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
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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
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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
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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
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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
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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
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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
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