HomeMy WebLinkAbout5.1 Att 2 Reso Approving VTM RESOLUTION NO. 16-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE MAPS 8306, 8307, 8308, AND 8309 TO CREATE
INDIVIDUAL NEIGHBORHOODS AND PARCELS ON 28.34 ACRES WITHIN THE
BOULEVARD (DUBLIN CROSSING) PROJECT AREA
(APN 986-0001•001-20 AND A PORTION OF APN 986-0001-001-15)
PLPA-2015-00062
WHEREAS, the Applicant, Dublin Crossing LLC, is requesting approval of Vesting
Tentative Maps 8306, 8307, 8308, and 8309 to create individual neighborhoods and parcels on
28.34 acres within Phases 1A and 1B within the Boulevard (Dublin Crossing) project area, and
approval of a new Landscape Master Plan for the overall Boulevard project area; and
WHEREAS, the Applicant is also requesting approval to construct six new neighborhoods
in the Boulevard (Dublin Crossing) project area ("Project Site"), which includes the construction
of 453 townhomes, condominiums, and detached small-lot single family homes, landscape
improvements, and street improvements for Phase 1A and 1 B (the first of five phases of
development)
WHEREAS, the project site is located within the Dublin Crossing Specific Plan and the
Dublin Crossing Zoning District; and
WHEREAS, Master Vesting Tentative 8150 was approved via Resolution 14-14 that
divided the 189-acre Boulevard (Dublin Crossing) project area into five master parcels to
coincide with the five anticipated phases development; and
WHEREAS, Vesting Tentative Maps 8306, 8307, 8308, and 8309 will further divide the
five master parcels into smaller parcels for the purposes of development in compliance with the
Dublin Crossing Specific Plan, which was approved by the City Council via Resolution 187-13;
and
WHEREAS, the Vesting Tentative Map application, Vesting Tentative Maps 8306, 8307,
8308, and 8309, attached as Exhibit A, and the Boulevard Landscape Master Plan, attached as
Exhibit B, collectively defines this "Project" and is available and on file in the Community
Development Department; and
WHEREAS, Vesting Tentative Maps 8306, 8307, 8308, and 8309 (Exhibit A) illustrates
the lotting plans, proposed roadway improvements (roadway widths, bike and pedestrian, and
bus stops), utility plans (water, sewer, and wastewater), grading plans, stormwater treatment
plans, and also includes the Dublin Crossing Landscape Master Plan (Exhibit B) as a
separately-bound document; and
WHEREAS, multiple future Final Maps map be filed; and
WHEREAS, Vesting Tentative Maps 8306, 8307, 8308, and 8309 are in conformance
with the Dublin Crossing Specific Plan and General Plan; and
ATTACHMENT 2
WHEREAS, in accordance with the California Environmental Quality Act certain projects
are required to be reviewed for environmental impacts and when applicable, environmental
documents prepared; and
WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific
Plan), which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009)
prepared in accordance with the California Environmental Quality Act (CEQA) and certified by
the City Council on November 5, 2013 (Resolution 186-13). Subdivision maps were included as
part of the project entitlements listed in the EIR. The EIR provides the CEQA environmental
review for those future entitlements to implement the Specific Plan, unless the standards for
subsequent or supplemental environmental review under CEQA are met. Pursuant to CEQA,
the Vesting Tentative Map approval for this project is within the scope of the project analyzed in
the EIR and no further CEQA review or document is required; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Vesting Tentative Maps 8306, 8307, 8308, and 8309; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
May 24, 2016 for this project, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Vesting Tentative Maps 8306, 8307, 8308, and 8309; 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 Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding Vesting Tentative
Maps 8306, 8307, 8308, and 8309 for the Boulevard (Dublin Crossing) Project:
Vesting Tentative Maps 8306, 8307, 8308, and 8309
A. The proposed Vesting Tentative Maps 8306, 8307, 8308, and 8309 are consistent with
the intent of applicable subdivision regulations and related ordinances for the Dublin
Crossing Specific Plan area.
B. The design and improvements of the proposed Vesting Tentative Maps 8306, 8307,
8308, and 8309 are consistent with the General Plan and the Dublin Crossing Specific
Plan, as amended, as they relate to the subject property in that they are subdivisions for
implementation that are generally consistent with the design guidelines and development
standards of the policy documents.
C. The proposed Vesting Tentative Maps 8306, 8307, 8308, and 8309 are consistent with
the Dublin Crossing Zoning District and therefore consistent with the City of Dublin
Zoning Ordinance.
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D. The properties created by the proposed Vesting Tentative Maps 8306, 8307, 8308, and
8309 will have adequate access to major constructed or planned improvements as
approved in the Dublin Crossing Specific Plan.
E. Project design, architecture, and concept have been integrated with topography of the
project site created by Vesting Tentative Maps 8306, 8307, 8308, and 8309 to
incorporate habitat preservation, install water quality measures, and minimize
overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions
are physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures and the Mitigation Monitoring program adopted with the Dublin
Crossing EIR, and subsequent Addenda would be applicable as appropriate for
addressing or mitigating any potential environmental impacts identified.
G. The proposed Vesting Tentative Maps 8306, 8307, 8308, and 8309 will not result in
environmental damage or substantially injure fish or wildlife or their habitat or cause
public health concerns subject to Mitigation Measures and Conditions of ApprovaL
H. The design of the subdivisions will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following findings and determinations under CEQA regarding Vesting
Tentative Maps 8306, 8307, 8308, and 8309 for the Boulevard (Dublin Crossing) Project.
These findings are based on information contained in the EIR, the Planning Commission Staff
Report, and all other information contained in the entire record for the Project. These findings
constitute a summary of the information contained in the entire record. Other facts and
information in the record that constitute substantial evidence to support each finding that is not
specifically included below are incorporated herein by reference:
A. Vesting Tentative Maps 8306, 8307, 8308, and 8309 are within the scope of the project
analyzed in the EIR. The environmental impacts of Vesting Tentative Maps 8306, 8307,
8308, and 8309 are analyzed in the EIR and no further environmental review is required
under CEQA for Vesting Tentative Maps 8306, 8307, 8308, and 8309 under Public
Resources Code section 21166 and CEQA Guidelines sections 15162 and 15163.
B. Vesting Tentative Maps 8306, 8307, 8308, and 8309 do not constitute a substantial
change to the project analyzed in the EIR that will require major revisions to the EIR due
to new significant environmental effects or a substantial increase in severity of previously '
identified significant effects. Vesting Tentative Maps 8306, 8307, 8308, and 8309 are
consistent with the Project analyzed in the EIR and do not propose any change to the
Project.
C. There are no substantial changes that have occurred with respect to the circumstances
under which the Project will be undertaken that will require major revisions to the EIR due
to the involvement of new significant environmental effects or a substantial increase in
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severity of significant effects identified in the EIR. The EIR was certified in 2013 and no
substantial changes to circumstances affecting the Project have occurred within that
period of time.
D. There is no new information of substantial importance, which was not known or could not
have been known with the exercise of reasonable diligence at the time the EIR was
certified in 2013 that show any of the conditions in CEQA Guidelines section
15162(a)(3)(A) — (D).
E. The mitigation measures in the Mitigation Monitoring and Reporting Program adopted by
the City Council on November 5, 2013 apply to Vesting Tentative Maps 8306, 8307,
8308, and 8309 as applicable.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
Vesting Tentative Maps 8306, 8307, 8308, and 8309 for 453 residential units in six
neighborhoods subject to the conditions included below.
CONDITIONS OF APPROVAL—Vestinq Tentative Maps 8306, 8307, 8308, and 8309:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police,
[PW) Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney,
[FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [Z7] Zone 7.
COA# Condition Text Resp. Required
A enc Prior to:
PLANNING DIVISION
1. Approval. Vesting Tentative Maps 8306, 8307, 8308, and 8309 PL Ongoing
establish the first six residential neighborhoods for Phase 1A and
1 B and the associated Landscape Master Plan establishes
landscape design concepts for the whole Boulevard (Dublin
Crossing Specific Plan)Area. Unless modified by the Conditions
of Approval contained herein Development pursuant to this Vesting
Tentative Map approval generally shall conform to the civil
drawings prepared by RJA dated received May 17, 2016 (attached
to this Resolution as Exhibit A) and the Boulevard Landscape
Master Plan (LSMP) prepared by Gates and Associates dated
April 2016 (attached to this Resolution as Exhibit B), both of which
are on file in the Community Development Department. Approval
of this Landscape Master Plan supersedes the previous
Landscape Master Plan approval in its entirety (PC Resolution 14-
14 .
2. VTM 8150. All Conditions of Approval in PC Resolution 14-14 that PL Ongoing
do not relate to the Landscape Master Plan remain in full force and
effect.
3. Effective Date. This VTM approval becomes effective 10 days PL Ongoing
after action by the Planning Commission unless otherwise
a ealed to the Cit Council.
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4. Expiration. The Vesting Tentative Maps, of which the Landscape PL Ongoing
Master Plan is a part, shall have that life determined by the
Subdivision Map Act, including but not limited to Section 66452.6
5. Compliance. The Applicant/Property Owner shall operate this use PL Ongoing
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
s ecified ma be sub'ect to enforcement action.
6. Revocation of Permit. The VTM approval shall be revocable for PL Ongoing '
cause in accordance with Chapter 9 of the Dublin Municipal Code
and the State Subdivision Map Act. Any violation of the terms or
conditions of this ermit shall be sub'ect to citation.
7. Requirements and Standard Conditions. The Applicant/ Various Building
Developer shall comply with applicable City of Dublin Fire Permit
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 except
where superseded by the Development Agreement. 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
re uired have been or will be met.
8. Required Permits. Developer shall obtain all permits required by PW Building
other agencies including, but not limited to Zone 7 Water Agency, Permit
California Department of Fish and Wildlife, Army Corps of Issuance
Engineers, Regional Water Quality Control Board, Caltrans and
rovide co ies of the ermits to the Public Works De artment.
9. 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, MC 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 except where
su erseded b the Develo ment A reement.
10. Indemnification. The Developer shall defend, indemnify, and hold ADM Ongoing
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 coo eration in the defense of such actions or roceedin s.
s
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11. Clarification of Conditions. In the event that there needs to be PL, PW Ongoing
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
im rovements or miti ations resultin from im acts to this ro'ect.
12. Archaeology. Should any prehistoric, cultural, or historic artifacts PL During
be exposed during excavation and construction operations, the Construction
Community Development Department shall be notified and work
shall cease immediately until an archaeologist, who is certified by
the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation
measures, if deemed necessary, prior to resuming ground
breaking construction activities. Standardized procedures for
evaluating accidental finds and discovery of human remains shall
be followed as prescribed in Sections 15064.5 and 15126.4 of the
California Environmental Quality Act Guidelines. Compliance with
this condition re uired throu hout construction.
13. Mitigation Monitoring Program. The ApplicanUDeveloper shall PL Ongoing
comply with the Dublin Crossing Final Environmental Impact
Report (EIR) certified by City Council Resolution 186-13, including
all mitigation measures, action programs, and implementation
measures contained therein. The EIR is on file with the
Communit Develo ment De artment.
DSRSD
14. All easement dedications for DSRSD facilities shall be by separate DSRSD Approval of
instrument irrevocably offered to DSRSD or by offer of dedication Final Map
on the Final Ma .
15. Final Map shall be submitted to and approved by DSRSD for DSRSD Approval of
easement locations, widths, and restrictions. Final Ma
PUBLIC WORKS
GENERAL CONDITIONS OF APPROVAL
16. General Conditions of Approval. Developer shall comply with PW Ongoing
the following General Conditions of Approval for the Neighborhood
Vesting Tentative Tract Maps 8306, 8307, 8308, and 8309
Boulevard Phase 1A and 1B .
17. Street Lighting Maintenance Assessment District: The PW First Final
Developer shall form a new Street Landscape and Lighting Map for any
Maintenance Assessment District (LLMD) for the Boulevard of the
development. The Developer shall provide all exhibits required for neighborhoo
the formation of the LLMD. In addition, Developer shall pay all ds
administrative costs associated with processing the formation of
the Boulevard LLMD.
18. Ownership and Maintenance of Improvements. Ownership and PW Final Map
maintenance of street right-of-ways, common area parcels and and Ongoing
open space areas and improvements shall be by the Boulevard
Master Homeowner's Association or Zone 7 as shown on the
Boulevard Phase 1 Site Development Review Maintenance
Responsibility Plans, Sheets C1.11, C2.13, C3.13 and C4.12
re ared b Ru eri-Jensen-Azar Associates, dated Februa 12,
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COA# Condition Text Resp. Required
A enc Prior to:
2016 and April 14, 2016, except as modified by these Conditions
of A roval.
19. Landscape Features within Public Right of way. The Developer PW Final Map
shall enter into an "Agreement for Long Term Encroachments" with
the City to allow the Boulevard Master Homeowner's Association
to maintain the landscape and decorative features within public
Right of Way including frontage landscaping, decorative
pavements and special features (i.e., walls, portals, benches, etc.)
as generally shown in the Site Development Review exhibits. The
Agreement shall identify the ownership of the special features and
maintenance responsibilities. The Homeowner's Association will
be responsible for maintaining the surface of all decorative
pavements including restoration required as the result of utility
re airs.
Covenants, Conditions and Restrictions CC&Rs
20. A Homeowners Association(s) shall be formed by recordation of a PW Final Map
declaration of Covenants, Conditions, and Restrictions to govern '
use and maintenance of the landscape, decorative pavement and
other features within the public right of way contained in the
Agreement for Long Term Encroachments; all open space and
common area landscaping; 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, the landscaping & irrigation,
decorative pavements, median islands, fences, walls, drainage,
lighting, signs and other related improvements. The Developer
shall submit a copy of the CC&R document to the City for review
and a roval relative to these conditions of a roval.
21. Language shall be included in the CC&Rs for Phase 1A disclosing PW Final Map
to residents that the Sterling Street median will be closed off at EI '
Dorado Lane with the development of the next anticipated phase of
the Boulevard project. The CC&Rs shall further clarify that once
the median has been closed, left turn movements to/from EI
Dorado Lane and Sterlin Street will be rohibited.
22. At a minimum the following statements or similar shall be included
in the CC&Rs: '
• Stormwater Management Maintenance Agreement. The
Development is subject to the Stormwater Management
Maintenance Agreement dated
, and recorded on
, as Document No.
in the records of Alameda County,
CA. Under the Stormwater Management Maintenance
Agreement, this Development is responsible for ensuring that
the installed stormwater management measures remain in
effective operating condition in perpetuity.
Commencing on the date the Homeowners Association begins
operation, the Association assumes the rights and duties of
the Property Owner as defined in the Stormwater
Management Maintenance Agreement. The Board shall have
full ri ht, ower and authorit to act on behalf of the
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COA# Condition Text Resp. Required
A enc Prior to:
Association, its Members and the homeowners under the
Stormwater Management Maintenance Agreement.
• On-lot bioretention areas: The Homeowner's
Association shall be responsible for the maintenance of
all stormwater management measures, including the
bioretention areas on private lots. The private, on-lot
bioretention areas shall be maintained in accordance
with the Stormwater Management Maintenance
Agreement and shall not be modified without written
approval from the City of Dublin.
• Stormwater Management Measure Maintenance: The
stormwater management measures shall be inspected and
maintained as detailed in the Stormwater Management
Maintenance Agreement. The Association shall maintain an
inspection and maintenance record on file made available to
the City upon request. In addition, all on-site storm drains shall
be cleaned at least annually before commencement of the
rainy season (by October 1) of each year.
• Storm Drainage Restrictions: As part of the original
construction of the Development, stormwater management
measures were installed within the Development in connection
with the Development's drainage system. Neither the
Association nor any Owner shall do any work, construct any
improvement, place any landscaping or otherwise perform any
action whatsoever which alters or interferes with the drainage
pattern for any Lot or any portion of the Common Areas,
except to the e�ent such alteration in drainage pattern is
approved in writing by the City of Dublin.
• Good Housekeeping: The Homeowner's Association
shall be responsible for litter control and sweeping of all
paved surFaces within the development. All private storm
drain systems are to be cleaned immediately before the
commencement of the rainy season (October 15).
• Landscape Maintenance: Landscaping shall be
designed with an efficient irrigation system to reduce
runoff and promote surface infiltration. Landscaping shall
also be designed and maintained to minimize the use of
fertilizers, herbicides and pesticides. Each Owner, and
the Association, is encouraged to use integrated pest
management practices (less toxic pest management) as
a first step in maintaining landscaping. Chemical
pesticides and fertilizers should be employed as a last
step in managing weeds and other pests, and shall not
be a lied rior to forecast rain.
23. Transportation Fees. The Developer shall be responsible for PW Issuance of
payment of Transportation Fees as outlined in Section 10 of the Building
Dublin Crossings Development Agreement. Fees will be payable at Permits
issuance of buildin ermits.
24. Phased Improvements. Right-of-way dedication and installation PW First Final
of tract im rovements ma be done in hases as indicated on the Ma and
a
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Tentative Map subject to the review and approval of the City Ongoing
Engineer. With each phased Final Map, the City Engineer shall
identify all improvements necessary to serve and access the
phased lots created. All rights-of-way and improvements identified
by the City Engineer for construction within the boundaries of each
phase of the development shall be required with the Final Map for
that phase. In addition, the City Engineer may require the
Developer to perform off-site grading in order to conform site
grading to the adjacent grade outside of the phase proposed for
develo ment.
25. Pedestrian Ramps. All pedestrian ramps shall be designed and PW Prior to
constructed to provide direct access to marked or unmarked Approval of
crosswalks. Each pedestrian ramp shall be oriented such that it is Improvement
aligned and parallet to the marked or unmarked crosswalk it is Ptans
intended to serve. Pedestrian ramps serving more than one
marked or unmarked crosswalk shall not be provided, unless
s ecificall a roved b the Cit En ineer.
26. Bike Lanes. Bike Lanes on project frontage streets (Arnold Road, PW Prior to
and Horizon Parkway) and all internal streets shall be designed Approval of
and constructed to provide a continuous bike lane facility within the Improvement
approved curb to curb width. Dropping of bike lanes (other than as Plans
approved on Arnold Road) at or near the intersections or along
street segments shall not be allowed unless specifically approved
b the Cit En ineer.
27. Sight Distance. All landscaping and any architectural features or PW Prior to
monuments shall be limited to 30 inch height inside the sight Approval
triangles shown on the Sight Distance Exhibits of the Vesting Improvement
Tentative Maps. Any deviations from this rule shall be approved by Plans
the Traffic En ineer.
2g. Pedestrian Access and Sidewalk Easements. Five foot by five PW Final Map
foot (5'x5') "turnaround" areas shall be provided at intervals of no and
less than two hundred feet (200') along sidewalks with a width of Improvement
less than five feet to meet current accessibility requirements. Plans
Pedestrian Access and Sidewalk Easements shall be dedicated
over those areas of sidewalk located outside of the common area
lots needed to rovide the re uired "turnaround" areas.
29. Wedge Curb. Prior to the approval of any Improvement Plans PW � ans vement
which include the use of the proposed 3-inch Wedge Curb, the P
Developer shall submit gutter capacity calculations, signed and
stamped by the Engineer of Record, demonstrating that
accumulated stormwater runoff will not overtop the 3-inch curb
under the desi n storm.
30. Stormwater Management. If the neighborhood tracts are PW First Final
developed in phases, suitable stormwater treatment and Map and
hydromodification measures shall be installed with each phase Ongoing
such that the stormwater runoff from the impervious areas created
or replaced within the boundaries of each phase shall be property
treated and metered with stormwater treatment and
hydromodification measures constructed with that phase or in
revious hases.
31. Storm Water Treatment Measures Maintenance PW Final Map
Agreement. Developer shall enter into an Agreement with the
City of Dublin that guarantees the property owner's perpetual
maintenance obli ation for all stormwater treatment measures
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COA# Condition Text Resp. Required
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installed as part of the project. Said Agreement is required
pursuant to the Municipal Regional Stormwater NPDES Permit,
Order No. R2-20015-0049. 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. Said
agreement shall include an additional exhibit detailing that certain
private lots include stormwater treatment measures and
purchasers of those lots or purchasers or condominium units on
those lots must si n the acknowled ement durin escrow.
32. Stormwater Management. The provided Stormwater Treatment PW Prior to
Plans are approved in concept only. The final Stormwater Approval of
Management Plan for each neighborhood is subject to City Improvement
Engineer approval prior to approval of the Improvement Plans for Plans and
said neighborhood. Approval is subject to the developer providing Ongoing
the necessary plans, details, and calculations that demonstrate the
plan complies with the standards established by the San Francisco
Bay Regional Water Quality Control Board (RWQCB) National
Pollutant Discharge Elimination System (NPDES) Municipal
Re ional Permit MRP 2.0 .
33. Trash Capture. The project Stormwater Management Plan for PW Final Map
each neighborhood shall incorporate trash capture measures such
as screens, filters or CDS/Vortex units to address the requirements
of Provision C.10 of the Regional Water Quality Control Board
RWQCB Munici al Re ional Permit MRP .
34. Storm Water Treatment Measures Maintenance PW Final Map
Agreement. Developer shall enter into an Agreement with the
City of Dublin that guarantees the property owner's perpetual
maintenance obligation for all stormwater treatment measures
installed as part of the project. Said Agreement is required
pursuant to the Municipal Regional Stormwater NPDES Permit,
Order No. R2-20015-0049. 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. Said
agreement shall include an additional exhibit detailing that certain
private lots include stormwater treatment measures. Purchasers
of the properties with on-lot stormwater treatment measures must
si n an acknowled ement document
35. Stormwater Source Control. PW Acceptance
1. "No Dumping Drains to Bay" storm drain medallions per City of storm
Standard Detail CD-704 shall be placed on all public and private drain
storm drain inlets. improvement
2. Air Conditioning Condensate: Condensate from air conditioning s
units shall be directed to appropriately-sized landscaped areas
or the ground. Rooftop Equipment (examples include but are
not limited to exhaust hoods, motors, and pumps): Roof top
equipment, other than that producing air conditioning
condensate, must drain to the sanitary sewer, or be covered
and have no discharge to the storm drain system. The
applicant must contact Dublin San Ramon Services District for
s ecific connection and dischar e re uirements.
36. Geotechnical Investigation. The Developer shall submit a design PW Issuance of
level eotechnical investi ation re ort for each hase definin and Gradin
io
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delineating any seismic hazard. The report shall be prepared in Permits or
accordance with guidelines published by the State of California. Final Map
The report is subject to review and approval by a City selected
peer review consultant prior to the acceptance of the first Final
map for each phase. The applicant shall pay all costs related to
the required peer review. The recommendations of those
geotechnical reports shall be incorporated into the project phases
sub'ect to the a roval of the Cit En ineer.
37. Soils Report. The Developer shall submit a detailed soils report PW Final Map
prepared by a qualified engineer, registered with the State of
California. The required report shall include recommendations
regarding pavement sections for all project streets including
Horizon Parkway and all internal streets. Grading operations shall
be in accordance with recommendations contained in the required
soils report and grading shall be supervised by an engineer
re istered in the State of California to do such work.
38. Geotechnical Engineer Review and Approval. The Project PW Approval of
Geotechnical Engineer shall be retained to review all final grading Grading
plans and specifications. The Project Geotechnical Engineer shall Plans
approve all grading plans prior to City approval and issuance of
radin ermits.
39. Resource Agency Permits. Prior to the start of any grading of the PW Issuance of
site, all required permits shall be obtained from the US Army Corps Grading
of Engineers, the San Francisco Bay Regional Water Quality Permit
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. The project shall be '
modified as needed to res ond to the conditions of the ermits.
40. Grading. The disposal site and haul truck route for any off-haul dirt PW Approval of
materials shall be subject to the review and approval by the City Grading
Engineer prior to the approval the improvement plans or issuance Plans
of a Grading Permit. If the Developer does not own the parcel on
which the proposed disposal site is located, the Developer shall
provide the City with a Letter of Consent, signed by the current
owner, approving the placement of off-haul material on their
parcel. A grading plan may be required for the placement of the
off-haul materiaL
41. Dust Control/Street Sweeping. The Developer shall provide PW Construction
adequate dust control measures at all times during the grading and Ongoing '
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. '
42. Underground Obstructions. Prior to demolitio�, excavation and PW Grading '
grading on any portion of the project site, all underground Operations
obstructions (i.e., debris, septic tanks, fuel tanks, barrels, chemical
waste) shatl be identified and removed pursuant to Federal, State
and local regulations and subject to the review and approval by the
City. Excavations shall be properly backfilled using structural fill,
sub'ect to the review and a roval of the Cit En ineer.
43. Utilities. All new utility service connections, including electrical PW Improvement
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and communications, shall be installed underground. Electrical Plans
transformers shall be installed in underground vaults within an
a ro riate utilit easement or ublic service easement.
44. Private street and common area subdivision improvements. PW Final Map
Common area improvements, private streets, private alleys and all
other subdivision improvements owned or maintained by the
homeowners' owners association are subject to review and
approval by the City Engineer prior to Final Map approval and shall
be included in the Tract Improvement Agreement for each
respective tract. Such improvements include, but are not limited to:
curb &gutter, pavement areas, sidewalks, access ramps &
driveways; enhanced street paving; parking spaces; street lights
(wired underground) and appurtenances; drainage facilities;
utilities; landscape and irrigation facilities; open space
landscaping; stormwater treatment facilities; striping and signage;
and fire h drants.
45. Private Street Easements. Public Utility Easements (PUE), PW Final Map
Sanitary Sewer Easements (SSE) and Water Line Easements
(WLE) shall be established over the entire private street right-of-
ways within all subdivisions. The PUE, SSE and WLE dedication
statements on each Final Map are to recite that the easements are
available for, but not limited to, the installation, access and
maintenance of sanitary and storm sewers, water, electrical and
communication facilities. Project entry monument signs and walls
shall not be located within these easements.
46. Private Street Easements. The Developer shall dedicate PW Final Map
Emergency Vehicle Access Easements (EVAE) over the clear
pavement width of all private streets and alleys. Easement
geometry shall be subject to the approval of the City Engineer and
Fire Marshall.
47. Intersections: The design of the intersections shall be generally PW Improvement
as shown on the Tentative Map and the Site Development Review. plans
Improvement Plans shall include intersection layout details
showing the design for the ramps, sidewalks, entry walls, stop
signs, landscape planters, street trees, crosswalk locations and
decorative pavement to be approved by the City Engineer prior to
the submittal of the Improvement Plans. Decorative pavement
shall not be installed over traffic signal loops or pavement striping
and markings. Stamped Asphalt Concrete Pavement will be
allowed within crosswalks. Final design details shall be subject to
review and a roval b the Cit En ineer.
48. Fi�e Hydrants No Parking Zone. All fire hydrants shall have a no PW Improvement
arkin zone extendin 15 feet on each side of the h drant. lans
49. Cross walks No Parking Zones. All crosswalks shall have a PW Improvement
minimum 20 feet no arkin zone at each traffic a roach. lans
50. Bicycle Parking. All bicycle parking (short and long term) PW Improvement
locations shall be included in the Civil Design Plans and not in plans
Landsca in lans.
51. Monuments. Final Maps shall include private street monuments to PW Monuments
be set in all private streets. Private street monuments shall be set to be shown
at all intersections and as determined by the City Engineer. on Final Map
and installed
prior to
acce tance
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of
improvement
s
52. Grading. The toe of any slope shall be one foot back of sidewalk. PW Approval of
The top of any slope shall be three feet back of walkway. Minor Grading
exceptions may be made in the above slope design criteria to meet Plans or
unforeseen design constraints subject to the approval of the City issuance of
Engineer. grading
permit and
on oin
53. Landscape Plans. Developer shall submit design development PW 1S submittal
Landscape Plans before 2"d submittal of the civil improvement or
plans for each respective tract. The Landscape Plans shall show improvement
details, sections and supplemental information as necessary for plans and
design coordination of the various civil design features and approved
elements including utility location to the satisfaction of the City with Final
Engineer. Complete Landscape Plans shall be concurrently Map
a roved with the Tract Im rovement A reement and Final Ma .
54. Street Light and Joint Trench Plans. Streetlight Plans and Joint PW 1 S submittal
Trench Plans shall be submitted before 2"d submittal of the civil or
improvement plans for each respective tract. The final streetlight improvement
plan and joint trench plan shall be completed prior to Final Map plans and
approval for each respective subdivision. approved
prior to Final
Ma
TRACT 8306 Nei hborhoods 1 and 2
55. Sterling Street. Developer shall install improvements along the PW Final Map
project's Sterling Street frontage north of EI Dorado Lane as
shown on the Tentative Map. Required frontage improvements
shall include, but are not limited to the installation of an 8'
sidewalk, 5' (inclusive of curb width) landscape strip, 6' high good
neighbor fence, curb, gutter, drainage structures, stormwater
treatment measures, street trees, landscaping, irrigation, utilities,
street lights and fire hydrants. Confirmation of authority from
Camp Parks Reserve Forces Training Area or the US ACE as
appropriate to construct said improvements shall be provided to
the City prior to Final Map approval. This applies to Neighborhood
4 also.
56. Traffic Index. Roadway pavement sections for Sterling Street PW Prior to
shall be designed using a Traffic Index of 9.0. This applies to Approval of
Neighborhood 4 also. Improvement
Plans
57. Private Streets. The Developer shall establish private street right- PW Final Map
of-way and install complete street improvements, including and
landscaping, for the proposed private streets— Street C, Street D, improvement
Street E, Street F, Street G, Street H, Street 1 and Street J —within plans
: the development as shown on the Vesting Tentative Map Tract
8306 and the Site Develo ment Review acka e.
58. Parcel A. Parcel A shall be a private common area parcel to be PW Final Map
owned and maintained b the Homeowner's Association.
TRACT 8307 Nei hborhood 3
59. Private Streets. The Developer shall establish private street right- PW Final Map
of-way and install complete street improvements for the proposed
rivate streets— Street A and Street 8—within the develo ment as
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shown on the Tentative Map and the Site Development Review
acka e.
60. Emergency Vehicle Access. If the development of Tract 8307 is PW Improvement
phased such that the portion of Street A identified as Parcel B is F Plans
not established as a private street connection to EI Dorado Lane,
the Developer shall construct a minimum twenty foot (20') wide
emergency vehicle access road within the Emergency Vehicle
Access Easement (EVAE) dedicated on Lot 10 of with Tract 8307
to provide a second point of connection between Street A and EI
Dorado Lane. The emergency vehicle access road shall have a
clear and unobstructed width of twenty feet (20'), an unobstructed
vertical clearance of not less than thirteen feet six inches (13'-6"),
a pavement section able to accommodate a 75,000 Ib. load, paved
with an all-weather surface and shall be subject to approval by the
City Engineer and Fire Marshall. A clear and unobstructed
connection shall also be provided between the emergency vehicle
access road and Street A.
61. Temporary Easements. The Final Map that establishes Lot 9, Lot PW Final Map
10 or Parcel B as shown on Vesting Tentative Tract Map 8307 establishing
shall formally vacate the existing Temporary Access Easement Lots 9,10 or
and Tem ora Storm Drain Easement shown over those arcels. Parcel B
62. Stormwater Basin and EI Dorado Lane Improvements. A Final PW Final Map
Map establishing Lot 9, Lot 10 or Parcel B as shown on Vesting establishing
Tentative Tract Map 8307 shall not be approved until plans for a Lots 9, 10 or
replacement stormwater basin and the realignment of EI Dorado Parcel B
Lane have been approved by the City Engineer and bonds
securing the construction of these improvements have been
rovided to the Cit .
TRACT 8308 Nei hborhood 4
63. Private Streets. The Developer shall establish private street right- PW Final Map
of-way and install complete street improvements for the proposed
private streets—Street K, Street L, Street M, Street N, Street O and
Courts A and 8—within the development as shown on the
Tentative Ma and the Site Develo ment Review acka e.
64. Reciprocal Side Yard Easements: Language shall be included PW CC&Rs and
in the CC&Rs for Tract 8308 to establish and define the Reciprocal Plot Plans
Side Yard Easements shown on Sheet TM3.5. Reciprocal Side
Yard Easements over the individual lots shall be graphically shown
on all Plot Plans.
65. Parcels A - I. Parcels A- I shall be a private common area to be PW Final Map
owned and maintained b the Homeowner's Association.
66. Silva Cells. Use of Silva Cells to address the requirements of PW Prior to
Provision C.3 of the San Francisco Bay Regional Water Quality Approval of
Control Board (RWQCB) National Pollutant Discharge Elimination Improvement
System (NPDES) Municipal Regional Permit (MRP 2.0) is Plans
approved in concept only. Final approval is contingent on the
Developer securing RWQCB approval for the use of Silva Cells as
art of the ro'ect's Stormwater Mana ement Plan.
TRACT 8309 Nei hborhoods 5 and 6
67. Maintenance of Arnold Road Channel. If the Developer is PW Final Map
unsuccessful in reaching an agreement with Zone 7 or other public
agency to maintain the enhanced Arnold Road channel by final
map for tract 8309, the Developer shall enter into a "Long Term
Maintenance A reement" with the Cit to allow either the
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Boulevard Master Homeowner's Association or the Homeowner's
Association for Tract 8309 to maintain the open channel and/or
box culvert sections of the channel alignment along the project's
Arnold Road frontage. The Agreement shall identify ownership of
the channel, maintenance responsibilities and minimum
maintenance requirements and shall be subject to approval of the
City Engineer. Maintenance responsibilities of the Homeowner's
Association shall include, but shall not limited to hydraulic
performance of open channel and/or box culvert sections; box
culvert structure; dredging of channel; landscaping; slope stability;
and removal of debris.
68. Arnold Road Frontage Improvements. The Developer shall PW Improvement
install both interim and ultimate roadway and utility improvements Plans and
along the project's Arnold Road frontage as shown on Vesting Final Map for
Tentative Map Sheets TM7.1 and TM7.2, prepared by Ruggeri- tract 8309
Jensen-Azar dated April 14, 2016. Required roadway and utility
improvements along the project's frontage shall include, but are
not limited to: installation of retaining walls, pavement, curb, gutter,
sidewalk, curb ramps, drainage structures, culvert beneath horizon
parkway, stormwater treatment measures, street trees, irrigation,
utilities, street lights, painted medians and bike lane. In addition,
signing, striping, pavement conforms and transitions will be
re uired.
69. Horizon Parkway Improvements. The Developer shall dedicate PW Improvement
right-of-way with the first Final Map for Tract 8309 and install Plans and
complete roadway and utility improvements for Horizon Parkway First Final
along the project's frontage as shown on Vesting Tentative Map Map
Sheet TM7.2, prepared by Ruggeri-Jensen-Azar dated April 14,
2016. Required roadway and utility improvements along the
projecYs frontage shall include, but are not limited to: installation of
pavement, curb, gutter, sidewalk, 10' Class 1 trail, curb ramps, '
drainage structures, stormwater treatment measures, landscaping,
street trees, irri ation, utilities, street li hts and fire h drants.
70. Horizon Parkway Interim Improvements. The Developer shall PW Improvement
dedicate the necessary right-of-way and/or easements and install Plans and
complete roadway and utility improvements for the interim Horizon Final Map
Parkway alignment shown on Vesting Tentative Map Sheet TM7.1,
prepared by Ruggeri-Jensen-Azar dated April 14, 2016. Required
interim roadway and utility improvements shall include, but are not
limited to: installation of pavement, curb, gutter, sidewalk, drainage
structures, stormwater treatment measures, landscaping, street '
trees, irrigation, utilities, street lights and fire hydrants. In addition,
the Developer shall install new curb ramps and a striped crosswalk
across the northern leg of the interim Horizon Parkway and Arnold
Road intersection. After construction and acceptance of the
ultimate Horizon Parkway improvements, the Developer shall
facilitate the vacation of all public right-of-way and/or easements
reviousl re uired to construct the interim im rovements.
71. Horizon Parkway Interim Improvements. The Developer shall, PW Prior to 1 S
prior to preparation of Tract Improvement Plans, perform a submittal of
inspection of the existing box culvert within the drainage channel improvement ;
over which the interim alignment is proposed to be constructed. plans for
The purpose of the inspection is to identify any existing structural Tract 8309
deficiencies and required repairs necessary to support the new
roadwa . The ins ection re ort shall be rovided to the Cit for
is
COA# Condition Text Resp. Required
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review and approval. All required and/or recommended repairs to
the culvert shall be included in the Improvement Plans for Tract
8309.
72. Horizon Parkway Improvements and Bonding. Should the PW Improvement
Developer choose to move forward with the design and Plans and
construction of the Interim Improvements for Horizon Parkway, the Final Map
Developer shall, in parallel, prepare final improvement plans for
the ultimate alignment of Horizon Parkway for review and approval
by the City. Bonds guaranteeing the construction of both the
Interim and Ultimate alignments of Horizon Parkway fronting the
project will be required prior to approval of the first Final Map that
includes construction of the Interim Improvements for Horizon
Parkwa .
73. Interim Sewer Connection. Confirmation of authority from Camp PW Improvement
Parks Reserve Forces Training Area to construct the temporary Plans and
sewer improvements shown on Sheet TM4.2 shall be provided to Final Map
the City prior to Final Map approval. Developer shall also secure
the dedication of any and all easements by the United States Army
required by Dublin San Ramon Services District (DSRSD) for the
construction and maintenance of the tem ora sewer connection.
74. Interim Storm Drain Connection and Detention Basin. PW Improvement
Confirmation of authority from Camp Parks Reserve Forces Plans and
Training Area or USACE as appropriate to construct the temporary Final Map
storm drain improvements shown on Sheet TM4.2 shall be
provided to the City prior to Final Map approval. The Developer
shall secure the dedication of any and all easements by the United
States Army necessary for the City to own, access and maintain
both the interim storm drain connection and temporary detention
pond. In addition, the Developer shall dedicate to the City of
Dublin a Storm Drain Easement over Lot 5 of Tract 8150 to allow
for the construction and maintenance of the temporary detention
ond as shown on Sheet TM4.2.
75. Traffic Index. Roadway pavement section for Arnold Road shall PW Prior to
be designed using a Traffic Index of 10.0. The roadway pavement Approval of
section for Horizon Parkway shall be determined by the City Improvement
Engineer. The roadway pavement section for Arnold Road can be Plans
revised if a roved b the Cit En ineer.
76. Private Streets. The Developer shall establish private street right- PW Final Map
of-way and install complete street improvements for the proposed
private streets—Street A, Street 8, Street C, Street D, Street E,
Street F, Street G, and Courts A through Q—within the
development as shown on the Tentative Map and the Site
Develo ment Review acka e.
77. Rear Yard and Reciprocal Access Easements: Language shall PW CC&Rs and
be included in the CC&Rs for Tract 8309 to establish and define Plot Plans
the Rear Yard Easements and Reciprocal Access Easements
shown on Sheet TM2.1. Rear Yard and Reciprocal Access
Easements over the individual lots shall be graphically shown on
all Plot Plans.
78. Private Common Area Parcels. Parcels A, B and D shall be PW Final Map
reserved as private common area to be owned and maintained by
the Homeowner's Association. Parcel C shall be reserved as
private common area to be owned and/or maintained by either
Zone 7 Water A enc , a similar ublic a enc , or the
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Homeowner's Association.
PUBLIC WORKS STANDARD CONDITIONS: GENERAL
79. 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 or the Approved Specific Plan or
Develo ment A reement
80. 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 bui�ding 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 .
81. 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 Maps
8306, 8307, 8308, and 8309) 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 roceedin s.
82. In the event that there needs to be clarification to these Conditions PW On going
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
ro'ect.
83. If there are conflicts between the Tentative Map approval and the PW On going
SDR approval pertaining to mapping or public improvements the
Tentative Ma shall take recedent.
A reement and Bonds
84. The Developer shall enter into a Tract Improvement Agreement PW First Final
with the City for all public improvements including any required 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
Im rovement A reement. '
85. The Developer shall provide performance (100%), and labor& PW First Final
material (100%) securities to guarantee the tract improvements, Map and
a roved b the Cit En ineer, rior to execution of the Tract Successive
i�
COA# Condition Text Resp. Required
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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 erformance securit .
86.
PERMITS
87. 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
A reement ma not be re uired.
g8. 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.
8g. Developer shall obtain all permits required by other agencies, as PW Prior to Start
applicable for that portion of work including, but not limited to of Work
Alameda County Flood Control and Water Conservation District
Zone 7, California Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board, Caltrans and
rovide co ies of the ermits to the Public Works De artment .
SUBMITTALS
90. 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
91. The Developer will be responsible for submittals and reviews to PW Approval of
obtain the approvals of all participating non-City agencies. The improvement
Alameda County Fire Department and the Dublin San Ramon plans or final
Services District shall a rove and si n the Im rovement Plans. ma
92. Developer shall submit a Geotechnical Report, which includes PW Approval of
street pavement sections and grading recommendations. improvement
plans,
grading
plans or final
ma
93. Developer shall provide the Public Works Department a digital PW Acceptance
vectorized file of the "master" CAD files for the project when the of
Final Map has been approved. Digital raster copies are not improvement
acceptable. The digital vectorized files shall be in AutoCAD 14 or s and
higher drawing format. Drawing units shall be decimal with the release of
precision of the Final Map. All objects and entities in layers shall bonds
be colored by layer and named in English. All submitted drawings
shall use the Global Coordinate System of USA, California, NAD
83 California State Plane, Zone III, and U.S. foot.
FINAL MAPS
94. All Final Maps shall be substantially in accordance with the PW Approval of
Tentative Maps approved with this application, unless otherwise Final Map
modified by these conditions. Multiple final maps may be filed in
phases, provided that each phase is consistent with the tentative
map, that phasing progresses in an orderly and logical manner and
ade uate infrastructure is installed with each hase to serve that
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phase as a stand-alone project that is not dependent upon future
hasin for infrastructure.
95. All rights-of-way and easement dedications required by the PW Approval of
Tentative Ma shall be shown on the Final Ma . Final Ma
96. Any phasing of the final mapping or improvements of a Tentative PW Approval of
Ma is sub'ect to the a roval and conditions of the Cit En ineer. Final Ma
97. Street names shall be assigned to each public/private street PW Approval of
pursuant to Municipal Code Chapter 7.08. The approved street Final Map
names shall be indicated on the Final Ma .
98. All Final Maps shall include street monuments to be set in all PW Monuments '
public streets. to be shown
on final map
and installed
prior to '
acceptance
of
improvement
s
EASEMENTS
99. The Developer shall obtain abandonment from all applicable public PW Approval of
agencies of existing easements and right of ways that will no improvement
longer be used. plans or
appropriate
final ma
100. The Developer shall acquire easements, and/or obtain rights-of- PW Approval of
entry from the adjacent property owners for any improvements on improvement
their property. The easements and/or rights-of-entry shall be in plans or
writing and copies furnished to the City Engineer. appropriate
final ma
GRADING
101. The Grading Plan shall be in conformance with the PW Approval of
recommendations of the Geotechnical Report, the approved grading
Tentative Map and/or Site Development Review, and the City plans or '
design standards & ordinances. In case of conflict between the soil issuance of
engineer's recommendations and City ordinances, the City grading
Engineer shall determine which shall apply. permits. '
On oin
102. A detailed Erosion Control Plan shall be included with the Grading PW Approval of
Plan approval. The plan shall include detailed design, location, and grading
maintenance criteria of all erosion and sedimentation control plans or
measures. issuance of
grading !
permits.
On oin
103. Tiebacks or structural fabric for retaining walls shall not cross PW Approval of
property lines, or shall be loca�ed a minimum of 2' below the grading
finished grade of the upper lot. plans or
issuance of
grading
permits.
On oin
IMPROVEMENTS
104. The public improvements shall be constructed generally as shown PW Approval of
on the Tentative Ma and/or Site Develo ment Review. However, radin
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the approval of the Tentative Map and/or Site Development plans or
Review is not an approval of the specific design of the drainage, issuance of
sanitary sewer, water, and street improvements. grading
permits.
On oin
105. All public improvements shall conform to the City of Dublin PW Approval of
Standard Plans and design requirements and as approved by the improvement
City Engineer. p�f ns or start
construction.
On oin
106. Public streets shall be at a minimum 1% slope with minimum gutter PW Approval of
flow of 0.7% around bumpouts. Private streets and alleys shall be improvement
at minimum 0.5% slope. plans or start
of
construction.
On oin
107. Curb Returns on arterial and collector streets shall be 40-foot PW Approval of
radius, all internal public streets curb returns shall be minimum 30- improvement
foot radius (36-foot with bump outs) and private streets/alleys shall plans or start
be a minimum 20-foot radius, or as approved by the City Engineer. of
Curb ramp locations and design shall conform to the most current construction.
Title 24 and Americans with Disabilities Act requirements and as On going
a roved b the Cit Traffic En ineer.
108. Any decorative pavers/paving installed within City right-of-way PW Approval of
shall be done to the satisfaction of the City Engineer. Where improvement
decorative paving is installed at signalized intersections, pre- plans or start
formed traffic signal loops shall be put under the decorative of
pavement. Decorative pavements shall not interFere with the construction.
placement of traffic control devices, including pavement markings. On going
All turn lane stripes, stop bars and crosswalks shall be delineated
with concrete bands or color pavers to the satisfaction of the City
Engineer. Maintenance costs of the decorative paving shall be
the res onsibilit of the Homeowners Association.
109. The Developer shall install all traffic signs and pavement marking PW Occupancy
as required by the City Engineer. of units or
acceptance
of
improvement
s.
110. Street light standards and luminaries shall be designed and PW Occupancy
installed per approval of the City Engineer. The maximum voltage of units or
drop for streetlights is 5%. acceptance
of
improvement
s.
111. The Developer shall construct bus stops and shelters at the PW Occupancy
locations designated and approved by the LAVTA and the City of units or
Engineer. The Developer shall pay the cost of procuring and acceptance
installing these improvements. of
improvement
s.
112. Developer shall construct all potable and recycled water and PW Occupancy
sanita sewer facilities re uired to serve the ro'ect in accordance of units or
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with DSRSD master plans, standards, specifications and acceptance
requirements. of
improvement
s.
113. Fire hydrant locations shall be approved by the Alameda County PW Occupancy
Fire Department. A raised reflector blue traffic marker shall be of units or
instatled in the street opposite each hydrant. acceptance
of
improvement
s.
114. The Developer shall furnish and install street name signs for the PW Occupancy
project to the satisfaction of the City Engineer. of units or
acceptance
of
improvement
s.
115. Developer shall construct gas, electric, cable TV and PW Occupancy
communication improvements within the fronting streets and as of units or
necessary to serve the project and the future adjacent parcels as acceptance
approved by the City Engineer and the various Public Uti�ity of
agencies. improvement '
s. '
116. All electrical, gas, telephone, and Cable TV utilities, shall be PW Occupancy
underground in accordance with the City policies and ordinances. of units or
All utilities shall be located and provided within public utility acceptance
easements and sized to meet utility company standards. of
improvement
s.
117. All utility vaults, boxes and structures, unless specifically approved PW Occupancy
otherwise by the City Engineer, shall be underground and placed of units or
in landscape areas and screened from public view. Prior to Joint acceptance
Trench Plan approval, landscape drawings shall be submitted to of
the City showing the location of all utility vaults, boxes and improvement
structures and adjacent landscape features and plantings. The s.
Joint Trench Plans shall be signed by the City Engineer prior to
construction of the joint trench improvements.
CONSTRUCTION
118. The Erosion Control Plan shall be implemented between October PW On-going 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
Cit 's acce tance of the subdivision im rovements.
119. If archaeological materials are encountered during construction, PW On-going 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.
120. Construction activities, including the maintenance and warming of PW On-going 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 a roved b the Cit En ineer. Extended hours or
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A enc Prior to:
Saturday work will be considered by the City Engineer on a case-
b -case basis.
121. Developer shall prepare a construction noise management plan PW Start of
that identifies measures to be taken to minimize construction noise construction
on surrounding developed properties. The plan shall include hours implementati
of construction operation, use of mufflers on construction on and on-
equipment, speed limit for construction traffic, haul routes and going as
identify a noise monitor. Specific noise management measures needed
shall be rovided rior to ro'ect construction.
122. Developer shatl prepare a plan for construction traffic interface with PW Start of
public traffic on any existing public street. Construction traffic and construction
parking may be subject to specific requirements by the City implementati
Engineer. on and on-
going as
needed
123. The Developer shall be responsible for controlling any rodent, PW On-going
mos uito, or other est roblem due to construction activities.
124. The Developer shall be responsible for watering or other dust- PW On-going
palliative measures to control dust as conditions warrant or as
directed b the Cit En ineer.
125. The Developer shall provide the Public Works Department with a PW Issuance of
letter from a registered civil engineer or surveyor stating that the Building
building pads have been graded to within 0.1 feet of the grades permits or
shown on the approved Grading Plans, and that the top &toe of acceptance
banks and retaining walls are at the locations shown on the of
approved Grading Plans. improvement
s
STORM WATER QUALITY NPDES
126. Prior to any ctearing or grading, the Developer shall provide the PW Start of any
City evidence that a Notice of Intent (NOI) has been sent to the construction
California State Water Resources Control Board per the activities
requirements of the NPDES. A copy of the Sto�m Water Pollution
Prevention Plan (SWPPP) shall be provided to the Public Works
De artment and be ke t at the construction site.
127. 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 on-going
as needed.
PASSED, APPROVED AND ADOPTED this 24th day of May 2016 by the following vote:
AYES: �
NOES:
zz
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
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