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HomeMy WebLinkAboutPC Reso 15-12 Trumark/Regional St VTMap RESOLUTION NO. 15-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING VESTING TENTATIVE MAP 8295 FOR THE TRUMARK RESIDENTIAL PROJECT AT 7144 REGIONAL STREET (APN 941-0305-024-00) PLPA-2015-00017 WHEREAS, the Applicant, Trumark Homes LLC, is requesting approval of an application to construct 60 townhomes on an approximately 2 7 acre site at 7144 Regional Street in Downtown Dublin The project will include the construction of the residential buildings, site circulation and landscape improvements, and street improvements along Regional Street and San Ramon Road along the project frontages. The Applicant is seeking site and architectural (SDR) approval, a Vesting Tentative Map to create condominium units, and a Conditional Use Permit to authorize a reduced guest parking standard of 0.6 spaces per residential unit instead of 1.0 guest spaces per unit as otherwise required by the Zoning Ordinance; and WHEREAS, the project site is located in Downtown Dublin, within the Retail District of the Downtown Dublin Specific Plan, and WHEREAS, the proposed subdivision of the ± 2 7 acre property is into six Air Space Condominium parcels for the 60 residential units with walkways and patios (totaling 1.66 acres) and seven Common Area parcels for the driveways, landscaping, and parking areas (totaling 1 04 acres), and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into multiple parcels for purpose of sale, lease or financing, unless a Tentative Subdivision Map is acted upon, and a Final Map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision Regulations, and WHEREAS, a complete application for a Vesting Tentative Map is on file in the Community Development Department, Planning Division, and WHEREAS, Chapter 9.04 040 of the City of Dublin Municipal Code specifies that the Planning Commission is the advisory agency for the approval, conditional approval, or disapproval of tentative subdivision maps for five (5) or more parcels; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared, and WHEREAS, the project is located within the Downtown Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005 The Downtown Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11 dated February 1, 2011 Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168, Vesting Tentative Map approval for this project is within the scope of the project analyzed in the Specific Plan EIR and no further CEQA review or document is required, and WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by reference, described and analyzed the Trumark/Regional Street residential project, including the Site Development Review application, Vesting Tentative Map application, and the proposed Conditional Use Permit for a Parking Reduction, and WHEREAS, the Planning Commission held a properly noticed public hearing on the Trumark/Regional Street residential project, including the Site Development Review application, Vesting Tentative Map application, and the proposed Conditional Use Permit for a Parking Reduction on October 13, 2015, at which time all interested parties had the opportunity to be heard, and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does hereby find that: A. Vesting Tentative Map 8295 is consistent with the intent of applicable subdivision regulations and related ordinances. B. The design or improvements of Vesting Tentative Map 8295 are consistent with the City's General Plan policies as they apply to the subject property in that the Map will create six Air Space Condominium parcels for the 60 residential units with walkways and patios (totaling 1.66 acres) and seven Common Area parcels for the driveways, landscaping, and parking areas (totaling 1.04 acres) for future residential development C Vesting Tentative Map 8295 is consistent with the Downtown Dublin Zoning District (DDZD) and is therefore consistent with the City of Dublin Zoning Ordinance D The project site is located adjacent to major roads on approximately 2 7 acres of relatively flat topography, and so therefore is physically suitable for the type and density of development that is proposed E. The Vesting Tentative Map will not cause environmental damage or substantially injure fish or wildlife or their habitat, or cause public health concerns because the existing site is fully developed with improvements and is therefore already an urbanized site with little habitat value F. The design of the Vesting Tentative Map 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 Vesting Tentative Map and title report and has determined that the future proposed buildings will not conflict with existing or new easements nor with future property lines BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby approve Vesting Tentative Map 8295 for the Trumark/Regional Street residential project to subdivide the ± 2.7 acre property into six Air Space Condominium parcels for the 60 residential units with walkways and patios (totaling 1 66 acres) and seven Common Area parcels for the driveways, landscaping, and parking areas (totaling 1 04 acres), as shown on the project plans prepared by MacKay & Somps, dated received on September 29, 2015, and incorporated herein by reference, subject to the following Conditions of Approval CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of final map, and shall be subject to Planning Division review and approval The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning, [B] Building; [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney; [FIN] Finance, [PCS] Parks and Community Services, [F] Dublin Fire Prevention, [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7, [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. COA# Condition Text Resp. Required Agency Prior to: PLANNING DIVISION 1. Approval. This Vesting Tentative Map approval is for the PL i On-going Trumark/Regional Residential Project, Tract 8295 This approval i shall be as generally depicted and indicated on the VTM Air Space Condominium plans, attached to the project SDR Resolution as Exhibit A, prepared by MacKay & Somps, KTGY Group, and Gates + Associates Landscape Architecture dated received September 29, 2015, on file in the Community Development Department, and as specified as the following Conditions of Approval for this project 2. Effective Date. This VTM approval becomes effective after the PL On-going Community Benefit Agreement associated with the project is approved by the City Council If the Community Benefit Agreement is not approved, the Vesting Tentative Map approval shall become null and void 3. Compliance. The Applicant/Property Owner shall operate this use PL On-going in compliance with the Conditions of Approval of this VTM approval 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 4. Revocation of Permit. The VTM approval shall be revocable for PL On-going cause in accordance with Chapter 9 of the Dublin Municipal Code and the State SMA Any violation of the terms or conditions of this .ermit shall be subject to citation 5. Requirements and Standard Conditions. The Applicant/ Various Building Developer shall comply with applicable City of Dublin Fire Permit 3 COA# Condition Text Resp. Required A.enc Prior to: _ Prevention Bureau, Dublin Public Works Department, Dublin Issuance 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 6. Required Permits. Developer shall obtain all permits required by Building other agencies including, but not limited to Alameda County Flood Permit Control and Water Conservation District Zone 7, California Issuance Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide co•ies of the •ermits to the Public Works Department 7. Fees. Applicant/Developer shall pay all applicable fees in effect at Various Building the time of building permit issuance, including, but not limited to, Permit Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Issuance 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 8. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City 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 .roceedings 9. Clarification of Conditions. In the event that there needs to be PL, PW On-going clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from im•acts to this •ro ect 10. Covenants, Conditions and Restrictions (CC&Rs). A PW, PL Approval of Homeowners Association shall be formed by recordation of a Final Map 4 COA# Condition Text Resp. Required Agency _ Prior to: declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the buildings and site. Said declaration shall set forth the Association name, bylaws, rules and regulations The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, fences, walls, drainage, lighting, signs and other related improvements. The cc&E, shall also contain all other items reawred by these conditions The Developer shall submit a copy of the CC&R document to the City for review and approval DSRSD 11. Final Map shall be submitted to and approved by DSRSD for DSRSD Approval of easement locations, widths, and restrictions Final Map PUBLIC WORKS 12. Ownership and Maintenance of Improvements. Prior to PW Final Map approval of the first Final Map, the Developer shall submit an and Ongoing "Ownership and Maintenance" exhibit indicating ownership and maintenance responsibilities for the project street, common area parcels and open space improvements The "Ownership and Maintenance" exhibit shall be subject to review and approval by the City Engineer 13. Landscape Features within Public Right of Way The PW First Final Developer shall enter into an "Agreement for Long Term Map, Modify Encroachments" with the City to allow the Homeowner's with Association to maintain the curb & gutter, sidewalk, landscape and Successive decorative features within public Right of Way including frontage Final Maps landscaping, decorative pavements and special features (i e , walls, portals, benches, etc.) as shown on the Site Development Review package The Agreement shall identify the ownership of the special features and maintenance responsibilities The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utilit re.airs 14. Covenants, Conditions and Restrictions (CC&Rs). A PW First Final Homeowners Association shall be formed by recordation of a Map, Modify declaration of Covenants, Conditions, and Restrictions to govern with use and maintenance of the landscape features, decorative Successive pavement and other features within the public right of way Final Maps contained in the Agreement for Long Term Encroachments, all open space and common area landscaping, and all stormwater treatment measures Said declaration shall set forth the Association name, bylaws, rules and regulations The CC&Rs shall also contain a provision that prohibits the amendment of those provisions of the CC&Rs requested by City without the City's approval The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of all private streets, alleyways and motor courts, landscaping & irrigation', decorative pavements, median islands, fences, walls, drainage and stormwater treatment features, lighting, signs and other related improvements The CC&Rs shall also contain all other items required by these conditions. The 5 Developer shall submit a copy of the CC&R document to the City _ for review and approval 15. San Ramon Road & Regional Street. The existing sidewalk PW First Final along the project's frontage has extensive damage, offsets and Map and cross-slopes that exceed the California Building Code Ongoing requirements Developer shall remove and replace all curb, gutter,sidewalk; and driveways along the project's San Ramond Road and Regional Street frontage 16. San Ramon Road EVAE Access. Developer shall install beveled PW I First Final curb at each of the two proposed Emergency Vehicle Access Map and points on San Ramon Road _ Ongoing 17. Regional Street. Developer shall construct City standard PW First Final driveway cut at the project entrance on Regional Street and Map and replace the existing driveway with the standard curb, gutter and Ongoing sidewalk. 18. San Ramon Road & Regional Street. Developer shall install tree PW First Final grates in all new and existing tree wells The Maintenance of tree Map and grates shall be the responsibility of the new Homeowners' Ongoing Association 19. Frontage Improvements. Developer shall install Street PW First Final improvements along the project's frontage which may include, but Map and are not limited to planting of new street trees in all empty tree I Ongoing wells, replacement of existing street trees if deemed necessary, relocation of previously unknown existing utilities, and/or storm drain improvements I 20. Storm Drain Easement. Developer shall dedicate a Storm Drain PW First Final Easement (SDE) over the existing storm drain line that is located Map and on the project site near and parallel to the western boundary along Ongoing San Ramon Road Said easement shall be a minimum 15' wide The easement shall be centered on the existing storm drain pipe The location and alignment of the existing pipe shall be verified and approved based on a field survey If the location of the existing storm drain pipe is found to be in conflict with the proposed improvements, the developer shall be solely responsible for relocating the pipe to meet City standards and requirements 21. Existing 40' Storm Drain Easement. Developer shall not PW First Final construct any permanent buildings or footings within the existing Map and 40' storm drain easement along the northern portion of the site Ongoing Non-structural patio walls will be allowed to encroach into the easement with a..roval by the City Engineer 22. Public Service Easements (PSE). A 3' Public Service PW First Final Easement(s) shall be dedicated along the project's Regional Map and Street and San Ramon Road frontages to allow for the proper Ongoing placement of public utility vaults, boxes, appurtenances or similar items behind the back-of-sidewalk Private improvements such as ' fences, gates or trellises shall not be located within the public service easements 23. Private Streets. The Developer shall establish private street PW First Final access rights and install complete street improvements for the Map proposed private streets and alleyways within the development as shown on the Tentative Map 24. Intersection Sight Distance: On-street parking shall be restricted PW First Final within the triangles created by the Safe Stopping Sight Distance Map 6 zones (Visibility Zones) at the project entrance In addition, all landscaping and architectural features shall be no more than 30- inches tall inside the Visibility Zones at the project entrances The Visibility Zones shall be determined by the traffic analysis The traffic analysis shall be reviewed and approved by the Traffic En.sneer 25. Private street and common area subdivision improvements. PW First Final Common area improvements, private streets, private alleys and all Map other subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement Such I 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, sin.in. and si•na•e, and fire h drants. 26. Private Street and Sidewalk Improvements. The private PW First Final ! sidewalk internal to the project shall be minimum width of four feet Map (4') and a foot by five foot (5'x5') "turnaround" areas shall be •rovided at intervals of no less than two hundred feet 200' 27. Private Street Easements Public Utility Easements (PUE). PW ! First Final Sanitary Sewer Easements (SSE) and Water Line Easements Map (WLE) shall be established over all private streets within the subdivisions The PUE, SSE and WLE dedication statements on the Final Map are to recite that the easements are available for, but not limited to, the installation, access and maintenance of sanitary and storm sewers, water, electrical and communication facilities Project entry monument signs and walls shall not be located within these easements _ 28. Private Street Easements. The Developer shall dedicate PW First Final Emergency Vehicle Access Easements (EVAE) over the clear Map pavement width of all private streets and alleys Easement geometry shall be consistent with the approved Tentative Map and shall be subject to final approval by the City Engineer and Fire Marshal 29. Monuments Final Maps shall include private street monuments to PW First Final be set in all private streets Private street monuments shall be set Map at all intersections and as determined b the Cit En•ineer 30. Decorative Pavement Decorative pavers, stamped concrete or PW First Final other similar non-standard pavement sections shall not be installed Map and on any public street, unless the design and location is reviewed Ongoing and approved by the City Engineer These items can be installed on private streets. In any case, decorative pavement (pavers or similar non-standard pavement sections) shall not be installed over traffic detector loops, inside crosswalks or within thirty feet (30') of any crosswalk or STOP bar 31. Curb Ramps Curb ramp layouts are subject to final review and PW First Final approval by the City Engineer The number, location and layout of Map and all curb ramps shall be reviewed and approved by the City Ongoing Engineer with the Improvement Plans associated with each Final Map All pedestrian ramps shall be designed and constructed to 7 provide direct access to marked or unmarked crosswalks Each pedestrian ramp shall be oriented such that it is aligned and parallel to the marked or unmarked crosswalk it is intended to serve Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be provided, unless specifically a..roved b the Cit En.ineer 32. Stormwater Management: The provided Stormwater PW First Final Management Plan, Sheet 3 of the Tentative Map, prepared by Map and MacKay & Somps, dated June 6, 2015 is approved in concept Ongoing only, except as noted below The final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Ba Regional Water Qualit Control Board 33. Trash Capture The project Stormwater Management Plan shall PW First Final incorporate trash capture measures such as inlet filters or Map and hydrodynamic separator units to address the requirements of Ongoing Provision C 10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of i the Cit En•ineer. 34. Storm Water Treatment Measures Maintenance Agreement. PW First Final Developer shall enter into an Agreement with the City of Dublin Map and that guarantees the property owner's perpetual maintenance Ongoing 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 35. Stormwater Source Control. No Dumping Drains to Bay" storm PW First Final drain medallions per City Standard Detail CD-704 shall be placed Map and on all public and private storm drain inlets Ongoing 36. Utilities. All new utility service connections, including electrical PW First Final and communications, shall be installed underground Electrical Map and transformers shall be installed in underground vaults within an Ongoing a..ro.riate utility easement or public service easement 37. Landscape Plans. Developer shall submit design development PW First Final Landscape Plans with the second plan check for the street Map and improvement plans and final map for each respective tract The Ongoing Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Ma. _ 38. Street Light and Joint Trench Plans. Streetlight Plans and Joint PW First Final Trench Plans shall be submitted with the first plan check for the Map and street improvement plans and final map for each respective tract ! Ongoing The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision 8 39. Fault Setback. The project site is located in an Earthquake Fault PW Final Map, Hazard Zone according to maps released by the State of Issuance of California The earthquake fault zone shall be clearly delineated Building on the Final Map Per the "Fault Investigation Report — Proposed Permits and Retail/Residential Development, 7144 Regional Street" prepared Ongoing by Moore Twining Associates, Inc. dated June 20, 2013 and the "Fault Rupture Hazard Evaluation and Preliminary Geotechnical Investigation" prepared by Cornerstone Earth Group, dated December 14, 2014, all habitable structures within the proposed development shall be set back a minimum of twenty five feet (25') from the project's westerly boundary along San Ramon Road. 40. Soils Report. The Developer shall submit a detailed soils report PW Issuance of prepared by a qualified engineer, registered with the State of Grading California The required report shall include recommendations Permits or regarding pavement sections for all project streets including all First Final perimeter streets and internal public/private streets Grading Map operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work 41. Geotechnical Engineer Review and Approval. The Project PW Issuance of Geotechnical Engineer shall be retained to review all final grading Grading plans and specifications The Project Geotechnical Engineer shall Permits or approve all grading plans prior to City approval and issuance of ! First Final __ grading permits Map 42. Grading. The disposal site and haul truck route for any off-haul PW Issuance of dirt materials shall be subject to the review and approval by the i Grading City Engineer prior to the approval the improvement plans or Permits or issuance of a Grading Permit If the Developer does not own the l First Final parcel on which the proposed disposal site is located, the Map Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off-haul material on their parcel A grading plan may be required for the placement of the off-haul material 43. Dust Control/Street Sweeping. The Developer shall provide PW Ongoing adequate dust control measures at all times during the grading and hauling operations All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities 44. Underground Obstructions. Prior to demolition, excavation and PW Issuance of grading on any portion of the project site, all underground Grading obstructions Q e , debris, septic tanks, fuel tanks, barrels, chemical Permits or waste) shall be identified and removed pursuant to Federal, State First Final and local regulations and subject to the review and approval by the Map City Excavations shall be properly backfilled using structural fill, sub ect to the review and approval of the City Engineer 45. Resource Agency Permits: No resource agency permits are PW Prior to known to be needed at this time, but the Applicant should be Issuance of aware that •nor to the start of any grading of the site, permits shall _ Grading 9 be obtained as necessary from the US Army Corps of Engineers, Permit the San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site, if applicable The project shall be modified as needed to res.ond to the conditions of the .ermds 46. Developer shall comply with the City of Dublin Public Works PW Ongoing Standard Conditions of Approval contained below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above 47. The Developer shall comply with the Subdivision Map Act, the City PW Ongoing 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 followin. 48. The Developer shall defend, indemnify, and hold harmless the City PW Ongoing of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to this project (Tract Map 8102) 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 Developers 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 49. In the event that there needs to be clarification to these Conditions PW Ongoing of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project 50. If there are conflicts between the Tentative Map approval and the PW Ongoing SDR approval pertaining to mapping or public improvements the Tentative Map shall take precedent AGREEMENTS AND BONDS 51. The Developer shall enter into a Tract Improvement Agreement PW First Final with the City for all public improvements including any required i Map and offsite storm drainage or roadway improvements that are needed Successive to serve the Tract that have not been bonded with another Tract [ Maps I Improvement Agreement 52. The Developer shall provide performance (100%), and labor & PW First Final material (100%) securities to guarantee the tract improvements, Map and approved by the City Engineer, prior to execution of the Tract Successive Improvement Agreement and approval of the Final Map (Note Maps 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 53. The Developer shall pay all applicable fees in effect at the time of PW Ongoing building permit issuance including, but not limited to. Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees and any other fees as noted in the Development Agreement 54. The Developer shall dedicate parkland or pay in-lieu fees in the PW Ongoing amounts and at the times set forth in City of Dublin Resolution No 60-99, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195-99 PERMITS 55. Developer shall obtain an Encroachment Permit from the Public PW Prior to Start Works Department for all construction activity within the public of Work 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 56. Developer shall obtain a Grading / Sitework Permit from the Public PW Prior to Start Works Department for all grading and private site improvements of Work that serves more than one lot or residential condominium unit 57. Developer shall obtain all permits required by other agencies PW Prior to Start including, but not limited to Alameda County Flood Control and of Work 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 De.artment SUBMITTALS 58. All submittals of plans and Final Maps shall comply with the PW Prior to requirements of the "City of Dublin Public Works Department Approval of Improvement Plan Submittal Requirements", and the "City of Improvement Dublin Improvement Plan Review Check List" Plans or Final Ma. 59. The Developer will be responsible for submittals and reviews to PW Prior to obtain the approvals of all participating non-City agencies The Approval of Alameda County Fire Department and the Dublin San Ramon Improvement Services District shall approve and sign the Improvement Plans Plans or Final Ma. 60. Developer shall submit a Geotechnical Report, which includes PW Prior to street .avement sections and grading recommendations A.•roval of 11 Improvement Plans. Grading Plans, or _ Final Map 61. Developer shall provide the Public Works Department a digital PW Prior to vectorized file of the "master" files for the project when the Final Acceptance Map has been approved Digital raster copies are not acceptable of The digital vectorized files shall be in AutoCAD 14 or higher Improvement drawing format Drawing units shall be decimal with the precision s and of the Final Map All objects and entities in layers shall be colored Release of by layer and named in English All submitted drawings shall use Bonds the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U S foot FINAL MAP 62. The Final Map shall be substantially in accordance with the PW Prior to Tentative Map approved with this application, unless otherwise Approval of modified by these conditions Multiple final maps may be filed in Final Map 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 63. All rights-of-way and easement dedications required by the PW Prior to Tentative Map shall be shown on the Final Map Approval of Final Map 64. Any phasing of the final mapping or improvements of a Tentative PW Prior to Map is subject to the approval and conditions of the City Engineer Approval of Final Map 65. Street names shall be assigned to each public/private street PW Prior to pursuant to Municipal Code Chapter 7 08 The approved street Approval of names shall be indicated on the Final Map Final Map 66. The Final Map shall include the street monuments to be set in all PW Monuments public streets to be Shown on Final Map and Installed Prior to Acceptance of Improvement 3 EASEMENTS 67. I The Developer shall obtain abandonment from all applicable public PW Prior to agencies of existing easements and right of ways within the Approval of development that will no longer be used Improvement Plans or Appropriate Final Map 68. The Developer shall acquire easements, and/or obtain rights-of- PW Prior to entry from the adjacent property owners for any improvements on Approval of their property The easements and/or rights-of-entry shall be in I Improvement writing and copies furnished to the City Engineer Plans or _ Appropriate 12 Final Map GRADING 69. The Grading Plan shall be in conformance with the PW Prior to recommendations of the Geotechnical Report, the approved Approval of Tentative Map and/or Site Development Review, and the City Grading design standards & ordinances In case of conflict between the soil Plans or engineer's recommendations and City ordinances, the City Issuance of Engineer shall determine which shall apply Grading Permits, and Ongoing 70. A detailed Erosion Control Plan shall be included with the Grading PW Prior to Plan approval The plan shall include detailed design, location, and Approval of maintenance criteria of all erosion and sedimentation control Grading measures Plans or Issuance of Grading Permits, and Ongoing 71. Tiebacks or structural fabric for retaining walls shall not cross PW Prior to property lines, or shall be located a minimum of 2' below the Approval of I finished grade of the upper lot Grading Plans or Issuance of Grading Permits, and Ongoing IMPROVEMENTS 72. The public improvements shall be constructed generally as shown PW Prior to on the Tentative Map and/or Site Development Review However, Approval of the approval of the Tentative Map and/or Site Development Improvement Review is not an approval of the specific design of the drainage, Plans or sanitary sewer, water, and street improvements Start of Construction, _ and Ongoing 73. All public improvements shall conform to the City of Dublin PW Prior to Standard Plans and design requirements and as approved by the Approval of City Engineer Improvement Plans or Start of Construction. and Ongoing 74. Public streets shall be at a minimum 1% slope with minimum PW Prior to gutter flow of 0 7% around bumpouts Private streets and alleys Approval of shall be at minimum 0 5% slope Improvement Plans or Start of Construction, and Ongoing 75. Curb Returns on arterial and collector streets shall be 40-foot PW Prior to radius, all internal public streets curb returns shall be minimum 30- Approval of foot radius (36-foot with bump outs) and private streets/alleys shall Improvement be a minimum 20-foot radius, or as approved by the City Engineer Plans or Curb ramp locations and design shall conform to the most current Start of 13 Title 24 and Americans with Disabilities Act requirements and as ' Construction, a..roved b the Cit Traffic Engineer and Ongoing 76. Any decorative pavers/paving installed within City right-of-way PW Prior to shall be done to the satisfaction of the City Engineer Where Approval of decorative paving is installed at signalized intersections, pre- Improvement formed traffic signal loops shall be put under the decorative Plans or pavement Decorative pavements shall not interfere with the Start of placement of traffic control devices, including pavement markings Construction, I All turn lane stripes, stop bars and crosswalks shall be delineated and Ongoing with concrete bands or color pavers to the satisfaction of the City Engineer Maintenance costs of the decorative paving shall be the res•onsibilit of the Homeowners Association _ 77. The Developer shall install all traffic signs and pavement marking PW Prior to as required by the City Engineer Occupancy of Units or Acceptance of Improvement s 78. Street light standards and luminaries shall be designed and PW Prior to installed per approval of the City Engineer The maximum voltage Occupancy drop for streetlights is 5% of Units or I Acceptance of Improvement s 79. Developer shall construct all potable and recycled water and PW Prior to sanitary sewer facilities required to serve the project in accordance Occupancy with DSRSD master plans, standards, specifications and of Units or requirements Acceptance of Improvement s 80. Fire hydrant locations shall be approved by the Alameda County PW Prior to Fire Department A raised reflector blue traffic marker shall be Occupancy installed in the street opposite each hydrant of Units or Acceptance of Improvement s 81. The Developer shall furnish and install street name signs for the PW Prior to project to the satisfaction of the City Engineer Occupancy of Units or Acceptance of Improvement s 82. Developer shall construct gas, electric, cable TV and PW Prior to communication improvements within the fronting streets and as Occupancy necessary to serve the project and the future adjacent parcels as of Units or approved by the City Engineer and the various Public Utility Acceptance agencies of Improvement s 14 83. All electrical, gas, telephone, and Cable TV utilities, shall be PW Prior to underground in accordance with the City policies and ordinances Occupancy All utilities shall be located and provided within public utility of Units or easements and sized to meet utility company standards Acceptance of Improvement s 84. All utility vaults, boxes and structures, unless specifically approved PW Prior to otherwise by the City Engineer, shall be underground and placed Occupancy in landscape areas and screened from public view Prior to Joint of Units or Trench Plan approval, landscape drawings shall be submitted to Acceptance the City showing the location of all utility vaults, boxes and of structures and adjacent landscape features and plantings The Improvement Joint Trench Plans shall be signed by the City Engineer prior to s construction of the joint trench improvements CONSTRUCTION 85. The Erosion Control Plan shall be implemented between October PW Ongoing as 15th and April 15th unless otherwise allowed in writing by the City Needed 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 86. If archaeological materials are encountered during construction, PW Ongoing as construction within 100 feet of these materials shall be halted until Needed a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures 87. Construction activities, including the maintenance and warming of PW Ongoing as equipment, shall be limited to Monday through Friday, and non- Needed 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 88. Developer shall prepare a construction noise management plan PW Prior to Start that identifies measures to be taken to minimize construction noise of on surrounding developed properties The plan shall include hours Construction of construction operation, use of mufflers on construction Implementati equipment, speed limit for construction traffic, haul routes and on Ongoing identify a noise monitor Specific noise management measures as Needed shall be provided prior to eroject construction. _ 89. Developer shall prepare a plan for construction traffic interface PW Prior to Start with public traffic on any existing public street Construction traffic of and parking may be subject to specific requirements by the City Construction, Engineer. Implementati on Ongoing as Needed 90. The Developer shall be responsible for controlling any rodent, PW Ongoing mosquito, or other pest problem due to construction activities 91. The Developer shall be responsible for watering or other dust- PW Prior to Start palliative measures to control dust as conditions warrant or as of directed by the City Engineer Construction, Implernentati 15 on Ongoing as Needed 92. The Developer shall provide the Public Works Department with a PW Prior to I letter from a registered civil engineer or surveyor stating that the Issuance of building pads have been graded to within 0 1 feet of the grades Building shown on the approved Grading Plans, and that the top & toe of Permits or banks and retaining walls are at the locations shown on the Acceptance approved Grading Plans of Improvement s NPDES 93. Prior to any clearing or grading, the Developer shall provide the PW Prior to Start City evidence that a Notice of Intent (NOI) has been sent to the of Any California State Water Resources Control Board per the Construction requirements of the NPDES. A copy of the Storm Water Pollution Activities Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site 94. The Storm Water Pollution Prevention Plan (SWPPP) shall identify PW SWPPP to the Best Management Practices (BMPs) appropriate to the project be Prepared construction activities The SWPPP shall include the erosion Prior to control measures in accordance with the regulations outlined in the Approval of most current version of the ABAG Erosion and Sediment Control Improvement Handbook or State Construction Best Management Practices Plans, Handbook The Developer is responsible for ensuring that all Implementati contractors implement all storm water pollution prevention on Prior to measures in the SWPPP Start of Construction and Ongoing as Needed PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this 13th day of October 2015 by the following votes. AYES: Do, Goel, Mittan, Kohli, Bhuthimethee NOES: ABSENT: ABSTAIN: nin Co Plan / -� mmtssion Chair ATTEST: Assistant Com /u y Development Director G 1PA#12013PLPA-2013-00067 California Creekside PD Amendment CUPIPC 1 28 IGVPC Reso CA Creeksde CUP docx 16 4•11111•11MINE t Y yY ' 1 = P ' u C) °x ImA ^� i `" 8 °> ARP m ° 0 1 � 1 E m i z ,o‘ , , ` oh 9 F� ° w 4 Z I I 1 chi ° o> Fo � tic � _� p 1 + Z •-''' "4 4' 1 t�f� �- g Ps 6, il A. { J 'V B § z rhiPi Q MI Fpam 4 gA p< nnnnnnnnnnnn 5A + , , hill , , , , _ Z pO 6�O a � I> m �° �� ¢ R u�w000 ooa°o°�°ac°� — I yy g o g3 5 nnnnnnnnnnnnn I I igo 8 g RI tf L g rA6 $ m DOOOOOOCGOCCC LLL < yyyy 3 0 ^ to i i i i i ! i i mil I ! l ° At 2t $$ gg m df sib+ (Lmmmm�7.l,,,,ltl. i i 1 !I o p °`g.. AfJN.-OnWN"OOmO I GI I H ' S S" i i 51 Ag g P, R �L$e4 m° i % Ifi IL ii ql Coy fi8Fg p 5 ° ^' 4 a w i D C s m raorrn la v cm � z ' ---� awN_ - b P. 7 .. 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