166-15,Adopted 10-6-15, Item 6.1 Page 38 of 38