HomeMy WebLinkAboutAttach 4 Reso Tentative Map&SDR RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING APPROVAL BY CITY COUNCIL OF THE VESTING TENTATIVE MAP
AND SITE DEVELOPMENT REVIEW
FOR SAN RAMON VILLAGE PLAZA DEVELOPMENT PROJECT
PA 02-063 (Tract No. 7437)
WHEREAS, Mike Banducci of Bancor Properties., on behalf of Oliver Properties
(Applicant/Developer), has requested approval of a Planned Development Rezoning Stage 1
Development Plan and Stage 2 Development Plan for the San Ramon Village Plaza mixed-use project,
a Vesting Tentative Map for subdivision of a 4.62 acre site located on the east side of San Ramon Road
into 3 lots and Site Development Review to allow for the construction of 56 medium high density
units, with common open space, within the Dublin General Plan Primary Planning Area (APN#941-
0164-001-04 & 941-0164-003-03 (A) (B)); and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, the Applicant/Developer has submitted an application for a General Plan
Amendment from Retail/Office to Mixed
Use ( ...... ^rc,~/-.~.~;,,,~ ~;..,~ and a Stage 1 and Stage 2
Development Plan for the project site (PA 02-063) as required by Section 8.32 of the Dublin Ordinance
to allow redevelopment of the entire site to include remodeling of 14,377 square feet of retail/office
building, demolition of 34,000 st. ft. of retail space and the construction of 56 units, in two phases; and,
WHEREAS, the Applicant/Developer has submitted Vesting Tentative Map and Site
Development Review project plans for the entire site (Exhibit A to Attachment 2), PUD Sheets 4
through 6, Sheets L-1 through L-7 by The Guzzardo Partnership, Architectural Sheets by The Dahlin
Group A-1 through A-18 and Vesting Tentative Map sheets C-1 through C-3 by Carlson, Barbee &
Gibson dated received March 15, 2004, except as modified by any condition of approval; and
WHEREAS, an Initial Study has been prepared for the potential impacts of the project pursuant to
CEQA Guidelines Section 15063. Based on the Initial Study, a Mitigated Negative Declaration and
Mitigated Monitoring Program has been prepared for the project with the finding that with the
implementation of Mitigation Measures contained in the Initial Study, the potential impacts of the project
would be reduced to a level of insignificance; and
WHEREAS, the Planning Commission did hold a public hearing on said application on April
13, 2004 and May 11, 2004; 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
recommend approval of the Vesting Tentative Map and Site Development Review for the San Ramon
Village Plaza project to City Council, subject to conditions; and
A'iTACHMENT
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
WHEREAS, the Planning Commission hereby determines that because the project was
considered by the City Council as "high priority" in its 2003-2004 Goals and Objectives and as
provided for in Chapter 8.96, Section 8.96.20.A.3 of the Dublin Zoning Ordinance does hereby transfer
original hearing jurisdiction to the City Council.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby recommend that the City Council make the following findings and determinations regarding
General Plan consistency:
A General Plan Amendment from Retail Commercial to Mixed Use and a Stage 1 and a
Stage 2 Development Plan have been proposed along with the Tentative Map and Site
Development Review applications, and are recommended for approval based upon the
reasons stated in the Staff Report and Planning Commission Resolution (Attachment 1).
Upon City Council approval of the General Plan Amendment and Stage 1 Development
Plan, the land use diagram would be changed for approximately 4.62 acres to reflect the
mixed use retail office and medium density for 56 residential units.
With the change to the land use diagram, the proposed project is consistent with the adopted
Dublin General Plan. The proposed project is also consistent with the goals, policies, and
implementation measures of the Dublin General Plan, and with the Dublin Zoning
Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does recommend that the City Council make the following findings and determinations
regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations
and related ordinances.
The design and improvements of the Vesting Tentative Map are consistent with and conforms
to the City's General Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a mixed-use retail office/residential project in an area
designated for Mixed Use ,o~;~
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for
this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
With the incorporation of mitigation measures contained in the Initial Study, Mitigated
Negative Declaration and Conditions of Approval, the design of the subdivision will not cause
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns.
2
The design of the subdivision will not conflict with easements acquired by the public at large
or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid.
Sewer service for this subdivision shall be provided pursuant to an agreement between the
applicant/developer and DSRSD. School capacity for the residents of this project will be
provided pursuant to a school facilities mitigation agreement between the developer and the
Dublin Unified School District prior to issuance of building permit, as required city code.
The City of Dublin has considered the effect of this project on the housing needs of the region
in which it is situated and finds that the public services are available for the project and that
impacts to environmental resources will be mitigated to a level of less than significant
pursuant to the Mitigated Negative Declaration for the project (PA02-063).
The City of Dublin finds that this project does not discharge waste into an existing community
sewer system in violation of existing requirements prescribed by a California regional water
quality control board pursuant to Division 7 of the Water Code because the Dublin San Ramon
Services District has provided conditions of approval, which assure that its standards will be
met.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend that the City Council make the following findings and
determinations regarding said proposed Site Development Review:
The approval of this application (PA 02-063), as conditioned, is consistent with the
intent/purpose of Chapter 8.104 (Site Development Review) of the Zoning Ordinance in that it
will promote orderly, attractive and harmonious site and structural development, resolves
major project-related issues, and ensures compliance with development regulations and the PD
Zoning District.
°
The approval of this application, as conditioned, complies with the policies of the General
Plan, and the Planned Development Rezone Development Plan for the project that allows for
residential development at this location.
°
The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans because road improvements and infrastructure
improvements will be made pursuant to a Stage 2 Development Plan and Tentative Map
conditions.
°
The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and
implements the Dublin General Plan.
The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been
designed to provide a harmonious environment for the development.
6. The subject site is physically suitable to the type and intensity of the approved development
because it is relatively flat and has suitable soils.
The visual impacts of the project were reviewed in the Mitigated Negative Declaration and the
project is consistent with applicable scenic corridor policies for San Ramon Boulevard and 1-
680.
The project has been designed with architectural considerations (including the character, scale,
design quality, and the relationship among buildings), along with Conditions of Approval, in
order to ensure compatibility among the design of this project, the character of adjacent uses,
and the requirements of public service agencies.
0~. Landscape elements (including the location, type, size, color, texture, and coverage
of plant materials, provisions, and similar elements) combined with Conditions of
Approval have been established to ensure visual relief and an attractive public
environment.
BE IT FURTHER RESOLVEI) that the previously approved Resolution #04-30 dated April 13th
is hereby rescinded
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend that the City Council approve the Vesting Tentative Map and Site Development Review for
PA 02-063 subject to the following Conditions of Approval and subject to the adopted Mitigated Negative
Declaration and Mitigation Monitoring Program for PA 02-063 and the City Council approval of the
proposed General Plan Amendment to Mixed Use~,..,~,~,~[I>'=*'~H thFno~/~,~A;,,~.......~.,,~, ~.,.,..,,a,~,,~ ~.. ...... .7 ............. .I
Rezoning with related Stage 1 and Stage 2 Development Plan:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Department of Community
Development review and approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval: [ADM]
Administration/City Attorney, [B] Building division of the Community Development
Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division
of the Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
NO, CONDITION TEXT a£sP~
PriOr to:
COOl,IONS
1. Approval. PA 02-063, Bancor Properties. - San Ramon Village Plaza, Vesting PL. PW Approval of any
plan or filing of
Tentative Map 7437 is approved to subdivide an existing 4.62 acre parcel into final map
three individual lots for a commercial shopping center and 56 townhome-style
condominiums and common open space. This approval shall conform generally
to the plans, text, and illustrations contained in the Planned Unit Development
Plans dated received March 15, 2004, including Sheets I through 6, prepared by
Carlson, Barbee & Gibson, Inc. (March 10 2004) the Landscape Plans Sheets L1
through L6 prepared by The Guzzardo Partnership, Inc. (March 10, 2004), the
Architectural Plans Sheets A-1 through A-18 prepared by the Dahlin Group
March 2004), and the Vesting Tentative Map prepared by Carlson, Barbee &
Gibson, Inc., Sheets C-I through C-3 (March 10, 20044), and other plans,
programs, texts and diagrams submitted as part of the subdivision proposal on
file in the Community Development Department unless modified by the
Conditions of Approval contained herein. The Vesting Tentative Map is only
effective upon approval by the City Council of the General Plan Amendment, the
PD rezoning with Stage 1 and Stage 2 Development Plan.
2. Standard Public Works Conditions of Approval. Developer shall comply with PW Approval of
Improvement
all applicable City of Dublin Standard Public Works Conditions of Approval Plans through
dated February 10, 2004 unless specifically modified by these Conditions of completion
Approval.
3. Action Programs/Mitigation Measures. Applicant/Developer shall comply with PL Approvalof
Improvement
all applicable action programs and mitigation measures of the Mitigated Negative Plans through
Declaration (MND) and Mitigation Monitoring Plan for PA 02-063. completion
4. Ordinances/General Plan/Policies. The Developer shall comply with, meet, PW, PL Approval of
Final Map and
and/or perform all requirements of the Subdivision Map Act, City of Dublin Issuance of
Subdivision Ordinance, City of Dublin Zoning Ordinance, the City of Dublin Building Permits
General Plan, City of Dublin Standard Conditions of Approval, Public Works
Policies and City grading ordinance unless certain Public Works requirements are
modified by the City Engineer and Planned Development Standards for Tract
7437.
5. Clarification and Changes to Conditions. In the event that there needs to be PW Approval of
Final Map and
clarifications to these conditions of approval, the City Engineer has the authority Improvement
to clarify the intent of these conditions of approval to the Applicant/Developer mans
without going to a public hearing. The City Engineer also has the authority to
make minor modifications to these conditions without going to a public hearing in
order for the Applicant/Developer to fulfill needed improvements or mitigations
resulting from impacts of this project.
EN~¢IRONME~AL M~IGATION
6. Sound wail: A sound barrier/wall shall be installed along the residential area PL Prior to
acceptance of
boundary with 1-680. An acoustical consultant shall review the design of the barrie~ improvement
at applicant's expense to confirm that noise levels will achieve the City's goal of plans for final
CNEL to less than 70 dB ("conditionally acceptable") or better for outdoor map and
construction
common areas, as evaluated in the Noise Study prepared by Rosen, Goldberg & prior to
occupancy of
Der dated January 20, 2004. Design of the noise barrier shall include mitigations units.
prescribed in the Noise Study, and/or other design alternatives determined
appropriate by the acoustical consultant to achieve this goal.
DEI)ICA~ONS ~ ~ROVEMENTS
7. PG&E Easement: The Developer coordinate with PG& E for improvements PW Approval of
Final Map
installed in the PG&E Easement, and shall show documentation to the City Public
Works Department that PG & E will allow the storm drain improvements,
fence/wall and trees shown on the Tentative Map to be installed in their easement
(RE: 2619 IM248).
8. Underground Utility Lines: The Developer shall underground the existing PW Acceptance of
overhead utility lines along the east side of San Ramon Road between Bellina Improvements
Street and Alcosta Boulevard.
T~F~C A~ CmCULATION
NO. CONDITION TEXT
AGEN~
P~iOr to!
9. Entrances: The entrances from Bellina Street and Alcosta Boulevard to remain PW Approval of
Final Map
standard commercial driveway approaches. The new San Ramon Road entrance Improvement
shall be a modified driveway type entrances. Plans
10. Driveway Width: The driveway width from Alcosta Boulevard and in front of PW Approval of
Final Map
the retail shops shall be a minimum 24 feet wide from curb to curb. The driveway Improvement
width may be reduced to 20 feet, where there is no perpendicular parking, subject Plans
to the approval of the City Engineer.
11. Curb Returns: All curb returns at the intersection of the main driveway aisles PW Approval of
Final Map
and private streets shall be a minimum 15-foot radius. This includes all Improvement
intersections along Bellina Commons. Plans
12. Traffic Signs: Stop Signs shall be place at all exits to public streets. Additional PW Acceptance of
traffic signs and curb markings shall be install as required by the City Engineer. Improvements
13. Private Street Name: Only one name shall be given to the private streets shown PW Prior Final Map
on the Tentative Map as "Gullo Lane" and "Oliver lane". This street shall be
named a "Place" not a "Lane".
14. No Parking. "No Parking" areas on Beilina Street: Parking shall be prohibited PW Acceptance of
on Bellina Street for 50 feet east of the curb return at San Ramon Road and for 70 Improvements
feet west of the project driveway.
15. Sidewalk: A sidewalk shall be provided along the west side of Bellina Commons PW Approval of
Final Map
east of Building 11. Improvement
Plans
16. Pedestrian Pathway: A pedestrian pathway shall be clearly defined through or PW Approval of
Final Map
around the patio area at the south end of the retail building. Improvement
Plans
17. Traffic Calming: Traffic signing, pavement design and other traffic calming PW Approval of
Final Map
devices, approved by the City Engineer, shall be used on Bellina Commons to Improvement
discourage traffic from cutting from Bellina Street through the site to Alcosta Plans or Building
Boulevard. A speed table shall be used for the pedestrian crossing of the pathway Permit
to San Ramon Boulevard.
18. Garage Access: The distance from face of garage door to the face of curb or PW Approval of
Final Map
building opposite the garage shall be a minimum 24 feet. Improvement
Plans/Building
Permit
19. Bus Stop: Developer shall install bus stop facilities on San Ramon Road as PW Approval of
Final Map
required by LAVTA and approved by the City Engineer. The bus stop shall be Improvement
located just north of the Bellina Street intersection, not at the location shown on Plans and prior to
occupancy of
the Tentative Map. first unit.
20. Alameda County Zone 7 Access: The Developer shall provide a 3-foot wide ~one, 7 Approval of
~W Improvement
gate with pedestrian access at the east end of the proposed wrought iron fence plans
along the Alameda County drainage channel. Either through an easement or
agreement with Zone 7 the Developer shall provide pedestrian access to the gate
for Zone 7 maintenance. Subject to Alameda County Zone 7 approval, the
Developer shall remove the existing chain link fence. The new fence shall be the
maintenance responsibility of the Homeowners Association.
L~SCAPING
21. Landscaping. Landscape / Parking Curbs: All landscape areas along thc side PL, PW Approval of
Improvement
of a parking space shall have a 12-inch wide curb (Zoning Ord. 8.76.070 A 19). Plans;
22. Special Paving: Special paving shall be used at entrances to the commercial PL, PW Approval of
Improvement
center and at key intersections. Plans;
23. Maintenance of Landscaping: All landscaping materials within the public right- PL, PW Prior to approval
of Final Map /
of-way shall be maintained for 90 days and on-site landscaping shall be applicant shall
P~ior t0!
maintained in accordance with the "City of Dublin Standards Plant Material, provide CC&Rs
for project which
Irrigation System and Maintenance Agreement" by the Developer after City- shall include
approved installation. This maintenance shall include weeding, the application of maintenance
pre-emergent chemical applications, and the replacement of materials that die. program.
Any proposed or modified landscaping to the site, including the removal or
replacement of trees, shall require prior review and written approval from the
Community Development Director.
24. Fire Flow. Provide a letter from DSRSD to ACFD stating what is the available Approval of
Improvement
fire flow. Plans
25. Fire flow and hydrant location. The Fire Prevention Bureau shall approve F Improvement
minimum fire flow and fire hydrant location. The locations as shown on the plans
Tentative Map are not approved. Final location shall be approved by the Fire
Prevention Bureau prior to approval of improvement plans for Final Map
26. ACFD Rules, Regulations and Standards. Applicant/Developer shall comply F Issuance of
with all Alameda County Fire Services (ACFD) rules, regulations and standards, Building Permits
including minimum standards for emergency access roads and payment of
applicable fees, including a City of Dublin Fire Capital Impact Fee.
: POLICE
27.' After'Hours Security. The perimeter of the site shall be fenced during Pt, B Prior to
commencement
construction, and security lighting and patrols shall be employed as necessary, of site work and
The Developer shall provide after hours call-out information to Police Services on on-going during
an "Emergency Response Form." All information shall be kept current and up to Construction
date.
CC& TEr, CEmOM OWNERS OR tAtNT ,N CE
ASSOCIATION
28. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners PW /',pproval of
Final Map
Association shall be formed by recordation of a declaration of Covenants,
Conditions, and Restrictions to govern use and maintenance of common areas and
facilities. 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,
fences, walls, drainage, lighting, signs and other improvements in private
common areas and within the adjacent street frontage right of way along Bellina
Street, San Ramon Road and Alcosta Boulevard. The Developer shall submit a
copy of the CC&R document to the City for review and approval relative to this
condition.
SITE DEVELOPMENT PERMIT (PA#02-063)
1. Approval. PA 02-063, Bancor Properties - San Ramon Village Plaza Site PL Issuance of
Development Permit is approved to remodel a portion of an existing commercial building permits
shopping center and construct 56 townhome style condominium residences and
common open space. This approval shall conform generally to the plans, text, and
illustrations contained in the Planned Unit Development Plans dated received
March 15, 2004, including Sheets 1 through 6, prepared by Carlson, Barbee &
Gibson, Inc. (March 10, 2004), Sheets L1 through L7 prepared by The Guzzardo
Partnership, Inc. (March 10, 2004), the Architectural Plans Sheets A-I through A-
l 8 prepared by the Dahlin Group (March 10, 2004), and the Vesting Tentative
Map prepared by Carlson, Barbee & Gibson, Inc., Sheets C-I through C-3
(March 10, 2004), m~d all plans, programs, texts and diagrams submitted as part
of the Stage 1, Stage 2 Development Plan, Tentative Map and Site Development
Review proposal on file in the Community Development Depamnent unless
modified by the Conditions of Approval contained herein. The Vesting Tentative
Man and Site Development Review are only effective upon approval by the City
Council of the General Plan Amendment, PD rezoning with Stage 1 Development
Plan and the Stage 2 Development Plan.
2 Standard Conditions (Site Development Review). The project shall comply PL, B On--going
with the City of Dublin Site Development Review Standard Conditions.
3. Standard Public Works Conditions of Approval. Developer shall comply with pw Approval of
Improvement
all applicable City of Dublin Standard Public Works Conditions of Approval Plans through
dated February 10, 2004 unless specifically modified by these Conditions of completion
Approval.
4. Term. Approval of the Site Development Review shall be valid for one year PL On-going
from effective date of permit approval. If construction has not commenced by
that time, this approval shall be null and void. The approval period for Site
Development Review may be extended six (6) additional months by the Director
of Community Development upon determination that the Conditions of Approval
remain adequate to assure that the above stated findings of approval will continue
to be met. (Applicant/Developer must submit a written request for the extension
prior to the expiration date of the Site Development Review.)
5. Building Codes and 'Ordinances. Ali project construction shall conform to all }~ Through
building codes and ordinances in effect at the time of the building permit, completion
6. Construction drawings: Construction plans shall be fully dimensioned PL, B, PW Issuance of
(including building elevations) accurately drawn (depicting all existing and Building Permits
proposed conditions on site), and prepared and signed by a California licensed
Architect or Engineer. All structural calculations shall be prepared and signed by
a California licensed Architect or Engineer. The site plan, landscape plan and
details shall be consistent with each other.
NO. CO~ITION TEXT RwSPON:
Prior to:
7. Building Permits. To apply for building permits, Applicant/Developer shall B Issuance of
submit eight (8) sets of construction plans to the Building Division for plan check. Building Permits
Each set of plans shall have attached an annotated copy of these Conditions
of Approval. The notations shall clearly indicate how all Conditions of Approval
will or have been complied with. Construction plans will not be accepted without
the annotated resolutions attached to each set of plans. Applicant/Developer will
be responsible for obtaining the approvals of all participation non-City agencies
prior to the issuance of building permits.
8. Engineer Observation. The Engineer of record shall be retained to provide B Through
construction and
observation services for all components of the lateral and vertical design of the prior to final
building, including nailing, holddowns, straps, shear, roof diaphragm and frame inspection
structural frame of building. A written report shall be submitted to the City
Inspector prior to scheduling the final frame inspection.
9. Phased Occupancy Plan. If occupancy is requested to occur in phases, then all B, PL Prior to
occupancy of
physical improvements within each phase shall be required to be completed prior each affected
to occupancy of any buildings within that phase except for items specifically unit
excluded in an approved Phased Occupancy Plan, or minor handwork items,
approved by the Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of Community Development
and Public Works for review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular access to all parcels in each
phase, and shall substantially conform to the intent and purpose of the subdivision
approval. No individual building shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all reasonable expected services and
amenities, and separated form remaining additional construction activity. Subject
to approval of the Director of Community Development, the completion of
landscaping may be deferred due to inclement weather with the posting of a bond
fro the value of the deferred landscaping and associated improvements.
10. Permits for Accessory items. City of Dublin Building Permits shall be obtained B, PL Prior to
installation of
prior to installation of all accessory buildings, signage, and play structures, Mail improvements
Kiosks, etcetera. Access to the Play Structure shall meet the disabled accessible
requirements. All electrical, and plumbing to exterior lights and fountains shall
have Building Division permits.
11. Air Conditioning Units - Air conditioning units and ventilation ducts shall be B, PL Occupancy of
Unit
screened from public view with materials compatible to the main building and
shall not be roof mounted. Units shall be permanently installed on concrete pads
or other non-movable materials. The Building Official and Director of
Community Development shall approve location and screening materials prior to
installation.
12. Temporary Fencing. Temporary Construction fencing shall be installed along B, P, PW Through
perimeter of all work under construction. Completion
13. Automatic Garage Door Openers - Automatic garage door openers shall be B, PL Occupancy of
Unit
provided for all dwelling units and shall be ora roll-up type. Garage doors shall
not intrude into the private access easements.
14. Addressing. PL Issuance of
Building Permits
a) Provide a site plan with the City of Dublin's address grid overlaid on the and through
plans (1 to 30 scale). Highlight all exterior door openings on plans (front, completion
rear, garage, etc.). (Prior to release of addresses)
b) Provide plan for display of addresses. The Building Official and Director
of Community Development shall approve plan prior to issuance of the
first building permit. (Prior to permitting)
Prior to:
c) Addresses will be required on thc front of the dwellings. Addresses arc
also required near thc garage door opening if thc opening is not on thc
same side of thc dwelling as thc front door. (Prior to permitting)
d) Town homes / Condos arc required to have address ranges posted on
street side of the buildings. (Occupancy of any Unit).
e) Address signage shall be provided as per the Dublin Residential Security
Code. (Occupancy of any Unit).
f) Provide a site plan with the approved addresses in 1 to 400 scale prior to
approval or release of the project addresses. (Prior to permitting).
Exterior address numbers shall be backlight and be posted in such a way
that they may be seen from the street. (Prior to permit issuance, and
through completion)
15. Retaining walls. All retaining walls over 30 inches in height and in a walkway B, PW Issuance of
Building Permits
shall be provided with guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain permits and inspections
from Building Division.
16. Green Building Guidelines. To the extent practical, the applicant shall B Issuance oC
Building Permits
incorporate Green Building Measures. Green Building plan shall be submitted to
the Building Official for review.
17. Storage Area and Meter Closets. Storage area and meter closets shall be B Issuance of
provide with 1-hour fire resistive construction designed to the Building Code. building permits
These areas shall be provided with Type "X" 5/8 Gypsum Board.
EMERGENCY SERVICES~ AL~DA COUNTY FIRE DISTRICT (ACFD)
18. Automatic Fire Sprinklers. The applicant/developer shall provide automatic v Prior to issuance
of Building
sprinklers in the residential and commercial buildings. Installation permits are Permits and
required from the Fire Department prior to the start of work on the systems, installation prior
Buildings with over 100 sprinklers shall have the sprinkler system monitored by a to occupancy
UL listed central station.
19. Fire Alarm systems. The applicant/developer shall provide fire alarm systems in l: Prior to issuance
of Building
the buildings as required by the California Building Code. Permits and
installation prior
to occupancy
20. Fire apparatus roadways: Fire apparatus roadways must be installed, and fire v Improvement
plans and prior to
hydrants in service, prior to the commencement of vertical framing or commencement
combustible storage placed on site. of vertical
framinl~.
21. Knox boxes: Knox boxes are required at the entrance to the building and at any v Occupancy of
gates in the Fire Department access roads, units
POLICE
22. Residential Security. The project shall comply with the City of Dublin PO, B Occupancy' of
Units
Residential Security Requirements and the Conditions of Approval for the
Vesting Tentative Map 7414.
23. Projected Timeline. Developer shall submit a projected timeline for project PO Issuance of
Building Permits
completion to the Dublin Police Services Department, to allow estimation of for each Phase
staffing requirements and assignments.
24. Addressing: Addressing and building numbers shall be visible from approaches Po, B Prior to issuance
to the buildings. Addressing an building in the commercial portion of the project of building
permits and
shall be visible from the approaches to the building: through
· If there are exterior doors on the rear, the business name and address is to be completion of
Improvements
painted on the door in a contrasting color. The lettering shall comply with the
l0
Pri0t to:
Building Department Standards.
· Employee exit doors shall be equipped with 180 degree viewers if there is not
a burglary resistant window panel in the door from which to scan the exterior.
25. Fencing during construction: The perimeter of the site shall be fenced during PO, PL Issuance of
Grading/Sitework
construction, and security lighting and patrols shall be employed as necessary. Permit
26. Entrances: All entrances to the commercial area parking shall be posed with PO Completion of
appropriate signs per Sec 22658(a) of the California Vehicle Code, to assist in improvements
removing vehicles at the property owner's/manager's request.
27. Posting: CC&R's for the residential portion of the project will include posting of Prior to
occupancy of
private street areas in accordance with California Vehicle Code Section 22568, units
sections 1 and 2. Fire lanes will also be posted in accordance with California
Vehicle Code Section 22500.1. "No Trespassing" signs shall be placed along
pedestrian pathways, open space areas and the "tot lot" to indicated private use
areas.
28. Lighting: The applicant shall submit a final lighting plan for approval by the Issuance of
Dublin Police Department. Lighting fixtures shall be of a vandal resistant type. building permits
29. Graffiti: The applicant shall keep the site clear of graffiti vandalism on a regular On-going
and continuous basis at all times. Graffiti resistant materials should be used
30. Security Program: The applicant shall work with the Dublin Police on an Prior to
occupancy/on-
ongoing basis to establish and effective theft prevention and security program, going
31. Self-policing: Primary living areas and windows of individual units should be Issuance of
focused for observation of common use areas; adjacent units, recreation areas, and Building permits
child play areas to provide for self-policing and a sense of community.
32. ' ' parking~ 'Applicaht/Developer shall provide parking in compliance with the PD "PL, PW Completion of
Stage 2 Development Plan (PUD Sheet 5) Improvements
33 Recreational Vehicle Parking. Recreation vehicle (as defined in the Dublin PL, PW Acceptance of
· Improvements by
Zoning Ordinance) parking shall be prohibited on public streets and along the City, Council
main private street of the project. Signs shall be posted to that effect.
34. Final Landscape and Irrigation Plans: A Final Landscape and Irrigation Plan P[, PW Approval of
Improvement
prepared and stamped by a State licensed landscape architect or registered Plans;
engineer, generally consistent with the preliminary landscape plan prepared by Landscaping to
be Constructed
The Guzzardo Partnership, dated March 10, 2004, except as modified by Prior to
Conditions of Approval below, along with a cost estimate of the work and Acceptance of
materials proposed, shall be submitted for review and approval by the Community Improvements or
Development Director. Landscape & irrigation plans shall be at a scale not less FirstOCcupanCYunit in°f
than 1"=20'. Key areas such as major intersections and plazas shall be at a scale affected Phase
not less than 1" =10'.
35. Final Landscape Plan Review: The final plant palette varieties shall be subject PL Issuance of
to review and approval of the Director of Community Development and reviewed Building Permits
by the City's Landscape Architect to determine compatibility with reclaimed
water use, where appropriate. An irrigation plan shall be submitted with Final
Landscape Plans indicating that the system is designed for reclaimed water, where
required by DSRSD.
36. Landscaping (project frontage): Applicant/Developer shall construct ali PL, PW Approval of
Improvement
landscaping within the site and along the project frontage from the face of curb to Plans
the site right-of-way to the design and specifications of the City of Dublin, and to
11
P~i6r ~6!
thc satisfaction of the City Engineer, Director of Community Development and
City's Consulting Landscape Architect. Street trees that arc required to bc
removed for undcrgrounding of utilities shall be replaced by the applicant with
minimum 24 - inch trees as approved by the City Landscape Architect.
37. Landscaping (yards/common areas): All front yards and common areas shall bc PL Prior to
Occupancy of
landscaped by the Applicant/Developer prior to occupancy of the adjacent homes, first Unit in
affected Phase
38. Entry Pilaster: Entry pilasters shall be designed to reflect the building PL, PW Approval of
Landscape
architecture and to be in scale with the pedestrian environment. Plans/Constructi
on prior to
occupancy of
first unit
39. Landscaping at Street/Drive Aisle Intersections: Landscaping shall not PI~, PW Approval of
obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, Landscape Plans
landscaping at drive aisle intersections shall not he taller than 30 inches above the
curb. Landscaping shall be kept at a minimum height and fullness giving patrol
officers and the general public surveillance capabilities of the area.
40. Parking Area Tree Wells: Tree wells shall be centered on parking stripes PL, PW Approval of
Landacape Plans
wherever possible. Tree wells placed in front of parking spaces shall provide a
minimum 3' clearance to the tree trunk. Tree wells shall be fitted with
ornamental cast iron tree grates. Tree grates must have narrow openings to met
handicap standards and meet the approval of the City Engineer.
41. Landscape Screening of Parking: Landscaping shall screen parking with PL, PW Approval of
berming or combination of berming and landscaping to achieve an immediate 2-3 Landscape Plan;
foot tall screen from the finish grade of the parking stalls as viewed from the
adjacent major road.
42 Corner Public Art Plaza/Landscaping. The comer public art plaza PL, PW Approval of
feature/landscaping at the intersection of San Ramon Road and Alcosta Landscape Plan
Boulevard shall be landscaped, paved and include the features (i.e., public art,
seatwall, bench, etc.) as generally shown on Sheet L-6 of the project plans dated
March 2004. The location/siting of the public art plaza shall be subject to
approval by the City Engineer to ensure that it meets site distance requirements
and that it does not conflict with utilities. The public art and landscaping features
shall be subject to the review and approval by the Community Development
Director and shall be included as part of the Final Landscape and Irrigation Plan
submittal. Responsibility for maintenance of the improvements associated with
the public art plaza and landscaping shall be that of the Applicant/Developer.
Since the Applicant will maintain these features which are partly within the public
right-of-way, the Applicant shall enter into an "Agreement for Long Term
Encroachments" with the City that regulates this type of encroachment.
43. Landscaping of Walls and Trash Enclosures: The Applicant/Developer shall Approval of
screen all walls and the sides of walls surrounding trash enclosures. The use of Landscape Plans;
vines is encouraged
44. Air Conditioning Units: All Air Conditioning units shall be screened from view PL, PW Prior to Approval
with either walls or plant material to the satisfaction of the Community of Landscape
Plans;
Development Director and City's Consulting Landscape Architect.
45 Utility Screening: All above grade utilities shall be screened from view with PL, PW Approval of
either walls or plant material to the satisfaction of the Community Development Landscape Plans;
Director and City's Consulting Landscape Architect.
46 Wrought Iron Fencing, 6' High: Construct the wrought iron fencing from PL, PW Approval of
Improvement
building 9 to building 10 along San Ramon Valley Blvd. Construct fencing from Plans;
12
NO~ CONDITION TEXT ~SPON. WHeN
buildings 7 to 8. Construct fencing from building 6 to the sound wall providing a Landscaping to
be Constructed
3' wide maintenance gate for Alameda County Zone 7 access. Prior to
Acceptance of
Improvements or
Occupancy of
First Unit in
affected Phase
47. Wrought Iron Fencing, 4' High: Construct fencing from the 6' high fencing at PL, PW Approval of
Improvement
building 8 to the 6' high fencing at building 9. Construct fencing from the 6' high Plans;
fencing at building 10 to the front of building 10. Landscaping to
be Constructed
Prior to
Acceptance of
Improvements or
Occupancy of Ist
Unit in affected
Phase
48. Water Efficient Landscaping Ordinance: The Applicant/Developer shall PL, PW Approval of
submit written documentation to the Public Works Department (in the form of a Landscape plans
Landscape Documentation Package and other required documents) that the
development conforms to the City's Water Efficient Landscaping Ordinance.
49. Fire-resistant or drought tolerant plant varieties. Fire-resistant or drought PL, F Approval of
Landscape Plan/
tolerant plant varieties shall be provided in the plant palette to the maximum Installation prior
extent possible, to issuance of
Building Permits
50 Lighting: The Applicant/Developer shall prepare a lighting iso chart to the PL, PO, PW Approval to
occupancy of
satisfaction of the Director of Public Works, Director of Community first unit;
Development, the City's Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be provided within the parking lot and on the
building, and shall be ora design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic. Lighting used after
daylight hours shall be adequate to provide for security needs (1.5 foot candles).
ST~~S
51 Health, Design and Safety Standards. Prior to final approval allowing PW, PL Occupancy of
· Unit
occupancy of any new home, the physical condition of the subdivision and the lot
where the home is located shall meet minimum health, design, and safety
standards including, but not limited to the following:
a. The streets providing access to the home shall be complete to allow for PL Occupancy of
safe traffic movements to and from the home. Unit
b. All traffic striping and control signing on streets providing access to the PW Occupancy of
home shall be in place. Unit
c. All street name signs on streets providing access to the homes shall be in PL Occupancy of
Unit
place.
d. All streetlights on streets providing access to the homes shall be energized PW Occupancy of
and functioning. Unit
e. All repairs to the street, curb, gutter, and sidewalk that may create a hazard PW Occupancy of
Unit
shall be required or any non-hazardous repairs shall be complete and
bonded for.
f. Town homes shall have the dwelling address posted and backlit at or near B, F, PL Occupancy of
the front door and the garage vehicle door. Unit
g. The lot shall be finish graded, and final grading inspection shall have been B Occupancy of
approved by the Building Department. Unit
h. All sewer clean-outs, water meter boxes, and other utility boxes shall be PW Occupancy of
set to grade to the approval of the Director of Public Works. Unit
13
i. The homes shall have received all necessary inspections and have final B Occupancy of
Unit
approval by the Building Department to allow occupancy.
j. All fire hydrants in streets providing access to the homes shall be operable F Occupancy of
to City and ACFD standards. Unit
k. All streets providing access to the homes shall be improved to an adequate pw, F Occupancy of
Unit
width and manner to allow for fire engine circulation to the approval of the
Director of Public Works and ACFD.
1. All mailbox units shall be at the back of the curb/sidewalk as appropriate. P[ Occupancy of
Unit
The developer shall submit a mailbox design and location plan to indicate
where mailboxes and associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria. Architectural
enhancements should be provided to community mailboxes where visible
from the project streets.
m. Exterior lighting shall be provided for dwelling entrances and shall be of a PL, PO Occupancy of
Unit
design and placement so as not to cause glare onto adjoining properties.
cmT cTu
52. Architectural drawings: Residential Units and the commercial building shall pi. Issuance of
comply with the architectural drawings submitted by The Dahlin Group (March Building Pemfits
2004). Final colors shall be reviewed by the City's Architect and approved by the
Community Development Director, and shall generally conform to the colors and
materials approved for the Ramon Village Plaza project PA 02-063, on file in the
City of Dublin Department of Community Development.
53. Porches/decks: Porches or decks exposed to a CNEL of 65 or greater dBA as ?[ Issuance of
identified in the Noise Study by Rosen, Goldberg and Der dated January 20, 2004 Building Permits
shall be designed to be partially or fully enclosed to help mitigate this potential
impact. Final designs of the residential are subject to review and approval by the
Community Development Director. Final approval shall require a written
statement by a licensed acoustical consultant confirming that the units as designed
have achieved the City's interior living and exterior recreation noise goals. The
elimination of porches or decks shall be considered a major minor amendment of
this permit and shall require approval by the Planning Co;nn:is:,ion and City
Cou nc i!Com m u n itx~__D_.ey_e_l_opment Director.
54. Glare/Reflective Finishes - The use of reflective finishes on building exteriors is PL Issuance of
prohibited. In order to control the effects of glare within this subdivision, Building Permits
reflective glass shall not be used on all east-facing windows.
BLE Ho~S~G,,~
55. Affordable Housing Agreement. An Affordable Housing Agreement shall be PL Final Map and
prior to
entered into by the Developer and the City of Dublin as required by Section 8.68 occupancy of
of the Dublin Municipal Code. units in affected
phase.
i'vlITIGATION MEAS~S
56. Action ProgramsfMitigation Measures. Applicant/Developer shall comply with PL Approvalof
Improvement
all applicable action programs and mitigation measures of the Mitigated Negative Plans through
Declaration (MND) and Mitigation Monitoring Plan for PA 02-063. completion
siGN PROG~M , :
57 The applicant/developer shall submit a master sign program for the commercial PL Prior to
installation of
and residential components of the project. The sign program shall conform to the building
City of Dublin Sign Ordinance in effect at the time of the application. The master permit/installatio
sign program be shall be subject to review and approval of the Director of n of signs.
Community Development and reviewed by the City's Contract Architect to
14
Pfi0r to:
determine compatibility of design with the buildings.
OTHER
58. Solid Waste/Recycling. Applicant/Developer shall comply With the City's solid ^DM On-going
waste manasement and recycling requirements.
59. Refuse Collection. The refuse collection service provider shall provide a letter Occupancy of
first building.
confirming that adequate space is provided to accommodated collection and Provisions for
sorting of petrucible solid waste as well as source-separated recyclable materials collection to be
generated by the residents within the project, show, on plans.
60. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of PW, PL Various times,
but no later than
building permit issuance, including, but not limited to, Planning fees, Building Issuance of
fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Building Permits
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. Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and assessment of the fair share of
the new or revised fees.
61. Parkland Dedication - The developer shall be required to pay a Public Facilities PL Issuance of
Fee in the amounts and at the times set forth in the City of Dublin Resolution No. Building permit
60-99, adopted by the City Council on April 6, 1999, or in the amounts and at the
times set forth in any resolution revising the amount of the Public Facilities Fee,
as itnplemented by the Administrative Guidelines adopted by Resolution 195-99.
No credit against the dedication requirement shall be given for open space within
this project.
62. School Mitigation Agreement. The Developer shall enter into a School eL Building Permits
for each affected
Mitigation Agreement with the Dublin Unified School District. Phase
63 Compliance With Requirements. Applicant/Developer shall comply with all F, PW, PO, Approval of
Zone 7, Improvement
applicable requirements of the Alameda County Fire Department, Public Works DSR, PL Plans
Department, Dublin Police Service, Alameda County Flood Control District Zone
7, and Dublin San Ramon Services District.
64 All BMR residential units within the project shall be wired for cable and P~ Issuance of
-- Buildin,~ Permit
internet access in the same manner as the market rate units.
15
PASSED, APPROVED AND ADOPTED this 1 lth day of May 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chairperson
Planning Manager
g:\pa02-063\Reso VTMSDR
16
ATTACHMENT "A"
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions
of Approval applicable as required by the Public Works Department for all development projects within
the City of Dublin. Unless modified by referenced conditions in the preceding resolution, these
conditions are assumed to be complied with prior to issuance of Grading Permit or approval of
Improvement Plans.
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100 feet of
these materials, shall be halted until a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if
they are deemed necessary.
BONDS:
The developer shall provide either (a.) a Performance (100%), labor and material (50%) securities
and a cash monumentation bond or (b.) a Letter of Credit to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel
Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by
the Project Landscape Architect that all work was done under his supervision and in accordance
with the recommendations contained in the landscape and soil erosion and sedimentation control
plans shall be submitted to the Director of Public Works/City Engineer.
d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading and
Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to
the City's existing mapping coordinates including all as-built plans prepared by a registered Civil
Engineer.
e) A complete record, including location and elevation of all field density tests, and a summary of
all field and laboratory tests.
f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in
accordance with the recommendations contained in the soil and geologic investigation reports and
the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the performance security
may be replaced with a maintenance bond that is 25% of the value of the performance security.
The maintenance bond is released one year after acceptance of the project and after the repair of
deficiencies, if any, are completed.
o
The labor and materials security is released upon acceptance of the improvements, provided no
liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of
bank is either the existing break in topography, or a point at the existing ground line which is the
intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the
Creek, whichever is more restrictive.
DRAINAGE:
o
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or
other planted areas to street or approved drainage facility. Concentrated flows will not be allowed
to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain
main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main
drain line.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
11.
Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence
including 1 foot of freeboard.
12.
In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets
must be designed so that the overflow release shall directed to the subdivision streets and shall be
contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder
area. In addition arterial streets shall have one lane of traffic in both directions of travel above the
100-year storm level.
14. No buildings or other structures shall be constructed within a storm drain easement.
15.
Developer shall provide "trash racks" where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash racks.
16.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord.
56-86. These V-ditches shall have a 5% minimum slope.
17.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These
ditches shall discharge into natural drainage channels or an adequate storm drain system.
18.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved
drainage channel. The slope on these ditches shall not be less than 5%.
19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20.
All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the
subdrain. There shall be a clean-out at the upper end of all subdrains.
21.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor
to an approved drainage facilities. This corridor shall be design to prevent flooding of building
pads in case the street inlet is obstructed.
22.
Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets
within 50 feet of the low area.
23. No drainage shall be directed over slopes.
24.
The storm drainage system shall be designed and constructed to the standards and policies of the
City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes.
26.
All public streets shall drain into storm drain systems before being discharged into established
drainage channels.
27.
The developer shall comply with Alameda County Flood Control District requirements. If there is
a conflict between City and County Flood Control requirements the Director of Public Works/City
Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other dust-
palliative measures may be used, to control dust, as conditions warrant or as directed by the
Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution
Prevention Plan ($WPPP) for review by the City prior to the issuance of any building or grading
permits. The SWPPP shall be implemented by the general contractor and all subcontractors and
suppliers of material and equipment. Construction site cleanup and control of construction debris
shall also be addressed in the SWPPP . The developer is responsible for complying with the
$WPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop
work order. For projects disturbing less than five (5) acres an erosion control plan shall be
submitted with the grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been
sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at
the construction site at all times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be,
at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting
basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion
control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The
developer shall be responsible for providing any addition slope protection which may be needed to
prevent silting of natural water courses and storm drainage facilities.
32.
Construction access routes shall be limited to those approved by the Director of Public Works/City
Engineer/City Engineer and shall be shown on the approved grading plan.
33.
Gather all construction debris on daily and place them in a covered dumpster or other container
which is emptied or removed on a weekly basis. A secondary containment berm shall be
constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen
debris or splatters that could contribute to storm water pollution.
34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project
site daily or as required by the City inspector. During wet weather, avoid driving vehicles off
paved areas.
35.
Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis.
Caked on mud or dirt shall be scraped from these areas before sweeping.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
37.
Create a contained and covered area on the site for the storage of bags of cement, paints,
flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the
potential for being discharged to the storm drain system. Never clean machinery, tools, brushes,
etc. or rinse containers into a street, gutter, storm drain or stream. See "Building
Maintenance/Remodeling" flyer for more information.
38.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover from the site in order to reduce the
potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon
as possible after completion of grading. No site grading shall occur between October 15 and April
15 unless detailed erosion control plan reviewed by the Director of Public Works/City
Engineer/City Engineer and implemented by the contractor.
40.
Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval of the Director of Public Works/City
Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm
water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest version of
the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system.
43.
The developer is responsible for ensuring that all contractors are aware of, and implement, all storm
water pollution prevention measures. Failure to comply with the approved construction BMPs will
result in the issuance of correction notices, citations and/or a project stop order.
44.
All washing and/or steam cleaning must be done at an appropriately equipped facility which drains
to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way
that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters
should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval,
and conditions of the Dublin-San Ramon Services District (DSRSD).
45.
All loading dock areas must be designed to minimize "mn-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained to the
sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be
implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but
not limited to, a regular program of sweeping, litter control and spill clean-up.
46.
All metal roofs and roof mounted equipment (including galvanized), shall be coated with a mst-
inhibitive paint.
47.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary connections are subject to the review,
approval, and conditions of the DSRSD.
48.
49.
50.
51.
52.
53.
54.
55.
56.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and
contained as required by the Director of Public Works/City Engineer/City Engineer.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to runoff pollution.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of
litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the
storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent
or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be
collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the
review, approval and conditions of the DSRSD.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be required
to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain
system. The design, location, and a maintenance schedule must be submitted to the Director of
Public Works/City Engineer/City Engineer for review and approval prior to the issuance of a
building permit.
Restaurants must be designed with contained areas for cleaning mats, equipment and containers.
This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The
area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or
collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs
posted indicating that all washing activities be conducted in this area. Sanitary connections are
subject to the review, approval, and conditions of the DSRSD.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should
discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this
facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain
to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the
sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff
from, the area. A sign must be posted indicating the designated wash area. Sanitary connections
are subject to the review, approval and conditions of the DSRSD.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of
the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing
areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel
dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent
drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The
fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected
routinely for proper functioning and leak prevention.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
57.
All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy
season (October 15) and once in January. Additional cleaning may be required by the Director of
Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for the
operation and maintenance of the project subject to the review of the Director of Public Works/City
Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs)
appropriate to residential construction activities conducted on-site to effectively prohibit the entry
of pollutants into storm water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering
the storm drain system, in accordance with the regulations outlined in the most current version of
the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are
aware of, and implement, all storm water quality measures and implement such measures. Failure
to comply with the approved construction BMPs will result in the issuance of correction notices,
citations and/or a project stop order.
61.
All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved
methods.
62.
All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-
inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary connections are subject to the review,
approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm drain
system. The car wash area should drain to the sanitary sewer. The area must be covered and
designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting
authority and POTW for specific connection and discharge requirements. If no common car wash
area exists, means should be taken to discourage car washing, e.g., removing hose bibs and
installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a property
owners association for the development. The CC&R's shall be subject to the review and approval
of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's
association shall be responsible for implementing all storm water measures and the maintenance of
all private streets, private utilities, and other common areas and facilities on the site, including all
landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote
surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban
runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67.
The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise
approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69.
All public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Director of Public Works/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across private
streets where they intersect public streets. No special paving or concrete paving will be allowed in
public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and requirements using
standard City title block and format. The grading plan design must based on the approved soil
reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils
engineer or his technical representative must be present at all times during grading. All
engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to
the review and approval of the Director of Public Works, and after his approval, original mylars or
photo mylars with three sets of blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject
to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1%
and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and
approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so
that there is both horizontal and vertical slope variation where visible from public areas and the top
and bottom of slopes shall be rounded in order to create or maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a
minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished floor elevation above the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in height (or
over two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the developer or
homeowners' association for the periodic inspection and maintenance of all retaining walls that
could possibly affect the public right-of-way.
77.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the Director of
Public Works/City Engineer/City Engineer.
79.
The soils report for the project shall include recommendations 1) for foundations, decks, and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from
top and toes of slopes. Additionally, the soils report shall include a professional opinion as to
safety of the site from the hazards of land slippage, erosion, settlement and seismic activity.
80.
The Contractor shall be responsible for acquiring permits required by other agencies. (Fish &
Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.)
must meet and follow all of the City's requirements and policies, including the Urban Runoff
Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for improvements required outside of the subdivision. The easements and/or rights-of-entry
shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City
Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction
grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and
sedimentation control plan, for the post-construction period, both prepared by the Project Civil
Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City
Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum
extent practicable, that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion control plan shall be
implemented in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities both on-
and off-site), and erosion and sedimentation control, shall be approved by the Director of Public
Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public
Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-
86.
87.
88.
89.
90.
91.
92.
FIRE:
93.
94.
95.
96.
built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and
Soils Engineer that all work was done under his supervision and in accordance with
recommendations contained in the soils report shall be submitted to the Public Works Department.
For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm
Drain Easement" shall be dedicated on the final map.
Provide an access road and turn around and maintenance easement to storm drainage detention
facilities and trash racks.
A current title report and copies of the recorded deed of all parties having any recorded title interest
in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties
and easements shall be submitted at the time of the submittal of the final subdivision maps.
Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the
Final/Parcel Map. These easements shall allow for vehicular and utility service access.
A 1 O-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel
Map along all street frontages, in addition to all other easements required by the utility companies
or governmental agencies.
All street dedications shall include working easements for slope maintenance.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of
the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be
established. Plats and elevation data shall be provided to the City in a form acceptable to the
Director of Public Works/City Engineer/City Engineer.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue reflectorized
traffic marker shall be epoxied to the center of the paved street opposite each hydrant.
All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto,
necessary to provide water supply for fire protection, must be installed by the developer and
conform to all requirements of the applicable provisions of the Standard Specifications of Dublin
San Ramon Services District and Dougherty Regional Fire Authority. All such work will be
subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer
and Dublin San Ramon Services District.
Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of
Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority.
The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated
by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets
within the development and as required off-site including curb, gutter, sidewalk, paving, drainage,
and work on the existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design and
improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths, the design
of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of
the Tract, and shall show compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading plan
shall incorporate the recommendations of the soil report. The grading plan shall conform with the
City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case
of conflict between the soil engineer's recommendations and City ordinances the City Engineer
shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all underground utilities
shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV,
sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street
pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All
public and private utilities shall be undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading
shall be completed in compliance with the construction grading plans and recommendations of the
Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation
control plan, and shall be done under the supervision of the Project Soils Engineer and/or
Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of
Public Works/City Engineer/City Engineer that all work was done in accordance with the
recommendations contained in the soils and geologic investigation reports and the approved plans
and specifications. Inspections that will satisfy final subdivision map requirements shall be
arranged with the Director of Public Works/City Engineer/City Engineer.
102.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be
filed with the City of Dublin. The surety shall be equal to the amount approved by the City
Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site
to a stable and erosion resistant state if the project is terminated prematurely.
103.
Any grading, stockpiling, storing of equipment or material on adjacent properties will require
written approval of those property owners affected. Copies of the rights-of-entry shall be furnished
to the Director of Public Works/City Engineer/City Engineer prior to the start of work.
104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise
approved by the Director of Public Works/City Engineer/City Engineer.
105.
The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and
debris.
106.
Where soil or geologic conditions encountered in grading operations are different from that
anticipated in the soil and geologic investigation report, or where such conditions warrant changes
to the recommendations contained in the original soil investigation, a revised soil or geologic
report shall be submitted for approved by the Director of Public Works/City Engineer/City
Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the
site from hazards of land slippage, erosion, settlement, and seismic activity.
107.
Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the
improvement/grading plans or plans which are part of improvement/grading plans. The plans
shall show the method for repair of these areas as stated in the geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must
be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes
of travel for the Director of Public Works/City Engineer/City Engineer's approval.
109.
All unsuitable material found at the site shall be removed from the site or stockpiled for later use
in landscape areas.
110.
Grading within a designated open space area shall be limited to that grading which is necessary for
construction of the roadways traversing the open space and any approved development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review
and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer.
A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due
to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the
success of the revegetation. Examples of enhancements to the revegetation plan include irrigating
the young plants, placing top soil on fill slopes, using special planting techniques such as drilling
into fill slopes to allow root penetration, and planting at a density similar to the native woodlands
in the riparian corridors.
112.
All landslides which effect any structures or roads or other improvements shall be maintain by
Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are
responsible for financing the GHAD. The administration of the GHAD is to be determined at the
Final Map stage.
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the
bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are within + 0.1 feet
in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability Act
(ADA).
IMPROVEMENT PLANS~ AGREEMENTS~ AND SECURITIES:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on
Improvement Plans" and "City of Dublin Improvement Plan Review Check List."
117.
All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways,
paving, and utilities, must be constructed prior to occupancy and in accordance with approved City
Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted to, and be
approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies
having jurisdiction over public improvements, prior to execution of the Subdivision Improvement
Agreement. Improvement plans shall show the existing and proposed improvements along adjacent
public street(s) and property that relate to the proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's
existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of Public
Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement Agreement. Improvement plans shall show
the existing and proposed improvements along the adjacent public street and property that relate to
the proposed improvements.
122.
All required securities, in an amount equal to 100% of the approved estimates of construction costs
of improvements, and a labor and material security, equal to 50% of the construction cost, shall be
submitted to, and be approved by, the City and affected agencies having jurisdiction over public
improvements, prior to execution of the Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.
Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control
plantings and drainage, erosion and sediment control improvements, shall be the responsibility of
the developer during construction stages and until final improvements are accepted by the City
Council and the securities are released (one year after improvements are accepted). Thereafter,
maintenance shall be the responsibility of a homeowners' association or individual property
owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities
within the subdivision shall be submitted at 1" = 400' scale, and 1": 200' scale for City mapping
purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due
to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined by the
Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold ham~less 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, or legislative body concerning a subdivision, which action is
brought within the time period provided for in Section 66499.37 of the Government Code of the
State of California. The City of Dublin shall promptly notify the developer of any claim, action, or
proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have attached an
annotated copy of the project's conditions of approval. The notations shall clearly indicate how all
conditions of approval will be complied with. Construction plans will not be accepted without the
annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining
the approval of all participating non-City agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-
way or impacting their facilities.
130.
An encroachment permit shall be secured from the Director of Public Works/City Engineer/City
Engineer for any work done within the public right-of-way where this work is not covered under
the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for work including,
but not limited to, grading, encroachment, Fish and Game Department, County Flood Control
District, Corps. of Engineers and State water quality permits and show proof of it to the City of
Dublin, Department of Public Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After
the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed
around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of equipment, shall
be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:00
a.m. and 6:00 p.m. The Director of Public Works may approve days and hours beyond the above
mentioned days and hours. The developer is responsible for the additional cost of the Public Works
inspectors' overtime.
1_)4.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of public
streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135.
Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided
prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map,
whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer
shall review the project's Soils Engineer's structural pavement design. The developer shall, at his
sole expense, make tests of the soil over which the surfacing and base are to be constructed and
furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils
engineer shall determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the final design of the
road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value
of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the Director of
Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are approved by
the Planning Director, and traffic safety signs in accordance with the standards of the City of
Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and shall be
indicated on the Final Map.
141.
The Developer shall furnish and install street name signs, in accordance with the standards of the
City of Dublin, bearing such names as are approved by the City. The developer shall furnish and
install traffic safety signs in accordance with the standards of the City of Dublin.
STREET TREES:
142.
Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be
planted in accordance with a planting plan, including tree varieties and locations, approved by the
Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or
curbs shall be provided with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a regional traffic
impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for
Public Works projects to improve traffic circulation for accommodating new development within
the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any
building permits, the Applicant shall pay its fair share of this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the development and
to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be
installed along the project frontage to accommodate future extension of the interconnect system.
The extent of this work shall be determined by the Director of Public Works/City Engineer/City
Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial and
office centers shall provide car and van pool preferential parking spaces as required by the Director
of Public Works/City Engineer/City Engineer.
146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in
accordance with the City policies and existing ordinances. All utilities shall be located and
provided within public utility easements and sized to meet utility company standards. All utilities
to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public
Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that
the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot
included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans as
evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer and at
no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at the expense of
the developer, in accordance with District standards and specifications. All material and
workmanship for water mains, and appurtenances thereto, must conform with all of the
requirements of the officially adopted Water Code of the District and will be subject to field
inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to
exist, is proposed, or is located during the course of field operations, must be properly abandoned,
backfilled, or maintained in accordance with applicable groundwater protection ordinances. For
additional information contact Flood Control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the entire
project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the DSRSD
requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.