HomeMy WebLinkAboutPC Reso05-10 Enea Prop TMAP Tract 7597
RESOLUTION NO. 05- 10
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE TRACT MAP (No. 7597)
ENEA PROPERTIES ST ARW ARD ROW RESIDENTIAL PROJECT
(P A 04-006)
WHEREAS, the Enea Properties Company LLC, the site property owner, has requested
approval of Vesting Tentative Tract Map 7597 to subdivide a .77- acre parcel (APN 941-0173-002-02)
for ten (10) single-family dwellings and related improvements on land generally located north and east
ofStarward Drive, and north of the Shamrock Shopping Center; and
WHEREAS, a completed application for the requested action is available and on file in the Dublin
Community Development Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City prepared an
initial study consistent with CEQA Guidelines Section 15162 for the Project, including the Vesting
Tentative Tract Map apprQval request, to assess any potential significant environmental impacts which
may result ÍÌom the project. Various studies addressing potential traffic and air quality, noise, hazardous
materials and waste, and geotechnical impacts were prepared for the project, and mitigation measures
were recommended to reduce the identified potential impacts to less-than-significant levels. Based on
this, a Mitigated Negative Declaration and accompanying Mitigation Monitoring Plan were prepared, and
subsequent incorporation of all mitigation measures recommended by the various studies and the City's
standards for construction in the Project design, and further evaluation, has determined that the Project, as
designed and proposed, would not result in any significant adverse impacts. All potential environmental
impacts have been reduced to a less-than-significant level. The Mitigated Negative Declaration and
Mitigation Monitoring Program are proposed for adoption with this Project and are include in the
attachments to the Staff report; and
WHEREAS, the Planning Commission is the approving authority for all tentative tract maps and
did hold a public hearing on said application on January 25,2005; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of
Vesting Tentative Tract Map 7595, subject to Conditions of Approval contained in this Resolution; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and
testimony hereinabove set forth on January 25,2005 and used their independent judgment; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Vesting Tentative Tract
Map 7597 prepared by DeBolt Engineering, dated January 10, 2005; on file in the City of Dublin
Community Development Department:
1. The Vesting Tentative Tract Map 7597 is consistent with the intent of applicable
subdivision regulations and related ordinances as it provides for the orderly development
ofland to coordinate lot design, street patterns, rights-of-way, utilities and public facilities
with community plans and standards and as it provides for assurances that the development
will not become a future burden to the community by establishment of a Home Owners
Association with responsibility for maintenance of common areas, as conditioned herein.
2. The design and improvements associated with Vesting Tentative Tract Map 7597 are
consistent with and conform to the City's General Plan policies as they apply to the subject
property as it is a subdivision for development of a residential project on a site with a land
use designation for Medium Density Residential development, as amended.
3. The Vesting Tentative Tract Map 7597 is consistent with the regulations and provisions of
the Planned Development District Rezoning proposed for this project, and is, therefore,
consistent with the City of Dublin Zoning Ordinance.
4. The project site is located on a residential collector street, Starward Drive, near a major
road, Amador Valley Boulevard, on .77 acres of relatively flat topography and is, therefore,
physically suitable for the type and density of the proposed development of ten (10)
Medium Density Residential units to be developed at 14 dwelling units per acre.
5. With the incorporation of mitigation measures established in the Mitigated Negative
Declaration prepared for the project and subject to Conditions of Approval, the design of
the subdivision will not cause environmental damage or substantially injury to fish or
wildlife or their habitat or cause public health concerns.
6. 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 Director of
Public Works has reviewed the map and title report and has not found any conflicting
easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, as utility standards and conditions are
incorporated into the project and service fees will be paid.
BE IT FURTHER RESOL VED THAT THE Dublin Planning Commission does hereby
approve Vesting Tentative Tract Map 7597 for the Enea Properties Starward Row Residential Project, PA
04-006, prepared by DeBolt Engineering, dated January 10,2005; on file in the City of Dublin
Community Development Department, subject to the following Conditions of Approval, and subject to
City Council approval of the proposed General Plan Amendment, Planned Development District
Rezoning/Stage 1 and Stage 2 Development Plan, and the Site Development Review for the Project.
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. rPL.l Planning, rB1 Building,
rpOl Police, rpWl Public Works rADMl Administration/City Attorney, rFINl Finance. rFl Dublin
Fire Department. rDSRl Dublin San Ramon Services District, rCOl Alameda County Department
of Environmental Health. rITl Information Technology Department.
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VESTING TENTATIVE TRACT MAP
1.
Fees: Applicant/Developer shall pay all applicable Various
fees in effect at the time of building pennit
issuance, including, but not limited to, Planning
fees, Building fees, Dublin San Ramon Services
District Fees, Public Facilities Fees, Dublin Unified
School District School Impact fees, Public Works
Traffic Impact fees, Dublin Fire Services fees;
Noise Mitigation fees; Alameda County Flood and
Water Conservation District (Zone 7) Drainage and
Water Connection fees; and any other fees in effect
at the time of building pennit issuance. Unissued
building pennits subsequent to new or revised TIF's
shall be subject to recalculation and assessment of
the fair share of the new or revised fees.
Building Codes and Ordinances. All project B
construction shall confonn to all building codes and
ordinances in effect at the time of building pennit
Issuance.
Requirements. Applicant/Developer shall meet or PW, PL
perfonn all of the requirements of the Subdivision
Map Act, the City's Subdivision Ordinance, and the
approved Vesting Tentative Tract Map 7595 for the
project prior to City Council acceptance of offers of
dedication
2.
3.
Ordinances/General Plan/Policies. The PW, PL
Developer shall comply with the City of Dublin
Subdivision Ordinance, City of Dublin Zoning
Ordinance, Planned Development District P A 04-
006 & Development Plan, the City of Dublin
General Plan (as amended), Public Works standards
and criteria, and the Cit Gradin Ordinance.
Infrastructure. The location and siting of project PL, PW
specific wastewater, stonn drain, recycled water,
and potable water system infrastructure shall be
approved by the City of Dublin Public Works
Director and the appropriate agency or utility
rovider.
Drainage Channel. Any proposed modifications PW, PL
or alterations to the Drainage Channel shall be
approved by the City of Dublin Public Works
Director and any required pennitting agencies, such
as Zone 7.
Solid Waste/Recycling. Applicant/Developer shall B
comply with the City's solid waste management and
rec clin re uirements.
Refuse Collection. The refuse collection service PL, PW
provider shall be consulted to ensure that adequate
space is provided to accommodate collection and
sorting of petrucible solid waste as well as source-
separated recyclable materials generated by the
residents within this ro' ect.
4.
5.
6.
7.
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Various times,
but no later than
Issuance of
building permits
Through
Completion
Approval of
Final Map
Issuance of
Building Permits
Approval of
Improvement
Plans
Approval of
Improvement
Plans
On-going
Occupancy of
Any Building
Standard
Standard
Standard!
PW
Standard!
PW
Standard
Standard
Standard
Standard
8. Title ReportslDeeds. A current preliminary title PW Approval of Standard
report and copies of all recorded deeds, easements, Final Map
and other encumberances and copies of Final Maps
for adjoining properties and off-site easements shall
be submitted for reference as deemed necessary by
the City Engineer/Director of Public Works which
are no more than 6 months old as of the date of
submittal.
9. Document Preparation. The improvement plans PW Approval of Standard
for Vesting Tentative Tract Map 7597 (including Improvement
Improvement Plans, Grading Plans, and subdivision Plans
maps) shall be prepared, designed, and signed by a
registered civil engineer to the satisfaction of the
Director of Public Works in accordance with the
Ordinances, standards, specifications, policies, and
requirements of the City of Dublin using standard
City title block fonnats and check lists, after
approval. After approval, original mylars or photo
mylars with three sets of blue prints must be
submitted to the Cit .
10. Action Programs/Mitigation Measures. PL Approval of PL
Applicant/Developer shall comply with all Improvement
applicable action programs and mitigation measures Plans through
of the Initial Study and Mitigated Negative completion of
Declaration and the Mitigation Monitoring program the project
that have not been made specific Conditions of
A roval.
11. Drainage Impacts and Improvements. PW Occupancy of PW
Applicant/Developer shall demonstrate to the Any Building
satisfaction of the Director of Public Works that all
mitigation measures that need to be improved as a
result of drainage impacts of this project will be
constructed prior to occupancy of any building. All
drainage improvements shall be constructed to the
satisfaction to of the Director of Public Works.
12. Construction Noise Management PL and/or Issuance of Standard
Program/Construction Impact Reduction Plan. PW Grading Permit
Applicant/Developer shall confonn to the following
Construction Noise Management Program!
Construction Impact Reduction Plan: Construction
of the Subdivision shall be conducted so as to
minimize the effect of the construction as required
by the Mitigated Negative Declaration on the
existing community and on the occupants of the
new homes as they are completed. The following
measures shall be taken to reduce construction
impacts:
1. Off-site truck traffic shall be routed as directly
as practical to and from the freeway (1-580) to the
job site. Primary route shall be from 1-580 to San
Ramon Road to Amador Valley Boulevard and onto
Starward Drive. An Oversized Load Pennit shall
be obtained from the Cit rior to haulin of an
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oversized loads on City streets.
2. The construction site shall be watered at
regular intervals during all grading activities. The
frequency of watering should increase if wind
speeds exceed 15 miles per hour. Watering should
include all excavated and graded areas and material
to be transported off-site. Construction equipment
shall use recycled or other non-potable water
resources where feasible.
3. Construction equipment shall not be left idling
while not in use.
4. Construction equipment shall be fitted with
noise muffling devices.
5. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
6. Excavation haul trucks shall use tarpaulins or
other effective covers.
7. Upon completion of construction, measures
shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as
possible.
8. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using the
following methods:
a. Inactive portions of the construction site shall
be seeded and watered until grass growth is evident.
b. All portions of the site shall be sufficiently
watered to prevent dust.
c. On-site vehicle speed shall be limited to 15
mph.
d. Use of petroleum-based palliatives shall meet
the road oil requirements of the Air Quality District.
Non-petroleum based tackifiers may be required by
the City EngineerlPublic Warks Director.
e. The Department of Public Works shall handle
all dust complaints. The City Engineer/Public
Works Director may require the services of an air
quality consultant to advise the City on the severity
of the dust problem and additional ways to mitigate
impact on residents, including temporarily halting
project construction. Dust concerns in adjoining
communities as well as the City of Dublin shall be
addressed. Control measures shall be related to
wind conditions. Air quality monitoring of PM
levels shall be provided as required by the City
Engineer/Public Works Director.
f. Construction interference with regional non-
project traffic shall be minimized by:
i. Scheduling receipt of construction materials to
non-peak travel periods.
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ii. Routing construction traffic through areas of
least impact sensitivity.
iii. Routing construction traffic to minimize
construction interference with regional non-project
traffic movement.
iv. Limiting lane closures and detours to off-
peak travel periods.
v. Providing ride-share incentives for contractor
and subcontractor personnel.
vi. Emissions control of on-site equipment shall
be minimized through a routine mandatory program
of low-emissions tune-ups.
9. Emissions control of on-site equipment shall be
minimized through a routine mandatory program of
low-emissions tune-ups.
10. During 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.
13. Erosion and Sedimentation Control. Applicant/ PW
Developer shall include an Erosion and Sediment
Control Plan with the Grading and Improvement
Plans for review and approval by the City
Engineer/Public Works Director. Said plan shall be
designed, implemented, and continually maintained
pursuant to the City's NPDES pennit between
October 151 and April 15th or beyond these dates if
dictated by rainy weather, or as otherwise directed
by the City Engineer/Public Works Director.
14. Hours of construction. Construction and grading PL
operations shall be limited to weekdays, Monday
through Friday, and non-City holidays, between the
hours of 7 a.m. and 5 p.m. The Director of Public
Works may approve work on Saturday and hours
beyond the above-mentioned days and hours with
the understanding that the developer is responsible
for the additional cost of the Public Works
inspectors' overtime. For work on Saturdays, said
request shall be submitted no later than 5:00 p.m.
the rior Wednesda .
15. Archaeology. Should any prehistoric or historic PL, PW, B
artifacts be exposed during excavation and
construction operations, the Department of
Community Development shall be notified and
work shall cease immediately until an
archaeologist, who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOP A), is consulted to
evaluate the si nificance of the find and su est
6
Issuance of
Grading Permit
On-going
On-going
through
completion
PW Standard
PW Standard
PW Standard
appropriate mitigation measures, if deemed
necessary, prior to resuming ground breaking
construction activities. Standardized procedures for
evaluating accidental finds and discovery of human
remains shall be followed as prescribed in Sections
15064.5 and 15126.4 ofthe California
Environmental ualit Act Guidelines.
16. Environmental Site Assessment. According to the PL,PW Issuance of BAAQMD,
environmental assessment report prepared by Grading Permit Standard
Clayton Group Services, Inc. dated 01/08/04, and through
the Asbestos Inspection Report, prepared by BEM, completion
dated February 17,2004, asbestos is located in
construction materials on the site. The
Applicant/Developer shall adhere to the
requirements of ACDEH, the Fire Marshal, the
City, the Bay Area Air Quality Management
District, state and federal agencies, and/or other
applicable agency to mitigate the hazard before any
demolition. The Applicant/Developer shall monitor
and address any hydrocarbons residual found in the
soil during excavation/trenching.
17. Stationary Source Emissions. Applicant/ PL,PW Issuance of Standard
Developer shall ensure that stationary source Grading Permit
emissions associated with project development are
minimized.
A. The houses shall be designed to meet or exceed
the requirements of Title 24 ofthe California Code
of Regulations (energy efficiency requirements).
By meeting or exceeding these requirements, the
houses will require less energy to heat and cool,
thereby reducing the emissions created in the
production of electric power and created by burning
natural gas.
B. The subdivision will utilize curbside recycling,
which will reduce the amount of solid wastes from
the subdivision which would be deposited at a
landfill site, thereby minimizing the amount of
nitrous oxide emissions from the landfill.
C. During rough grading construction the
construction site will be regularly watered to
contain dust, and after construction the front yards
and street landscaping will be installed, thereby
minimizing the amount of air pollution caused by
airborne dust from the site.
18. Rodenticides and Herbicides. The use of PL Issuance of Standard
rodenticides and herbicides within the project area Grading Permit
shall be perfonned in cooperation with and under
the supervision of the Alameda County Department
of Agriculture and will be restricted, to the
satisfaction of the Director of Community
Development, to reduce potential impacts to
wildlife and residents.
7
19. Water Quality/Best Management Practices. PW
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Pennit (NPDES)
No. CAS0029831 with the California Regional
Water Quality Control Board (RWQCB), the
Applicant/Developer shall design and operate the
site in a manner consistent with the Start at the
Source publication, and according to Best
Management Practices to minimize stonn water
pollution. In addition to the bio-filtration swales
proposed along the perimeter ofthe site, in-line
filtration devices may be necessary to serve runoff
areas that will not drain to bio- filtration swales due
to grading constraints. All roof downspouts shall
be tied into the bio- filtration swales before enter the
public stonn drain system. All trash dumpsters and
recycling area enclosures that are not located inside
the building shall have roofs to prevent
contaminants from washing into the stonn drain
system. The applicant shall file a Notice ofIntent
with the RWQCB and shall prepare and submit a
Stonn Water Pollution Prevention Plan for the City
Engineer/Public Works Director's review/approval.
Finally, all stonn drain inlets serving vehicle
parking areas shall be stenciled "No Dumping-
Flows to Bay" using stencils available from the
Alameda Count ide Clean Water Pro ram.
20. NPDES Permit. Pursuant to requirements of PW
federal law, a NPDES pennit shall be obtained from
the RWQCB, and any tenns of the pennit shall be
im lemented, if a licable.
21. Storm Water Treatment Measures Maintenance PW
Agreement. App1icant/Deve10per shall enter into
an agreement with the City of Dublin that
guarantees the property owner's perpetual
maintenance obligation for all stonn water
treatment measures installed as part of the project.
Said agreement is required pursuant to Provision
C.3.e.ii ofRWQCB Order R2-2003-0021 for the
reissuance of the Alameda Countywide NPDES
municipal stonn water pennit. Said pennit requires
the City to provide verification and assurance that
all treatment devices will be properly operated and
maintained.
Issuance of NPDES
Grading Permit
Issuance of NPDES
Building Permits
through
completion
Acceptance of RWQCB
improvements by
City Council
22. Standard Conditions of Approval. Applicant/ PW
Developer shall comply with all applicable City of
Dublin Standard Public Works Criteria (as
attached). In the event of a conflict between the
Public Works Standard Conditions of Approval and
these Conditions, these conditions shall revail.
23. Vesting Tentative Tract Map 7597. The PW
A licant Develo er shall re are Final Ma (s)
Approval of Standard
Improvement
Plans through
completion
Approval of Standard
Final Map
8
subdividing the property into the configuration,
size, and number of lots shown on the Tentative
Map 7597 in accordance with the requirements of
the Subdivision Map Act and City of Dublin
standards. The map shall be reviewed and
approved by the City Engineer/Public Works
Director rior to recordation.
24. Vesting Tentative Tract Map Term. The PW On-going Subdivision
Tentative Map shall have that life expiration Map Act and
detennined by the Subdivision Map Act, including City of Dublin
but not limited to Section 66452.6, and as set forth
in the Dublin Munici al Code.
25. Easement Dedications. Applicant/Developer shall PW Approval of Standard
dedicate easements on the final map or by separate Final Map
instrument as follows:
a. Public emergency vehicle access easement
(20-foot minimum width) granted to the
City of Dublin at the location dictated by
the Fire Marshal.
b. Provide a 5-foot Public Service Easement
(PSE) along the parcel frontages on
Starward Drive and at the rear of the
subject parcel along the bio-swale within
the property. Property owners shall be
notified that any construction within PSE,
including stair steps and fences, may be
removed to access the PSE if necessary.
c. Provide a private utility easement for storm
drain, electrical, and any common utilities
being shared by more than 1 parcel.
d. Any other easements deemed reasonably
necessary by the City Engineer/Public
Works Director during the final design
and/or construction.
26. Maintenance Access Easement Zone 7 Final of Vesting Standard
Applicant/Developer shall grant Zone 7 a Tentative Map
maintenance access easement from Starward Drive
over the private street and Lot 1 Residence for
maintenance of the Drainage Channel. Forty-eight
hour notice shall be given to the Home Owners
Association to ensure two parking stalls are
unobstructed.
27. Final Layout and Design of Streets. Final PW, Issuance of PW
detailed layout and design ofthe internal private F Grading Permit
street and drive aisles must be approved by the and Building
Dublin Fire Prevention Services Department Permit
ACFD and Director of Public Works.
28. Abandonment of Easements. Applicant/ PW Occupancy of PW
Developer or current landowner shall obtain an affected units
abandonment from all applicable public agencies of
existin easements.
29. Site Accessibility Requirements. All disabled PW Occupancy of Standard
access ramps, parking spaces for the disabled, and affected units
other h sical site im rovements shall com I with
9
current UBC Title 24 / ADA requirements and City
of Dublin Standards for accessibilit .
30. Grading Plans. Grading plan designs must be PW Issuance of Standard
based on approved soils reports. In addition to the Grading Permit
civil engineer, a soil engineer must sign the grading
plans. The soil engineer or his technical
representative must be present at all times during
radin .
31. Protection from 100 -year Storm Event. The PW Issuance of PW
finished floor elevation of the lowest building must Grading Permit
be one foot above 100-year flood levels.
Applicant/Developer shall provide evidence to the
City that the building pads are a minimum of I foot
above a IOO-year storm event, especially from
waters in the north of the property near the Zone 7
draina e channel.
32. Overland Storm Drain Flow. To accommodate PW Issuance of PW
potential overland flow, the site grading and on-site Grading Permit
stonn drain system shall be designed to convey
stonn water overland to Starward Drive without
inundating the buildings in the event the pipe
network becomes lu ed.
33. Storm Drainage Study/Required Improvements. PW Issuance of PW
Applicant/Developer shall prepare a Storm Grading Permit
Drainage Study for the properties and roads to be
developed/constructed with the project. The Study
shall include a hydrology map and hydraulic
calculations. Since the project will substantially
increase the impervious coverage of the site, the
Study must demonstrate that design flows do not
adversely impact existing hydraulics downstream of
the project. The Study is therefore subject to
review and approval by both the City of Dublin and
Zone 7. All stonn drain improvements and
mitigation measures identified in the Study and/or
specified by the City Engineer shall become
re uirements of this ro . ect.
34. Required Permits. Applicant/Developer shall PW,CO, Issuance of PW
obtain the required pennits from Alameda County, Zone 7 Grading Permit
Zone 7, and the California Department ofFish and
Game, to discharge and construct drainage
improvements within the Drainage Channel, if
necessa
35. Geotechnical Investigation Report. PW Issuance of PW
Applicant/Developer shall prepare a Geotechnical Grading
Investigation Report covering the project site for Permit
review by the City, and (as a minimum) shall
design the grading plan based the recommendations
outlined in said Report, on the plans and notes for
the project, and as required by the City's Grading
Ordinance.
36. Drainage Fees. This project is subject to the PW. Zone 7 Issuance of PW
a ment of draina e fees throu h the Cit of Grading Permit
10
37. Improvement Agreement/Security. Pursuant to PW
Section 7.16.620 of the Municipal Code and
Subdivision Map Act Section 66499, the
Applicant/Developer shall enter into an
Improvement Agreement with the City concurrent
with Final Parcel Map approval to guarantee
required public and site improvements.
Improvement security must be posted to guarantee
the faithful perfonnance of the required
improvements and the payment of for labor and
materials. Such security shall be in the fonn of
cash, a certified or cashier's check, a letter of credit,
or surety bonds executed by the
Applicant/Developer and by a corporate surety
authorized to do business in California. The amount
of the security guaranteeing faithful perfonnance
shall be 100% of the estimated cost of the required
work. The amount of the security guaranteeing the
payment of labor and materials shall be 100% of the
estimated cost of the required work. The
Applicant/Developer shall provide an estimate of
these costs for approval by the City Engineer/Public
Works Director with the first submittal of the final
ma and the im rovement lans for checkin .
38. Release of security. When all improvements PW, ADM
governed by the Grading Pennit are completed to
the satisfaction of the City Engineer/Public Works
Director, the City Engineer/Public Works Director
will release the security. Prior to the release, the
Applicant/Developer shall furnish the following to
the City:
a. As-built or record Drawings printed on mylar of
all Improvement Plans and maps associated with
the project
b. A recorded copy of the Covenants, Conditions
and Restrictions that govern the project.
c. A Declaration or Report by the project
Geotechnical Engineer confinning that all
geotechnical and grading work associated with the
project has been perfonned in accordance with the
Engiener's recommendations.
d. Payment of any outstanding City fees or other
debts.
e. Any other infonnation deemed necessary by the
City Engineer/Public Works Director.
39. Encroachment in Public Right-of-Way. An PW
encroachment pennit shall be secured from the
Director of Public Works for any work done within
the public right-of-way where this work is not
covered under the ublic im rovement lans.
Approval of Standard! PW
Final Map
Completion of Standard
Improvements
Issuance of Standard
Grading Permits
11
40. Public Improvements. Applicant/Developer shall
construct the public sidewalk, curb & gutter and
driveways along the Starward Drive property
frontage accordance with City of Dublin standard
detail SD 306. The frontage improvement shall
include the existing sidewalk, curb & gutter area
50' north of the property to cover the channel
crossing and adjacent residential property. Also
the applicant shall slurry seal Starward Drive (curb
to curb) fronting the property along with necessary
avement re airs.
41 . Sidewalks. Applicant/Developer shall construct a
minimum 5-foot wide sidewalk on the west side of
Starward Drive, if necessary, to the satisfaction of
the Director of Public Works, unless otherwise
a roved b the Director of Public Works
42. Sidewalk Landscape Strip. Applicant/Developer
shall design and professionally landscape an
irrigated 4 l/2 foot landscape strip between the
sidewalk and the back of curb in accordance with
the Landscape Plan unless otherwise approved by
the Director of Public Works. Root barriers shall
be installed surrounding each street tree or along
the sidewalk and back of curb on each side of the
street. This landscape strip shall be adequately
maintained by the individual homeowners under the
direction and oversight of the subdivision Home
Owners Association and the City of Dublin Public
Works Department. These landscaped areas shall
be fully irrigated and subject to the City's Water
Efficient Landsca e Re ulations.
43. Improvements Constructed Prior to Occupancy.
All improvements (including curb, gutter,
sidewalks, driveways, paving, landscaping and
utilities) necessary to serve the development, must
be constructed prior to occupancy of the first
building in that phase in accordance with approved
City standards and to the satisfaction of the Director
of Public Works/City Engineer only after required
bonds and fees have been delivered and paid to the
Cit .
44. Permits for Oversized and Overweight
Construction Loads/Haul Routes. Pennits shall
be required for oversized and/or overweight
construction loads, as detennined by the Director of
Public Works/City Engineer, coming to and leaving
from the site. If soil is to be imported or exported
from the site, a haul route plan shall be submitted to
the Cit for review and a roval.
45. Prevailing Wage. All public improvements
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771. Accordingly, Developer,
in constructin such im rovements, shall com I
PW
PW
PW
PW
PW
PW
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Acceptance of
improvements by
City Council
Acceptance of
improvements by
City Council
Occupancy of
Adjacent
Building
Occupancy of
First Building
Issuance of
Grading Permit
Acceptance of
improvements by
City Council
PW
PW
PW
PW
Standard/ PW
Labor Code
section 1771
46. Home Owners Association. Applicant/Developer PW, PL
shall establish a subdivision Home Owners
Association by recordation of a declaration of
Covenants, Conditions, and Restrictions to govern
use and maintenance of City street landscape areas
and common areas and facilities. Said declaration
shall set forth the name of the association,
ownership of the private access roads, the
restrictions on the use or enjoyment of any portion
of the access roads for maintenance and/or access,
and the bylaws, rules and regulations of the
association. Prior to recordation, said CC&R
document shall be reviewed by the City
Engineer/Director of Public Works and the Director
of Community Development for compliance with
this condition.
The CC&Rs shall address the following:
a. Maintenance of the private access roads,
any common utilities, and any common
areas. The CC&R shall ensure that there is
adequate provision for the maintenance, in
good repair, and on a regular basis, of all
commonly owned facilities and areas. In
the event that any such area or facility falls
into a state of disrepair or fails to meet
perfonnance standards established by the
CC&Rs, , the City will have the right, but
not the obligation, to take corrective
measures and bill the association for the
cost of such repair and corrective
maintenance work plus City overhead. The
declaration shall specify that, as it pertains
to the maintenance of the above-listed
items, it cannot be amended without the
consent of the City.
b. The parking of recreational vehicles
between a building and a public street,
along a public street, and on the private
street shall be prohibited. Recreational
Vehicles are defined as a motorhome, travel
trailer, utility trailer, boat, boat on a trailer,
horse trailer, camper where the living area
overhangs the cab, camping trailer, or tent
trailer, with or without motive power.
c. No vehicle parking will be allowed on both
sides of the private streets. This parking
restriction shall be indicated with red-
painted curbs, and with R26F "No Stopping
- Fire Lane" signs installed on both sides at
a spacing not to exceed 200'. Parking shall
also be restricted alon desi nated drive
13
Approval of
Final Map
PW,PL
aisles to assure unobstructed access through
the site.
d. Exclusive use, fencing, and maintenance of
reciprocal easements as shown on
development plan that allows the use of
side yard areas to access rear yards of
homes.
47. Landscaping. The Developer shall construct all PL,PW Completion of Standard
landscaping within the site and along the project Improvements
frontage from the face-of-curb to the site right-of-
way to the design and specifications of the City of
Dublin, and to the satisfaction of the Director of
Public Works and Director of Community
Development and in confonnance with the
Landscape Plan, Sheet L-I. Street tree varieties of
a minimum 24-inch box size shall be planted at a
minimum of 30 feet on center along all street
frontages, and shall be shown on the Final
Landscaping Plans. Exact tree locations and
varieties shall be reviewed and approved by the
Directors of Public Works and Community
Development. The proposed variety of trees to be
planted adjacent to sidewalks or curbs shall be
submitted for review to and approval by the
Director of Public Works. After acceptance these
trees and the associated irrigation system shall be
maintained b the Home Owners Association.
48. Landscaping at Private Street Intersections. PL,PW Completion of PL
Landscaping at private street intersections shall be Improvements
such that sight distance is not obstructed. Except
for trees, landscaping shall not be higher than 30
inches above the curb in these areas.
49. Decorative Paving. Applicant/Developer shall not PW Acceptance of PW
construct decorative pavement within City right-of- improvements by
way unless otherwise approved by the Director of the City Council
Public Works. The type of decorative pavers and
pavement section shall be subject to review and
approval of the Director of Public Works.
Decorative pavement across entrances to all private
streets shall be constructed to the satisfaction of the
Director of Public Works.
50. Relocation of Improvements. Any relocation of PW Completion of Standard
improvements or public facilities shall be Improvements
accom Ii shed at no ex ense to the Cit .
51. Layout and Design. Layout and design of the PW Issuance of PW
project parking, striping, drive aisles, and sidewalks Building Permits
within the project shall be configured to maximize
safety, circulation, convenience, and sight distance
per the City of Dublin zoning ordinance, standard
plans and details, and current policies as approved
b the Director of Public Works.
52. Transitioning Existing Improvements. PW Approval of Standard
Applicant/Developer shall be responsible for Improvement
Plans
14
transitioning existing improvements to match
improvements required as Conditions of Approval
for this Vestin Tentative Tract Ma .
53. Vehicle Code Enforcement on Private Property. PW Acceptance of of California
The Applicant/Developer shall support the City in improvements by Vehic1e Code
adopting an Ordinance pursuant to California City Council
Vehicle Code (CVC) §2Il07.6-8 for the
enforcement of the CVC along the private street
main entrance (Parcel A) and parking drive aisles.
Upon the effective date ofthe Ordinance, all CVC
provisions will be enforceable on the private street
including speeds, traffic control devices, noise, and
other driving regulations. Although the CVC does
not allow general enforcement of traffic regulations
within the entire parking field, it does specifically
allow enforcement of sections pertaining to unsafe
speed, exhibitionist speed, reckless driving, and off-
road vehicles. Appropriate signs shall be posted
within the property that indicate the area is subject
to ublic traffic re ulations and controL
54. LA VT A. Applicant/Developer shall consult with PW Occupancy of PW
the Livennore-Amador Valley Transit Authority Any Building
(LA VT A) on the bus route, on the periphery of the
proposed project. The location and configuration of
all bus stops, if required, and shelters shall be
constructed under direction of the City's Director of
Public Works.
55. Construction Traffic Routing. All construction PW Issuance of PW
traffic may be subject to specific routing, as Grading Permit
detennined by the Director of Public Works, in
order to minimize construction interference with
re ional non- ro' ect traffic movement.
56. Stop Controls. Stop control devices for vehicles, PW Approval of Standard
including an R1 STOP sign, STOP pavement Improvement
legend, 12" -wide white stop bar stripe, and Plans
appropriate delineation, shall be provided at the
following location: At the exit aisle approaches to
Starward Drive.
57. Lighting System. The Developer shall construct a PW, P, PL Approval of PW
site lighting system in accordance with the City of Improvement
Dublin Zoning Ordinance and to the satisfaction of Plans
the Director of Public Works. The Developer shall
submit a preliminary lighting plan showing the
distribution of lights on the site, type and location of
yard lights, and shall be reviewed and approved prior
to construction to the satisfaction of the Director of
Public Works, Dublin Police Services Division and
the Communit Develo ment De artment.
58. Streetlights. Streetlights for City streets PW Acceptance of PW
constructed with the project shall be the City improvements by
Standard cobra head luminaries with galvanized City Council
poles located in the public right-of-way. Either
standard Cit cobra head luminaries or a roved
15
decorative lights may be used on private streets.
All publicly-maintained street lights shall be
annexed into the Citywide Street Light Maintenance
Assessment District 1983-1. All decorative street
lights shall be maintained by the Home Owner's
Association. A street lighting plan which
demonstrates compliance with this condition shall
be submitted prior to recordation of the Final Map
and shall be subject to review and approval by the
Cit En ineer.
59. Yard Lighting. The Developer shall specify the type PW, P
and location of all yard lights on the on-site
improvement plans. These improvements shall be
subject to the review and approval of the Director of
Public Works rior to construction.
Approval of
Improvement
Plans
Standard
60. Utilities Service Report and Plan. PW, PL
Applicant/Developer shall submit a utilities service
report and plan to the satisfaction of the Public
Works Director and Community Development
Director along with documentation that domestic
fresh water, electricity, gas, telephone, and cable
television service can be provided to each residence
within the project and when such service will be
available.
61. Construction of Utilities. The Developer shall PW
construct all utilities as may be deemed necessary
to provide for the proper, clean, and safe
functioning of utility services for each proposed
residence within the project. All utility
construction is subject to the requirements and
specifications of the agency having jurisdiction
over the res ective utilit facilities.
62. Utility Undergrounding/PSE's. Utilities shall be PW
installed in accordance with the criteria established
in the Standard Public Works Criteria attached
hereto as Exhibit C. All utilities within the project
and to each lot shall be underground in accordance
with the City policies and existing ordinances. All
utilities shall be located and provided within public
service easements and sized to meet utility company
standards.
63. Transmission Lines. All transmission lines shall PW
be away from sensitive areas unless otherwise
a roved b the Director of Public Works.
64. Joint Utility Trenches/Undergrounding/ Utility PW
Plans. Applicant/Developer shall construct all joint
utility trenches (such as electric, telephone, cable
TV, and gas) in accordance with the appropriate
utility jurisdiction. All communication vaults,
electric transformers, cable TV boxes, blow-off
valves and any utility items thereto shall be placed
underground and located behind the proposed
sidewalk within the ublic service easement, unless
Approval of
Improvement
Plans
Occupancy of
Any Building
Approval of
Final Map
Completion of
Improvements
Acceptance of
improvements
16
Standard
PW
Utilities
PW Standard
Standard
PW
Utilities
otherwise approved by the City Engineer/Director
of Public Works. Conduit shall be under the public
sidewalk within the right-of-way to allow for street
planting. Utility plans showing the location of all
proposed utilities shall be reviewed and approved
by the City Engineer/Director of Public Works prior
to installation..
65. Recycled Water. The Applicant/Developer shall PL,DSR Occupancy of PW
contact DSRSD as to the potential use of recycled affected units Utilities
water and, if necessary, contract with the Dublin
San Ramon Services District (DSRSD) to provide
water, wastewater, and and/or recycled water
service connection points to the project, including
all landscaped common areas. The plans for these
facilities shall be reviewed and approved by
DSRSD.
66. Recycled Water Laterals. If it is detennined that PW Occupancy of See DSRSD
recycled water will be available to the site; the any Building conditions
landscaped common areas ofthe project shall have below
laterals installed to the satisfaction of the Director
of Public Works to enable future recycled water
connection in addition to potable water connection.
Recycled water lines shall be installed to serve
landscaped areas. All landscaped areas shall be
subject to the City's Water Efficient Landscape
Re ulations.
67. Utility Installation Prior To Installation of PW Approval of PW
Paving, Curb, Gutter or Sidewalks/Utility Stub Improvement
Connections. All water, gas, sewer, underground Plans
electric power, cable television or telephone lines,
and storm drain facilities shall be installed before
any paving, curb, gutter, or sidewalks are installed
or as approved by the Director of Public Works.
Utility stub connections to property boundaries
shall be required unless waived by the Director of
Public Works in writin .
68. Fire Rules, Regulations and Standards. F Issuance of Standard
Applicant/Developer shall comply with all Dublin Building Permits
Fire Prevention Services (ACFD) rules, regulations and through
and standards, including minimum standards for completion
vegetation management and emergency access
roads and payment of all applicable fees, including
City of Dublin Fire Facility Fees. The
Applicant/Developer shall comply with applicable
ACFD, Public Works Department, Dublin Police
Service, Alameda County Flood Control District
Zone 7 and Dublin San Ramon Services District
re uirements.
69. Fire Hydrants. The Applicant/Developer shall PW,F Completion of Standard
construct all new fire hydrants in accordance with Improvements
City of Dublin and Dublin Fire Prevention Services
standards. Final location of fire hydrants shall be
a roved b the ACFD in accordance with current
17
standards. Minimum fire flow design shall be for
1500 gallons per minute with 20 psi residual
(flowing from a single hydrant). Raised blue
reflectorized traffic markers shall be epoxied to the
center of the aved street 0 osite each h drant.
70. Fire Conditions. Applicant/Developer shall F
comply with all conditions ofthe Dublin Fire
Department (ACFD) including:
a. Article 87 ofthe Fire Code shall be followed
concerning fire safety during the construction,
demolition, or repair, and the following
requirements shall be provided to the project
manager and job contractor who shall notify all
em 10 ees and sub-contractors of the re uirements.
b. Access roads, turnarounds, pullouts, and fire F
operation areas and fire water supplies shall be
maintained clear and free of obstacles, including
parking. These areas are required fire lanes and
shall be assable to fire e ui ment at all times..
c. A means to contact emergency services and a F
minimum of one 4A 20BC fire extinguisher shall be
provided at the project site.
d. Prior to delivery of any combustible material F
storage on the site, fire hydrants, water supply, and
roadways shall be installed and sufficient water
storage and pressure shall be available to the site.
Approved roadway shall have the required
aggregate base compacted to 90% minimum.
e. Hot work activities such as welding, cutting, F
torches, and flame producing operations shall be in
accordance with the Fire Code.
f. Plans may be subject to revision following review.
71. Fire Accesses. Fire access between residences
shall be controlled by fences and adequate gates to
revent unauthorized edestrian traffic.
72. Projected Timeline. Developer shall submit a
projected timeline for project completion to the
Dublin Police Services Department, to allow
estimation of staffing requirements and
assi nments.
73. Residential Security. The project shall comply
with the City of Dublin Residential Security
Requirements. Home Owner Association CC&Rs
for the project will include posting of private street
areas in accordance with California Vehicle Code
Section 22658, sections I and 2. Fire lanes will
also be posted in accordance with California
Vehicle Code Section 22500.1. The Develo er
Issuance of Standard
Building Permits
and through
com letion
Issuance of
Building Permits
and through
completion
Issuance of
Building Permits
and through
completion
Issuance of
Building Permits
and through
com letion
Issuance of
Building Permits
and through
completion
Issuance of
Building Permits
and through
completion
F
Issuance of
Building Permits
and through
com letion
Finaling F, PO
Building Permits
F,PO
PO
Issuance of PO
Building Permits
PL,B
Occupancy of PO Standard
Units
18
and/or Property Owner shall keep perimeter walls
clear of graffiti vandalism on a regular and
continuous basis at all times. Graffiti resistant
paints and foliage shall be used. The CC&R's shall
rovide for raffiti removal in e etuit .
74. Wells. Known water wells without a documented Zone 7
intent of future use, filed with Zone 7, are to be
destroyed prior to any demolition or construction
activity in accordance with a well destruction
pennit obtained from Zone 7 and the Alameda
County Department of Environmental Services.
Other wells encountered prior to or during
construction are to be treated similarl .
75. Salt Mitigation. Recycled water projects must Zone 7, PW
meet any applicable salt mitigation requirements of
Zone 7.
76. Requirements and Fees. Applicant/Developer Zone 7, PW
shall comply with all Alameda County Flood
Control and Water Conservation District-Zone 7
Flood Control re uirements and a licable fees.
Issuance of Standard
Grading Permits
On-going Zone 7
Issuance of Standard
Building Permits
77. DSRSD Conditions. Applicant/Developer shall
comply with all conditions of the DSRSD
including:
DSRSD
DSRSD
a. Complete improvement plans shall be submitted to DSRSD
DSRSD that confonn to the requirements of the
DSRSD Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and policies, and
all Recycled Water Design and Construction
Standards.
b. All mains shall be sized to provide sufficient DSRSD
capacity to accommodate development project's
demand. Layout and sizing of mains shall be in
confonnance with DSRSD utilit master lannin
c. Sewers shall be designed to operate by gravity flow DSRSD
to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be
allowed under extreme circumstances following a
case by case review with DSRSD staff. Any
pumping station will require specific review and
approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment
of present value 20-year maintenance costs as well
as other conditions within a separate agreement
with Applicant/Developer for any project that
re uires a um in station.
19
Issuance of DSRSD
Building Permits
Issuance of DSRSD
Building Pennits
Approval of DSRSD
Improvement
Plans
d. Domestic and fire protection waterline systems for DSRSD Approval of DSRSD
residential tracts or commercial developments shall Improvement
be designed to be looped or interconnected to avoid Plans
dead-end sections in accordance with requirements
of the DSRSD Standard Specifications and sound
en meenn ractices.
e. DSRSD policy requires public water and sewer DSRSD Approval of DSRSD
lines to be located in public streets rather than in Improvement
off-street locations to the fullest extent possible. If Plans
unavoidable, public sewer or water easements must
be established over the alignment of each public
sewer or water line in an off-street or private street
location to provide access for future maintenance
and/or re lacement.
f. The locations and widths of all proposed easement DSRSD Issuance of DSRSD
dedications for water and sewer lines shall be Grading Permit
submitted to and a roved b DSRSD.
g. All easement dedications for DSRSD facilities shall DSRSD Approval of DSRSD
be by separate instrument irrevocably offered to Final Map
DSRSD or b offer of dedication on the Final Ma .
h. The Final Map shall be submitted to and approved DSRSD Approval of DSRSD
by DSRSD for easement locations, widths, and Final Map
restrictions.
1. All utility connection fees, plan checking fees, Issuance of DSRSD
inspection fees, permit fees, and fees associated Building Permits
with a wastewater discharge pennit shall be paid to
DSRSD in accordance with the rates and schedules
established in the DSRSD Code.
J. All improvement plans for DSRSD facilities shall Issuance of DSRSD
be signed by the District Engineer. Each drawing Building Permits
of improvement plans shall contain a signature
block for the District Engineer indicating approval
of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer,
Applicant/Developer shall pay all required DSRSD
fees, and provide an engineer's estimate of
construction costs for the sewer and water systems,
a perfonnance bond, a one-year maintenance bond,
and a comprehensive general liability insurance
policy in the amounts and fonns that are acceptable
to DSRSD. Applicant/Developer shall allow at
least 15 working days for final improvement
drawing review by DSRSD before signature by the
District En ineer.
k. No sewer line or water line construction shall be Issuance of DSRSD
pennitted unless the proper utility construction Building Permits
penn it has been issued by DSRSD. A construction and all DSRSD
pennit will only be issued after all of the DSRSD requirements
conditions herein have been satisfied.
1. The Applicant/Developer shall hold DSRSD, its On-going DSRSD
Board of Directors, commissions, employees, and
agents ofDSRSD hannless and indemnify the same
from any litigation, claims, or fines resulting from
com letion of the ro . ect.
20
78. Construction by Applicant/Developer. All in- DSRSD Completion of Standard
tract potable and recycled water and wastewater Improvements
pipelines and facilities shall be constructed by the
Applicant/Developer in accordance with all DSRSD
master plans, standards, specifications and
re uirements.
79. Sanitary sewer capacity rights runs with the DSRSD Issuance of any DSRSD
land. The property being subdivided has construction
previously been allocated 4.45 dwelling units permits or
equivalent (DUE) sewer capacity rights. The building permits,
Applicant/ Developer shall submit a written notice whichever comes
to the District indicating the reallocation of the first,
existing sewer capacity rights to the newly created
lots or arcels.
80. Hold Harmless/Indemnification. PL, ADM Through Standard
Applicant/Developer, and any parties or individuals completion of
granted rights-of-entry by Applicant/Developer, Improvements
shall defend, indemnify, and hold hannless the City and Occupancy
of Dublin and its agents, officers, and employees of the Last
from any claim, action, or proceeding against the Building
City of Dublin or its agents, officers, or employees
to attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Director of
Community Development, Zoning Administrator,
or any other department, committee, or agency of
the City concerning a subdivision or other
development which actions are brought within the
time period provided for in Government Code
Section 66499.37; provided, however, that the
Applicant/Developer's duty to so defend,
indemnify, and hold hannless shall be subject to the
City's promptly notifying the Applicant/Developer
of any said claim, action, or proceeding and the
City's full actions or proceedings.
81. Conditions of Approval. In submitting subsequent B, PW, PL Issuance of PW Standard
plans for review and approval, each set of plans Building
shall have attached an annotated copy of these Permits.
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. Applicant/Developer will be
responsible for obtaining the approvals of all
artici atin non-Cit a enCIes.
21
PASSED AND APPROVED this 25th day of January, 2005 by the following votes:
AYES:
Chair Schaub, Cm. Biddle, Fasulkey, and Wehrenberg
NOES:
ABSENT:
ABSTAIN: Cm. King
w ¿;;I----
Planning Commission Chairperson
A TTEST(
22
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PLEASANTON
VICINITY MAP
~
TENTATIVE MAP NOTES
OWNER: fIT AAWAArJ PROPERTlES U.c
7475 STARWARD CRIV'E
DUBlIN, CA 94ð88
ENGINEER: OEBOL T eM. ENGINEEroNG
811 SAN RAMOIII/Al..L.EY BL YD.
DNMLLE. c:Þ. ~
ASSESSOR'S !>ARCEL
NUMBER: 941-<J173-oœ.o:!
Þ1U:.k O.77:tACRE8
ZONING: F'tANNED DEI/ElOPlolElolT
UT1.ITIES: G.4.S & EU:CTRJC . P. G.& E.
TEI.EPHO!E . 5.B.C.
SEWER· DUBUN I BÞ.N RAMON WATER SERVICES DISTRICT
WATER· Dl.ÐLJN I BÞ.N RAMON WATER SERV1CES DISTRICT
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