HomeMy WebLinkAboutItem 6.5 CastersonDev&Rezn (2)
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SUBJECT:
EXHIBITS:
RECOMMENDATION:
CIT~ERK
File # ~-aa
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 5, 1998
(PUBLIC HEARING) Casterson Property Development
Plan, Planned Development Rezone, and General Plan /
Specific Plan Amendment PA 97-040
(Report Prepared by: Tasha Huston) P
(see next page)
/1 . h 1. Open public hearing and hear staff presentation
Vfl' 2. Take testimony from applicant and the public
3. Question staff, applicant, and the public
4. Close public hearing and deliberate.
5. Adopt the following:
. Exhibit A: City Council Resolution approving
Negative Declaration, including Exhibits A-I
through A-S: Development Plan, Initial Study,
Noise Study, Traffic Study, Biological Study
. Exhibit B: City Council Resolution adopting
General Plan! Specific Plan Amendment
. Exhibit C: City Council Resolution approving
and establishing findings and general provisions for
a Planned Development RezonelDevelopment Plan
6. Waive reading and introduce the Ordinance (Exhibit D)
amending the Dublin Zoning Ordinance to approve the
Planned Development Rezone & Development Plan !
District Planned Development Plan; with Development
Plan attached;
7. Schedule the second reading of the Ordinance for the
May 19, 1998 City Council meeting.
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Hicc-forms/agdastmt.d oc
COPIES TO:
City Attorney
Applicant
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ITEM NO.
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EXHIBITS: .
Exhibit A:
City Council Resolution approving Negative Declaration, including
Exhibits A-I through A-S: Development Plan, Initial Study, Noise Study,
Traffic Study, Biological Study
City Council Resolution adopting General Plan/Specific Plan Amendment
City Council Resolution approving and establishing findings & general
provisions for a Planned Development Rezone / Development Plan
City Council Ordinance adopting Planned Development Rezone &
Development Plan
Staff Report from April 14, 1998 Planning Commission meeting
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
BACKGROUND ATTACHMENTS:
Attachment 1: Dublin General Plan*
Attachment 2: Eastern Dublin Specific Plan*
Attachment 3: EIR for Eastern Dublin Specific Plan & General Plan Amendment
(including Addendum dated May 4, 1993) SCH# 91103064; and
Addendum dated August 22, 1994*
Attachment 4: City Council Resolution Certifying Eastern Dublin Specific Plan and
General Plan Amendment Program EIR (Resolution # 51-93)* .
Attachment 5: City Council Resolution adopting Eastern Dublin Specific Plan and
General Plan Amendment; adopting findings and approving overriding
considerations; and adopting Mitigation Monitoring Program ("Matrix")
for EDSP EIR (Resolution # 53-93)*
Attachment 6: City Council Resolution approving Prezoning of annexed land (EIR
(Resolution # 10-94)*
Attachment 7: Minutes from April 14, 1998 Planning Commission meeting
* Not attached, but incorporated by reference, available at the Dublin Planning Department
FINANCIAL STATEMENT: none
PROJECT DESCRIPTION
The Casterson property development project is located within the Eastern Dublin Specific Plan area
and involves 109 small-lot detached single-family units on an approximately 19-acre site. The
property includes a portion of Tassajara Creek along its western side, and the project proposes a
regional trail and stream corridor buffer for this portion of the open space on site. The development
concept includes landscaped parkways and open parcels to preserve native Oaks on site. The
application includes a Planned Development (PD) Rezone Development Plan, Specific Plan/General
Plan Amendment, Vesting Tentative Map, and Site Development Review. A Development .
Agreement is also required prior to approval of the Pinal Map. Additional descriptions of the
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proposed development concept are contained in the proposed Development Plan included as Exhibit
A -1 to this report.
BACKGROUND
This project is located at 5020 Tassajara Road, north of Gleason Road, within the Eastern Dublin
Specific Plan area. The Specific Plan was adopted by the City of Dublin in November 1993, and
established land use designations for approximately 3300 acres ofland east of the Camp Parks
military reserve. A large component of the plan area was annexed to the City in 1995, including
this property owned by Clyde Casterson. Upon annexation, the site was Prezoned with a Planned
Development overlay designation. The proposed Planned Development (PD) District Rezone
Development Plan identifies more detailed land uses and standards than the current PD zoning
designation land uses, consistent with the underlying zoning and in accordance with the Dublin
Zoning Ordinance's PD District procedures.
Amendments to the land use maps in the Eastern Dublin Specific Plan and Dublin General Plan
are necessary to change the designated land use for that portion of a school site located on this
property (no longer needed by the Dublin Unified School District) to reflect the underlying
zoning for the Medium Density land use. With this amendment, the current development
application completes several of the actions necessary to implement the Eastern Dublin Specific
Plan. Additional approvals which will be processed after this application include a Development
. Agreement, Final subdivision Maps, and building and other development permits.
ANALYSIS
The site topography is flat, other than the slight grades near the creek. Development is generally
proposed on the eastern portion of the site, outside the creek area. The areas designated for
Medium Density Residential use maintains an average 100-foot setback from the top of the creek
banks. The creek corridor area is designated for Open Space.
The proposed physical development consists of 109 small-lot detached single family dwelling
units, and accessory open space/recreational facilities; dedication and construction of the portion
of the regional public trail system along the Tassajara Creek corridor which crosses the site; and
open space, on approximately 19 acres of land. Four distinct floorplans are proposed for the
homes, ranging in size from 1,659 to 2,128 square feet, on lots at a minimum of 45' by 70'
(3,150 square feet). The development concept is depicted in the Development Plan (DP) attached
as Exhibit A-I.
GENERAL PLAN/SPECIFIC PLAN AMENDMENT
.
The change to the General Plan and Eastern Dublin Specific Plan land use maps will involve
approximately 5 acres of land which was previously designated as a Junior High School site on
the Specific Plan Land Use Map.
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The adopted Eastern Dublin Specific Plan acknowledged that while several school sites were
reserved on the Land Use Map, the need for these schools will depend upon the actual demand
generated by development within the Specific Plan area and the possibility of development in the
eastern-most portion of the Specific Plan area. Based upon the facilities plan confIrmed by the
Dublin Unified School District, it was determined that this school site is not needed to serve
future students in the East Dublin Area
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Staffhas recommended that an Amendment be made to the Dublin General Plan and Eastern
Dublin Specific Plan land use maps to remove the school designation and replace it with the
Medium Density Residential land use designation, consistent with the pre-zoning land use
designation of Medium Density Residential.
The proposal for 109 units is consistent with the density range for this site. With 109 units on
the Medium Density Residential portion of the property (13 .3 acres), the density of 8.2 units/acre
is within the density range allowed for Medium Density Residential (6.1 to 14.0 units per acre).
Additionally, the project will provide housing for the community, and an appropriate mix of
residential development, open space and recreational uses, consistent with the Specific Plan and
General Plan goals. With the minor amendment to the land use maps, all components of the
project are consistent with the Dublin General Plan and Eastern Dublin Specific Plan intents,
goals and policies, as further discussed below.
PLANNED DEVELOPMENT REZONING
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The Dublin Zoning Ordinance establishes the intent, purpose, and requirements of a Planned
Development District. The intent of the Planned Development Zoning District is to create a
more desirable use of the land, a more coherent and coordinated development, and a better
physical environment than would otherwise be possible under a single zoning district or
combination of zoning districts. The Zoning Ordinance requires that a Development Plan shall
be adopted to establish regulations for the use, development, improvement, and maintenance of
the property within the requested Planned Development Zoning District.
A Development Plan has been proposed for the Casters on Property, depicting development
concept and addressing the requirements of the Zoning Ordinance (Exhibit A-I). The PD
Rezoning and Development Plan are consistent with the purpose, intent, and requirements of the
City's Zoning Ordinance. The Development Plan uses the PD principles efficiently to design a
development layout in the residential areas which is consistent with the allowable density. The
proposed development is also consistent with, and reinforces, the General Plan and Specific Plan
goals and policies by providing an Open Space buffer along Tassajara Creek, by restricting
development in sensitive areas, and by providing development of housing in the appropriate
density range in less sensitive areas.
The Open Space designations include the Tassajara Creek and regional public trail corridor,
which runs north to south through the site. Pockets of open space also occur in some areas of the .
residential neighborhood, where parcels have been reserved to preserve several mature Oaks on-
site. The designated open space, trails, circulation and recreation facilities are consistent with
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the goals of the General Plan and Specific Plan. They provide open space for outdoor recreation,
as well as for resource preservation. The project also reflects Planned Development principles by
including a landscaped "Paseo" and several pedestrian trail corridors which provide linear
connections through the residential neighborhood within the site, and also to off-site locations
such as the future community park to the south and the East Bay Regional Park District staging
area to the north. The Tassajara Creek corridor not only provides a public regional trail, but the
open space also preserves the stream corridor environment while providing a continuous open
space area for wildlife movement. With these amenities, the site plan accomplishes the purpose
of the Planned Development Zoning District, as established by Chapter 8.32.010, A through H,
of the Zoning Ordinance.
Finally, the proposed Development Plan includes the information required by the Eastern Dublin
Specific Plan for a District Planned Development Plan (DPDP). A phasing plan is included in
the Development Plan, and is intended to address development sequencing. Because additional
details regarding specific infrastructure requirements for the project will be determined with
preparation of improvement and service plans, additional information regarding infrastructure
sequencing (e.g.: construction of water lines to the site) will be addressed in the Development
Agreement required for this project.
ENVIRONMENTAL ANALYSIS
This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern
Dublin Specific Plan area, which was the subject of an Environmental Impact Report, certified
by the City of Dublin in 1993 (see Background Attachment). The General Plan/Specific Plan
EIR is a program EIR, which anticipated several subsequent actions related to future
development in Eastern Dublin. The EIR did identify some impacts from implementation of the
General Plan/Specific Plan which were not able to be mitigated. Upon certification of the EIR,
the City adopted a statement of overriding considerations for several impacts, some of which
relate to this project (e.g.; visual impacts). The City also adopted a mitigation monitoring
program, which included several measures intended to reduce impacts from the development of
the Eastern Dublin area. These mitigation measures apply to project approvals and actions at
various stages in the development process, and will be applied to this project as applicable. The
timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix,
attached as a Background Attachment.
An Initial Study, dated February 24, 1998, was prepared for the project, to determine whether
there will be additional environmental impacts occurring as a result of this project beyond or
different from those already addressed in the Program EIR. The Initial Study identifies some
potential impacts which required an examination at a project-specific level of detail, due to the
proposed development specific to the project. As a result of this further evaluation, these
impacts were found to be insignificant due to factors made a part of the project which alleviated
the potential concerns, and the Initial Study supports the adoption of a Negative Declaration for
those project-specific impacts.
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The Initial Study involved a focused evaluation of pertinent project-level environmental issues
including traffic, noise, visual, and biological effects, and public service issues such as
wastewater and schools. Each of these issues has been the subject of supplemental
environmental studies addressing potential effects for this level of the project. Upon further
evaluation, these impacts were found to be insignificant due to factors made a part of the project
which alleviated the potential concerns. These findings supplement the determination that the
project will not have any additional significant environmental impacts which were not evaluated
in the earlier EIR, and the Initial Study supports the adoption of a Negative Declaration for those
project-specific impacts that were not addressed in the Program EIR.
.
Recommendations from the supplemental studies are included in the project description and/or
are reflected in the conditions of approval. Further discussion of the above-noted study areas is
contained in the attached staff report from the April ] 4, 1998 Planning Commission meeting. A
copy of the ErR, the Initial Study, and the supplemental environmental studies regarding these
issues are incorporated in this Staff Report by reference (copies are available for review at the
Dublin Planning Department, 100 Civic Plaza, Dublin, CA 94568).
As a result of the review of the certified ErR and addenda, and an analysis of pertinent project-
level environmental issues presented in the Initial Study, it has been determined that the
proposed project (a) will not have any new significant effects on the environment which have
not been analyzed adequately in an earlier EIR pursuant to applicable standards. To this extent, .
the project is within the scope of the Program EIR. Project specific analysis beyond the Program
EIR is reflected in the proposed Negative Declaration. All mitigations from the Program ErR
and all recommendations from the supplemental studies are included in the project description
and/or conditions of approval, and no new Mitigation Measures are necessary. Therefore, the
attached draft Planning Commission Resolution includes appropriate findings. Staff
recommends adopting a Negative Declaration of Environmental Impact.
The Staff Report to the Planning Commission recommended approval of the Vesting Tentative
Map and Site Development Review, and a recommendation of approval for the Specific
Plan/General Plan Amendment and Planned Development Rezone (subject to City Council
approval of the project). Following a public hearing at their April 14, 1998 meeting, the
Planning Commission adopted Resolutions recommending that the City Council approve the
project.
Conclusion
Staff recommends the City Council adopt the Negative Declaration, adopt the Specific
Plan/General Plan Amendment, and introduce the Ordinance adopting the Planned Development
Rezoning and Development Plan, subject to development standards contained in the Ordinance
(with the Development Plan included as Exhibit A-I).
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR P A 97-040, CASTERSON PROPERTY
DEVELOPMENT _ GENERAL PLAN/SPECIFIC PLAN AMENDMENT, PD REZONING,
VESTING TENTATIVE MAP, AND SITE DEVELOPMENT REVIEW
WHEREAS, James Tong, on behalf of Clyde Casterson, has submitted applications to the City of
Dublin requesting approval of a General Plan/Specific Plan Amendment, Planned Development Rezoning,
Vesting Tentative Map and Site Development Review, as represented by the plans, diagrams, and text in
Exhibit A-I, to subdivide a 19 ~ acre parcel for 109 homes with public and private open space, and a
regional trail along the Tassajara Creek, in the Eastern Dublin Specific Plan area; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and
City environmental regulations require that certain projects be reviewed for potential environmental impacts
and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted for this project with the finding that this Project is
located within the boundaries of the Eastern Dublin Specific Plan area and is considered one in a series of
actions covered within the scope of the Program EIR. The Eastern Dublin Specific Plan was adopted in 1994
and has a certified Program EIR (SCH No. 91-103064). The Program EIR & Addendum adequately describe
the impacts of the project, and there have been no substantial changes or new information which would
necessitate supplementing the Program EIR pursuant to Public Resources Code section 21166 and CEQA
guidelines Section 15162; and
WHEREAS, the Initial Study was prepared to evaluate site-specific impacts ofthe project (to a
greater level of detail than in the Program EIR) pursuant to CEQA guidelines Section 15168. The discussion
in the Initial Study explains that the Mitigation Measures previously adopted for the Program EIR and
addendum continue to apply to this project, and also help to reduce the potential site-specific impacts of the
project to a level of insignificance. In addition, standard city requirements, improvements, and design
aspects of the proposed project which have been incorporated in the proposal collectively reduce the
potential impacts to a less-than significant level. The Initial Study has resulted in the conclusion that the
proposed project will not create any new significant impacts which were not already covered by the EIR, nor
require any new mitigation measures; and
WHEREAS, a Negative Declaration has been prepared for this application and is on file in the Dublin
Planning Department; and
WHEREAS, the Planning Commission did review and use their independent judgment to consider the
Negative Declaration at a public hearing held on April 14, 1998; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
WHEREAS, the Planning Commission did adopt a Resolution recomm ending that the City Council
adopt a Negative Declaration for the Casterson Property Development Project, P A 97-040; and
EXHIBIT A
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WHEREAS, a properly noticed public hearing was held by the City Council on May 5, 1998; and
WHEREAS, the Staff Report was submitted recommending that the City Council adopt a Negative
Declaration for the Casterson Property Developm ent Project; and
WHEREAS, the City Council did hear and use their independent judgment and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find that:
A. Pursuant to the California Environmental Quality Act (CEQA) the City finds that this residential
project is within the scope of the Final Environmental Impact Report for the Eastern Dublin
General Plan Amendment and Specific Plan (SCH 91103064) and the Mitigated Negative
Declaration for the Eastern Dublin Specific Plan Amendment and City of Dublin General Plan
Amendment (SCH 96092092). In addition, site-specific environmental affects have been analyzed
in an initial study dated February 24, 1998, and circulated for public review, during which time 2
comments were received on the proposed Negative Declaration. The Casterson Property
Residential project application will not have a significant effect on the environment with the
application of previously identified mitigation measures, based on a review of the Initial Study and
public testimony.
B. The Negative Declaration has been prepared in accordance with State and local environmental laws
and guideline regulations.
c. The Negative Declaration is complete and adequate.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin City Council does
hereby adopt the Negative Declaration for P A 97-040, Casterson Property Development.
PASSED, APPROVED and ADOPTED this 5th day of May, 1998,
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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3115
RESOLUTION NO. -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
ADOPTING A SPECIFIC PLAN / GENERAL PLAN AMENDMENT FOR
P A 97-040 CASTERS ON PROPERTY DEVELOPMENT
WHEREAS, James Tong, on behalf of Clyde Casterson (ApplicantlDeveloper), has requested
approval of a Specific Plan/General Plan Amendment and Planned Development Rezone /
Development Plan (Exhibit A- I) to allow for the subdivision of a 19 :!: acre parcel for a residential
subdivision of 109 residential lots, with public and private open space, and a regional trail along the
Tassajara Creek stream corridor, in the Eastern Dublin Specific Plan area; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) the City has
found, pursuant to CEQA Guidelines Section 15 I 82, that the proposed residential project is within the
scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and
Specific Plan (SCH 91103064) and the Mitigated Negative Declaration for the Eastern Dublin
Specific Plan Amendment and City of Dublin General Plan Amendment (SCH 96092092), and site-
specific environmental affects have been analyzed in an initial study dated February 24, 1998, and
circulated for public review, during which time 2 comments were received on the proposed Negative
Declaration; and
WHEREAS, the Planning Commission has reviewed and recommended approval of a
Negative Declaration for this project (Resolution No. 98-14); and
WHEREAS, the proposed General Plan/Specific Plan Amendment diagrams are contained in the
Development Plan attached to the City Council Staff Report as Exhibit A-I and incorporated herein by
reference; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
application on April 14, 1998, and did adopt a Resolution recommending that the City Council adopt the
General Plan/SpecificPlan Amendment for P A 97-040; and
WHEREAS, a properly noticed public hearing was held by the City Council on May 5, 1998; and
WHEREAS, the Staff Report was submitted recommending that the City Council adopt the
General Plan/Specific Plan Amendment; and
WHEREAS, the City Council did hear and use their independent judgment and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE,BE IT RESOLVED THAT THE Dublin City Council does hereby find
that:
1. The proposed Amendments are consistent with the goals, general provisions and
purpose of the Dublin General Plan and the Eastern Dublin Specific Plan as proposed
to be amended herein; and
EXHIBIT B
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2. The Amendments are appropriate for the subject property in terms of land use
compatibilities; will not overburden public services; and will provide a .
comprehensive plan for development of the site while preserving portions of the site
for open space; and
3. The changes to the General Plan and EDSP will provide minor revisions to the land
use designations for this property, changing approximately 5 acres from "Middle
School" to "Medium Density Residential" as reflected on the Development Plan,
included as a part of Exhibit A-I to this resolution. The change to this land use is
appropriate based upon the analysis contained in the staff report, will provide a
development pattern consistent with the Specific Plan goals, and will help implement
policies of the General Plan and EDSP regarding development in Eastern Dublin
4. The Amendments will not have substantial adverse effects on health or safety, or be
substantially detrimental to the public welfare, or be injurious to property or public
improvements.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt the General
Plan/Specific Plan Amendment for the Casters on Property Residential Development, P A 97-040.
PASSED, APPROVED AND ADOPTED this 5th day of May 1998.
AYES:
NOES:
ABSENT:
.
Mayor
ATTEST:
City Clerk
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RESOLUTION NO. -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DtrnLIN
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS
. FORA PLANNED DEVELOPMENT (PD) REZONE / DEVELOPMENT PLAN CONCERNING
P A 97-040 CASTERSONDEVELOPMENT (Tract No. 6979)
WHEREAS, James Tong, on behalf of Clyde Casterson (Applicant/Deve]oper), has requested
approval of a Specific Plan/General Plan Amendment and Planned Deve]opment RezonelDevelopment Plan
(Exhibit A-I) to allow for the subdivision of a 19 i: acre parcel for a residential subdivision of 109
residential lots, with public and private open space, and a regional trail along the Tassajara Creek stream
corridor, in the Eastern Dub]in Specific Plan area; and
WHEREAS, the Applicant/Developer has submitted a DevelopmentPlan as required by Chapter 8.32 of
Title 8 of the City of Dublin Municipal Code which meets the requirements of said Chapter; and
WHEREAS, a development agreement will be approved prior to recordation ofa final map for the project
as is required by the conditions of approval set forth herein; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) the City has found,
pursuant to CEQA Guidelines Section 15182, that the proposed residential project is within the scope of the
Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan
(SCH 91103064) and the Mitigated Negative Declaration for the Eastern Dublin Specific Plan Amendment
and City of Dublin General Plan Amendment (SCH 96092092), and site-specific environmental affects have
been analyzed in an initial study dated February 24, 1998, and circulated for public review, during which
time 2 comments were received on the proposed Negative Declaration; and
WHEREAS, the Planning Commission has reviewed and recommended approval of a Negative
Declaration for this project (Resolution No. 98-14); and
WHEREAS, the Development Plan (including Stages 1 and 2) and Planned Development Standards
are attached to the City Council Staff Report as Exhibit A-I and incorporated herein by reference; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application on
April 14, 1998, and did adopt a Resolution recommending that the City Council approve and establish General
Provisions and Development Standards for a Planned Development Rezoning for P A 97-040; and
WHEREAS, a properly noticed public hearing was held by the City Council on May 5, 1998; and
WHEREAS, the Staff Report was submitted recommendingthat the City Council approve the
application; and
WHEREAS, the City Council did hear and use their independent judgment and consider all said reports,
recommendations and testimony hereinabove set forth.
EXHmIT C
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NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find that:
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1. The Planned Development Rezone is consistent with the general provisions, intent, and purpose
of Chapter 8.32 of Title 8 of the Municipal Code regarding Planned Development Zoning Districts. The
Planned Development Rezone will be appropriate for the subject property in terms of providing General
Provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of
permitted and conditionally permitted uses, and Development Standards; which will be compatible with
existing residential, educational and commercial uses in the immediate vicinity, and will enhance development
of this area; and
2. The Planned Development Rezone is consistent with the general provisions, intent and purpose
ofthe Eastern Dublin Specific Plan. The Rezone implements the intent and development standards identified
in that document and will thereby serve to implement the provisions of the Eastern Dublin Specific Plan in this
area; and
3. The Planned Development Rezone is consistent with the intent of the General Plan which
designates this area as Medium Density Residential in that the Planned Development Rezone will implement
the intent of this Land Use Designation and because the project would create development within the densities
allowed by this Designation; and
4. The Planned Development Rezoning will not have a substantial adverse affect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or public improvements
as all applicable regulations will be met; and
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5. The Planned Development Rezoning will not overburden public services as all agencies will
have to commit to the availability of public services prior to issuance of building permits as required by the
Eastern Dublin Specific Plan policies and mitigation measures; and
6. The Planned Development Rezoning will create an attractive, efficient and safe environment
through the implementation of the standards identified in the Rezone document; and
7. The Planned Development Rezoning will benefit the public necessity, convenience and general
welfare and is in conformance with Chapter 8.32 of Title 8 of the City of Dublin Municipal Code; and
8. The Planned Development Rezoning will be compatible with and enhance the general
development of the area because it will be developed pursuant to the standards and site development review;
and
9. The Planned Development Rezoning will provide an environment that will encourage the
efficient use of common areas to create an innovative type of residential development.
BE IT FURTHER RESOLVED THAT Except as specifically included in Exhibit A-2, attached, and
made a part of this Resolution, development and operation of land use activities within this Rezone shall be
subject to the current City of Dublin Zoning Code except as specifically included in Exhibit C- I attached,
developmentand operation of land use activities within this planned development, shall be su~ject to the current
City of Dublin Zoning Code.
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BE IT FURTHER RESOLVED THAT the project development occurring under the approved
Planned Development Rezone/Development Plan must be in substantial conformance of Development Plan,
labeled Exhibit A- 1 to this resolution, with the General Provisions and Development Standards approved with
this Planned Development Rezone and the Eastern Dublin Specific Plan.
a. The Community Development Director shall determine conformance or non-
conformance and the appropriate approval proced~re for modifying this Planned Development Rezone
(e.g., administrative, conditional use permit, or amendment to Planned Development Rezone).
b. Major modifications or revisions found not to be in substantial conformance with this
Planned Development Rezone shall require a new Planned Development Rezone. Any subsequent
Planned Development Rezone may address all or a portion of the area covered by this action.
c. A development agreement shall be approved for this project prior to recordation of a final
map for the project.
BE IT FURTHER RESOLVED THAT the approval of the PD Rezone/Development Plan is
contingent upon execution of an Development Agreement in accordance with the Eastern Dublin Specific Plan;
and
BE IT FURTHERRESOL VED THAT THE Dublin City Council does hereby approve a Planned
Development Rezoning subjectto the adoption of the Ordinance, General Provisions and Development Standards
(Exhibit C-1 to the Staff Report) which constitute regulations for the use, improvement and maintenance ofthe
property, and the following condition of approval:
PASSED, APPROVED AND ADOPTED this 5th day of May 1998.
AYES:
NOES:
ABSENT:
Mayor
A TrEST:
City Clerk
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GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
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PLANNED DEVELOPMENT REZONE
FOR CASTERSON PROPERTY RESIDENTIAL DEVELOPMENT
PA 97-040
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezone for the Casterson Property,
P A 97-040, including adoption of a Development Plan, which also is represented by the
Tentative Map and Site Development Plan, the Preliminary Landscape Plan, other plans,
exhibits, and written statements contained in the document dated received April 8, 1998,
labeled Exhibit A-I to this Resolution, and on file in the Planning Department. The PD District
Rezone allows the flexibility needed to encourage innovative development while ensuring that
the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and
provisions of Section 8.32 of the Zoning Ordinance are satisfied. More particularly, the PD
District Rezone is intended to ensure the following:
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1. The approval of this PD District Rezone shall be pursuant to the terms set forth in the
Development Agreement to be approved by the City of Dublin and recorded prior to
recording of the Final Map. In the event of conflict between the terms oftbe
Development Agreement and the following conditions, the terms of the Development
Agreement shall prevail.
2. Encourage innovative approaches to site planning, building design, and housing
construction offering a wide range ofliving styles, unit sizes, and amenities for all
segments of the community.
3. Create an attractive, efficient, and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas and other amenities for neighborhood or community activities.
5. Create an environment that decreases dependence on the private automobile.
EXHIBIT C-l .
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B.
Dublin Zoning Ordinance - Applicable Reauirements
Except as specifically modified by the provisions of this PD District RezonelDevelopment
Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall
be applied to the land uses designated in this PD District Rezone.
c. General Provisions and Development Standards
1. Intent: This PD District RezonelDevelopment Plan is to establish, provide for, and
regulate the development of the Casters on Property Residential Subdivision.
Development shall be generally consistent with the Development Plan.
2. PD Residential - Medium Density
Permitted Uses: The following principal uses are permitted by this PD Residential
District:
A. Residential development limited to:
1. Medium Density Detached houses
2. Up to 109 units
B. Open Space:
I. Stream Corridor
2. Regional Trail & associated low-impact trail facilities (benches, trash
containers, etc.)
3. Access Roadways
Prohibited Uses: The following uses are prohibited in this PD Residential District:
I. Field Crops
2. Orchards
3. Plant Nurseries
4. Greenhouses used only for cultivation of plant materials for sale
S. Hospital
Conditional Uses: All conditional uses in the R-I District are conditional uses in this
PD Residential District with the exception of prohibited uses listed above.
Development Standards within this PD Residential District are as follows.
Lot Dimensions: 45' wide X 70' deep minimum
Lot Size: 3,150 square feet minimum
window" *
strucmre:
Front Yard
Setbacks:
Side Yard
Setbacks
J ,
, ,71' c:
If) ;;) '( ..J
Front yard setbacks for detached residences should vary for
visual interest, where possible, along through-streets.
1. Front entry garages 18' min. from back of sidewalk
2. Front porch 10' min. from back of sidewalk
3. Front of house 12' min. from back of sidewalk
(All dimensions shall be from back of right-of-way line.)
Note: Sectional garage doors with automatic openers are
required for all residences with driveways less than 20 feet.
1. Internal lots:
2. corner lots:
4' min. sideyards
6' min. on street side
Building Separation: 8' minimum between buildings (one side only, preferably the
garage side)
Rear Yard
Setbacks:
Accessory
Structures:
Building Height:
Rear yard setbacks are important for establishing privacy and
separation
between residences, as well as providing for usable recreation space.
Minimum:
Average:
5'
15'
Accessory structure setbacks shall be modified from the Dublin
Zoning Ordinance standards for this project as follows:
Hot Tubs/Spas with no trellis or overhead structure:
Side yard-
Rear yard -
Distance from house -
3 feet
3 feet
10 feet at windows
4 feet at solid wall or "protected
* Contact City of Dublin Building Department for definition
Hot Tubs/Spas with trellis or overhead structure. or patio cover
SIDE YARD - 5 feet
REAR YARD - 5 feet
DISTANCE FROM HOUSE - 6 feet
35' maximum, 2 stories
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Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor
area (balconies, second floor overhangs, etc.), porches,
other architectural projections and air conditioning
equipment may project 2' into required sideyards, but
never closer than 3' from the property line.
Residential Massing:
Single story elements are encouraged at comers and
throughout to break up 2-story massing. The maximum
building height shall be 35 feet.
Parking/Garages:
Each unit shall be provided with a two-car garage at a
minimum of 19' x 19' clear area, plus two spaces in the
driveway apron, and one guest parking space for each
unit. Guest parking may be located on-street or in
specifically designated guest parking areas.
Consideration shall be given to the placement, orientation,
and treatment of the garages and garage doors. Suggested
design criteria include:
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1. Designing the residence to extend forward of the garage door(s).
2. Designing the front door of the residence to appear on a
different elevation than the garage door (comer lots)
3. General Provisions
A) The project applicant/developer shall enter into a Development Agreement with the
City of Dublin prior to Final Map approval, which shall contain, but not be limited to,
provisions for financing and timing of on and off-site infrastructure, payment of traffic,
noise and public facilities impact fees, affordable housing, ownership and maintenance
of creek and open space areas, and other provisions deemed necessary by the City to
frod the project consistent with the Eastern Dublin Specific Plan.
B) As part of Final Map approval, the dedication for ownership of open space and trail
corridors shall be designated. No credit for these areas and improvements shall be given
towards parkland dedication requirements. All facilities and landscaping within the
open space and common areas, including the "tot-lot" playground & landscaping,
intermittent stream and open space corridor shall be subject to approval of the
Community Development Director.
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C) The developer shall be required to pay a Public Facilities Fee in the amounts and at the
times set forth in City of Dublin Resolution No. 32-96, adopted by the City Council on
March 26, 1996, or in the amounts and at the times set forth in any resolution revising
the amount of the Public Facilities Fee.
ORDINANCE NO. - 98
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY
LOCATED AT 5020 TASSAJARA ROAD (APN: 986-0002-003) TO A PLANNED
DEVELOPMENT ZONING DISTRICT AND
ADOPTING A DEVELOPMENT PLAN FOR
THE CASTERSON PROPERTY RESIDENTIAL DEVELOPMENT PROJECT (P A 97-040)
WHEREAS, James Tong, on behalf of Clyde Casterson (Applicant/Developer), has
requested approval of a Specific Plan/General Plan Amendment and Planned Development
Rezone/Development Plan (Exhibit A-I) to allow for the subdivision of a 19 :!: acre parcel for a
residential subdivision of 109 residential lots, with public and private open space, and a
regional trail along the Tassajara Creek stream corridor, in the Eastern Dublin Specific Plan
area; and
WHEREAS, the Applicant/Developer has submitted a Development Plan as required by
Chapter 8.32 of Title 8 of the City of Dublin Municipal Code which meets the requirements of
said Chapter; and
WHEREAS, the site will be rezoned from the Planned Development Medium Density
Residential & Open Space Prezoning Categories (PA 94-030) to Planned Development Medium
Density Residential & Open Space Zoning Districts; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) the City has
found, pursuant to CEQA Guidelines Section 15182, that the proposed residential project is within
the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan
Amendment and Specific Plan (SCH: 91103064) and Addenda thereto dated 5/4/93 and 8/22/94
and the Mitigated Negative Declaration for the Eastern Dublin Specific Plan Amendment and the
City of Dublin General Plan Amendment (SCH 96092092), and site-specific environmental affects
have been analyzed in an initial study dated February 24, 1998, and circulated for public review,
during which time 2 comments were received on the proposed Negative Declaration; and;
WHEREAS, the Planning Commission did hold a properly noticed pubic hearing on said
application on April 14, 1998, and did adopt a Resolution recommending that the City Council
approve the Planned Development Rezoning and the Development Plan for PA 97-040; and
WHEREAS, a properly noticed public hearing was held by the City Council on May 5,
1998, and May 19, 1998; and
WHEREAS, the Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin Municipal Code,
the City Council makes the following findings:
EXHIBIT D
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] . The proposed Planned Development Zoning District meets the intent and purpose
of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan
which will create a desirable use of land and an environment that will be sensitive to surrounding
land uses by virtue ofthe layout and design of the architecture and site plan. The Casterson
Property Residential Development Project is within the ranges of medium density residential
which is consistent with both the City of Dublin Genera] Plan and Eastern Dublin Specific Plan.
2. Development under the Development Plan will be harmonious and compatible
with existing and future development in the surrounding area because the site plan has been
designed to fit into the proposed and approved plans for the neighborhood, including the Tassajara
Creek open space area and regional trail and future residential homes proposed to the north and
south ofthe project. Adequate setbacks and complementary architectural designs and landscaping
proposed in the Development Plan have been specially designed to enhance and fit into the new
neigh borhood.
3. The project site is physically suitable for a residential project in that it is flat, has
adequate access and is of a sufficient size to provide housing as well as open space for the future
residents of the project. Additionally, the Development Plan provides for development at a
density of 8.2 units/acre is within the density range allowed for Medium Density Residential (6.1
to 14.0 units per acre), which is consistent with the General Plan and Eastern Dublin Specific Plan
Land Use Designation for this site.
4. The proposed Amendment will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety or welfare because
the Development Plan has been designed in accordance with the City of Dublin General Plan,
Eastern Dublin Specific Plan and Program EIR and Addenda. Additionally, project specific
analysis has determined that the project's design is sensitive to proposed surrounding land uses.
WHEREAS, no final map shall be recorded for the Property until a development
agreement is recorded in accordance with the Eastern Dublin Specific Plan;
WHEREAS, the City Council did hear and use its independent judgment and consider all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION 1.
Pursuant to Chapter 8.32, Title 8 ofthe City of Dublin Municipal Code the City of Dublin
Zoning Map is amended to rezone the following property ("the Property") to a Planned
Development Zoning District:
Approximately] 8.6 acres generally located at the northwest comer of Tassajara
Road and Gleason Drive in the Eastern Dublin Specific Planning area, more
specifically described as Assessor's Parcel Number 986-0002-003.
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A map of the Property is outlined below:
GLEASON ROAD
CASTERSON
SITE
DUB UN
BOULEVARD
<
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1-580
~
E-e
4'~~
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property
are set forth in the Development Plan (Attachment A-I hereto) which is hereby approved. Any
amendments to the Development Plan shall be in accordance with section 8.32.080 of the Dublin
Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plan, and the standards contained in the
Resolution adopting Findings, General Provisions, and Development Standards for P A 97-040, the
use, development, improvement and maintenance of the Property shall be governed by the
provisions of the Dublin Zoning Ordinance.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 ofthe Government
Code of the State of California.
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PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this
19th day of May, 1998, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Mayor
ATTEST:
City Clerk
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. g:\PA97040\Ord
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EXHIBIT E
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Amendments to the land use maps in the Eastern Dublin Specific Plan and Dublin General Plan are
necessary to change the designated land use for that portion of a school site located on this property (no
.. lon~:r needed by the D1!b~iJ? Uni,fied School District) to refle~t thl? und.erl~ing zoning for the Medium "~
'. :",..DeDSlty land ~e."With thi~ amendment,the current development applicatIOn completes several of the .' ",::
:'':: <.:,,";c.::, actions 'ii'~de~;aiY: to ~plenienttbe EaSte~ Dublu:;.Spe~ific PlaiL.'Adciition3! approvals whidiWiIl be"~~':> :'~.'.>:"';'~
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. ]:i;~;:::1::2~'" i-ocessed afteI:~this' a " liCatiOIl include a Develo' Die-nt A '.. een:ieiir; Fi:i1a1 subdivision Maps; arid building ~,. {,',: >. ,.'
.~ ~ ':.'.< \.The -Site,'topogijlQhY is ,fl~ 'other'tli'aii the sligh{gTades near the creeJc:: DevelopmentJs' generally proposed (,'~.:", .
~Iiirll~~~illit"iii~fiiifiltc
... ......, The.~sf;dph)'s~cal.deve]?Pnlent.~".~~ i>f~ 09.SIIla1l-]~t~~~~1~ {a;i'i]!~~!';nj~~,~Mh~",,:;
:' "c. accessory open' space/recreatlo~ facilrtJes; ded!catlon and co~Ct1on of the portIOn. oftheIegIona1~r~~:~~.iF,~ ",,:
.. ':."' :.: . public trail. sY~erd'~~hg the' Tasst!1aTa, Creek ;orridor ~hich'"c:;:6s~~s'th{site;.and' o.Peri;:iPi~e:;;:onJP:F;~X.~i~~~~: '"
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". , " ;~ ~ approximately 19 acres ~<?fland.. FoUr disti!lct" fJporplans. are' pfoi>ose~ for J:he ,h6iIlf~s:nmgmg m "siZe frOm<'~,~~~.~":~'
.7~;:;~fl,e;5~tO?}~8.S3~f~.~~]o~at~'?'~~;_0~of~i?l;?Y _?g;L(3;!~os~~:,'~g,~5Y.:i~fi~2,Mt~g"
" ....c '.concept 15 depIcted m the Development Plan (DP) attached as EXhibit A_1"""')'<"--:<~":A<:l~.:,;..,..~,-i',~.,;.;-'f'i~"~::'~,,>-'-:-;~:::,;. ..~.. ~
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:.,'.~, _~ ',,'ipprqximately 5 ac?-es'6:(land wmcbwas previousiy.designated as a Junio(High_School site on the.. ,~: <,~~, :'~,', .
--- _: :,,..... 's "'ci:fi Pl" L'., ... d U":M ,:... '::"~," '_ ,_,.' ,...'. '. _ _ >'::'- ,>- '. :..::.;.....:.':.~~ ,-,,,,...,, ;'::';,.-: ..;~ -:: .:,';; - '>' .' .. "d' -'
, '. . pe. ~_. an ~, s~ ap.... _ '. -: ..~: -, ---.. =<=:"." , ~,.<' . - :'.';,':' ',~ . > ,::-.. . '. '-:' _.,~. -
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The adopted Eastern Dublin Specific Plan achIow1edged that 'while "several scbool sites w~re reserved on
the Land Use Map,~1htD~ecf for thc::-se schools will depend upon the ~ dem;n)d i~nerated by ,.' ~.":= . , . ,.
. .... ,:',."~elopment Within 1be Specific Plan ai:ea and the possibility of deve10pment.m theeas,iem-most portion::
,.'" :::;,'~:~"> 'o{th~ Speci:fi~ Plan' ke~S Based upon th~. faciliti~s plan': c'oi:rfuIDed by the Dubfui:'uIiifi~d Scbo'ol DiStrict,.:. ."
, '.'~:':--:~: ltias' d~termhied fuatthiss~oolsite isCnot 'needed t~'serve:futrde .sn;dent5"iIl.'th~East'D~blinATe~~:. ',' .
.. - . 'U'.~ ~/;~)!:.~X'~~~~;\l~;i'::t<dijc~~'~;:.;:':4~~~~),;I,?:..:~:~~3; ~~,) :,,~ ;'c <.~.,~". 'fJ:~! ':'~',:-: :;:!r,:': ~~:.~:'~-..5:'Z~f?:~f'::~}~~i:fl27~~\'~~~iWT;~' :.:'
, 'Staff.hBS'i.ecoTn~enaed that an ArDendIDe:nt be made to t~eDu~1in 'qeneraI P!an and E~rn Dub1iii.~::,':' , .
Specificl)l~ i;md ~e ID:aps to' r~move the'scbool designation andr~veitt6 the-und~~):0TI~fp;e-zomng land.
. ':".' . .. .~.r _ _ ..,. . .. . ,..f' ' ". -', .' -, ~ -" ~, m.. ."c' - ""-. "l" ~ .' - ... '
use designation ofMedirim Density Residential.,:'. d. .,'.:.: .. " .' '"'~ .:' '''-. .,.'
The proposal for. 1 09. unitS is consistent 'With the density range for this site. With 109 units on the .
Mediu~J)ensity Resi~entiaI portion of tbe property (13.3. acres)~ 1he. d~nsity of 8.21lDi~/acre iswithin the u
density range allowed for ;MediUm Density Residential (6.1. to 14_0 units per acre). Additionally., the .
~ ~~3l~c~~f:f.~r~de-:-~Ql1!'jpg~O! !1?e__~o~!I:~~.,-an~. an !P!?r~p~~te ~ix~o!~~~i~en1ial~~:e~?:p~~~:.of~.:f"-. .:.:.c~'-
-~'=SP"!-C~ ~iU.ecr~~1I6~~e_~.L ~Q&5.~ste~t~~ tfle: .?..p~cifiG. ;r.l~~~a:~QeIl~@1 PIa!! .g.?als~,=~.1~~~ ~or~.:: -~.::- -- ~~..:= .
-:=. ,_~~- ajn?1dIDent-'io--=tlie:land~eIDaps~ -all.c'C>mponentS'.oftlle proJectar.e- cOIffi.i~e~i ~~tl:ieD~p!ift~~epeial.:=~~~_'.- ~~'. - ~
-:~~~r~~~~~~,"~~~~~~go.~s-an3!~~e~f~.g~~~~P~7~:=~: -:~. .-~:-Ec.
,.. -:-_~'.: _,~_-=-: .;.,.~...,_, ._---,----=-:-___~,."...,...-'-_._-.-.,.,..-.:-.- _ _ _ =-.._.~_=:.'~.;c- ~..-.-----..-.- ..c~u_'_....".-..~-"-.-~"'. -, --""..,-,---"" --~..,.-
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PL4....l\t"NED DEVELOPMENT REZONIN<;;' .
.... _ . ~~ ._ - J; ..:_-.:.,,::~>~~ _~.~__ _'_~ ,.~.: ;,:1"- . . "_ ' ~.-~ ,_ .:.~~~~ ':_._~:.._ :'~..' _'~"~',' .
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:_......,~'~~. ...:'rl"~r:-__-~'.;:",~"- ~'~:;';.."::_''''i:\''.J'~'....-''''''~'''''''~''_w',;-~-','i.~':'~'''';";,,c'~,"~,,:............;.";i-'......-:-.. ...~:.'.'.~ '.' .,'-' "'-" .~ -'\.' . --. - ..
g1.m~f de=k~~~!~~~~JP~j~~~=!~~9.,.cOg~~!~.~~ d5yelo?~,~~..c:nd.~ better ?hy~ical . : :...:..::. .<: ::
~~~~~2,~~~t~~Al\~1;f~~~~~~.~J~)~~.!l~~~g;~;.?:?~l.~g.~~~~~"~~~~mb~a~o.~ .of~onm~.;;~~~~:~~~~)
~J-~~;'-.distncts:,x,!J1:ie.zomng Oidiriance requrres. that a Development Plan shall be adopted tq establIsh'; . .f':.,:::-;):: '.::,~,- ' .
~~.!~f~~~~~fotth~~rdt~r6~~~JciPi6\igm~Ifa:aEd mtri~i~~~~e"6fthe.p;op:ertY Within :the'!eqiieSted ,:.-~':~.; .
".~~~....,. _'1t~7"'''' ;'"'"~:~..:-,"Y -~~"'--"~.i"".i.~ ~Itf"~'!~t;lt. ~-~~f~!:'t;! ......~~J.+,.Ir~.......~ ,.......~'"l,..... :.'\rt'oP---::r;.......... - .. ..... '.. ~ ..' -'~-... \ . ~ - -..,
~.~~t2r~ Planned DevelopmenfZ6niri. DiStri c(~.lli.95-" ,~'~;!i:iK,4:;;" 1:';' ;t):C'~':,:;'LO'J': ,:;.L ~: ; i.':;;;.:S'~:.f:.:;":'_':,,~' ::., -:~. . .". ", . . ~. ~.:::- ~ ~ . '. " -" ,
i~:..~~~.~t~'t~~ ~. ~ - _~_~IHL .. a Z .'!' --...... ~ =- ?~~:..~=:J...:..:.":.[-~~""-';;~;~:~f-..:.~::.,b~~j.~!.~.~~~-:;.O:.:...~~_..- ~ .~~,:-~:,,~~.': ot-:':';'-::':;'-:-\'.'~ ~".~ of' ~ A:. ;:-.. . . .~. ,,~'" -:- .:- .....-:: ~
"'p"";'l"~:.r-.....:~:~\~.1'"_~.. ~ - II .~.... ~~ ~ ,~~ ~..;,~~~~.,. -~ ,....C~..-...........~tI.':L~.Z...;'I~""'i...:.-'-.,. .~~.:- .~.:-.,.:;(}".w:, -.~.:;-'-:'....,- .~:.~.~ .. "~"'_"',...",,,, :.--..:;:~".,..-.. ..............,- . .
.~,~..~-,;,C"..-i!T~,....;";;O".,:~';.'" <0. :;.i.. .;;n'rf:'.,. ~~~~~1r.ti~~ f:<; ~~.:,'-.'~':"".~:":.:'!. ~,:~,"V-"'"' ~-:- ".,"'~ ,'.-""" ."....:. ,..~..L::",','_~.>-.......~ ..:.. .,".
B;~~;~;!tJ{ Dev~iopnient~j~h~been pfo.p.os-;d foi~"C~~r~o~. PropertY;' depicting' developfnent concept aiid :\: - '0':'. .
i ..:lS~....=:...~t-t:,;;-~.._...~~:"I.....~~:~~C~tJ.~i;t':.~~J~"~.n"t-J<. ....4~_...:::5...~..f~fJ'"~~~\..-~i-;in ...,..:;; '~~r'-"'~' -",~" ...~ -. _......,_~...T ;-........... ,~.::..;. r- ...i.w.--.........- ... ." -.......' +' - ~' .
!~{~?~,~~~~~~~~~~~~~ts,.j;~~9E!!Ig~Qt~~5J~Th.e P~?1?~S~~Rt:y:!~p~~t ~!~.~~~~..,~~~:,~.:~~:~:) ::..~. ".
~-I,~:<"~EX1:uoifA:.l;;>::stmn"^- by"tbe' City;:'RECEIVED~APR:fE-:8 i 1998'?~f'''- and eoDsistS'of the foIlci:wiDg.'::~?,"''t,~.~r;..-.:I'':.. ':~ .:.::t~.,.
ii . ~ ~'. ~",,-~.~~- ~4~S~f::'~~~t;t;~;O;%yz,"~~~t.fJ:;;.;,;~~~~~:A~tt~~~
'.!"f ~"fG," . ~1ectDescnnho,nl:!l 'h~,.b' ,->--J'r ".-C~I.'^~.."", --. ""....._,~,..<.'f' '. . ..-...,,>-. ~'OJ"" ."_-..,, '.- ,,_"'L_
,!/-:'(:;i~~_, ,!,-'L.~':;' .~"~~!,!J. "...:""""'"". _~..";'; "':"""4 ., '. ";,__.,,.':~;::-.~~,.~.~.;;":':::.:<''i~..::.L::;~,'.p'~~!c'.t:7!!:~.-'-~:.;t;.:-::t.'~i!~~,*5tl;::~~~~;.
.,,;:.~..::.-._,fj'J<':~~.,.. c-;;t.: GeD~ PllinlS~~"P.IaD:~eDdril Di S - .'," ..-.,..""... ", '",'" -.,'. ~.~". ..~. ." "'.' "'~""";;,..'" 0\ "~ .,....-...
;!t~~~i~~~.;:~~:r. {, " ~,~~,.,~~ ..."'"~~~t~~~~.~_ ~~~~~~~~~{.:;{i~~:.~.:,-.;:'.~L.~~,Yj ~ :~~~~~,~\~S ~.~'::::-.~~~J~?Y~~~~~i::>-.
.'h"',~~_~~~":O~....~=_, . ~e 1 and stige2 Srte.Plans,; ,-~-:i~, ....",- ;.c::' :,-:.' . '. ' ,,; -'+-..-'+ _O-.~::::. '..' . '. '-.'., .>:-,;'=0':'7,",;,':'; ,~~,+ '.","
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~~,t-~~~_~.;;;~~~.J~;~,,~~-~.~~~~~'\1,-~~5~~~..~)":?'~~~~~~~~k~~~"';:;.~- :-':../r ~-~--.: ~I'"'.f - ~ - :,,-\~.".~. 'l~~t..... ."'I"I-;.-~ ......~" -. ....~ J .~ .. -;.-
~.; __T;':.;..~.~l.....Z. t,.._p-;j,_ ....:.........~:.~:20,...~..';;. "';;:_.'l';';:"~~\/i} "';'~~~_": _-;=.. ~ .;;.--l.....ll.:-~.~~..- ;~~.x..:-. _:. :/;:;:::;....-.. "~r'~ "",'. ,.:: ':'-"1-1:' ; _.' .. :~ ~ -I.' -: . :-.,~'. .-'. -. -. ~~~ - ~ . ~ . '., r '.
;}~~~~~i:I1eaPp;oyatof t1l~: proj"ect'w<?Uld ili;orPora~ ~S D~~lopment Pl~1n acco~darice with the Ci~ '::.::. .0 -:::' .':",
~:.::.:~~{4~'- iomng~a~it~B~e;~as_wei1;~-tbe-:&StemDublin':Spe~ifi~ Plan reqUirement for a.~<District Planned,~;~::... . '
..._...~ _~_., _-:._:.: .~'_-:_"'~"'f:~.:.-n'" _:. of. ..... ';-:::.'.-'4-- ,-:........._.~-.~ ~._...~.~~.~~~.-,~. ...... .,;.' ....'i~::...~~- . --' ~ .n . ..n
\":;:'~':6: _ Deve1opri:i~rit PlaiJ.~..:i Thel1ppioved Plarined Development (PD) Rezone & Development Plan will include...
. ~- . ....i......... - -"10... . .........r-... ...~. ........-. ...,. ~...--.,..' . \ .- ~.,,~ ...- .-.... ~ . ~ ...' .... .
~i~~:':~~~~t all1e>.1;~an(r diagrams~atta.ched. as ExhibifA::" J ;'tbe ,Gefibral. Provisions & Development Standards attacbed
~~;;):;t~:-tC; the Pr?i~ne Resoi~ti~n.; 'mil th~L ;~~siOnSI;ri~cted by tbe' '~oiiclitions of approval of tbe.attached .>.-, '.' u_ '. . -
......!ro:.>...~_~_. ..... ._......~ ....~...~.. ....-:1.;.;- . _.,,~~ r-;:-'.~:i~ ~r~'" ,~_'I~\iIi,....t.ll'_.,_.~).!....:~L....--~ ....._ ' ..J' -. ...... '-. - ~_.
7:::{;?\VesfulgTentanveMap &.SiteDevelopmentReviewResolution-': '" '-c .~:- , ~_' '.-.:, -' <:"~. ':'~::";>" '.',:.~ "
t~~~?::{~{.-;:. ~;,~~~~~~~~r>i:~~i)~~t;~;.~~~~~~r.?~~~~75f,~~7~~i~Vt~:. ;~'~:'::.;.', ~~; :):. .:~ .' :.-.~ ';~:'?~ :.'.' ~ ":' "~.~. ': ,: " .:', :';. .:. ~~~~i:.~./: ~~.... ~>
,~,'-~~::'~' The propci~ed PD Rezonmg';ai1d.Deve1opmenfPlari'are consiStent With, the pUrpose, intent, and ";,?;,:,. ;..; ~::. ~.:.; ..~" . ~".
.~.. r-::i.;... _ '_ ~~F.~.:,.__...........,;:."I-"". ~l' ....~_~..::..~.... ';/.... .~ ~-.. ~.....,...... r . . .- ~ r
,'~~,~'~'.~::.:' requir~~i?~:o~.tlje ,qo/~'s'-?oni,ng qr~ali~e:.'; 1}i-?,property ~as prezoned_ as a Plann~d Deve1op~e~~; .~:.:. :::<'..:. '
;:?c:'~/~~:,~, District' :priort"d""~annexafioii to'tiie'Citj::::The'underlyb1g' zon;n ~ for the site under this preiODeWa5.~,~i'" .;~~:..., :
.-":' 0,', 'MecliUm,DcilSiiY Re';;ld~ti;U~'-~'Viitktbi~-pI) R~i~ne'and adoption of a Development Plan. the proj~ct ~Yi
. ~oinply '\\'i~. the 2"':stage ~I?2:0Dmg p:?ces~. of 1?~ Dl!blin Zoning Ordinance. As the followmg comments
. >': :'reflect, the.P!oject provldes a~96r~tc::~ Jlla~J6!l1evelopment of reSIdential., open.spac~ and ..'
_:. ',:recreanonalllSes.. ._ ~.'). ~.,';'~:';:;~~;~::;,~,: "i~::~- ''':'':'-'~i>tc~~...i''"''- . ': '- . . . ~ -.. . ' '.
~ . ...~.!.;-....".
.- ...
~:'~-~~a%i~~~~~~=~;~~~1:~Z:;Y~P1k;~~:=~~~~6'.'.
~ ---:;-'-..;:- -- -----,:;- =- - ---:-~-'-. '. .'. -. .-..... - .'- . ' . - ... ..- . - --" .
,....: =-....,--_ 'PI) pnnclJileS1:~fiiCIent1yto .deSIgn a development layo"!lt ill the tesIdentlalateaS which IscoDSlstent With.
:;~':~~'.~~~.~~2'!.:e~~~~~_-c:-:.-=<~~-'--:.:~'-,.2';:~:'---~.~,=',-.;-~~=_~~-.~:-:~:: --". - --~. -- --- .~- ---' - -
~_...~ _ _.___." .._.~_/'. ?:~'_~ -...:..~i~-==:-.: :---- - ::~::~-~..;...~_~~.~-~- : ~__. ~ .:,,'.:., _u ---....,
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These uses and locations are also consistent with and reinforce the General Plan and Specific Plan goals
and policies by providing an open space buffer along.Tassajara C~eek, by restricting development in
;.i~Zti;~kei:i~tWp'it~~;=~J:i:J4~~~~~~(~~~~hti;r~~~) ·
;i~,:';;V0:'~&;;~~tf~F:-::,*~~f$ii,~~~~'#';%-m.~~t:?i1"-'o/~~JS~~~1;'00 ~A~t,',.t)',; '-
~iffjf!*n{e ~ii Spac~'desieifi1ioii5{lliC1ud~ t1:le Tassaj~' Creek~~d~~onaJ. p'ublirtrmrc6mdor;.'wbich nIDs~~~~f:'"
.~_....A----:~";'''''- "'~...~.~. '. .1i'"'!:~",,~~-""""~' .-'-~ >~~.''''~~~''--'' ,...,.",,~ ~.'1.'J"'::~;-~.....,...~:-r>-~_.""'fjj:.~~E::e.....'-
~~~~~~ north to -soUth.thio~hthe' site~ Pockets. of open Space 3150, occur itsome' areas oftDe'residential:~:;;t~~~0=2'~:o
'SB;t~}i~~'~~od['~~-~~~eri~Ct&'~'=i~~~"tde;t-~f,t~/
ti),iS.~'6"~ ~'!nlilif'illi1"llitn"',~iai~o,(fuciliiib..~"'c;~~ry;;tiitb~~f'th'tfGB,~.~:ti!:1;..
;:"~;;'''::'~&.~-<;;:''''?d- 's-' ~f'~ifi."'1.t"pw--=-"l. "';;;;"'Th" ~.;i':;'~:""d":'f""~~nl':"=<!':Y"l.'>::i' .~utd.'~''''-6:U''~~T-~{;.,;~:.t;;t~;:a~..P3I'<~ff~~,.:'';';;'lf~"",R'~.....~:-t>.~4~:!'''1~~~.;/~
~~?',;,~'~r;~.~~"-,~ ~~~'''~''''1"~li,-,~, ,-,;:~ p"~~,"~~oIJEg"sJ?,~~e,~f;~_,~",e.~I:o~~~~~&.~,,>~~'J..~~~.t9!1;:~P.~-ffiP~~;~~~8~1t,-,~::~~;.
~";; :::;z;r~:;The. roject'aIso:ieflectS Planned,DeveJo merit'. 'riDci" Jes b~. iric1ucfui"'"j laiidSca'ed~'Paseo:' and' severaI:.;::~~~'::
" , , __ .;;". "'<~'" ""'./__. :P, c. _..~~'." . r;o-; ..",', '."'- ..., .~."".,._~......-..",",,...,. .,.".",. ~.. _ -., P,,,.,,.,. :B....i..:'I:... ~.. . _"-""...".".,~,,,-~;>-, ...........,..,,- ~..."'....,""',................,...~"". ., .',,' ._}.;,""",,-'.~H-"~';:.. ;'..... '.:
i1',_':~>.:::,::;,:.:.~~ edeStnan trai}comdorS:which'f-=>-oVl- de 1iri-"-e...--ar"'~c''''o'''mieCll. "'o'-ns-:tnrt!:!o-u' '<ihe.residenti1u..... nel~""b-6rh~ooa.~ WitbiIiL.:~.~;:;"'~:;~!~..;..r,
:.:.~.:.<:t~.-':C;' p ~~"'::': ....;. ~,;,:i_.:r=~~"j-":.',';;;'~.,..,'i)>"i~,~,ll"'.;;-$-~d',;~~~";..."'!~".,.~~":~.,'4':"~a.:.~~:~~~~;~.."""'~~'""a.-~.,..,.,;;t-,:!'!--.".~~.oC..;;s'"'~>}c.:;e:~;i:~'~.
t~~k~~tQ1.:~_~~1~J';~d .~~-2~2_()~~::~~tc; lq"~atIons'~~e ~~ej.~.l?9~~~~!U"k toihe.spulli;and.~e, ~:B~Yifi~~':S:':'
"'''''''"",'''.'c~'-.R':.J!.. - "'~';'lp"'21i:1'; D... .~...."iffI':""",",,~,,-#,.f.-th' ....."i._..;..1.:"rtTh~'T~~s!.~Ci''''"'l~~d~~~d. ~i5'~~"L,:~~T" .
~~~;,4:;:--;7. e~oni:ll arJl.. . ls1nct stagIp.g areato e DOl LJ.L:i e. assa]ara'. eeJl.. com. or,DQt ollly.pro'Y.] es a p'UUllC~~:-~::';:
:f ~"':<;'~(~~:b~~7~;~'~;1:"b~! .~-th-,-,.:~:;;~~~..#."(.,......'<:.<~.t::1;~;;cp.:-h"';'~""""'T~th...~a\\jll$J*'h';:';~d:\:~;:'I.n#~~~{S:.<~--=1~,.;;a,'~1~;;,t~i:~i~~~.'"
;.~-tiS{.t'~n~ reglOni1l uau; ut e open .$.Pace cuSO, preserves. estream :com or envrronment:Wl.llle,p.TOVlwlla a~~r~i;
f!t::~~:~~Tcontiriti~~'~~J.>\~~'~~fcii~Id'i'ifi:nrQ"~~~1twrili~~'1riifi~~'fi~:g-~fi~~~~~,?t;!~
.......:c'.-" ;.,. '",;~,,'..::,;'e.~.!'~.. ."c' ....._ ~__o.~.,,-.,--~""-.J/?...... -.-;..;':1;""~'I..,,,,,,,,,;;;;,,,,-,-~,~~--".''''''<''''-'';''~~''-~'*'::?''''''''~. ~<,;.:'''<4''''''';'''~=-;'>;:-'''~~;~ ;~h"~,". ~.,'f..~-''':: .
:?~~f; ;'}/:>.' 'pmpose"of tOe' Planned Development2onirig District;. as 'eStablisliedbi Ch3: .itei.,832.01 0; P1. tliicniglfH;-s.~g~;;'.-
Ilijiil'lif_~a&.'~
!t~i'futg;i~d~,;adre~"d~cf];ciit"'.fe'D~Ciri'!'f~""~~-:e-~~&'ili~!i~f-
;~>:C'1:~~;g;:~~ili~:B.ii:~~~Joi~~e;r~1@~~gJi~t~~E~~4~;,;i2
.~ ,i:~.infrastructwe. sequ,c:nc}ng Wil! :be addressed :in the Deve16 ~eJl(Ag!eeriien~~~quiri;,dj.or~ . roject;~~~{;'~"
~;./.,~,\:,;;:::. Mapstage.7-'Thepmpose,;of tDe:Slte DeveJopmem.Rev:Iew process 1~ to promote orderly;attractJy~d~0;:~ ~~;:/
'~~q~;'"~:.~< Home des~gx;S"are based'upon a Spanisb 'Colomal Revival arcbitectiiia1 theme: inc1udiilg foUr floorj>lans )K/~:.r:~';
';>:-<-J: .,'_.:..._ . ..."~_. ,'::;.__,.1' ";,~ ~._~_" .>.~'" ."'-- .....';;'" ....0,.."" '. --',~' .,"" .,' .".".....'.:...l'..".<.;=<;'" .,.>.r.,.,-~'~',"," ;,,"-""J'~:'-"""-
}?!.~{-:::i::.' each fui~g three distinct 1!ont elevations: The';Sensitiy~ p~aceni'ent ~of:~d~ws. fo:r'.Pri,!acY;:- aJ;ld :the :~:~';:'?'o~~~:':'. : ).
': ~.r .;~:",~"~"~Xi6lSi:V~ ~;"'o{ de~gn ;e1'e'd.~~t;'.~o~iSte;;,t~.th~'-arCbitectiIrafstyle th!ougnouf1:h;~ite 'contribu!e'to mi ../- '-:'i:,
r(>".<ov;;all:",;;ri-1>i~;;;;ed c~;;,u;;;tY:-S-Jti;aesig;;-P;;;~o;lv;;if aJit~'"'*' IDt~~i:beprojOctfrom:i~jin'a 0 } ..: .... .
::: . ,~: ,,:i Road.' Ad~1io~y; OpenUlgs b~e'enJ1oines ~:~]f p!o~ote' ped~stri~".iCcess j9..'and:views of the , trail'.;:' :<',
~. .and open space to encoUrage the Use. of tbe. site amenities by its residents" and appreciation of we Creek as
:" _. ..'~ mtlJI:~I1:es~ur.ce.. J.1:le.s.ingle~f~;'~1y Iesid~iia1 dw~nIDg unitswill'~oiifolIl1 tOaT~bitec;tural.pJapS::; >.
.~ prepared by the KTq-Y GroUp ATcbitects'contillned in the Deve1oPlD:~~t Plan, ~tedL:~CEIVEDMRIL. . -- -
:." ___.~,.19~8"l:>y_the City'ofDublinPl~gDepaitment (Ex1iibitA-lfi/::'~ '." .....': ~::'::.." ...... ..... '. .
~~~~f~~~~':_~~~~~~~c-~~I~~~f-%}~~f~~1!~~~~~~~~;;0~~;j;:j--
~~~~ =,';:TIif? plQ~~_of ~ac1i.:uJ5itl>-y.flooipJ~ i_s _$~~ ~one~c1i 'i~sld~tl~~~!~ ji!lli:Qftbe'~~ge:2 ~Sit~Yl~jn".::-:- C--~: .'
'f7'~'::::;;.the DeYelopri:i~t-Eian~Ifi;i>rciject~Will'incJu~i flOQIp!~:spe~m:~apy~~~~~9:"_~oi~co~~~Eicondl~5J~" :::~:'":':..._..
=_c~~~=:- ~:'C.::-:~:~ o.<f ~ '.0 ~ . m~~ --~-1"'.;:~_~~c=,;i.~:-:::-~;~:-;2;-- ~ - -:-~- - -
... ~--~~.,....:....-- :..:...........- -~~ -. .....-. .."--- '----.~~.---:- ._~
---.-"
;Jt5 ~15
, on all corner lots (Units) and 4), and intermix standard designs on interior lots. The corner lot units
_ :~ 'prqvid.e iWcide~atio~-Yvith substanti81 architectural detailing and roof variation, essentially creating the
r'Y~li a:pp~c~'"~fi~-'frbn;e"Ie.Jation:'~ to both streets.' With the wide variety offloorplans. elevation styles ~~
~~::..~.,~::~:'eigiitdiffg~~tt;i&~~i:iiri;es{~Ci~tWt?idj~2eni'I~~<wi11 contain the same front elevation. resulting in an""'"
z.....~~:::.y~>;;~~~~~.w.~~~:..:::-~~;.l~~~~.....;to.~~~,Ir~~:-:~{.~i_.I;.~. ..." .~.;~'.~' - - ~ r~ ~ . ~.. ~-:1'~. ..' . r _' ..,'
i;.7i~ mterestm - TO ectstreetsca. e..:.wlll~li'II)JllE~,I!5_ar-cllll~ftu~?tcq:g~'H!y""~.F';2{;~~(:'. F :Z;::~:~::-'".::;;...,;;;- .'~ '2:~ ;~'~.".~.
f"it .~"""'_. ~i~ji:i,"'''~ -' . ,.<., n:-~"~ -. ~.-~.., , ".',"'or'__, . '-' - -.' ',,'
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r;~~~ - ? :!; ~t~?L~1=; ~ri'~~~~~f~:~.~~?~-~;~-1~~1;f;;f,~';$_~:;i~':~~~~~:-~'~,~-:-~,.I~;~~.J.:;;:"}.;~,-< .. ~:';/!~.....:: . .--~~~:.~
i:....e....i-,.... .... ~. ~.'~-It""'J"'..'Y.'!':. ...........~.:~ .if1.~ {\~..;... ./~.... ...,).Io......,'~"':':.~r..r-....~.'1...~~:....<!'-~:--....~.... . ~ ...... - .
t~4f~<-:~ "Tile . omes' are :prop'o~e 0 ]~1>~~&d'iri"ilir'g~::Pha:s'~~' ;{sJ ~b~~ ~"ii~ tb~-S~g~~ :{sitipi~?PhaS~ i is/i{.:~~<~
t. _ ~~"~""~"~~";iP:"'~~~"""""'::'" .'."1". "<'_'V' ". '..-.'.'.' ....,.. . .. ..r'.,.,."...;;:...':.,...., '''~ .,,"'- ......
f;t : F,].Q~at~~...1n 'tJ:ie noit1ierlj, se~~op of ~1: proj ~c( al~ng.. Ta.ssajara Road;' and. wi~. include ~e. depo~tive. *{,;~~..'-::~~: ;Y/
~fr ~-PtoJ~~i1:~!~tJ:)i~c'i~d3iriiie~6'il~~"po~on.~ alo~g TaSsaj~ Road;~'~d Phas6)itco~prises,~~~L~:,;..~
~' tb~~St~tn:P-ortfu_~d~ti~~~i~s~ara Credd'E~cliphas~ iDc6rp~rat~s:i..'V~~1i~ofW:rl~~$~~:.
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>-cludiiig'illr four,flooIP.1 :; :'&:.~1~.~}~1i+"~if~~5%:'t}9:ft,fi-~}t~~f5f' :~~~~1ft~~):t~~.t:
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~~. 'Plan:1~~ ~g~~~' -;,,:pi''f.:t-,,;;;5.%;.9.-:..,.,:''. ',.", "'~,~';;~~+>~11-;-"7:'...~,~:~:';:'~~S}f1-.g1j4t-:29rF..~1i?i};}~7. 'gY:~";'
,':'7'fl7' H~.j~~~' 2:~~~ n:.c:~..:+~ J::':':':'~~~f~39"".-" :..;".':".'.:.~~-:.""".':'. 31'.;.r:.~':"..,".'.~.:~. tf., , ,\::-,,":~':;~'.i>l.r;;;;~l Oln.::>..~....~;-,.." .~?:€:.
~-;:..LV~..t"JJ..;s...~~~~~~~.~t-~~;&it-'~~~~~~..... .-t.... . - -- ~:i~~{:Ji:1";:"~i::.::-..:,. '.7'~';:''?~...:.~2'.#.~,-!,,;'i:..~ ~~..::.-:-:7r
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~~1:" .,,~A"ConditIon ~f.App'rov' Teq~es at jfg'~lWaiicy ii~gq~:~~.d t6:oc'~rir in~~h~e~;~~~' ~hf~fb~l~~*~~fj.;"" ' \\-
;;~ ~~~~I(~~~~.. .....;.~~~~t~~?~.....t..:-:;-_~::;~-.)::I...,~~.....~~?..... ........"'I......"!'"._:.:~.~.~_~;.._ ~r ,;.~-. ~~.~ ~..,r~..i.t.?:1..Y"~;..1-;,:f.._..~ ...::
~~'... ......;~v.P~E!~em~~~~p:un:eaCJjl'li~e ~. beIeq~~~.t2hb~ ~oI?Pl~tc:.d :pno~ tc! o,ccupanc:y p{ ~ ;---Wl~ ;that. f :-.~::-::~-~.,:
~~~~~fph~~c:ee~U3i'iicins~~c~jji'~~-iovea'pliised' Occu' alley Plan;"oi iniD6fworlC lteiDS'approved .-:.~..'~~;~' ~ ~~.
~~~ib~Dir=:fc7:~i@iY.'-r}g~~j~plf~fi~s'~~q~e~:t IS ib' ensme tbarh~~e~Wri~rshav~:!i~1:~~;0;~!:>.'\
1[~~.aatq:a1~~ili~~~~~~~-1tiial~~ Uirl~ ~~,'~'cc~pied 'until 'file 'i{dJol~~~g~ea 1;":lfui~~~a;~ sate, p;~~cie'd :~~-y
v";;~"T<-"?'~'''~~--.L....,......~~~;-<~.~~,;1.l<!Y'~''~~:;';.. .,-;',i....-:'.:. '-"'_.~-:" "o~ '.' _"""\~__ "~':'" ,", ..,"'.,~,.~.;- .....'...- .'':;. :.:..,1.._.
:;:?:>::,~~.F1th an reasQnabJ.y .f?:J>ected 'seTVlces and amemtIes~ 'and completely separated from remammg additIonal ~~<.J".;. '- '
r_Wllll~~tI~~~f<S}o,!i;t~~_~;J::;'f=~'~itjIJl>;:;\
:~--.:. ;:7~"acpustI~-,-an~"y~lS.~~~DP.e9-.fo!~e""proJect mc1uded the Teqmremen~ ~{sounq attenuatlon to..ens~~^ : :::
""3.... ,. ~~ ~ ~...,_~~~_"~t"""",,.~.!._ ~ ~:~':..i-1'.1":-r~~1~~*,"::t.~~~,..:.~.:.,....;:;~:/i". ~1~"'.'!..t~.;fj .::,_;;,,~:'".z~"";::-:::= ",--- , .. .. '.:; .' ",_...", ~ ...~.:-..... - . .-~~~ ~ '1.,'r r.~~,." ~._:J'\:b-"'~:" ",:::..~~"...:. ,- "7:J;'Y~ .,_'_:,.,I,,",,:..~..-: 1.. ..: ...~.. J.
;i". - :{i that resIdentlal areas m tOe project meet 'CrtynOlse.standard.s;':A sound bamer proposed along' TassaJara;";c?:'.~(:;'.:..
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:"":'c""'.'i.1JIIlts;and-willoereVlewed-aspartofiliebuildinopeImltprocess ,.,..",'- " -C~. '.' ".-:..,,-;.~,.~<;;,l>'<;-,:'I". ".'~-''t:;-' ';-.' -,-- "::.,
:~g',~:t;4~l:~J. ~:.~ ?If-~~~f~~~ftlf~~1~~~~~~"?~~;;;~~~i:~~'~ ~;:r.~~~?j~~~5}:~~'~= ~~: ~ ;'~ : :,~: :;~.~..~':'..~;;{~,:<r~c?::' ":' ~ }~~}~~~f~s~:~:~~~:~~~\:\~~S=~/ ~ tT
-'.:' :.~- .' Adiliti~nal:noiSe.',~o~ceI#s>p'p1ic~ble'.to t1lliJ>roject'~ere addressed in theEast.em Dubl~ S,pecificr.lari
.; "u">:~ ~.,'. ErRand the liritial StUdy for tbi(project, The EIR Mitigation Monitoririg ProgTanl reqUiTes relocation of
~.,_ .~._.~- .._....J_....-..:~.':".::.....-_....."'"'-... '-".,"" ,.._ _~.... .._~....."' ... .,. . '.'. ..
;.~~:'.,;;:~~.~: the adjaC"ent.Coun:tY:'$heriff' 5 nreBrms range prior to construction of any residential uriits-Wrthili 400 feef
:"-~':':(:~''-;: o{Gleas~Iiiio\rj~vm:~';:Rei~~ari~~ ~ffu~fueaims~ange would also address potential n6ise~ and safetj ".- .
~~,~~~~~Jl~~:~~~;~sh~~!:~~~%;~~~~:~~~~~~~~~t~ri~to.
:-' ~ :~,L:":,D.e- req~ed tC;f:dJ$d.Q~e~1Q:gQt~l:!gaT~jiiebuyer~, the potential for noise impacts,'an.d ~tfencingalong ~~_.. .
,~..~.::: ::~~tb.e-westemprbPeri.Y lJ_q~4<irtes for safetj~:...These'ltemS'have been.madeconditioiiS orapproval.
'=~~'::~~~-<'l~~~~7:~~~~~~~tCi~~;tct;1/~till3r~t~~: , ,_:~:_',~.~.. - -'-"~_:'~..'--' ~:_"~";;~;:'~':~:~'.-<,~.' . .;~..~~~~~:; ~c .n_
.,... ....:.... - _.~ . ~......' ,., -_.~~..~. ...-.. ~.. .. - _.....~"""'=...--=-_.....:.- ~... . .. -..-.-:=.. --=-~_::.:---=:-. -::::.:.=--:--... -:-:"'""'.~=-:-..:...:..-;-;.......:.'-;:..~-:-- .... - ~~~- - ---.
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<,.'':: ;;.~,.:~:'- The 'piojectutilizei seveTaI design fea11.Iiis.tci.' eiicoUIage pedestrian access throughout the neighborhood.;\.,. ,.,'"
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;:"t::{;~.{i E~ements iriclude;~c(n~rtyard driyes:\"courts.with Japdscapecl isJaildS aqbe ericfallowm.g pedeStrian bui:nof'~~:,.-':"..-:'
J"" "'Jt..: ......--=-.-:.1r...:..Id.-.~~. '.- ': ,...~~,__.",..,~..~..:;~ .,., 'c;."". " ,,' .-.,' -"'>, '''1'. .J__H,:, '. ",,'."..-,' ,:....' ".'" ",.. .""-0",,"- .' ...-,,".,", ,<,.''''. '}-'''''''. .....~, ~.. ,- ..' ....;.:~.=-{.,. ..' ,.
;:ii:~-tr.:t&:yehiculii;:aS~eYand'a landscaeci linear =arkwit ."Paseo~~ IUiiDin~theentiTe,len.@roftliem8in:.:.";;--""'~~j~"~;
l~~,~.~d~liJ~fr6~~~:eii'~""0'~fcr~~ri~~~~'D~~ri'~f-~"Y-J.. . - ~~{
;:;:..N.1;.;C::'-~!''';''f,;:~'':';''''.;''' ''':,':::.f'~'";'':'' '. '~;f'."~""~."" -,:"I~;;".~_.":'::~":"~'~'~~'-'''''''''':''' .~.:I'!'<'~-...ij:;- (.~.: .'. ,..:....c."":O:"',:>..,5,".'.. ...O.';'-'h:"O,:~ ~,<",-,,,.~.o.,,""-O"'.'Oi""'~' y .--~A"Si;!"{;, ,,;r...~~!'...,.
~'t'i?;~!~d.,(t2~t:xW~1~~ti~~;,,~"E-:~ntaine4 ~!f.i'lA<h11'~.~~~~:I'rB"j~.t~ff,i} :cifc11l:;~on;~!:;?G6c
'G":~'Q~3H{contributing' to.the'P.edestriail feel bf.the'''nei ohborbood:+ Enhanced concrete "pavement Will De IDstalled iii~ti"~,':H~:
~~~~~~~'li1&_l~!:.it~.~itl_ii~.if
~~~~4:'~, P~19Dg.:will be" "~oVided''::With''tWO:::"2aroaraO:er aDdomi~;n;~ J,8::' f09t.drive~vi('safeacli'Uillt.\~ ParkiIl'~Will (,.~.;f,~;i~:.
:. .~~~~ ,,,,~,-:':''''....,~' _~ , __-" ... ":,_~.'~,:,\-~___. _~~,"""':'7~":"Ji.'"~::::{~;,~'I."~;;::.j~...~,._"t,,,,:~.....*~.::.,,;,,:~ ~.. ........;~~-:..u:J\l.!...&,t..u.-.....'~..,.."':....--~"'~l\~, r-::' ..~~r"-<</~r.....--;:;:t""~'","~~~~I~.":-\;f~~"'C.~""':'~"~~;-~~~\"'''''''' g~~~~~.j~~.r\S-:'~
f~:f~:;~ also 'be allowed on bbth"'sides~of th'ecreekside-'Collectoi'Street;' niairiresideIrtiaI~~and.'on- one side:of~,F:~A,;;
~~1}j.'~C';;ftli'e"''rit.;.t;''~';~fAdditi~;';lSr'<~~-~b'e''1ri~d::;I''aft1i'e-~ofilit''ailiif&,''ilits~f
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~;,:.~~';:"':'X' T.l:!e Sit~, ~laii'and ~iel;~inary,Lan~cape. Plai{p'rb~de for, a\vide5'an.eti~of'streeftree~:'shniDs;Viiies~-t~t~j:;~"~;;"
., '..,' ~.,.. ~ .: '. _" ':."'-- . ._.-!.,,' ","_ ",,-o,,,.,',,".C'.""".-' '_<':"~.-'.-''''''''''~_b-'''-''~~~.'''' ,.~,,'..:;,>.-... <.,.;-,..,_.,::.......""".",...-- ----~.{.;>. .. ;"...,.,.-- ".,'J--.--'",",:,"' '1\,......"<. .:' .~. '. . '..:....~~,.. .~-r"C -c'- ~.~~.."~.",:"....,.:iI..;..~..... Y,,'-' .
.t:::;',:,,~~T:;'peieDnials' aridgioimdcovers 'which"'are-:iiico'~ -orated irito"a coordinated'Site' laii"'iuid laiidSca' 'e"df~Sr"~1~{!~;1i~7'{;< c
:...e,;:'.~ i'-~~'. . ","" " '....~'7,.:)"f~~.. ' ....,000 ,.-, :'~~.::" '..f;n..:(~,~~,.;<'.'.o",.-:;~,":'''.-:j;~'- ;!PI'i":'7":~;;;;';"r-""~':",,,,, '", ",-"!:,,,'h.'l;':,.', .,.. ~.-' .,:..1'.".--, ;,,,"" ":"~"".,,,.,,'1',,,.,... ~':"'.""'f' ~k,){L-';<.'-:i" ~ '--,'
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?~i~t~~roolirini:i' detailSwliic1i'ri6t 'onI . 'create'a'sense-6fen ._0 to the" 'ro' ect; biifa1so"r(;vide;:'atranSifioIfrrOiri"t1ie~*,~~'~
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td;Sg~j~:. c6~d landscape~lSlands, open space POCkets'_Wlth matu;re Oak trees, and creek'vegetatlon;.to "):7~;::.<J:~~;".:" .,:~;::~
~:'.?':!.:~~>%2-:'"fol:-!.:::r.~.- .b....-+'..~~~:'*'th.. ...; ~.:.. ~ ~~.;:'1~;:;';"::'"'- . :"-'31' ~.:. :f"th"'- ~ .~~::r~~'".:... . ~;'.~7~: d. .":;;;:;;..;,.K....,..~.~.,'\.!,,::.'!S~y:~;~t;:i~,:+':::.6.~::~";~;,,-';,s~t~A~;:fi:;::;?,:;C?;Jt~j1f~~:JeTi'!.:"} .
.C".:i',,:~~ri' C()Dtn uteJo_ e_"Yl:s~ appe .0. e project an Its o:Ren areas.-,(;,;~"c':~.:'.:.:;.~~,";:':'".:y..-"'c:!v:~U"'"O,':7~,.'i-:;:.:;'......I:....."..~:C..".::"',.-"-"-
i!ft~i~~r~1~~l?~~~~~d1"[t1~~~!~~~il~i1!~:1~~At
':",:: .:~ ~):"fue :deve16pmen{ of1:mblicregJonal.trail'-and~,Cie4-bUffervnth native laiidScapmg.~.:.A; 12':foot Wid~;;,;~c::! :Lt:~':t'
:{'E;aJsis,;.;"gA "jn~ceIO#,~ Paiallcl tbe~;Bst)#C~21'~~~ will~iitn;o~~~fi~~i'i1;iE7f:c
:~'::::<:'. natUral trees and shrubs~ anda, singlc:.-loaded road~y alongtl?-e creE?k comdor has been deSIgned to.,.c'~:i>:.:~;;.~,:.:~. .
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:::~;~:?:2<', detailed prCl1e~ :pla:ris are. prepare~.and:vnn 1ikelycall for" somerestoranori'pliilitibg DeaTtbecredC:No~?~~i,ti~.:
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,'A !h1rty-foot Wide landscaped setb~k is'proVided':81ong TaSsajara R,.oad,.coDslStent with the Eastern;' ':' .
Dublin SpeCiii'c Plan desigri guidelii:le~ and compatible yJith the stree:tscape' planned for tbe I>ub~ RaEc,h ~" '
J>hase I Proje~ (located. on t.heopposite ,~ide of Tassajara RoadS' A conditioJ?~fappr~rva1 T,equires,the:"-<:,::"':
. :,., sril?lIli~ of a Fmal,Lands'cape"~d,Ii;Dg~ti()n 1?lan prior to the isSUance of building pe~ts:. Stieet.tr~es:':c~'..::-" . '
.rTIiliSt .:b:.:.R;'~~n~~15:gaJlo~g~~tr"ii~~<#:aJi~~""i~es im.l~;,vin~Esg*ef,~d',j;i;:::~
:~. ,.-,,~: 'groundt'over varietie&::\JVill J),e reyjeVw'ed,,'!,1?d appi6ve~by--,,1lie,I?iiectQr: of:C6rT!!li~!Y ,I?~yelbpmen!:~JJ?~;;n . ;~'
~ ':::.:~-~Fi~~ 1 EaD~~apmg'and ~g~~o~ Jiiai1 ni~confor.m tojne CitY7 S'-W-.atC!'EffitientLallds~;:p~~6I:dinap~_e;-- ; ,--= , ::c: '
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h~~~&k;"1=~::'~ :<-~6~~'!Qiiliti.1~fd~;;ti~ ~IbtS'~~ii~ Ta1~~~~' RoiHi~.rif'materi8I Will be' . re:'cast 'co~crete ~~.~::;/?~~:.::.
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t~~;~Z tf. 6:..foot-soh wood fence, WiILbe consmfcted between'resideIiti811ots:" Some'side..ymd-areas and exteri6r':!.;:-~~:':<".
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:-:;';::;':?' > . Jot lmesjvill naye maso~ penmeter. ~ls to complement the 'project s "Spamsh. Colomal ReVIva1~~~~P~~~i-.'~;~.:',
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p~ ..lenCctW4I.l.WIw: c~; ~en cr on e status 0 eye oRment appTOv S,.lOI: e"a acent pTOperty:~l<" - ;;;rj~~'::; .
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~f.~g~.J.\1~tenanc~ of 0 aceJLands,~pIDg~W: . ~~::'.';:%ttl.$;:%fE,;'!q-i .oi,,*;f~'~7-r~~~.~:.:;; ~'
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iSf;L:!~The CIty-gene Y IS responSl e. ormaIDtenaJ;lc~ oflana5capiilo-'WithiIi the nghiS::of-:-yvai'6f streets at ifi..~~~
~~~;?R~c~-'~ fm-~d;;dfc'ati6riJH&~~~f$~tbi~trect~ircO:rtRi~ri~g"'iiva~~sfr~g~~m1dtb~~d~67~-i~~~:
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;~~1A,;~ Sp~~(Oy'vp.ersbiR~d 1y.Ia:mt~ce~" EX1:iibl(con~ed m .the LUI:>P" the homeowners'association :WiII.De~~::;'i~..r;";
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~7'A~:"'?$';"~""'oii5ibJe.for.IDamTI;lmn ~aJ.r>; i6-ectlanaSca:--iiic"i""exce:' t th~Tassa'araRoad'm'edians-~~;#r<o"'''' -'. tf~~~'~-;..;.
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~?f;:tiIf~ Th~creek area is .heiiicr :Qffcied f6t- d6clicatioii:1o"Zone '7,- the Ci ....' ~flooa control'sernce rovidei.~'.Ai:1 l~{;:-""'. ,'. ,
? -)~p~o~-(;ffu6f'~k70;eir'~;~'[~e}ri~\i'C~q;:d"~Z(;ne--7-,~~B'i'~~6i~~l(ior bc;~-fl66d:~~~tro11~1.
~~~si2;: ~~if~~~;r'~~t'e~:ri2~rb1:ih~"lib~;6~~aS~'6ci~tioil.~P;C;visiom.Wilfbe 'm;~;-'-' o~t;d fuio??::"~J:4::
,~:t.~*~~i.TIie' aevc::16"p~ n::i~);i1bimrled YestIDg'Teiitative Map, 6979 proposing to subdivide an exisfuig'parcel ot:::?<",;.-:".-O;,'.-,'"
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ft~::~::{f~?Thepnmm:f'acCesst(hhe projec(will De from Tiiss~ara Roan,' "Viii'public .Street :(Stre'et;~:A~:J;1nid 1he,~~~t&~f~l
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~~~fi!.r,~~' __ ~econdaIiaccess-.wilJpe VIa the fUt\n"e e>..'iensli:m: 'of the pubhc. creebad(collector (Street'..'D~-J~;:Pnya!e,?g'i.2:~~~::~~ '
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~; .,.::' :~, streets and cou.rtYard drives will proVIdeadditlOiial access to reslqences:'" . ..," '" . ^, ,~.. '; <'/~, .~~-: -:;,:::~~"C:';/:';::,
ci,5i~~irw~11i~~~i~~=i~i~~~"~~g~~;;:e~onditio~o~1~o:{~~:;C~ci~:--
:_-;:;2~-:~ floodcoIitrol;'Stree:t ~provemeritS: irtilitie~ scI:ioo1S~ pbasmg; noise mitigation, 'and the re"gic:>nal trail>.:'~_~~ :::--... ,-
=:~::~ ,)f:~: system.:;:,street improveIIlentSand rigbt":of-way- dedicationS are shown in detail on the Vesting Tentative. -.. .
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'.~ _', ::..' ,,~c, ~eqUlT~~,.:;wi~-~erv~ ::: c~mrru1meIlts"~_~~GreatlOn 1D1provements' and links to regIonal trails, als~ are, s~o~, 'u
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ENVIRONMENTALANALYSI5:' . " ,,' . ,. . ,,-:.,, "~' ,
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,:,~.\<.:;;;rf This'Project is,'WithID the Dublii:t Gei1eiaI PlaiI"s EaStern EXtended Pla'riiiliigATeaiIDd the EaSferIl Dublin' ,;:-':.
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,~:~:~ 'pub~.,mJ.99~{~~~~8fKgtO~g1\~~?9~; ?P~'G~epll_fJ.@Sp'ecific:~Jan'EIR~ ~E!.~~,E~~~~r:~/:;:
I:k" '"84' ' ;1...:' l.:t'-~atSYd-,Ktl ~''t;'~\.:.t~~ .'~""'-'l' '~d' 'fu~.>t';---'-d~""'~I~~~~~Dub' lin-''t'Th EIR~'l:&~".f;..:".'?"';'
~___,::,"~..~~"W.wcu antICIp e sevenu:suusequent aCTIons re ate to ture eve opmentm' em .r e ':.;:"''''-::::.i.,'i.~
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r.::'~~:~::;;;::": did IdentifY-some Impacts ,from lIDplementatIon oftlie Geneial PlarilSpecific PlanwbiCliwere not able tO~-""i:t,::-:,
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~::>>::::~11: seveIal lIDpacts;- some ofwmcli relate: to 1b1snro1ect .(e. a.; vIsua.l.Imnacts)~ Th~ Crty aIsg}uiopted ~,:~,~~::4'F?";;l,':~~.c;
. . _" .. ,_' ._: ..';';;-.,-'~:'..:.,,-: "'&.o'>o.,;.':.;"?-;';& ....~'\~ ~ -t.:'''~i~ ~ ,." ........ ,~"~.Q""..\.""fC:I:.: :~~..=....-::"'..-,. .\'-.;..,,:,;.,,"-t.~~.t.....~ ....... ..._~.. ..:. r~.,.., ::":" t~ ~ i..... t:I'~ -:.l"";.~.:-.t'=c'..(:.~"'''--':..~~~ ~:-."'r Z1'~'~\'.l":..:'~ ~:or""~-~ ~~S"'~ ..~_~..."r;:"'" !"".. ....~.~...;.-_G..., -- ~ .... "':\ ~- ~
~,,<\~~~;'InitiQariOlim6nitoriri "fO'-" .-~'Whicb mcliIdedsevCfal measures"'i:iitended~t6Teduce ii:n ~acts from the~,~.r~?i:l~>'
t5;,;,~:t'~"clg"ilig,"t:bf:tii;;~~llir"~~Th~~;t;di:;IiID'~'i'"'r+'i;"1ii~~;;;~1Id~,~1;f;oj;~5,
tlif"~!;~~~1"'-J,fr;~$l~~~'8P~]lfu'~~d~~~!l,~r~~~~~~"t~~
(~:~~~ic~i~ii{g~~ricitigatr;n~~lri~'5ridi~~d1ii~-ciif~1lf"~rl1~~X:6riitb2fig~~~cili6,ff1;~:tf~;-
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:::::':',,:::iiT~'.as a Background Attac en!:' . To< i;;", "'''!c';''i-#:?~~';
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~t;:~~:sf{"Ai1fujtit;fsti;ac!datgd Feb" ~ ~24::;i998i'~~...'~'~dfo}tlie roectj1odaeITiiiDe,wlleiliei:tlier.g~@T~~;~t~~,
';,"-';e;;;~:-;;'1';- .;-,~~.. ..'~~:-'Lr,;;.~:')S.~l.,;:;;;s...~""~~"'~-'~$1~.>;;.~=~,:,~r~~~-'<<~"'''~~'''~&~~'':\!;';'<:6l;,:,,,,,,,",",~'~i.>=.i~"~,,,,,,,:J'-ft4$;,:-:-;.
;/;;.i.:;f;~"-#';: be additional envrronmentalIDlpacts 'occumng as' a'reSult oftbiS-::Qrojectoey:ond ordifferent::frOni,1hose';,jc=tf.~.tI,:.'
t~:~~~Iili"~d~'~ddr~S;diiithgplo~i'~~"'~EIi~Th~'ii:ifti~rSfud'~jd~e1s6~~~ri:1i1ir;'iffi<<}(~~cliJ;b.t~~d~~~~:t::
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1;[.:.::':"'ii~ma e a part 0 e project WlllWl aueVlate e potentIi:1l concems.:an wen tIi:1l ,,:)lU !y~SUPBOrts ef;..~,.<~:;:~-s;....~;.:~~:-' '
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,~c,~:r~}:.;'i~~The Initial "StUd . " s f6-cuSed' evalillinon :6f -eitinen{~ '-ro. eCt~1evel.;enviTohri:Ient3I :issues mcliiae traffiC.~'RJi,;g~~;::;;r"{<j;.
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;[g~1~::,~.~c&9,~~~:f<,.a~Rf~,~~9~7~E~.:~_~~~~~<!h~, ~u?JeC!.,o.l~ppl~~li!~~~~~~~:~~~~~~:.smg~~~..:~.;~,~:~:. ,',
~::;f-~~-;:'erivirOmneiif.al'e:ffectif at1lie'. 'l'cfecDeveF Jii"eacn:case'Stlidies na,ie~detP;rn,inedthRi the:'roject WiIlnor";,;3Ct.~--;~:,
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;;'<~":-?,'Ieflected m1he"conc1ltions"ofapprovaJ:: Further cliscussion.o~thej).e'itinentissu~i{a'pp~~sbelo~c. . ':',:'"' - . . "
,::_0' :'~ -~'_ . }::#:f0 ~:'~~~~~;:Jj/;:~~;.? ~~;-;;/t~0~.:). ~~~.:~ ::i.~:~'J.:(.~~ :,. ) ~ ",: ~:::~~~:~{;::~;.~t~~~:~~r.~~&~1~1:~~~]~~~t:t~~t:. ',.; '::d:.:::. . :\~.- <,::,-
~; ;:'::.': . TR.AFFI C:;:Airaffic study~:was- conducted i"or the -proj ect':: Ii identified ~seveia1lnipacts~' howeVei the 'E)~. ;. .:',~. '- ~'. .
:.-:,~,,,.'.':".~ _,..' ~~',>-.,..-..~.l- _.~.'" ,--I ;.._.......;:-""..'",,,,", _'.::'~>. ,'. "'.':'",-;'-'.;..,!~;:p.~'<tvr',.;:"'.f"""""&"-'~'~;'';' '"- ~;:.,,.c.-;:::""'_ ",,":'."" ,'".'
'fk'~~; ;~~PJ.~ ~.~ !.~~t~~.~~~g~-:~~P~~~~.J>.!;~~~?!~~~~e~.s7~'~1*~S~::~~~~~~~~; Mi~g~~P~~;::{.V~:';:?'~~"
p~f*a~~. 9~~S1:~~'.?~~f;,~.g~~:;,,~jJro~~~!S ~,~ !.~~~:!:9_ ~.!;I~~~~~~~f?i~p~;~!~:9]:9{!T:r~}~~;:];:~: ;:',,'-
;~'..:::~"~E~_c,,~t~~ff.. ~~'~PE9~~~~~~y~1?~~~~~te:,~.~,~~,e:- ~,o~~~~~~~2\<}~;.~!.,?~.~~~~,~~~~~~~.:~~~~~~t::" ".:>,-. ,.-'".
'::,/;:;,~ '. of !be IDltIgatIODS:1dentified ID the EIR-?:, "~o,;'.~',::. "u:- _ ',,: :' ~""": , 'J:~ ;-;-~:;:",,~!<,;;. ,;;:"';:~'J; ~~,~.;.-":~.::i'~:':o;'f'V..:-\";;,,':;:,,(:!'.~~~::;"""~'" ~-.~. ..,',-
~1 ~:~>~i"~:;-:-~'f~~~~:<t',{~t~;i~~,?~~~~Z;~~~::~~f.;~~ :-?' ~.~ .c: '- ~~ ',~. :2 ~:;l.~~ ~(:::~1lr,;~~}iSH;w~~~\~ni~~~;~j~~~;:.i}~{;{~~{j~};'~:~~:~(-~':-':' ,':' :":: .
~.'.<:~' NOISE A supplemenial n.'oise' study "was' conducted for the -project'ata project ~Sie~i.pc level to"deterIriiTIe'. :
, . ..:, _: whether.-tbe prcn ect resrilted in any :additional noise wpacts or IegtiiTe~ .'any' additional 'n~ise nlitigatton .
., measures." TIie~dy .establiShed oUtdoor noise goa1s based u'p~ilthe':aFPlic'able Gencia1 j>Jan :and Specific
, ,H' Plan sranaards~ and ldenti:fiedareasin wbich souild barriers wouldbe'iie~aed i~:achi~;e :these Q~a1s:' The'
I _" . -. . .. -. - -~"- -. -.. -
\' '. reqwreIIlentfor:these barriers 1las 'been made a 'ccmdition of ~pprq,yaJ~.oft1:leproject.: :N."():lldditional~>~) :.-...~.> ;-,
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-:'~ ~,,2-ii:(su.A.i~A'~sUPPleIDerifuTvlsllai"af;a1ysis:Was'-conducted forthe pTo,YeCt at a project-specific ]~vel to ..:~~.. -':''-~.. -':' ~-
.:..,.';:;:,~ .9.~~1,,~ I ~i~~:b~~1h~ .proje~' 'd.eSigri.~6m:imes'Wifu_th~-:xIij,ti.gatloIi!4easure~:of-tbe'.:E~and.:wbefuer J!fiT- ~=~:::.'-,.c.
-:~ '~, .c;:~aC!qiti9ria:fv15~.1iD:pacts~orInitiga~on'measi1res\.\rou1dbe i~qmred:,~Th.e 'Sfudyal~o.evaJuaiedthe project: ',;:~:, ~ :.~..
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design in terms of the Specific Plan visual policies. Several design guidelines and development standards
_, _,~::f. have beeri-propose4 as paitof the project; and made conditions of approval. No additional significant
...-~l~~~~J:f~~~.~~4t~,,~~~id"c~~~fortheprojecL...,.. .... ...
iii~"~~/~BI8f-8~I&AIf~~i1pp.]efu~if1~W~~~dl~~~:~6ricl~~t~d'~~'the p~~je~i:at ~ pr~j~~t~~"e~ifi~.I~~~i'~~:..:::,;:-:-:.:.
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~:.;~~,\~Pip~ E;OO w~re Identifieai"or::.:!lie proJec ~;.~L - ~1Z~")t"i:J;;.,'}t:t.;~:t1i~~,;:;,~~iM~~~t:'>\~$i~-tl,';{~.i..':1~~~ :::~"\::."'~?;:
:~~~9~ ." .. -. _.~'"'_ ~~~~~i~4i\~;~~~~~~!~~&~I~~~~~~~
~,~:o~ .' ,- "CULTORAE'RESOUR i':i,' eproJect 51 e-contams--ifresidence which.waS identified iri the FEIR" as~a~~:'~~'~::i~~
.:" ~ _~~;.:' ~ ~~~~~.;"ti.~.~~~.;~-;;~~~~.......~~~.,r;;;:t,.;:~.r~~~-f.:l.f.~ .,."":;'~~;_;:!-..i~~~.._' ~:./:~:. ":~ ..~.(.~.;0.;.~,~i';r....'>;7~.:~.....~~:~~t7~'\~:.:.~ :.-;1~~"'~5.~i.'!:::~~~~./.:.-
: otentlaIarcliitec1:1inilI'y:--Sl~cant liiSfoncIesource:lA' cUltural resource study was conducted to assess'-:~:f;:';~';'7',~':;
~.,._~. ~~~din~"'t1ll~~~~th~;iXtci~Tofsi~tiIDlhi~brig~~6rii~..<1ifft{2t1~;%:~~~5:L
,;'~g;~~i,'fJ!!o?--E>~~~.....~,-~~...Iif'::~~!:f~'~;-7,i"'~.,~ ~.-.,-:,.'-' ~'d'"::''''''' . \.' ,.,:",'l.;;-..", . ~.:,,,.- Y --'/-;';:;.::J:-'~~*~'""'" ".~;1i.}:::i':';.~':;..t~. -
~~~~~JRg~~C;;~q~JeveaJed~;itthe~~ldeJ;itl~:~~~,.~~~~@~~,.a~:p~~~~~~r.<~~~~:?;Je,<!c~ly~}},;~%;jf.~~ii
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s.~1%~TIc:"~fi~V..tfFtl""~tere~ d" ~~':fi~S.."'ti'if~~..th.-~b....,.-::,..:I"rlfii'~~.;,.;!y''-..:~ "'!>'<:"th\" -;~'-,;,,'".'!,---~:::'~~1~~.d~:":i..;:;';.....l:i~':.~-er.;:">;~4$~~~};~f~k~;;,~-
--':'."'1"";:;0",~ can lY..i:L1'~on:.sevt;ll:1J.l-occaslOns::E eVt;ll:1J.'o er Ul os eXist on e slte;,mc u mg arns .It'[f1'f!!.~:;''t:,i.?;::.,':'
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~~;:;t8;1~t-ofHiSioricResoUices: .'Tne.;T6'....ort:conClfided.t1iat there-are. nO si' . ficant historic resources.. on tlie"}r'.:;f~?J)'i;}';i.o':;
~- -- - .~. .
3iit;;,,';;/}fYUBLIGF ACII:.ITIES1t'The.-c~fied,'J7ogr~.E~. ~ updated, by the:August22.1_9~~ a4_d.~!l?um;:;';:i;:J::,~i':~/:.~.s'
~_- .....t.":....:'.;J9.~\ - ,._~~:; _ ':....__:t ,":"'~"'Y.~"'FJ.;...~~~j},'.W,~ ,_;="':':(~.t;~;;'+\""(:t":'"'"""'\,J;#;.......--:..~;.:..~.~~~: .. -'f :...r..-A.,....;}!... W-, ~ ... .. ',' - .' ,. --" .\-. ~;-::--.!:"":\'.... ~-" --;";. - .. ~.. .. ....... \ -.- . ,.....:;.
.~;;}J~~:~~d. waste\Vlltf:!Jacility_ Df?eq,s for tEe projecUrrea; and. analyzed on a programm'!.tlc level Dl1tIgat1ons~' <?:~~.--
1~~~{~ir~TIi~'~f~~1~.;~iile~~~~~i6rfreatmen{~(re""ort facilities; Pla.nnffi;; 'b'''']ocal i;el)'cies for the.:'t;}{:;;:..
~~rti.lt*~1;~~!~~]~~~~1erv;ce~is:ong~U;g: F~;~pje;~i:A~':'~:z,"
~~'r;3;~~-P:..na.:s T~centli]..sS1,i~d a:,N61Jc~of)~IepamtioniiDder CEQA for, exportinRtreated ~t~tQJ~BDA~~~ DSRSD -:: '~'::
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~f,~$1~;5~'{.-a1S.o_ ~.~ ID"tb~pl~':1n.mg:~~s of.l~ treatIJJenf plant expansion.:. The status of these rmprovem~nts will >.~ .;,.>. c;.
1.~~l[i~~~I~~B~[~!~1;~Zl~~J4ii~?i~~h1ri;~
~t~f~fr?{~-5~~}l1j~~s..~~!2~~;~~tW~~ p.r.C?J~t~,.f!,~~!~~.;~]L~~~9.~1"~~tig~~Rn ~~~~~.~~,J?~~~~IVf~]~~.:~~~l;i;~~tf~/
>t::~.\;~: :itid t1le-anected,Scbtiol'DiStiiCi iO:establiSlithemethod 'and manner" of fiiiancmg'and/or -coiistriiCtilig~~i:~~~~t:;..
~r[~,t':~~~ll1tllff:!~iJt~bL~t~:~~~~~~f~l~i
..~-~~ ;~. The 1rirti~:~~dy)i~~~~se,~~~epi.o~-sforiS of th~':proje~t, conditions, and applicable mitigati~n lDe~ures~t~.:;,.. .
...:,~::.:., tbeP~ogmm EIR wlllc]J"~daress:eI.1viroDnien1:alconcern5:-A copy oftheEIR, the Initial Siudy; and tbe'~ -~'_:< :;~."_.
~l<~~~~igigi~~~~:r=i~~~E:~2S&~~;~lin:t,.
::~ ___.i.e-- .. NeganveD'ec1aiil1on-aunngfue'p'ublicreVlew penod'fron;- the bepartm.-ent of-the -Army CorPs or .--- - ~_:::~-'.- : --
-:: .:'->~~.-Eii~e_ers;.~4;ti1e,Regi?~~w~ii-Q~i~ ;it,Y.Contro1':S'oard. Both' letters contaffi general.coIDm_ents .~ .- - ~_ .- c:_~_ _
___ "::..- .:--:r.egirrdirig'tl:ie'agencJeS' j~sdiction'imdpotentia1 pernlltswbich may be reqUired.- As a matter oflaw, the.-
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~5 ~ 95
project proponents must cooperate with the Corps of Engineers and Regional Water Quality Control .
.: Board requirem~~ts. The East~.~ ~~bl~.~~~ ~tig~~o,~ ~~~t~~g: f.~~~.co~t.~i~~.~~ .~e;~~7m~n~ .
. and no response IS necessary. i"C"'" - 0"" - _. ,,----'. ..~......~."..~ ....h, u, .'. < ,",,",,\,
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'i.":: :i:-f;J an.earlier EIR pursuant to,app~ca~le staD,dards. ~ To this extent, the project 15 yvtthirithe; scope ofthe'1'~":'};t:r-':::'i;:.';::,,',
}s',"$.{pro~EiR~ :e;;;je~i"sPecific ~~;;jsbeyo;,d iiie b"ogr,m, Ern' ;s"reflecte,fm: th.;'pr;,posedl\1~gati~ei:ii>;%;'!:rj
.:~:':<fg{b;c1~tiori~A1fmftigations "fr6Dith~ 'Pro!' ,".., EIttfuld;n 're~6~endatioriSfrom'the~;..t!~~1;menW'etf~~:&9~f::
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:.>~~:,~::-4f. sJildies' are ~Cludea m~t1ie'proj ~ct' de~Cription 'andlot.conditiciD;ot; approvaI,~ ana n'o"new Mitigation~~Jt;~::-Zf\"~'~'::~'
: :\ .~.;; .,,~_ ,_~_~,. . _ ':'"-"., :,' ,'~'.~ "~'.. .:-:',~,,;-;~,' ',_,....." -;S;;~""',,\(.,,':;":. . : ," ,"";:. . -~' .. ~~.'~ _'..;r.:?'" ,~_.....~:;<:..~,:< ;~," ...0..... ',r:.-:'~:':':".".. .;:..............'J:::.:h......:-.:: ~)l.,..., .'
?';':~ .::;,.:;-:;r Measures are necessary_'.;:.Therefore~ the attached di3ft Plannmg COIDIDlsslOnResolunon mcludes?i;':;-;;.x;;J;1:;:~~~~:
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t:c::. .:'..<::~ proposed P!oJe:ct .I~. cE.~~~ent ~tli ,the_Dllbliri GeI!e@ PI~ Fast:ept Dublm_ SpecificJ)lan; and I::epres~ts ,2ft.:'''i::;
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mi:~;}}?~ I?eveloprii~nt Rez6neJ~ and forward 'ii"J.ecommendanOllof approyalfor :tb6 project; tbr~ugh-ad6ptiori' of~e;:~t:'S~.
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!,S.:?S"t:;: EXbibitA:z,~~ ResolUtionrecomm'eijdmi City Council:AIDcnd the Specific PlimlGeneIa1 J>lan Land Use~~";i;~i~
fi;~;:~3",:5?~s';"::"'!f D~s;and.Adbptfuf. ~~'app;;;~gihe Pl,;,',;,'i:dD;';;eJ;,pn;e:;;t'~De ~i~'fsg.::
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Y~',:~:>'..<: ~ ExhIoit B:.,'~;":.- Re~ohitioii ApproViIig'theV estin~( Tentattve Map:~d Slte~Developmeiit Review; 'and,,:;>':.;;.:., .'." .
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'.., FORMAT::;";:':, : >:. :~'1 y>:: :'~' open public heanng"aild lie-ar staff p~esentation~ .:
. 2) --, T~e'testiTIiony fro~ the Appli cant ~(i'th~public'-
3) Qllestion Sta:ff: ~pplicant and the p~blic.
4) " Clo~e public bearing and deliberate.', . . . <' ~~.;,>,
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF mE CITY OF DUBLIN
RECOMMENDING THAT TIlE CITY COUNCIL APPROVE THE SPECIFIC PLAN / GENERU PLAN
AMENDMENT, ...un> APPROVE A PL~D DEVELOPMENT (PD) REZOl\"'E / DEVELOPMENT
PLAN
FOR THE CASTERSON PROPERTY (Tract No. 6979), P A 97-040
WHEREAS, James Tong, on behalf of Clyde Casterson, has requested approval of a Specific
Plan/Genera] Plan Amendment and Planned Development RezonelDevelopment Plan (Exhibit A- I) to allow for
the subdivision of a 19 i: acre parcel for a residential subdivision of 109 residential lots, with public and private
open space, and a regional trail along the Tassajara Creek stream corridor, in the Eastern Dublin Specific Plan
area; and
WHEREAS, ApplicantlDeveloper has submitted a complete application for a General Plan/Specific Plan
.tunendment and Planned Development Rezone which is available and on file in the Planning Department; and
WHEREAS, ApplicantlDeveloper has submitted a Development Plan (Exhibit A- I) as required by
Section 8.32 of the Zoning Ordinance which meets the requirements of said section, and
WHEREAS, a development agreement will be approved prior to recordation of a Final Map for the
project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of the Tentative Map and
Site Development Review; and
'WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section
15181, the City has found that the proposed residential project is within the scope of the Final Environmental
Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the
City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EW:2),
and that site-specific environmental affects have been analyzed in an initial study dated February 24, 1998, and
circulated for public review, during which time 1. comments were received on the proposed Negative
Declaration; and
WHEREAS, the Planning Commission has reviewed and recommended approval of a Negative
Declaration for this project (Resolution No. ~; and
WHEREAS, the Planning Commission held a public hearing on said applications on April 14, 1998; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of the
project; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recomm~ndations, and te.stimony hereinabove set forth.
EXHIBIT A
_.__._~_._-
1
, ,
--?g ~ 7~
.,r u
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does .
hereby make the following fmdings and determinations regarding said proposed General Plan/Specific
Plan amendment:
. '10. ~
1. The proposed Amendments are consistent with the goals, general provisions and purpose of
the Dublin General Plan and the Eastern Dublin Specific Plan as proposed to be amended
herein; and
2. The Amendments are appropriate for the subject property in terms of land use compatibilities;
will not overburden public services; and will provide a comprehensive plan for development of
the site while preserving portions of the site for open space; and
3. The changes to the General Plan and EDSP will provide minor revisions to the land use
designations for this property, changing approximately 5 acres from "Middle School" to
"Medium Density Residential" as reflected on the Development Plan, included as a part of
Exhibit A-I to this resolution. The change to this land use is appropriate based upon the
analysis contained in the staff report, will provide a development pattern consistent with the
Specific Plan goals, and will help implement policies of the General Plan and EDSP regarding
development in Eastern Dublin
4. The i\men~ents will not have substantial adverse effects on health or safety, or be
substantially detrimental to the public welfare, or be injurious to property or public
improvements.
.
NOW, THEREFORE, BE IT RESOLVED TH..-\T the Dublin Planning Commission does hereby
make the following findings and determinationsoregarding said proposed Planned Development RE;;f';One:
1. The Planned Development Rezone is consistent with the general provisions, intent, and purpose of
the Prezoning and Eastern Dublin Specific Plan (as modified) which designates this area as Medium Density
Residential, in that the project would result in development within the densities allowed by said designation and
will contribute towards implementation of said Plan; and
2. . The Planned Development Rezone is consistent with the general provisions, intent, and purpose of
the PD District Overlay Zone of the Zoning Ordinance. The Planned Development Rezone will be appropriate for
the subject property in terms of providing land use provisions which set forth the purpose and applicable
provisions ofthe Dublin Zoning Ordinance, range of permined and conditionally permined uses, and Development
Standards which will be compatible with existing and proposed residential, business, and public uses in the
immediate vicinity; and
3. The Planned Development Rezone is consistent with the general provisions, intent, and purpose of
the PD Disrrict Overlay Zone of the Zoning Ordinance in that it contains all information required by Section 8.32
- oft~e ~oriihg Ordinanc~~a acc-omplishes the objectives of Section 8.32.01_~; A through H, of the Z~nirig...- _He
Ordmance;and--- --.-. _.- -- _..~ --- -- ..~.
.2
.
-...,!
.
.
;2 7 ~/5
(.)
4. The Planned Development Rezone will provide an environment that will encourage the use of
common open areas for neighborhood or community activities and other amenities and will enhance development
of the Specific Plan Area; and
s. The Planned Development Rezone will provide efficient use of the land pursuant to the Eastern
Dublin Specific Plan that includes that preservation of significant open areas and natural and topographic
landscape features along Tassajara Creek with minimum alteration of natural land fonus; and
6. The Planned Development Rezone will not have a substantial adverse effect on health or safety or
be substantially detrimental to the public welfare or be injurious to property or public improvement as all
applicable regulations will be satisfied; and
7. The Planned Development Rezone will not overburden public services as all agencies must
commit to the availability of public services prior to the issuance of building penn its as required by the Eastern
Dublin Specific Plan policies and mitigation measures; and
8. The Planned Development Rezone and accompanying Site Development Review, will create an
attractive, efficient, and safe environment; and
9.
welfare; and
The Planned Development Rezone will benefit the public necessity, convenience, and general
lO. The Planned Development Rezone and accompanying Site Development Review will be
compatible with and enhance the general development of the area; and
ll. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program will apply to the Project,
along with the conditions made a part of project approval, as the reporting and monitoring program required by
Public Resources Code Section 21081.6 for the Project.
.~._~;.-
-----.. ==-~.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that
the City Council approve a Planned Development Rezone/ & Development Plan for the Casterson Property (P A
97-040), subject to the "General Provisions and Development Standards" (Exhibit A-2) which constitute
regulations for the use, improvement, and maintenance of the property. Except as specifically included in Exhibit
A-2, anached, and made a part of this Resolution, development and operation ofIand use activities within this
Rezone shall be subject to the current City of Dublin Zoning Code.
BE IT FURTHER RESOLVED 11L4..T the project development occurring under the approved Planned
Development RezonelDevelopment Plan must be in substantial confonuance of Development Plan, labeled Exhibit
A- 1 to this resolution, with the General Provisions and Development Standards approved with this Planned
Development Rezone and the Eastern Dublin Specific Plan.
a. The Community Development Director shall determine conformance or non-conformance
and the appropriate approval procedure for modifying this Planned Development Rezone (e.g.,
admini5lTative, conditional use permit, or amendment to Planned Development Rezone).
_ b. ,Majormodifications or revis-jons found not to be in substantial confonnance with this
Plann_ed Development Rezone shan require-a: _new PlirinedDevelopment Rezone. Any subsequen~ Planned_
Development Rezone may address all or a portion of the area covered by this action.
3
--
_.~ -
3:? ~?S
BE IT FURTHER RESOLVED TR..o\ T the approval ofthe PD Rezone/Development Plan is continge.
upon execution of an Development Agreement in accordance with the Eastern Dublin Specific Plan; and
-..,!
NOW THEREFORE BE IT FURTHER RESOL \lED THAT THE Dublin Planning Commission does -
hereby recommend City Council approval of the General Plan/Specific Plan Amendment and Planned
Development Rezone for P A 97-040. subject to the General Provisions and Development Standards included as
Exhibit A-2 to this Resolution:
PASSED, APPROVED AND ADOPTED this] 4th day of April, 1998.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
A TrEST:
e.
Community Development Director
--'.-~:.
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- -
g:\97040\pcres-pd.
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.
EXHIBIT A-2
... ~,
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOP1v.1ENT REZONE
FOR CASTERSON PROPERTY, P A 97-040
GENERAL PROVISIONS
A. purpose
This approval is for a Planned Development (PD) District Rezone for the Casters on Property, P A
97-040, including adoption of a Development Plan, which also is represented by the Tentative
Map and Site Development Plan, the Preliminary Landscape Plan, other plans, exhibits, and
written statements contained in the document dated received April 8, 1998, labeled Exhibit A-I to
this Resolution, and on file in the Planning Department. The PD District Rezone allows the
flexibility needed to encourage innovative development while ensuring that the goals, policies, and
action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32
of the Zoning Ordinance are satisfied. More particularly, the PD District Rezone is intended to
. ensure the following:
L The approval of this PD District Rezone shall be pursuant to the terms set forth in the
Development Agreement to be approved by the City of Dublin and recorded prior to
recording of the Final Map. In the event of conflict between the terms of the Development
Agreement and the follo'wing conditions, the terms of the Development Agreement shall
prevail. __~_ =.,. - '.?"",U
2. Encourage innovative approaches to site planning, building design, and housing
construction offering a wide range ofliving styles, unit sizes, and amenities for all
segments of the community.
3. Create an attractive, efficient, and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas and other amenities for neighborhood or community activities.
5. Create an environment that decreases dependence on the private automobile.
B.
Dublin Zonino Ordinance - AnDlicable Reauirements
.
Except as specifically modified by the provisions ohms PD District RezonelDevelopment Plan,
-alJ applicable generaJ. !~quirements anq procedures of ~e. Dublin Zoning Ordinance shall be
_ appl!ed to 1he land. uses designa1ed in this PD. District Rezone.
EXHIBIT A-2
__ _0- ___ __.._
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-.- - - .-
.___5
5/- c:f 75
. ... ~
L
.
Intent: This PD District RezonelDevelopment Plan is to establish, provide for, and regulate
the development of the Casterson Property Residential Subdivision. Development shall be
generally consistent with the Development Plan.
c.
General Proyisions and Deve]onment Standards
2. PD Residential - Medium Density
Permitted Uses: The following principal uses are permitted by this PD Residential
District:
A. Residential development limited to:
]. Medium Density Detached houses
2. Up to ] 09 units
B. Open Space:
]. Stream Corridor
2. Regional Trail & associated low-impact trail facilities (benches, trash
containers, etc.)
3. Access Roadways
Prohibited Uses: The following uses are prohibited in this PD Residential District:
L
2.
3.
4.
5.
Field Crops
Orchards
Plant Nurseries
Greenhouses used only for cultivation of plant materials for sale
Hospital
.
~ .-...~--
Conditional Uses: All conditionaf uses in the R-I District are conditional uses in this'PD
Residential District with the exception of prohibited uses listed above.
Development Standards within this PD Residential District are as follows.
Lot Dimensions: 45' wide x 70' deep minimum
Lot Size: 3,150 square feet minimum
Front Yard Front yard setbacks for detached residences should vary for Setbacks:
visual interest, where possible, along through-streets.
1. Front entry garages 18' min. from back of sidewalk
2. Front porch 10' min. from back of sidewalk
3. Front of house 12' min. from back of sidewalk
(All dimensions shalLb~ fromback.of right-of-way line.)~
e.
__uH. ...._"' --. -..- :n_. Note:-:::~-:-'. 'Sectional Q-ara2:e'd6ors \Vifuautomatic openers are required'
. , :._'~ _, -c"':"-;~:,.c::._. .~~...: .. -=-----:.:--::___:~.~~ fOT~1 residenc-es ~th drivewa~ys lessthan 20 feet. .
. . u_ _ __
-- ~ -",.&.. ~, . ,~~.~ -----. - ---.
- .~, --. _"U_ - --6. - .-. --.--..--- .-
J? ~ 15
.
Side Yard
Setbacks
1. Internal lots:
2. corner lots:
4' min. sideyards
6' min. on street side
'1
Building Separation: 8' minimum between buildings (one side only, preferably the
garage side)
Rear Yard
Setbacks:
Rear yard setbacks are important for establishing privacy and separation
between residences, as well as providing for usable recreation space.
Minimum: 5'
Average: 15'
Accessory
Structures:
Accessory structure setbacks shall be modified from the Dublin
Zoning Ordinance standards for this project as follows:
Hot Tubs/Soas with no trellis or overhead structure:
Side yard -
Rear yard -
Distance from house -
3 feet
3 feet
10 feet at windows
4 feet at solid wall or "protected window" *
.
* Contact City of Dublin Building Departmentfor definicion
Hot Tubs/Spas with trellis or overhead structure. or patio cover structure:
SIDE YARD - 5 feet
REAR YARD - .' 5 feet
DISTANCE FROM HOUSE - 6 feet
,,'.''-':-'
Building Height: 35' maximum, 2 stories
Architectural Projections: Eaves, fireplaces, niches, bay windows, cantilevered floor
area (balconies, second floor overhangs, etc.), porches, other
architectural projections and air conditioning equipment may
project 2' into required sideyards, but never closer than 3'
from the property line.
Residential Massing: Single story elements are encouraged at corners and
throughout to break up 2-story massing. The maximum
building height shall be 35 feet. -
.-
Parking/Garages: Each unit shall be provided with a two-car garage at a
_ minim-urn of 19' x 19' clear area, plus two spaces in the
_'__u _ ___: -.c- __ ~~_eway apron, a:nd one guest _parking space for each unit.
Guest parking may be located on-street or in specifically
.__ _--: ,. _ ~ :~.-_o-_ ..::''-__ _ ~_~ --designated guest parking areas.
7--
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Consideration shall be given to the placement, orientation.
and treatment of the garages and garage doors. Suggested
design criteria include:
L Designing the residence to extend forward of the garage door(s).
2. Designing the front door of the residence to appear on a different
elevation than the garage door (corner lots)
3. General Provisions
A) The project applicant/developer shall enter into a Development Agreement with the City of
Dublin prior to Final Map approval, which shall contain, but not be limited to, provisions
for fmancing and timing of on and off-site infrastructure, payment of traffic, noise and
public facilities impact fees, affordable housing, ownership and maintenance of creek and
open space areas, and other provisions deemed necessary by the City to find the project
consistent with the Eastern Dublin Specific Plan.
B) As part of Final Map approval, the dedication for ownership of open space and trail
corridors shall be designated. No credit for these areas and improvements shall be given
towards parkland dedication requirements. All facilities and landscaping within the open
space and common areas, including the "tot-lot" playground & landscaping, intermittent
Dstreaml and oPDe~ space corridor shall be subject to approval of the Community .
eve opment rrector.
C) The developer shall be required to pay a Public Facilities Fee in the amounts and at the
times set forth in City of Dublin Resolution No. 32-96, adopted by the City Council on
March 26, 1996, or in the amounts and at the times set forth in any resolution revising the
amount of the Public Facilities-Fee: .-._~.,
.~
- ~ ---..-.. -
.._ _ __, _ _ "_. ~~._:~ r ,_.- _.__.~~.._
- ,-. -
~ .~.. ---- _.
8- -- - -.
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"
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'3 5 &-1 15
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
- - . OF THE CITY OF DUBLIN-' .
APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR THE CASTERS ON PROPERTY (Tract No. )
P A 97-040
WHEREAS, James Tong, on behalf of Clyde Casterson, has requested approval of a Tentative Map
and Site Development Review, as represented in the Development Plan (Exhibit A-I to Planning Commission
Resolution No,_, dated received by the City of Dublin April 8, 1998), to subdivide a 19 ::!:: acre parcel and
develop a residential subdivision with 109 lots, public and private open space, and a regional trail along the
Tassajara Creek stream corridor, in the Eastern Dublin Specific Plan area; and
'WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15] 82, the proposed project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by
Resolution No, 51-93, and the Addenda dated May 4, ]993, and August 22, 1994 (the "EIR"), and that site-
specific environmental effects have been analyzed in an initial study dated February 24, ] 998, and circulated
for public review, during which time two comments were received on the proposed Negative Declaration; and
'WHEREAS, the Planning Commission has reviewed the initial study and is recommending adoption
of a Negative Declaration for site-specific impacts from this project; and
WHEREAS, the Planning Commission did hold a public hearing on said application on April 14,
1998: and -----. =-~. --"~:
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
'WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the
Vesting Tentative Map and Site Development Review, subject to conditions; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision
Map for the project as required by the conditions of approval of the Eastern Dublin Specific Plan; and
VVHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED TB....<\.T THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Vesting Tentative Map and Site
Development Reviev..:
. --.
~.- - - -..
EXHIBIT B
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. ,
,-
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1. A General Plan / Specific Plan Amendment and a Planned Development Rezone application 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 the Planning Commission
Resolution (No. ,April 14, 1998). Upon City Council approval of such Amendments and Rezone, the land
use diagram would be changed for approximately 5 acres to reflect the Medium Density Residential land use.
2. With the change to the land use diagram, the proposed project is consistent with the adopted
Eastern Dublin Specific Plan. The proposed project is also consistent with the goals, policies, and
implementation measures of the Eastern Dublin Specific Plan, and with the Dublin Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOL YED THAT THE Dublin Planning Commission
does hereby make the following findings and detenninations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and confonns to
the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is
a subdivision for implementation of a residential project in an area designated for Medium Density Residential
development and Open Space.
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 p~oject site is located adjacent to major roads on relatively flat topography and is, therefor.
physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and
policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not
cause environmental damage or substantially in.ipre..fish or wildlife or their habitat or cause public heal~
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 City Engi:qeer 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 subdivisio~~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 pennit, as required by
the Eastern Dublin Specific Plan/EIR.
-- -~- -- --
- - NOW, TItEREFORE", BE IT "FuRTHER RESOLVED THAT THE Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Site Development Review:
.,. -
_- __ _T:- ~. The approval of this applicarion (pA 97-040};-aS conditioned, is consistent with the:.- . -~-
__ - _~ - )nter!.!/purpQ~e o:(~ection 8__ to_4 (Sjte De-v:elopment Review) of th~ l-Qning 9rdi}.!~ce.
-...
2- -- -
. '
3'/ ef 1:7
.
2. The approval ofthis application, as conditioned, complies with the policies of the General Plan,
the &stern Dublin Specific Plan, and the Planned Development Rezone Provisions and Development Plan for
the project which allow for residential development at this location.
"
&. - - ~ . - ~. - - -- -- -. -
3. The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
4. The approval of this application, as conditioned, is in confonnance with regional transportation
and growth management plans.
5. 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 and Eastern Dublin Specific Plan.
6. 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.
7. 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.
. 8. 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 RESOLVED THAT THE Dublin Planning Commission does hereby approve the
Vesting Tentative Map and Site Development Review for P A 97-040 subject to the following Conditions of
Approval and subject to City Council approvaLof~proposed General Plan/Specific Plan Amendment,~L~.nned
Development RezonelDevelopment Plan, Negative Declaration, and Development Agreement:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be com lied with rior to the issuance of build in a
permits or establishment of use. and shall be subiect to Department of Community Develo ment review and
approval. The followinCl codes rePresent those departments/aaencies responsible for monitorin!2: compliance
of the conditions ofaoproval: fAD Administration/Citv Attornev. B Buildin!2: division of the Community
Development Department. DSR Dublin San Ramon Services District. F Alameda County Fire
Department/City of Dublin Fire Prevention. IN~ Finance Department. PL Plannin!2: division ofthe
Community Development Department. fPOl police. WWl Public Works Department.
'\ "LSTING TEJ\'TA TIVE MAl'
-_:---
NO.
-- CONDIDON TEXT
RESPON.
AGENCY
- WHEN
REQ'D
Prior to:
SOURCE
1. GENER.t\L CONDmONS
- ~.:: .....
3
~~ -~~~ ---- --. .~~ ._~-
rNO.
CONDITION TEXT
. .,
1.1 Approval. PA 97-040, Casterson Property, Vesting
Tentative Map Tract 6979 is approved to subdivide an
existing 192: parcel into individual lots for 109 detached
homes, common open space, a tot-lot playground, and a
stream corridor and open space parcel for the Tassajara
Creek and Regional trail. This approval shaIl confono
generally to the plans, te>..'t, and illustrations contained in
the Development Plan, attached as Exhib'it A-I to the
Planning Commission Resolution No. ,including: a)
the Vesting Tentative Map, b) the Preliminary Rough
Grading Plan and Erosion Control Plan c) the Stage 1 and
2 Site Plans, and all other plans, te>..'t, and diagrams
contained in the Development Plan prepared by Mac Kay
& Somps Engineers, dated, dated received by the City of
Dublin April 8, 1998, unless modified by the Conditions
of Approval contained herein.
1.1 Standard Conditions of Approval. Applicant/Developer
shall comply with all applicable City of Dublin Public
Works Standard Conditions of Approval (Attachment B-
1). In the event ofa conflict between the Public Works
Typical Conditions of Approval and these Conditions,
these conditions shaIl prevail.
1.3 Development AgreementlExpiration. The approval of
this Tentative Map shall be predicated upon and pursuant
to the terms set forth in the Development Agreement to be
approved by the City of Dublin. The Tentative Map shall
expire at the standard time of two and ORe naIf (2 1/2)'
years as set forth in the Dublin Municipal Code and in the
regulations of Section 66452.6 of the Subdivision Map
Act unless the Development Agreement is terminated at
an earlier date. In the event of conflict between the terms
of the Development Agreement and the Conditions of
Approval contained herein, the terms of the Development
Agreement shall prevail. . - . .-
1.4 Building Codes and Ordinances. All project
construction shaIl conform to all building codes and
ordinances in effect at the time of building permit.
1.5 Action ProgramslMitigation Measures.
ApplicantlDeveloper shaIl comply with all applicable
action programs and mitigation measures of the Eastern
Dublin General Plan Amendment/Specific Plan and
companion Final Environmental Impact Report (EIR) that
_ _ -- have noLbeenmade specific Conditions of -ApprovaL
!.6 1 Ordinan'ces/General Plan/Polici~s. Th~ Develop~r shall .
------:-complywith~meef, and/or perform all-requirements of the
-:,' .. . Subdivision M~p Act, City of Dublin Subdivision.
4-=- - .--
r RESPON.
AGENCY
PL, PW
PW
PW,PL
B
PL
PW,PL
WHEN
REQ'D
Prior to:
Approval of
Any Plan
Approval of
Improvement
Plans through
completion
On-going
Through
Completion
Approval of
Improvement
Plans through
completion
Issuance of _ .
Building- .
Permits -. - .
1 I 'Ii
3F ~~ 75
f SOURCE
N/A
Standard
.
Standard/
Municipal
Code
_.;-.~
Standard
Standard
Standard
.
.
CONDITION TEXT
NO.
"
Ordinance, City of Dublin Zoning Ordinance adopted
September 1997, the City of Dublin General Plan, the
Eastern Dublin Specific Plan, City of Dublin Standard
Conditions of Approval, Public Works Policies and City
grading ordinance unless certain Public Works
requirements are modified by the Director of Public
Works.
1.7 Requirements. ApplicantJDeveloper shall meet all
requirements of the approved Vesting Tentative Map for
the project prior to City Council acceptance of offers of
dedication
1.8 Solid WasteJRecycling. ApplicantlDeveloper shall
comply with the City's solid waste management and
recycling requirements.
.
1.9 Document Preparation. The improvement plans for this
Vesting Tentative Map (including Improvement Plans,
Grading Plans, and subdivision 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 and fonnats. Minimum lettering size on
all plans submitted shall be 1/8 inch. After approval,
original mylars or photo mylars with three sets of blue
prints must be submitted to the City.
J.J 0 Conditions of Appro,'aL In submining-stlUsequent plans
for review and approval, 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 be complied with.
Construction plans will not be accepted without the
annotated conditions attached to each set of plans.
ApplicantIDevel6per will be responsible for obtaining the
approvals of all participating non-City agencies.
J .11 Encroachment Permit - An encroachment penn it 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 public improvement plans-
1.11 Title ReportslDeeds. 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-1he Einal Maps for-adjoining properties and ..
__ eaiem.ents shalrbesU~J!1itted ~ de~med nec.essary by the
Director of Public Works. -"
., UTILITIES / SERVlCE PROVIDERS
~
~ -- _..~.......------..'~ --~._-
5
. - ._- - - ~ -.
----r-;. --:- . ._.~- - ~._- -
--------' -_....:.- .
..- ---.. - ~ ,-~-- --- .---
RESPON.
AGENCY
PW
ADM
PW
B
PW
PW-
WHEN
REQ'D
Prior to:
Approval of
Final Map
On-going
Approval of
Improvement
Plans
Issuance of
Building
Permits.
Issuance of
Grading
Permits
Approval of
Final Map
31 ~ 15
r SOURCE
Standard
J 03, ] 04,
105,279
MM
Matrix
Standard
PW-..~::
Standard
Standard
Standard
NO.
CONDITION TEXT
RESPON.
AGENCY
2.1
PL
2.4
Utility Pro,.iders. Applicant/Developer shaU provide
documentation from utility providers that electric, gas,
and telephone service can be provided to the subdivision.
Utilities. The Developer shaU construct all necessary
utilities to service each individual lot and residence within
the project, to the specifications and policies of the
governing utility and government agency. AU utilities
shall be located within public utility easements and sized
to meet utility company standards. AU utilities shall be
underground, including aU utility vaults, in accordance
with the City policies and existing ordinances, unless
otherwise approved by the Directors of Community
Development and Public Works.
Public Utility Easements. ApplicantlDeveloper shaU
provide Public Utility Easements per requirements of the
Director of Public Works and/or public utility companies
as necessary to serve this area with utility services and
allow for vehicular and utility service access.
Utilities Service Report and Plan. Applicant/Developer PW, PL
shaU submit a utilities service report and plan to the
satisfaction ofthe 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 wiU be
available_ .-
Transmission Lines. AU transmissioniines:shaU be
away from sensitive areas unless otherwise approved by
the Director of Public Works.
Joint Utility Trencbes/Undergrounding/Utility 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, and cable
TV boxes shaU be underground in designated landscape
areas behind sidewalks. Utility plans, showing the
location of all proposed utilities (including electrical
vaults and underground transformers) shall be reviewed
and approved by the Director of Public Works. Location
of these Items shall be checked against the final
Landscaping and Irrigation Plan.
Streetligbts. The Developer shall install 70 HPS street
lights spaced not to exceed 180 feet aPaT!-. along all public
and :private stre~ts to the satisfaction of the Director of -.. -.- -
-Pubhc,Works _:.:-=--:~- -. - --:..- --- .~~-:-.. --~ ---
I Streetlights: Streetlights on arterial streets adjacent to ..~..-I PW - .
2.2
PL
7 '"
-.:>
PW
7 -
_.)
PW
2_6
PW
2.7
PW
2.8
- .-- "
~_. _._-~.
6
WHEN
REQ'D
Prior to:
Approval of
Final Map
Acceptance of
Improvements
and occupation
of affected
units
Approval of
Final Map
Approval of
Improvement
Plans
Completion of
Improvements
Occupancy
of affected
units
Acceptance of
Improvements
fo t( 75
SOURCE
Standard
I
-.~- .. ----- -- - ~- ~-~-- - ~- ...
~.._.--------_._- - ---~- ~~---.-
Standard
Standard
Standard,
110
MM
Matrix
.
109"'~':
MM
Matrix
PW
Standard
PW
3/19/98
.-
J Recording .of I _Standard
.
CONDITION TEXT
NO.
... ~.
the project shall be the City Standard cobra head
luminaries with galvanized poles. Standard City cobra
head luminaries shall be used on residential streets. A
street lighting plan demonstrating compliance with this
condition shall be submitted prior to recordation of the
Final Map and shall be subject to review and approval by
the Director of Public Works. Any revisions to the type
of residential streetlights used shall be subject to the
review and approval of the Directors of Public Works and
Community Development.
2.9 Postal Service. ApplicantlDeveloper shall consult with
local postal authorities to detennine the location and type
of mail units required. Specific locations for such units
shall be subject to approval of the Director of Community
Development.
2.10 Refuse Collection. The refuse collection service 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
project.
3. EMERGENCYSERVlCES -
3.1 ACFD Rules, Regulations and Standards.
ApplicantlDeveloper shall comply with all Alameda
County Fire Services (ACFD) rules, regulations and
standards, including minimum standards for emergency
access roads and payment of applicable-fee-S;'including a
City of Dublin Fire Capital Impact Fee.
3.2 police Department Conditions. The
ApplicantlDeveloper shall comply with all applicable City
of Dublin Residential Security Requirements.
.
.
3.3 Addresses/Streets. All unit addresses shall be lighted at
night and clearly visible from the middle of the street.
The Applicant/Developer shall either a) post private
streets in accordance with California Vehicle Code
Regulations; or b) address traffic and towing within the
CC&R's of the Homeowners Association.
3.4 Graffiti. All perimeter fences and walls shall be kept free
of graffiti vandalism at all times, and monitored on a
regular and continuous basis. Graffiti-resistant paints and
foliage shall be used along the perimeter walls.
[3.51 Landscaping. When parking stalls at.:the engofthe- -
. __ _. .. priv~te Qri~e ,!!~_as are adj~ce~tJ6 the:r'e~ y~r~ .f~~$e 'of
. another lot or residence, security landscaping II1aterials - ~- -
_;_ . shall--be used. . ____ - - - ,- ,- -"--- - -,- - - - -
_ 7_: _ _ .
- - ~ - --~...__. --- - - -. ~ -
RESPON.
AGENCY
PL
PL
F
PO
PO
PO
PO
ql t{ r5
WHEN
REQ'D
Prior to:
Final Map
SOURCE
Approval of
Final Map
Standard
Approval of
Improvement
Plans
279
MM
Matrix
..-
Issuance of 74
Building MM
Permits Matrix
. ~~-~~-
Issuance of Police
Building memo
Permits 11/21/97,
Standard
Issuance of police
Building memo
Perm its dated
11/21/97,
Standard
Issuance of police
Building memo
Permits ] 1/21/97,
Standard
Issuance of police
. ..
Building memO
Perm its dated .
11/21/97,
- - . -
.
t/) pi 15
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
- - Standard
3.6 Perimeter walls/fencing. Perimeter walls and fencing PO Issuance of Police
shall be a minimum height of six (6) feet. Building memo
Permits 11/21/97
3.7 Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70
timeline for project completion to the Dublin Police Building MM
Services Department, to allow estimation of staffing Permits Matrix
requirements and assignments.
3.8 Fire Conditions. Developer shall comply with all F Issuance of AFCD
conditions of the Alameda County Fire Department Building Letters
(ACFD) including special conditions stated in the letters Permits dated
dated November 20, 1997 and March 6, 1998. (unless stated 3/6/98 &
otherwise) ] ]/20/97
3.9 Fire hydrants shall be installed at intersections and so F AFCD
spaced that distance between them does not exceed 350'. Letters
Raised blue reflectorized traffic markers shall be epoxied dated
to the center of the paved street opposite each hydrant. A 3/6/98 &
drawing of the approved locations shall be submitted for I 1/20/97
future reference.
3.10 Fire flow for the structures shall be designed to Dublin F Letter .
San Ramon Services District Standards and shall not be dated
less than ] 500 gallons per minute from a single hydrant 3/6/98
3.11 Parking shall be restricted to one side of the street and Letter
the opposite side shall be designated a "Fire Lane" and so F dated
marked. 3/6/98
3.12 Entry to the court<; shall be provided with a rounded curb F Letter
return or approach apron meeting the req-uirements of the dated-<"":.::
A]ameda County Fire Department and City of Dublin. 3/6/98
3.13 Wildland Management Plan. The project shall comply F Letter
with the requirements of the Dublin Wildland dated
Management Plan, including provision of a "Fire Safe" ] ]/20/97
zone in any urban interface areas.
3.14 Tree overhang. Tree overhang must be maintained to F,PW Letter
provide a minimum clearance of 13 feet 6 inches. dated
1 1/20197
3.15 Turning radius. Minimum turning radius and street F,PW Letter
width requirements shall be maintained in conformance dated
with City requirements. ] ]/20/97
3.16 Water Supply .and Roa~ways. Prior to delivery of any F,PO Issuing Letter
combustible material storage on the site, fire hydrants, Building dated
--
water supply, and roadways shall be installed and Permits 3/6/98,
.- suffic;ient water storage ~_~ pressure shall be available to _ Standard .
- the site. ApprovedJoadway shall be firSt lift: of asphalt. - . .. - n -. -.. _n
.. ...
3.17 Emergency Vehid~ Access shall be provided as per tl]~ ...:_ F,PO- FimiIino- . -~-- Letter - _ ~
.. - . . ~ --~ -- -. ..
City of Dublin Fire Code. Emergency Vehicle Access--' Building ~ dated --- -- - - -
-
roadways shall be.designed and installed to support the~ Permits _ - 3/6/98,,~ -
--- - ". --- . -- - ---~ .
- - -~ - -- ~~ r~_.-
- .
.-
_ ~~._ ~_ w_~__~__
_-- 8 -
.
...~.
.
.~-
imposed loads of fire equipment. The minimum standard
shall be H20 design. Design shall be approved by ACFD
prior to installation. Gates or barricades designed for
emergency vehicle access shall meet the standards of the
ACFD and the City of Dublin.
4. IMPROVEMENTS;
4.1 Driveway Flares. ApplicantlDeveloper shall construct
flared residential driveway ramps in all 20' wide private
drives from Streets A, B, C, and D according to City of
Dublin Standard Plans and Specifications and ADA
requirements to provide adequate pavement area for
vehicles turning into the driveway.
Decorative Paving. ApplicantlDeveloper shall not
construct decorative pavement within City right-of-way
(except at the project entrance) unless otherwise approved
by the Director of Public Works. The type of decorative
pavers and pavement section shall be subject to review
and approval of the Director of Public Works.
ApplicantlDeveloper shall construct decorative pavement
across entrances to all private streets to the satisfaction of
the Director of Publ ic Works. Maintenance of all
decorative paving shall be the responsibility of the tract
Homeowners Association.
Decorative Paving Plan. Where decorative paving is
installed in public streets, a Decorative Paving Plan shall
be prepared to the satisfaction ofthe Director of Public
Works. Pre-formed traffic signalloops-shaitbe used
under the decorative paving. Where possible, irrigation
laterals shall not be placed under the decorative paving.
Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance
assessment district or other funding mechanism
acceptable to the Director of Community Development.
Relocation of Improvements. Any relocation of
improvements or public facilities shaH be accomplished at
no expense to the City.
Infrastructure. The location and siting of project
specific wastewater, storm drain, recycled water. and
potable water system infrastrUcture shall be consistent
with the resource management policies of the Eastern
Dublin Specific Plan.
4_6 _ .R~~Q~'~ of ()~st!:uctions. _ The ApplicantlDeveloper
shaH remove all trees iricluding majofro6tS)/steins and
---n ot~efob5trUctionsfrom building sites that are necessary
for pubiic improvements or for public safety as directed- ".-
_ _ _ _ _by :t~e:Director of Public Warks. - _ "_ _ -_
42
43
" 11
,",.""T
.d -
u::J
NO.
CONDITION TEXT
~ -_._-~ - .
. -. . .--
~-~--- ~ --~-
-- ..,- 9 ..-- -.--- ----"-
RESPON.
AGENCY
I PW
I
PW
PW, ADM
PW
PL,PW
PW
WHEN
REQ'D
Prior to:
Occupancy
of affected
units
Occupancy
of Adjacent
Building
Approval of
Improvement
Plans
Completion of
Improvements
Approval of
Improvement
Plans
Approval of
Improvements
Lj~ ~/ 1.7
SOURCE
Standard
PW
3/19/98
Improve-
ments
PW
3/19/98
Improve-
ments
17
MM
Matrix
-~-~~
Standard
39.40
MM
Matrix
Standard
NO. CONDITION TEXT
"
4.7 Oak Tree Protection. Improvement plans and grading
plans shall reflect those improvements and protective
measures required by Condition 15.5.
4.8
ADA Requirements. All curb returns, handicap ramps
and street crossings shall comply with current ADA
requirements and Cit)' of Dublin Standard Plans
5. DEDICATIONS
5.1 The ApplicantlDeveloper shall
dedications:
provide the following
a) Along the east side of Tassajara Creek (outside of the
top-of-bank). the applicantlDeveloper shall dedicate a 20'
wide regional recreational trail easement to East Bay
Regional parks District, and improve a trail to conform to
the Alameda County creek trail system and to the
configuration shown on the approved Vesting Tentative
Map and described in Condition 11.2 of this Resolution.
An easement along the trail/access road shall also be
dedicated to the City of Dublin and Zone 7. Dedications
and improvements shall be completed to the satisfaction
of East Bay Regional Trail standards and the Director of
Public Works
b) Offer for dedication Parcel A of Tassajara Creek to Zone 7.
In the event that Zone 7 does not accept this J2~cel, the tract
Homeowners Association shall maintain -the' creek and open
space area for slope and flood control maintenance, to the
satisfaction of the Director of Public Works.
c) Offer for dedication all proposed public streets to the City of
Dublin; Parcels D and E, and private streets, landscape area
parcels and open space parcels to the subdivision Homeowners
Association as shown on the Vesting Tentative Map Tract 6979
prepared by MacKay and Somps dated February 1998.
d) The Developer shall maintain all areas designated as
"Homeowners Association" as shown on the exhibit labeled
"Open Space Ownership and Maintenance Responsibilities"
prepared by MacKay and Somps dated October 1997 until the
Bomeowners Association is created.
e) Dedicate a Scenic Easement on the project Tract Map to the
City, of Dublin _for all open space parcels as shown, on _ the.
,,' '- project Vesting Tentative- Map. All open space parcel Jot
designations sh":.ll-be "letters instead of numbers. .~. ~_. :.- -~ - -~ -.-
6. P~~G. TRAFFIC & CIRCUL4..TION -
RESPON.
AGENCY
PW
PW
PW
.~-;:~._.... _ _ _ _. .~_ _'__ J.~ ._. ____
-"._.- ---. -,..-
_1.0_
WHEN
REQ'D
Prior to:
Issuance of
Grading
Perm it
Acceptance of
Improvements
With Final
Map
. -. - - -- .
--,. -- --..""" -, ~_..- --
..
i/f' 4 15
SOURCE
PW
3/19/98
Improve-
ments
PW
3/19/98
Improve-
ments
PW
3/19/98
Dedications
.
.~--.~;
'.
.
. ... ~
.
.
. .
NO. CONDITION TEXT
RESPON.
AGENCY
WHEN
REQ'D
Prior to:
Prior to
acceptance of
Improvements
PW
6.1 ApplicantlDeveloper shall be responsible for the improvements
and conditions listed below. Unless otherwise stated, all
dedications shall be done as part of the Final Map and
Improvements must be secured prior to Final Map and
constructed prior to initial occupancy. If the developer
constructs any portion of the Eastern Dublin TIF projects, in the
ultimate location, the Developer shall received TIF credit, not to
exceed required fees, for that work.
a) Street A shall be dedicated and improved to public residential street standards. Right-of-way
shall be 66' at the Tassajara Road intersection, narrowing to 55' west of Street C and further
narrowing to 50' along the Parcel V open space parcel. Sidewalks shall be provided as shown on
the Vesting Tentative Map on both sides of the street west of Street C.
b) Street D shall be dedicated and improved to public street collector standards. Right-of-way
shall be 42.5' to 48.5', with a 10' minimum public utility easement on both sides of the street.
Pavement width shall be 40', narrowing to 34' as needed to preserve existing oak trees. Parking
shall be prohibited on one side of the 34' sections of the street, and specifically on the east side of
the street south of the Street A intersection.
c) The remaining streets (Streets B and C) shall be private, and shall be improved as shown on
the Vesting Tentative Map. Right-of-way width shall be 39'. Curb-to-curb width shall be 30',
with a 4.5' sidewalk on one side of the Street (the side designated for parking). The other side of
each Street shall be posted for no parking.
d) Tassajara Road shall be dedicated to provide an additional 31' of right-of-way (64' from
centerline to right-of-way line). The street shall be improved to provide 52' of pavement from
centerline to the curb face, concrete curb and gutter, a 6' sidewalk. a soundwall, landscaping and
Streetlights. The raised median shown on the Vesting Tentative Map shall not be installed at this
time. An interim two-way left-turnlane.snalrbe striped along the project frontage. Pavement
shall be widened an additional 9' southbound to provide a 150' long right-turn lane with a 90'
taper at Street A. Adequate pavement transitions shall be provided at each end of the project
frontage to accommodate lane transitions.
e) ln conformance with Alameda County Fire Department (CFD) requirements, for each phase of
development in excess of 25 residential lots, the Developer shall provide a secondary emergency
vehicle access route into all proposed residential developments. In all phases of development in
excess of 75 lots, the Developer shall e),.1:end Street D southerly to Gleason Drive. Minimum
pavement width shall be 24' of travel lane with minimum 6' shoulders on either side. Streets
shall be designed for 30 mph.
f) With submittal of Improvement Plans, the Developer shall submit a preliminary design of the
off-site improvements showing the proposed conceptual street alignment for review and approval
by the Director of Public Works.
g) In the event that the off-site right-of-way for secondary emergency vehicle access through the
CounTY propeny cannot be obtained, the project will be responsible for widening Tassajara Road
to five lanes from t~e north - end of the property south to Gleason Drive, after 25 units.
h) Left turns into and out of Street A from Tassajara Road are subject to prohibition in the future
at the tirrie tha.t: - -
11
- -~ - .--~-----
~-~.......----"~'~ --.-. .~---- -" ~ -- .--
tj~ ~ 15
SOURCE
pw letter
3/19/98
Traffic
_r..~]:
NO.
CONDmON TEXT
RESPON. WHEN
AGENCY REQ'D
Prior to:
- " ~ - - - ~ - . . - . ~ ~ ..
. ... ~
a. a raised landscaped median is constructed on Tassajara Road; or
b. the City determines that left turns should be eliminated for safety reasons.
All residents shall be notified at the time of sale of lots within the project that left-
turn movements at this location will be eliminated in the future at the discretion of the City.
i) A private access easement shall be dedicated over the internal private street system in favor of
the property to the south, to allow the future extension of the stub street serving lots 74-77.
j) A temporary turnaround shall be provided prior to issuance of building permits for buildings
103-106 at the north terminus of Street D. The turnaround shall be designed to the satisfaction of
the Director of Public Works and the Fire Chief. lf Street D is extended northerly by the property
owner to the north to create an adequate turnaround or road connection, the temporary turnaround
will not be required upon issuance of building permits for these lots.
k) The Developer shall construct 3' wide by 5' long flares on each side of all driveways or 6.5
radius on all driveways that connect into 20' wide concrete private drives or other design to the
satisfaction of the Director of Public Works.
I) The development shall be responsible for the payment of traffic impact fees(TIF) and the Tri-
Valley TranspOJ1ation Council Regional Fee (if in force) at building permit issuance.
m) The development shall be responsible for the construction of the widening of Tassajara Road
to four 12' through traffic lanes, two ]2' left-turn lanes, and two 8' shoulders from 1-580 to a
transition north of Dublin Boulevard. Work shall also include relocation and/or modification of
existing traffic signals at the Tassajara Road widening. This condition shall be waived if the
County of Alameda or Dublin Ranch is scheduled to commence construction of these
improvements prior to filing the Final Map for this project (the County's developments include
The Villas & Summer Glen.) .. -. =~.
6.2 Transitioning Existing Improvements.
Applicant/Developer shall be responsible for transitioning
existing improvements to match improvements required
as Conditions of Approval for this Tentative Map.
63 Line and Striping Plan. Applicant/Developer shall
submit a Line and Striping Plan to the Director of Public
Works for review and approval. The Plan shall show
interim lane configurations and transitions, and shall
provide adequate street width to allow tvvo-way left-turn
lanes. -' . . -
6.4 LA VTA.. It is anticipated that a bus stop/shelter will be
desired -by the LA VTAin the vicinity of the Northwest
corner of Tassajara Road and Gleason Drive. For traffic
safety, bus stops should be located behind intersections,
--- _ an.d -ac:ce~sed after yehicles go fhrough1;bejntersection~:- -_
_ The preferred location for a pus .stoRatthi~ ~ntersection
would=fie:to the-south:6fthis site, on-Gleason Road, just --- -
w-estofthe planned roadway and east of the creek, where
PW
Approval of
Improvement
Plans
PW
Issuance of
Building
Penn its
PW
Occupancy
of Any
Building
- ~-_.... .~. - - - ---._-~-- - ~.~ ~- - -
- ,-- --..
-12
;It. :{ 95
SOURCE
e.
-_.,~-=.
Standard
Standard
LAVTA
letters
.-
.
'.
6.5
6.6
.
6.7
.~-. ----
NO.
CONDITION TEXT
the regional trail will meet with Gleason. The Applicantl~
Developer shall consult with the Livermore-Amador
Valley Transit Authority (LA VTA) on the bus route,
location, and size of proposed bus stops within and on the
periphery of the proposed project. The location and
configuration of the all bus stops and shelters shall be
constructed under direction of the City's Director of
Public Works.
Construction Traffic Routing. All construction traffic
may be subject to specific routing, as determined by the
Director of Public Works, in order to minimize
construction interference with regional non-project traffic
movement.
Parking. The Developer shall provide parking along
streets and at the end of 20' drives to meet the minimum
requirement of 1 guest parking space per unit. When
parking is allowed on only one side of the street, the
designated parking side should be consistent and
continuous on the same side along the entire street, and is
subject to the approval of the Directors ofPub]ic Works
and Community Development..
Traffic Signage!Red Curbing. Traffic safety signs and
"red-curbing" shall be provided in accordance with the
standards of the City of Dublin subject to plan approval
by the Director of Public Works. The Developer shall
install R26 "No Parking" signs or red curb on one side of
residential streets where parking is not-mlowed due to
traffic safety or emergency access concerns. A plan
showing the location of "No Parking" areas shall be
submitted with the improvement plans, and shall be
subject to approval of the Fire Prevention, Community
Development, and Public Works Departments.
Street SignlNaming plan. A street sign/naming plan for PL
the internal street system shall be submitted and shall be
subject to approval of the Community Director. No single
street may intersect any other street more than once. No
continuous street may change direction by 90 degrees
more than once without change a street name change for
subsequent changes in direction, unless otherwise
approved by the Director of Public Works.
Street Name Sign Content. Street name signs shall
display the name of the street together with a City
standard_ shamrock logo: ..J:losts shall be galvanized steel - .
~
pIpe. ~ "- -- ' - .
7. . GRADING & DRAINAGE -- - -
1.1 ' I DraiDagestudy.' Applicant/Developer shall prepare and]
6.8
6~9
-.....- ~. ~ . -- --~- -----~
. ~.. ------.- ~ ..-.
13-- d_ -- '
--~ ~-- ._~ -- ~ -~~---
RESPON.
AGENCY
PW
PW
PW, F, PL
PW
WHEN
REQ'D
Prior to:
Issuance of
Grading
Perm it
Acceptance of
Improvements
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Issuance of
Grading
Permit
1 Issuance of
f? r( 15
SOURCE
268
MM
Matrix
PW
3/19/98
Improve-
ments
Standard
-~ ".?<;:.J,
Standard
Standard
\PW
submit to the Director of Public Works for review a
detailed drainage study of all proposed storm drain
improvements of the project. Final pipe sizes. slopes,
depths, etc. shall be based upon final storm water design
calculations by a licensed professional engineer in
California, and the study shall verify that each individual
pad is above the 1 OO-year flood plain.
Storm Drainage. ApplicantlDeveloper shall construct a
storm drain line to a new catch basin located on Tassajara
Road at the northerly curb return of the main entrance to
Tassajara Road. A catch basin shall be designed for a 15-
year storm event in accordance with City of Dublin
Standard Plans and Specifications and Alameda Flood
Control design criteria, and designed and constructed to
the approval of the Director of Public Works.
Retaining Walls. For any retaining wall with a finish
grade differential ofrnore than twenty-four (24) inches
between adjacent lot grades, the developer shall construct
a masonry retaining wall to the satisfaction of the
Building Department and the Director of Public Works.
(Any fence or wall shall be measured from the top of
grade on the higher side of the retaining wall or slope).
Stream Restoration. Developer shall complete stream
restoration actions in accordance with the Eastern Dublin
Comprehensive Stream Restoration Program to the
satisfaction of the Director of Public Works. These
actions include, but are not limited to, -those=actions
described in the Stream Restoration Program guidelines
included with the project proposaL
Hydraulic analysis. The Developer shall prepare a new
hydraulic analysis of the creek using flows approved by
Zone 7 to determine if any creek improvements must be
made to keep the proposed 1 DO-flood below the lowest
pad elevation and erosion of the banks of the channel
minimized. All creek improvements shall be completed
under the approval of the City of Dublin Director of
Public Works, State Department of Fish and Game, and
Zone 7. All analysis of the creek and creek improvements
shall be reviewed and approved by Zone 7 and the
Director' of Public Works. . -. - - -
Driveway Drainage. Developer shall construct all 20'
wide private drives out of concrete and shall drain to the
center ~fthe drive-y.'ay and to the closest curb or other
drainage structureasnapproved by the Public Warks
DireCtor.----.. ._~'_ ._ .-::-~_---=_ ~..._ :-"..:._ _ --___ .-_- _ _ - --...__~_ _ ~ no,
I Lot Drainage. All grading improvement plans shall be PW
7.3
7.4
7.5
7.6
7.7
.-e, .
NO.
CONDITION TEXT
7.2
RESPON.
AGENCY
PW
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Grading
Permit
Issuance of
Grading
Permit
Issuance of
Building
Permit
Issuance of
Grading
Permit
Issuance of
Grading
Permit
Issuance of
Grading
_ _"Permit_ ._
-Issuance of .
r;~
<' '/ C{C
(./
""()
SOURCE
3/1 9/98
Grading &
Drainage
PW
3/1 9/98
Grading &
Drainage
Standard!
PW
3/19/98
Grading &
Drainage
.
PW
3/19/98
Grading &
Drainage
~~.~-~~.
PW
3/19/98
Grading &
Drainage
PW
3/19/98
Grading -&
. Drainage
.-
...
-~- ~-- -- --.
14
~- ~~- .~ - .---,- -----.-----.:- - --"~-~~ -~- ---.........-
City of_.
.
...'!
.
.-
t. I ;0 I
17 ~ 77
NO. CONDITION TEX'T RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
reviewed and approved by the Director of Public Works Grading Dublin
prior to start of any grading. ApplicantlDeveloper shall Permit Grading
grade all lots to drain to the closest adjacent street. Ord.l PW
Drainage should flow freely from the back yard to the 3/19/98
front yard. or developer shall install 3" minimum area Grading &
drains behind the sideyard fence of each lot to provide Drainage
backyard drainage to the street, subject to the review and
approval of the Director of Public Works and according
to City of Dublin Grading Ordinance.
7.8 Storm drain easement. The Developer shall provide a Issuance of PW
temporary storm drain easement acroSS the adjoining Grading 3/19/98
southerly property to provide drainage from the site to the Permit Grading &
Tassajara Creek outfall to the satisfaction of the Director Drainage
of Public Works. or other method acceptable to the City
7.9 Soils Stabilization. The Developer shall prepare Issuance of PW
additional Soils Analysis of the creek banks to determine Grading 3/19/98
what creek stabilization measures (if any) must be Permit Grading &
constrUcted with site development. If any such measures Drainage
are required, the creek improvements must be completed
to the satisfaction of the Director of Public Works
8. STORM WATER JPOLLUTION' .. " .-.
,. -. . -.
8.1 Best Management Practices. Applicant/Developer shall PW Issuance of 171
demonstrate to the Director of Public Works that the Building MM
project development meets the requirements of the City of Permits Matrix
Dublin's "Best Management Practices" to mitigate storm
water pollution.
S.:1 NPDES Permit. pursuant to requiremerrts uffederallaw, PW Finaling 172'~'~';;
a NPDES permit shall be obtained from the RWQCB, and Building MM
any terms of the permit shall be implemented, if Permits Matrix
applicable.
9. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRlCT, ZONE 7
9.1 Legal responsibility/liability. The legal responsibility Zone 7 Completion of
for maintenance and the liability for flood damage caused Improvements
by inadequate maintenance of this reach ofTassajara
Creek remains with the initial property owner until
dedicated to Zone 7 or the Homeowners Association.
9.2 Wells. Zone 7 has two wells ofrecord located in the Zone 7 Issuance of Zone 7
proximity of the subject site: 2S/IE 33M1, and 2S/IE Grading letter dated
32M2. Known water wells filed with Zone 7 and without Permits 12/12/97
-- a documented intent offixtureuse are to be destroyed
prior to any demolition or construction activity in
accordance with a well desrruction pemiit obtained from
Zone:j and _the Alameda County Department of~
- Environmental" Serv~ces. Other wells encountered prior to
ordtiring constrUction areto be treated similarly. ---
- . - .- -. -.
I 9.3 _ I Requiremen~ and Fees. ApplicantlDeveloper jhaI1 I Zone 7, Issuance of Standard
_ "..:_ -15_~__. --
-
- -~_.-
. .
5t:> c( 15
"
NO. CONDITION TEXT RESPON. \VHEN SOURCE
AGENCY REQ'D
Prior to:
comply with all Alameda County Flood Control and PW Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
9.4 Design Standards. If Zone 7 will assume ownership and Zone 7, Issuance of Zone 7
maintenance responsibility of the creek., the developer PW Building letters
shall conform to Zone 7 Design Guidelines, including Permits dated
conditions #1.3,5.6,7,9.10,11,12,15,] 6, and 18 from the 12/]2/97
"Guidelines For Design and Construction of Channel and
Improvements (September ]997), unless modifications 1/30/98
are agreed to by Zone 7 representatives.
9_5 Bank stabilization. Due to the proximity of the channel Zone 7. Issuance of Zone 7
bend to the access road and the high creek velocity. some PW Building letters
stabilization to soils outside the creek bank is Permits dated
recommended (see sketch from ]/30/98 letter). The 12/12/97
stabilization measures which are necessary shall be and
determined by the Hydraulic Analysis required by 1/30/98
Condition #7.5 and the Soils Stability Analysis required
by Condition #7.9.
10. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
] 0.1 DSRSD Conditions. All in-tract potable and recycled DSR DSRSD
water and wastewater pipelines and facilities shall be 3/17/98
constructed by the Applicant/Developer in accordance
with all DSRSD master plans, standards, specifications
and requirements. Applicant/Developer shall comply
with all conditions ofthe DSRSD (letter dated March 17,
1998 including:
] 0.2 I General Conditions .. ----- -=-=~. -_..~::
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building 3/17/98
"Standard Procedures, Specifications and Drawings for Design Permits
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 capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building 3/17/98
development project's demand. Layout and sizing of mains shall Perm its
be in conformance with DSRSD utility master planning.
e
e
.-
.--e-
- .
-.-
_ _ _n _ _
""d: _ _.:___.
-- ] 6--- -~.
.
"
.
.
~ _on _ _.0_ _
NO.
CONDITION TEXT
RESPON.
AGENCY
c.
Sewers shall be designed to operate by gravity flow 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
ApplicantlDeveloper for any project that requires a pumping
station.
Domestic and fire protection waterline systems for residential
tracts or commercial developments shall be designed to be looped
or interconnected to avoid dead-end sections in accordance with
requirements of the DSRSD Standard Specifications and sound
engineering practices.
DSRSD policy requires public water and sewer lines to be located
in public streets rather than in off-street locations to the fullest
extent possible. If 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 replacement.
The locations and widths of all proposed easement dedications for
water and sewer lines shall be submitted to and approved by
DSRSD.
All easement dedications for DSRSD facilities shall be by -
separate instrument irrevocably offetclHo DSRSD or by offer of
dedication on the final Map.
I The Final Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
All utility connection fees, plan checking fees, inspection fees,
permit fees, and fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
All improvement plans for DSRSD facilities shall be signed by
the District Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer indicating
approval of the sanitary sewer or water facilities sho-wn. Prior to
appwyal by the District Engi~eer,. Applicantlpeveloper shall pay
~ all required DSRSD fees, and provide an -engineer's -estimate of
construction costs for the sewer and water systems, a performance
_ " bond, a ~ne-ye;rr ma5~t~na!1~e bo~d., and a comprehensive g.eneral
-liability insurance pdicy in :the amountS~and forms that are - --:-
-. - ..?-c~eptable-to DSRSD. ApplicantIDevelopershaJI allow aJ_least
15 working days for final improvement drawing review by
DSRSDbefor.e sigiiattire by the District EngIneer.
d.
e.
f.
(J
"'.
I h.
1.
J.
-- --- -..- .._--~- :...:..
_=_-.17--
WHEN
REQ'D
Prior to:
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Issuance of
Grading
Permit
Approval of
Final Map
Approval of
Final Map
Issuance of
Building
Permits
Issuance of
Building
Permits
s/ ~15
SOURCE
118
MM
Matrix
DSRSD
3/17/98
DSRSD
3/17/98
DSRSD
3/17/98
DSRSD
3/17/98
DSRSD
3/17/fJ'fP
DSRSD
3/17/98
DSRSD
3/17/98
DSRSD
3/17/98
NO.
'....~
COI\lJ)ITION TEXT
RESPON. j WHEN
AGENCY REQ'D
Prior to:
Issuance of
Building
Permits and
all DSRSD
No sewer line or water line construction shall be permitted unless
the proper utility construction permit has been issued by DSRSD.
A construction permit will only be issued after all ofthe DSRSD
conditions herein have been satisfied.
k.
L
n.
DSR, PW
requirements
On-going
Issuance of
Building
Permits
Approval of
Improvement
Plans
.._~ - -~- --- .---- --- -- -
-:--=~-=- -_=--. __ _ . .: l8--_-=~.:-' . ~.=-:- :-' ~- :~ - - - .: ~~ -- - ---- -
The Applicant/Developer shall hold DSRSD, its Board of
Directors, commissions, employees, and agents of DSRSD
harmless and indemnify the same from any litigation, claims, or
fines resulting from completion of the project.
m. The project lies within the area annexed to the District in 1995 as
DSRSD Annexation 94-1. All properties within this annexation
are subject to District conditions which restrict the availability of
services. No services will be available until after October, 1998.
All parcels which seek service with the District within this area
are also subject to a Condition of Annexation requiring an
Areawide Facility Agreement which regulates the manner and
timing of services by the District.
The project is located within the District Recycled Water Use Completion of DSRSD
Zone #1 (Ord. 276), which calls for installation of recycled water Improvements 3/17/98
irrigation systems to allow for the future use of recycled water for
approved landscape irrigation demands. Recycled water will be
available in the future as described in the DSRSD Eastern Dublin
Facilities Plan Update, June 1997.
10.3 Responsibilities for Subdivider. Applicant/Developer
shall comply with all implementation "responsibilities for
subdivider" as outlined in Tables 9.1 and 9.2 ofthe
"Wastewater Service Matrix ofImplem~tZfibn
Responsibilities" and Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference.
.-ll""".'T'-...OC'C''"A.'T-....'U.lil'.CREr."U'''<l'~'..."TTf:ii~~~.=''':-O-..:H.~~~~~~' .-''i''~'-'~=.
, ..",:-~mw~i .!I:;.n::"~;:.).~'.. _. ,......::._. ~~~:?;:::~~.o.I..~*-_-
11.1 Ownership & Maintenance. The open space areas west PW, Zone Approval of Standard
of the creekside road shall be offered for dedication to 7 Final Map
Zone 7 of the ACFCWCD. If Zone 7 does not accept
ownership of the entire open space and creek area, the
remainder shall be dedicated to the Homeowners
Association (HOA) for this project. The BOA-shall be
responsible for maintenance and flood conn-ol of all areas
not owned or maintained by Zone 7, :a:s further described.
in Condition 17.1 of this Resolution. Easements for
access and maintenance may be required to be dedicated"
as determined by tpe City of Dublin Public W~rks -- -" .-
Director~ The City shaJ!not -be responsible for any flood, - ---- -. - - -- -. - - -- .-;:...- - - - ---- -
- - landscape, 'hillside/geotechnical, or other riuiintenance -of' --
_ 0_.. _any copeI?_.s~~ce..~~~ ,~n ~i_s, project . Th~ LUDP l;:xhibit __ -"_ _ _ . ----- -~
5; ~ 15
I SOURCE
DSRSD
3/17/98
DSRSD
3/17/98
DSRSD
3/17/98
.
Standard
....;.~~
...
- -
labeled "Open Space Ownership and Maintenance
Responsibilities" dated February, 1997, shall be modified
to reflect the appropriate ownership & maintenance ofthe
creek area.
11.2 Trail improvements. The regional trail required by
Condition 5.1 above shall be constructed to the East Bay
Regional Parks District and Zone 7 Standards, including a
10' wide paved trail with one 3' gravel shoulder and one
2' gravel shoulder, fencing, boIlards, and/or gates for
unauthorized vehicle control. Modifications to reduce the
trail width may be considered by the City if necessary to
preserve mature Oak trees on site. Safe road crossings
from the future development to the trail shall be provided
all appropriate intersections. This all weather surface
shall be provided and maintained on a continuous basis
for vehicular access to the open space and trail system, to
the satisfaction of the Fire Chief, Public Works Director,
Community Development Director, and Zone 7.
11.3 Trails/Access. The regional trail, pedestrian pathways,
access roads, bicycle lanes and access points shall be
provided as illustrated in the LUDP, Site Plan, Vesting
Tentative Map and Trails Plan approved with this project.
11.4 Design details of trail, pedestrian pathways, access roads,
bicycle lanes and access points are subject to the review
and approval of City police, Fire, Parks & Community
Services, Planning, and Public Works Deparnnents, and
Zone 7. .- ~.=.:'"
11.5 Trail construction shall be coordinated with any restoration
work required under the Stream Corridor Restoration Program.
Developer-provided bond or other financial security mechanism
may be required.
11.6 Stream Restoration. This project is subject to the
Eastern Dublin Comprehensive Stream Restoration
Program. A Stream Restoration Program shall be
submitted for approval by the Community Development
Department prior to approval of Final Map, as reflected in
the project submittal materials dated October 17, 1997.
~ Creek restoration work (e.g.: removal of exotic plantings, "
supplemental native plants, etc.) shall be determined prior
to approval of the Stream Restoration program by a .
biologist hired by the City. Restoration work shall be
completed according to the timeframe contained in the
Restoration Program.- _ ~ - _ .n
1 1.7 ~Landscape plantings. Establishment and Maintenance ofPW, PL
required and/or optional landscap~ planrings shall be the -- -
responsibility ofthe d~veloper. A bond 9r o:fu~r . .
.' -" a.ssura.nce~may be-req"uired to ensure sUr\'ivarofplantings~-" -
. J . r
.
NO.
CONDITION TEA!
, ,
.
.
- -.... ~- --_.~ -~ .
19--.~
.__n. ~u._____""r
-- -. -.- ---- - ..- ~,...............-_.-
- -
.- ---~
-.
~~--~- ......---~-_..,
RESPON.
AGENCY
PW, PL,
PO, F, P,
Zone 7
PW, PL,
PO, F, P,
Zone 7
PW, PL,
PO, F, P,
Zone 7
PW, PL,
PO, F, p,
Zone 7
PW, PL
WHEN
REQ'D
Prior to:
Completion of
Improvements
Completion of
Improvements
Approval of
improvement
plans.
Approval of
improvement
plans.
Approval of
Improvement
Plans
Approval of
lmprovem ent
Plans
53
,--J;} i- ?
''/)
SOURCE
EBRPD
letter dated
3/5/98
COA, MM
Standard
.~"~:'-
Standard
41,200,
201,110
MM
Matrix
41,100,
201,110'
MM
Matrix
NO.
CONDITION TEXT
I ].8 Modifications. Any proposed modifications or
alterations to Tassajara Creek shall be approved by the
City of Dublin and any required permitting agencies, and
shall be consistent with the policies of Eastern Dublin
Specific Plan and ErR, the Eastern Dublin Comprehensive
Stream Restoration Program, and the Master Drainage
Plan. If any flood control improvements are required,
they shall be completed prior to occupancy of the homes.
~12.r,'~~,E~O~~~~~
12.] Stationary Source Emissions. Applicant/Developer
shall ensure that stationary source emissions associated
with project development are minimized. The
requirements of Mitigation Measure 3.11/12.0 of the
Eastern Dublin ErR shall be accomplished by the
following requirements:
A. The houses shall be designed to meet or exceed the
requirements of Title 24 of the 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-"aiandfill 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.
] 2.2 Rodenticides and Herbicides. The use of rodenticides
and herbicides within the project area shall be performed
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.
12.3 'r Kit Foxes....Sho!lId any.Kit foxes be dis.covere9.on the---
. '.' .'. . site' ei~er duririg the Preco~struction Survey or .d~ring .
--- -. project ccmstrUction,the Applicant/Diveloper:shall be --=--
'._....~ ~~~~!:!i?~e fo~_c~~~Il!~~;~i~. a~~.F_ox ~:o_t~ctio~,~I~:_
- ~ --.
_.~- -.-::.... - ... --
~ ~.. ._ _ ~ _.J~
. ,
-~ - --~-..~-:-~----:-.- -- --.--~-
.. . , .
20--:---:-.--
- ~--------- - - - .
.. -.
RESPON.
AGENCY
PW, PL
PL
PL
PL, PW _._:
WHEN
REQ'D
Prior to:
Approval of
Improvement
Plans
..~. ~~
Issuance of
Grading
Permit
Issuance of
Grading
Permit
lssuance of ,:
Gradino-.
_ ~ ;::t...:....:. ~
Permit ..- -..
~, L ~
5d ~ 15
7 :/ .
SOURCE
4],200,
20],2]0
MM
Matrix
. ...._~~~~
269,278
MM
Matrix
.
--:.~:.
22]
MM
Matrix
219
MM'
MatrDt -.
.'
12.4 Archaeology - Should any prehistoric or historic artifacts PL, PW, B
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 significance of the find and suggest
appropriate mitigation measures, if deemed necessary,
prior to resuming ground breaking construction activities.
Standardized procedures for evaluating accidental finds
and discovery of human remains shall be followed as
prescribed in Sections 15064.5 and 15126.4 of the
California Environmental Quality Act Guidelines.
12.5 Preconstruction Survey. Applicant/Developer shall
comply with all Eastern Dublin Specific Plan ErR
mitigation measures for mitigating potentially significant
plant and animal species impacts. Within 60 days prior to
any habitat modification, Applicant/Developer shall
submit a preconstruction survey, prepared by a biologist
(to be approved and hired by the City prior to
commencement of the survey.) Said survey shall examine
whether any sensitive species exist on or adjacent to the
site and" if any exist, shall include recommended
protection plans, including any modifications to site
design, for those sensitive species that may be discovered
as a result of the survey. Applicant/Devdorer shall be
responsible for the cost of the survey and staffreview of
the survey. The significance of any discoveries and
adequacy of recommended protection measures shall be
subject to the discretion of the Director of Community
Development. Any updated surveys and/or studies that
may be completed subsequently shall be submitted to the
Department of Community Development.
13~ NOISE_~J~$,n~.N.";;S)\:F'E.:tY~~,$_mUCl1Q1-lMQ~-QWG~~~~~i;~ii..~~~~~':;~~:-
13.1 Firearms Ranges. The Alameda County Sheriffs PL, PW, Issuance of 288
firearms ranges will be relocated or reconstrUcted for PO Building MM
appropriate sound and safety mitigation._ Said relocation Permits Matrix
__ or reconstr~ction is anticipated to be accomplished by
Alameda County. If not competed prior to issuance of
building permits for this project, the ApplicantlDeveloper
shall construct fencing around the western perimeter of
the project si!e from th_e ~est ~ide ot~::: cTf~ek .?and. - !he_
_ ~ _ fencing design shall be - ~ubj_~ct to the approval of the - - -
_.._ Com_m.u?~ty Deve!opmentDlreetor, Police Deparonent,
and Public-Works Departmen1- In addition, Disclosures
e
COl\'DITION TEXT
NO.
..
e
e-
-=::-:~_~ ~~~.~. _ ........ _~...r .:-~--
..
_......_.~ -,---
--. - - - ~.
- ..
_~_:: -~_:'":__-__=_-= :;- :...::.:...__.::c-,---,-----:~---=-=-~~----=- .~!___.
- ._-~._.
55 ~ 95
RESPON.
.AGENCY
WHEN
REQ'D
Prior to:
Final
Inspection of
Grading
SOURCE
PW
Standard
and 251 -
253 MM
Matrix
PW, PL
Issuance of
Grading
Permit
217
MM
Matrix
~'..~....::
.
- -~---- -.- ~ -- ,
NO.
C01\'DITION TEXT
RESPON.
AGENCY
"THEN
REQ'D
Prior to:
.. ... ~
].. ..,
-'-
shall be provided to all home purchasers and signs shalI
be posted notifying future residents and the public of the
proximity of the firing ranges and training facilities.
SoundwaIls. Sound attenuation barriers shalI be
constructed along Tassajara Road as recommended in the
Noise Study prepared by Charles Salter Associates, dated
October ]3, ]997. The noise barrier shall be a
combination of earthberms and soundwalls, to minimize
the height of the wall. Breaks in the wall may be allowed
as indicated in supplemental letter from Charles Salter
Associates dated January 3, ]998.
Construction Noise Management Program/Construction PL and/or
Impact Reduction Plan. ApplicantJDeveloper shall conform to PW
the following Construction Noise Management
Program/Construction Impact Reduction Plan. Construction
shall be conducted so as to minimize the impacts of the
construction on the existing community and on the occupants of
the new homes as they are completed.
Construction Noise Management Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction impacts:
13.3
Issuance of
Grading
Permit
13.4
I. Off-site truck traffic shalI be routed as directly as practical to and from the freeway (1-580) to
the job site. Primary route shaH be from 1-580 along Tassajara Road. An Oversized Load
Permit shall be obtained from the City prior to hauling of any 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 ifwind speeds exceed 15 miles per hour. Watering
should include all excavated and graded are'!~dllJd material to be transponed off-site. Use
recycled or other non-potable water resOW:Ces where feasible.
3. Construction equipment shall not be left idling while not in use.
4. All construction equipment shall be fitted with noise muffling devises.
5. Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a
daily basis.
- ---
7. Excavation haul trucks shall use tarpaulins or other effective covers.'
-. 8.. PTion-o the' start"of cc)nsUl1ctlon i-fence -ShalJ b~"c6ns~6t~d~~fong ias5aj~ 'Creek to assure _.
that the creek wildlife habitat is not disturbed.
9. Upon completi(!D of construction, measures shall be taken t9 reduce wind erosi9n. Repl~ting_
" and repaving shoulB be completed as soon as possible.", _,~ -, - --_ - - - .'., __ ---
-~ --~._--- - ..- ---
] O. Houses will be~~oristrllcteciin phases such that most of the constrUctlon- traffic- canlie-roiited --- -:'..,_
_._ into the subdiv:ision without traveling in front of existing homes that are occupied. __ --
- 22
- - --
---~ ~._~ .. ---~. -----~~--_.-
- -
.____ _ ~~__~ ~. ~__ __ __~.~.. _~~_ ~_.._ . r ~__ ___
5b
~ 95
i/
SOURCE
MM&
Noise
Study
] 0/13/97
263,264,
269,270
MM Matrix
Issuance of
Grading
Permit
.
--.,~"::
:.--
.
....!
.
__.n --
-- .-
-~------
NO.
13.5
13.6
CO!\1J)ITION TEXT
RESPON.
AGENCY
WHEN
REQ'D
Prior to:
11. Construction of the Tassajara Road widening will be perfonned such that a minimum of
disruption of traffic flow will occur.
12. After grading is completed, fugitive dust on exposed soil surfaces shall be conn-oiled using the
following methods:
A. lnactive portions of the construction site should be seeded and watered until grass growth
is evident.
B. Require that all portions of the site be sufficiently watered to prevent excessive amounts
of dust.
C. On~site vehicle speed shall be limited to 15 mph.
D. Use of pen-oleum-based palliatives shall meet the road oil requirements of the Air
Quality District. Non-petroleum based tackifiers may be required by the Director of
Public Works.
E. The Department of Public Works shall handle all dust complaints. The Director of
Public Works 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 Director of Public Works.
13. Construction interference with regional non-project traffic shall be minimized by:
A. Scheduling receipt of construction materials to non-peak travel periods.
B. Routing construction traffic through areas of least impact sensitivity.
C. Limiting lane closures and detours to off-peak travel periods.
D. Providing ride-share incentives for contractor and subcontractor personnel.
,';'. ............--.~~
]4. Emissions conn-ol of on-site equipment shall be minimized through a routine mandatory
pro2:ram of low-emissions tune-ups.
Dust Control/Cleanup. ApplicantlDeveloper shall
ensure that areas undergoing grading and all other
constrUction activity are watered or other dust control
measures are used to prevent dust problems as conditions
warrant or as directed by the Director of Public Works.
Further, ApplicantlDeveloper shall keep adjoining public
streets and driveways free and clean of project dirt, mud,
materials and debris, and clean-up shall be made during
the construction period as determined by the Director of
Public Works.
Hours of operation. Construction and grading
operations shall be limited to weekdays, Monday through
Friday, and non-City holidays, between the hours of7:30
a.m.. and 5:00y.m_-The Director ~fPublj~_Work5.may ~
approv~yvork on:?,,!!U~ay an_d houTf,-~e~ond the_above - __-- -~~--
mentIoned days and hours with the underStaridingthat the- .. ..- ~-.
d~~~l~pe~.is!espons~ble for the adcI.~tional cost ofthe
PW
On-going
PL
On-going
- ~ - _~ ._ - ____- _.. ..u _._ ~ -~
------:.-23.., :-- ~- -
-
-~~~~ . ~ ~---_.
51 tf 1S
SOURCE
-~-~-;'
267
MM
Matrix
PW
Standard
NO.
CONDITION TEXT
RESPON.
AGENCY
'WHEN
REQ'D
Prior to:
:?1 ~ l5
SOURCE
Public Works inspectors' overtime.
fl,4~J1~C2m:~.~tlI~~~~1l j~~'~!: ~_~l;~
14. I Soundwall. A sound attenuation wall shall be provided
along Tassajara Road (see also Conditions for "Noise
Attenuation" above). A detailed plan for the sound
attenuation wall shall be submitted with the improvement
plans for the first phase of development. The design,
height, and precise location of the berms/walls shall be
subject to approval of the Community Development
Director and Public Works Director.
14.1 Tassajara Road Perimeter Walls. The masonry
soundwall along Tassajara. Road shall be designed
consistent with the LUDP plans, and the additional
wrought iron openings and rock columns as discussed
below in the Site Development Review Conditions.
Landscaping along this wall shall be substantially
consistent with the Landscape plans prepared by Isaacson,
Wood and Associates, dated February 1998. Landscape
setbacks shall be provided, to comply with the Tassajara
Roadway design and Right-of-way requirements of the
Eastern Dublin Specific Plan. Any proposed waiver of
the R.O. W. requirements shall be subject to the review
and approval of the Community Development Director
and Public Works Director.
]4.3 Northern Perimeter WaU/Fence. The Perimeter
Wall/Fence along the northern property line shall be a
solid wood painted fence or wall,-unless-a. deVelopment
plan application has been filed with the City for the
property to the north prior to construction of such fence.
If an application has been filed with the City for the
property to the north showing residential units along this
property line, the perimeter fence for this project may be a
wooden, good-neighbor fence. In either case, the design,
height, and precise location of the fence/wall shall be
subject to approval of the Associate Planner.
14.4 Temporary Fencing at Top of Bank. Temporary
fencing shall be installed along the eastern property line,
adjacent to Tassajara Creek, effectively separating the site
from Tassajara -Creek. Said fencing is to remain in place
~. - throughout tbe constniction -proc'ess'- - - , ,.
14.5 Stream Corridor fencing. Design details regarding the
fencing required by Zone 7 and EBRPD in the Stream .
C<?I1:'ldor shallbe subject 10 ihe-approva(of the Director of -
__ ... - - Corrimii:i1~~ Deve~o~ment 8.?d s~all ~e ie501~ed prior.!~ _.~' -~~-
- - approval of the Improvement Plans.
PW,PL
PW, PL
PW, PL
PL, PW, B
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Issuance of
Grading
Permit
Approval of
Impr~vement
. Plans _=~: <-
COA
PW letter
dated
3/19/98
and COA
.
PW letter
dated
3/]~:;
and COA
..
. -~
:l:'t~~GM'lN;G:~.:.~~~~~~~:"~~~:':';~~1,~'t~""t'~~;;"~~~~~';!;~~ -- --- ---
-- - -
~- - ............, -- ~~~ -----
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-
--.- - ,~.~ ~ .
. 24..=--, ~-:__-,-=-:..__.
~___._r..~~_.._ -- ~~~- - ._--~.. --- - ~----
.
. ... ~
.
.:-~
51 ~ 75
I NO. CONDITION TEXT r RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
]5.1 Landscaping Improvements. Applicant/Developer shall PL,PW Completion of PW
install landscaping in lots D, E, W, U, V and within the Improvements 3119/98
public and private street in accordance with the Improveme
Preliminary Landscape Plan completed by Isaacson, nts
Wood and Associates, dated February 1998, and to the
satisfaction of the Community Development Director and
the Director of Public Works. AIl common landscape
areas are to be maintained by the Homeowners
Association in accordance with the Exhibit entitled "Open
Space Ownership And Maintenance Responsibilities,"
completed by MacKay and Somps dated February 1998.
15.2 Landscaping Maintenance. Applicant/Developer shall PL,PW Completion of Standard
maintain landscaping for not less than 90 days after City- Improvements
approved installation. This maintenance shall include
weeding and the application of pre-emergent chemicals.
]5.3 Landscape Strip. ApplicantlDeveloper shall design and PW Occupancy COA
professionally landscape an irrigated landscape strip of Adjacent
between the regional trail and the back of curb, subject to Buildings
the review of the Director of Community Development
and Public Works Director. The landscaping should
incorporate some native plantings to facilitate a
transitional landscape area between the urban
development and the creek area.
15.4 Root barriers. Root barriers shall be installed PW Occupancy Standard
surrounding each tree or along the sidewalk and back of of Adjacent
curb on each side of the street. These landscaped areas Building
shall be subject to the City's Water EffJciefif"Landscape .-'.~~
Regulations.
15.5 Oak Tree Protection. Prior to any grading, the PL,PW Prior to PW
Developer shall protect each oak tree that is to be starting 3/19/98
preserved, as shown on the Vesting Tentative Map. gradinglimpr
Protective temporary fencing, as well as the overnents
recommendations included in the arborist's report -
submitted with the project proposal (Ralph Osterling
Consultants. Inc., January 22. 1998) shall be utilized.
This includes monitoring of Oak Protection in the field
during construction/grading at the developer's expense by
a City-approved certified arboristlbotanistlhorticulturist.
Additional protective measures shall be utilized where
roadways or improvements encroach into the dripline; - -
and/or as determined by City's consultant during
conStrUction. These protective measures shall be
- - _"indicated -on the grading aild impro\'ement plans,. and the
-. _.~ ~ -
- - grading/fill sh5'~ ~~_Q1e ~en~tiv,~~B:p fo(tlJ.e I:egional
-- trail may need ~o be mod!fied tOTeflect the p~otectrve - -. -
. .-_... ----.- ~ -- -.
me.asures, subject to the approval ofthe Community
."-_........... ~. -~-_..
. _ _ r ~ ..- --. - ~ -. .. ----
u 25
---~-- --~ ~~- ~~--
- -.
. - - ,..
- --~---- ~.~--_.- ----- -..,..-
-
--
Development & Public Works Directors. ,- .",
~l.@PDP.J.:!~~~~~~~:~~;-~~:~~
] 6.] Plot Plan. A plot plan for each single family residential PL Issuance of Standard
lot shall be submitted and approved by the Director of Building COA
Community Development before approval of building Permits
permits for the respective lot. Said plot plan shall include
pad elevations, unit number and type, dwelling unit
outline, air conditioning units, setbacks. lot drainage, and
street utility locations.
16.2 Plotting Plans - Plotting Plans for each phase of the
project shall be submitted by the Applicant/Developer to
the Department of Community Development for approval
by the Director of Community Development prior to
submitting for building permits in each respective phase.
] 63 Phased Occupancy Plan. All physical improvements within
each phase shall be completed prior to occupancy of units
within that phase except for items specifically excluded in an
approved Phased Occupancy Plan, or minor hand work items,
approved by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the Director of
Community Development for review and approval a minimum
of 45 days prior to the request for occupancy of any unit
covered by said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all lots in each phase,
and shall substantially conform to the intent and purpose of the
subdivision approval. No individual unit shall be occupied until
the adjoining area is finished, safe, accessible, provided with all
reasonably expected services and amenities,-and:=separated from
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 for the value of the deferred landscaping and
associated improvements.
~l;Jii!ji~G~I1J~~Q~;ASSQ~1J!Q~~~~al~~~~~~~~.&:ti-$"'~~~~
] 7.1 Covenants, Conditions and Restrictions (CC&Rs). PL Recording of ] 7
The Developer shall submit the projectlhomeowners Final Map MM
association CC&Rs for review and approval by the Matrix
Director of Public Works and the Director of Community
Development prior to approval of the Final Subdivision Map,
and shall be fmalized to the satisfaction of the City Community
Developme!}t Direqor&Director of Public Works prior to
recordation of the Final Map_ The -CC&Rs shall address
maintenance of private streets, open space, including fire buffer
zones; stream corridor (for both slope maintenance and flood
- _. ~ =_ __ ocon1!Ql); community ana neighborhood entries; ~andscaping'-~~- u 0
parkway are~, monumen~on,-lighting,signage, walls, and___ = . ,___", __
-: __._____ _ ~_-_ - - fences, street trees, street signs, walks, ancfStreed'iimiture: The ---
- -- DeClaration_ will specify that, as_it pertains. to the maintenance of ,-
~-_.:- .'-- -.:..:. ~~ _-:--:- -the site improvements described by the~Developrnent.. . - -- - -. ~
NO.
CONDITION TEXT
0, ,
- .
~.~ -- -- .- - ~_.
-:-16. ~.-
'/: ~ .
60 ~ /5
RESPON.
AGENCY
WHEN
REQ'D
Prior to:
SOURCE
PL
Issuance of
Building
Penn its
Standard
COA
PL,B
Prior to
Occupancy for
any affected
unit.
Standard
COA
.
-- "'<?"T.J= '
-.uu
-- '---'
o.
- ~ -. ---~ ~ -
6/ ~ 75
.
COI\'DITION TEXT
RESPON.
AGENCY
WHEN
REQ'D
Prior to:
NO.
. ...~-
Agreement, it cannot be amended without the consent of the
City. The CC&R.s shall ensure that:
a. A Homeowners Association is established for all parcels in this development,
complete with Bylaws, that will monitor and provide oversight to the ownership
and maintenance of landscape, creek and common areas as described above and
elsewhere in these Conditions relating to project improvements and obligations.
In the event that any area falls into a state of disrepair, the City will have the right
but not the obligation to take corrective measures and bill the appropriate
homeowner andlor the homeowners association for the cost of such repair and
corrective maintenance work plus City overhead. These requirements shall be
included in the project Conditions, Covenants and Restrictions documents
(CC&Rs).
There is adequate provision for the maintenance, in good repair and on a regular
basis, of all commonly owned facilities, property and landscaping, including but
not limited to open space areas, lighting, creek and slope maintenance and flood
control, recreation facilities, landscape and irrigation facilities, fencing, and
drainage and erosion control improvements.
The parking of recreational vehicles between a building and a public street and
along a public street shall not occur. Recreational Vehicles are defined as a
motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper
where the living area overhangs the cab, camping trailer, or tent trailer, with or
without motive power.
The landscaping and irrigation on individual parcels developed with a single-
family unit shall be maintained and kept in good order by the resident and/or
owner of each residence.
Waiver of rigbt-to protest. Applicant/Developer waives PL, ADM
any right to protest the inclusion ofthe-propeity or any
portion of it in a Landscape and Lighting Assessment
District or similar assessment district, and further waives
any right to protest the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the possible
formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Anomey prior to final inspection.
b.
c.
.
d.
17.1
Finaling
Building
Permits
SOURCE
17
MM-:~~
Matrix
.
18.1 Disclosure. Applicant/Developer shall disclose, to all
prospective buyers, the proximity to the County Sheriff
. .__ ti'ainingfacilitlesuaild associated noise from the'bomb -
_detonation facility.,_ firlngranges, emergency vehicle
training, etc. _n_ _~. _ - -
1182.1 Disclosure.- All residents shall be notified at the time I
PL
_1.8:::;DlSqLQSIJRESU~~~$;?:-,~-;:~~~~~~,!-:?;,:~~'~~~~'~:jf!,;:,,~?:~E~~::S;~~'~;:::2~~~?;Z~~~gt}B'Fr~;,;;?5:z,-,:'1:::.:
. - _...._ _~ ~. - __ ,_ _0'
._~-~--~-~. ..--_..~.-
__ - n_ ~.
27
. -- -- .~--- -. - -~-- ---~
- -- .'
_ ___ u_ _ _ -- -- ..- --, --. .----
-~~~ - - ~~, - ~.-
of sale of lots within the project that left-turn
movements at this location will be eliminated in the future
at the discretion of the City.
] 8.3 Disclosure. All residents shall be notified of the
restrictions for parking on streets within the subdivision.
No Parking areas, as established with the improvement
plans, towing, and other traffic safety regulations shall be
described. Additional parking restrictions (e.g.: red curb
areas) may be applied in the future if traffic safety or
circulation problems arise.
] 8.4 Disclosure. At the time of sale of lots within the
project, all residents shall be notified of the special
standards for this development regarding yard setbacks
for accessory structures.
] 8.S Acknowledgment. ApplicantlDeveloper shall obtain a
written acknowledgment (secured from the individual
property owner) acknowledging the continuance of
construction activity within the unoccupied phases of the
project. The written acknowledgment shall include a
statement that the property owner has reviewed and
understands the phasing plan and the associated
Conditions of Approval. Said acknowledgment is subject
to City Attorney review and approval.
ApplicantlDeveloper shall keep a copy of said written
acknowledgment on file and shall submit the original
signed acknowledgment to the Department of Community
Development within three (3) days'uporrrequest of the
Director of Community Development If
ApplicantlDeveloper fails to comply, the Director of
Community Development may require the submittal of
the written acknowledgment prior to release of occupancy
of any future units and/or future phases.
d.ff.;~~~L~9J!~~~~~~~;;~;~~~~~~!td~~)~'!2.'
] 9.1 School Mitigation Agreement. A copy of the required PL Approval of 13
school facilities mitigation agreement between the Final Map MM
property owner/developer and the Dublin Unified School Matrix
District for provision of School capacity for the residents
of this project (pursuant to the Eastern Dublin Specific
Plan/EIR) shall be retained by the City of Dublin
Community Development Deparnnent - .. .
19.2 Parkland Dedication - The developer shall be required to PL
pay a Public Facilities Fee in the amounts and at the times
-=-c - _set forth in. City_of Dublin Resolution NQ-,_~~-96, adopted_:_ __ _
-:- by ~e. qty_C~un_cil on_Marcb26,)996, orlntlie amounts _- __ :-_-~.- .
.and at the times setforth in anpesolutioh revlsin=g the--:;- ~ ~ ~ _ _.._ .__ _ _ ,-
amount of the -Pu~lic Facilities Fee.. No credit against the -- _. --.
NO.
CONDITION TEXT
, .. ~
- - ~.~- - -_.~~ ~- _.~ ,- --~~~-~ ':"
- ~ ~--'.'- --~--~---~-,._--- --~-.................- -.-
_-.... . -. ___ __ .__:t. _ __ __ _
.. "_ ._r_~~______-:--_~~..............-~_____~.....
:.. --:-~:~-~ --- - -~ _~- 78~_'=-- .-c- --
. .-.,- -
- -----~. -~-~- -------~ ~
RESPON.
AGENCY
WHEN
REQ'D
Prior to:
unit within a
phase
Sale of any
unit within a
phase
Sale of any
unit within a
phase
PL, ADM,
B
Sale of any
unit within a
phase
Addressed in
Development
Agreement
... .._-;,_::..:....-...:~ -_..~:--:::_&__.~= .-'
" - 5
b ~ c:j/ 1
SOURCE
.
3/19/98
COA
PW
3/19/98
Standard
.
--.--~:;
13
MM
MatrixlPar -
--
ks letter
dated -- -.
2/26/98
-.
- -
--~ -..-.--.-
.
.
.
- ~:.;~~...-_.:
t53 ~ 95
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
dedication requirement shall be given for open space I
within this project.
193 Fees. The applicant shall pay all City of Dublin fees, ADM, PL, Varies Standard
including processing fees and development impact fees, at B
the times specified in the applicable fee ordinance or
resolution which are in effect at such times. Development
impact fees include but are not limited to the Eastern
Dublin Traffic Impact Fee, the Freeway Interchange Fee,
the Public Facilities Fee, the Noise Mitigation Fee, the
Fire Impact Fee, the Inclusionary Zoning/Affordable
Housing Fee, and the contemplated fee for regional traffic
improvements. Processing fees include but are not
limited to fees for adoption and implementation of the
Eastern Dublin Specific Plan.
19.4 Development Agreement. Approval of this Vesting PL Final Map Standard
Tentative Map is subject to ApplicantlDeveloper securing
approval from the City Council of the proposed
Development Agreement as required by the Eastern
Dublin Specific Plan.
SITE DEVELOPMENT REVIEW CONDITIONS
NO.
CONDmON TEXT
RESPON.
AGENCY
SOURCE
..--~:-
WHEN
REQ'D
Prior to:
_G~IC--e:NDLI,~Q~S~~7.~':'=t~~~;f~~~~~~""~~~
1 ApprovaL This Site Development Review approval for PL On-going Standard
the Casterson Property, P A 97-040 establishes the design
concepts and regulations for the project. Development
pursuant to this Site Development Review generally shall
conform to the following plans and documents available
and on file in the Departm ent of Community
Development: Casterson Property Development Plan
dated received April 8, 1998 (Exhibit A-I), including;
Stage 1 and Stage 2 Site Plans; Preliminary Landscaping
.Plan., ~tu-chitectural Plans prepared by the KTGY Group..
for single family homes dated received March 25, 1998,
and other plans, tex"!, and diagrams contained in Exhibit
A-I, stamped approved and on-file with the City of
__ _ ~ pi.lbl~? Department of Communi~ :I~e~doFmen!- (?~me
~_-. _ of~e fc>llowlngJiems require revisibns-asnoted.in other
Conditions her~in). ~~ -- - _.:~.~-= :.-'=-~ ." -- _.:.. -~ -.- .
. -.
~~. -------. .--
- --
..-
-. --.-
_ . ... n _~.
n.___ ____ -_--_~~.-..~ ~~
_ __ -c- --,,-- .-.----:".:-::---~ .'C-~-'- _ -__--::: --- ---:-- ---:-,-~,...-].? ~ ---~ -
-- - -- -- ~ - -- -- ~.- ~~--:;:--""'; -,. ~~. .-- - ~~-.- --- -~~ -~-
__ ___~, ~____~___~_----:-:--_~___~::-~.~"7_-'_ __ _~~.~_;
6f/ ~ {5
NO. CO!\~ITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
....1. Prior to:
2 Standard Conditions. The project shall comply with the PL,B Through Standard
City of Dublin Site Development Review Standard Completion
Conditions.
3 House Numbers List. AppIicantlDeveloper shall submit PL Issuance of COA
a house numbers list corresponding lots shown on the Building
Tentative Map. Said list is subject to approval of the Perm its
Director of Community Development.
4 Term. Approval of the Site Development Review shall PL Approval of Standard
be valid for one year from approval by the Planning Improvement
Commission. If construction has not commenced by that Plans
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 detennination that the Conditions of
Approval remain adequate to assure that the above stated
findings of approval will continue to be met.
(ApplicantlDeveloper must submit a written request for
the extension prior to the expiration date of the Site
Development Review.)
5 Revocation. The SDR will be revocable for cause in PL On-going Municipal .
accordance with Section 8.96.020.1 of the Dublin Zoning Code
Ordinance. Any violation of the tenns or conditions of
this approval shall be subject to citation.
6 Playground. A detailed plan shall be provided for the PL Issuance of COA
"Tot-Lot" playground area to address safety issues and grading pennits
the relationship between the play area and the street, as for grading/Oak
issues; prior to
well as the landscaping, Oak tree'protectiorr;-'and site play area 7_-;~~
grading, subject to approval by the Director of improvements
Community Development. for playground,
safet)' &
landscaping
issues
Air Conditioning Units - Air conditioning units and
ventilation ducts shall be 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 to be
approved by the Building Official and Director of
Community Development.
Automatic Garage Door Openers - Automatic garage
door openers shall be provided for all dwelling units and
shall be of a roll-up type. Garage doors shall not intrude
into the public right-of-way.
~ ~~~l~W1\~;r':5:"~~~~~~~~~~~~;~~~~~~~~~~:-~ ..'
9 .- Interior walls and 'fences=-~h.lJ ~?lls l:l.~ci fe.n~~_~_s}1~I~~_- 'PL_: ".. .. _ - Occ~~ancy -.COA. .-: c. _ _._ ._ .
_. conform to Section ~.72.080 of the Zoning Ordinance -. of Unit - =~---:---: - :---~--:: ..--.:--- -
- -. -.- uri~ess otherwise-requiredby this-Teso"iution: . .-"..~ ::.:""'._ ._.- ___ '.. _ __ _- - .-.._ __-_ <~_'_ _. '_..=:.-. ._
7
B,PL
Occupancy
of Unit
COA
8
B,PL
Occupancy
of Unit
COA
". __ __n._...-.._
. - .-
30 --=-n
. .
- -_.._~- -.- ..~- --- ~--
.
..'!,
.
.-. -
NO.
10
11
12
]4
b~ ~' 75
COJ\"'DITION TEXT
RESPON.
AGENCY
WHEN
REQ'D
Prior to:
SOURCE
COA
.- "?=';:'
Municipal
Code
7_'-:;':'"'/:I::~Oll~~~~~~~;;~:3,'S;~~~r;:;;tl,;l~~~~i~~;:-=~A;0~~g~ftr"'S ~i~~~~: ~~-:;i::Oii:~';:;'.
Construction/installation of common/shared fences for all
side and rear yards shall be the responsibility of
ApplicantlDeveloper. Construction shall consist of solid
wood fences and masonry walls as shown on preliminary
landscape plan.
Perimeter walls and Fences. All perimeter walls and
fences shall comply with the requirements from the
Tentative Map Conditions of approval. Design of the
masonry soundwall along Tassajara Road shall reflect the
design concept approved with the Development Plan with
the following additions: 1) openings in the wall with
wrought-iron fencing shall occur where auto courts are
adjacent to the wall along Tassajara Road; and 2) rock
columns shall be incorporated, to be compatible with the
design approved for Dublin Ranch phase I, and shall be
subject to the approval of the Associate Planner and
Community Development Director.
Wall or Fence Heights. All wall or fence heights shall
be a minimum 6 feet high (except in those locations
where Section 8.72.080 of the Zoning Ordinance requires
lower fence heights and where an 8-foot sound
attenuation wall is required). All walls and fences shall
be designed to ensure clear vision at all street
intersections to the satisfaction ofthe Director of Public
W orks-
Level area on both sides offence. Fencing placed at the PW, PL
top of banks Is lopes shall be provided with a=minimum
one-foot level area on both sides in order to facilitate
maintenance by the property owners.
~~~~~~~~E~~~:~~~~~5i,f~~i:
13 Parking. ApplicantlDeveloper shall provide parking as PL Completion of Standard
required by the provisions approved with the PD Rezone Improvements
Development Plan (Exhibit A-I), dated received April 8,
1998, by the Dublin Department of Community
Development.
Recreational Vehicle Parking. Recreation vehicle
parking shall be prohibited on public streets. Signs shall
be posted to that effect.
PW
Approval of
Improvement
Plans
Standard
Residential Security. The project shall comply with the
City of Dublin Residential Security Requirements and the
Con.ditions of Approval for the Vesting Tentative Map.
.. ~'':I"...;;;o.~V.C'':;I."''DTlo.iG~-=:"i.;~;;~~ ~~'-'"",,1>:' .~.. ,;:;:-;;f~~~,.-~,,'..";J
c:::~.;.:;:.:""i.~~~:.LL"I. ..~....;:#-:.. .. e-..,. .~w?~~>,=,,"'=-" ~""'~-'" ~tl1""""~~ ~Ji:i:f.!::;,..,.$~#"';
} 6 FinaLLandscaping and Irrig~fton_Plan. - PL, PW Issuance of COA
Applicant!Develop~r shall submit a Final Landscaping- -- .. .. Building ~-- ----:-
_..:. and 1rriga-rion-Plan, conforming to the requirements-of Permits
15
PW
Approval of
Improvement
Plans
Issuance of
Grading
Permits
On-going
PL,B
Occupancy
of Units
..- ---_.- -~ ---
- ..
31
NO.
CONDITION TEXT
.. ~.
Section 8.72.030 of the Zoning Ordinance (unless
otherwise modified by Conditions of this Resolution),
stamped and approved by the Director of Public Works
and the Director of Community Development. Alameda
County Fire Department approval is also required where
this project is adjacent to wildfire areas. That plan should
generally conform to the Preliminary Landscape Plans
dated received October] 7, 1997 and February 23, 1998.
Plans must reflect any project design revisions approved
for subsequent Site PlansNesting Tentative Map.
] 7 Final Landscape Plan Review. The plant palette
varieties shall be shall be subject to review and approval
of the Director of Community Development and reviewed
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.
] 8 Landscaping required. All front yards and common
areas shall be landscaped by the initial builder within 30
days of occupancy of each unit, unless prohibited by
seasonal/weather problems. Maintenance of all
landscaping shall be addressed within the subdivision
CC&Rs_ Bonds or other surety may be required to ensure
installation and/or success oflandscaping. [PL]
19 Oak Tree Protection. Prior to any grading, the
Developer shall protect each oak tree tlnrr--iS'1:o be
preserved, as shown on the Vesting Tentative Map (see
condition 15.5 of the Tentative Map approval).
Landscaping in the Open Space areas and in the vicinity
of the existing Oak trees shall be reviewed by the City's
Landscape Architect to address recommended native
plantings and .impacts upon the Oaks, subjec; to approval
of the Director of Community Development. .
20 Revegetation. Graded slopes in the open space and
stream corridor buffer areas shall be revegetated, subject
to the review and approval of the Director of Community
Development. ..
21 Landscape Islands. Additional detail shall be provided
. to illustrate the landscaping and design of raised -.. .... - .
.landscape islands separating the courtyard drives (parcels
T, H, I, K, L, M). These detailed plans shall indicate how
_-- .. ~emergenc:y-v.ehicfe acc~ss i~.pro,,~ded, ~d-shall~be .-c::. .
: _ reviewed .and approved by-the Director of Community -~-"-C
D~veroprri.ent ana Fire Prevention Dep3rtmenL ...: -- --
~---_.:.._. -32-.--.--~_.
RESPON.
AGENCY
PL
PL
PL, PW
PL
PL,F
6? ~. 15
WHEN
REQ'D
Prior to:
Issuance of COA
Building
Penn its
lssuance of COA
Building
Permits
SOURCE
.
.
Prior to PW 3/19/98
staning .-...~;:;
gradinglimpr
ovements
Issuance of COA
Building
Permits
Issuance of COA
Building -
Permits
_.-_.._--.~_...,. .",. -"
--
-- --
-;.--
_ A _ _
__ .__ -."a ~ _~ ._
b r; t{ 15"
SOURCE
WHEN
REQ'D
Prior to:
Issuance of
Building
Pennits
RESPON.
AGENCY
CONDITION TEXT
.
NO.
PW
Standard
PL, PW
Street Trees. Street tree varieties of a minimum 15-
gallon size shall be planted along all street frontages as
shown on the Landscape Plan. Exact tree locations and
varieties shall be reviewed and approved by the Director
of Community Development. Trees planted within, or
adjacent to, sidewalks or curbs shall be submitted to the
Department of Community Development for review and
approval by the Director of Community Development and
the Director of Public Works to detennine the need for
root shields.
Fire-resistant or drought tolerant plant "arieties. Fire- PL, F
resistant or drought tolerant plant varieties shall be
required in the plant palette.
Monument Signs. Design ofmonument signs shall be
approved by the Director of Community Development to
assure compatibility with design elements of the project
and by the Director of Public Works to assure
unobstructed traffic visibility.
Backflow Devises. Backflow devises shall be hidden
from view by means of fencing, enclosures, landscaping
and/or berms.
Standard Plant Material, Irrigation System and
Maintenance Agreement. Applicant/Developer shall
sign and submit a copy of the City of Dublin Standard
Plant Material, Irrigation System and Maintenance
Agreement prior to the occupancy of any units.
Water Efficient Landscape Regulations. --~;.
ApplicantlDeveloper shall ensure that the Final
Landscaping and Irrigation Plan conforms to the City's
Water Efficient Landscape Regulations, including dual
piping to facilitate future recycled water.
}~~-:~i~~~~~~~~~7~~.fz~~~
28 Health, Design and Safety Standards. Priorto final PW, PL Occupancy Standard
approval allowing occupancy of any new home, the of Unit
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. Tne streets providing access to the home shall be
. complete to allow for safe traffic movements to and
from the home.
\ b.- _1_ All traffic striping and control si!!t1ing on streets
_. - . providing access to th;ho;ne sh~l-be i~ r;lace.:'-:~----
\_ Co- _ \ AlJ.street name sl~s on streets proyidil1g acc::e~s"tc?
the homes shall be In place: - - - - -
.. ~.
22
COA
Issuance of
Building
Permits
23
COA
Completion of
Improvements
PL, PW
24
Standard
Issuance of
Grading
Permits
Occupancy
of Any Unit
PL
.,-
~)
.
Standard
PL
26
Starfdar:fl
Approval of
Final
Landscape
Plans
PL,PW,
DSR
27
Standard
Occupancy
'of Dnit
PL
\ St~da~d _ .
\ Standard
\ Occupancy..
of Unit
1 Occupancy_
of Unit
.\~W_'_-
\PL m
..
. - ,- ..--
~ :':. =- .__.~ -, --:-:;.-. =--_..-:::~..::_.......= -.:'---
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-..~ ......,-.- - - ~,~-
----- -' -'-- - -
-_. .:.:..... -. -. -- . ~_. _.
-- - -- ~_.. _.__..~----~
, ..
61 cf 15
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
I d. I All streetlights on streets providing access to the PW Occupancy Standard
homes shall be energized and functioning. of Unit
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard
which may create a hazard shall be required or any of Unit
non-hazardous repairs shall be complete and
bonded for.
f. The homes shall have a back-lighted illuminated PL Occupancy Standard
house number. of Unit
0 The lot shall be finish graded, and final grading B Occupancy Standard
"".
inspection shall have been approved by the Bui]ding of Unit
Department.
h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard
utility boxes shall be set to grade to the approval of of Unit
the Director of Public Works.
I. The homes shall have received all necessary B Occupancy Standard
inspections and have fin a] approval by the Bui]ding of Unit
Department to allow occupancy.
J. All fire hydrants in streets providing access to the F Occupancy Standard
homes shall be operable to City and ACFD of Unit
standards.
k. All streets providing access to the homes shall be PW,F Occupancy Standard .
improved to an adequate width and manner to allow of Unit
for fire engine circulation to the approval of the
Director ofPub]ic Works and ACFD.
I. All front yards of single family dwellings shall be PL Occupancy Standard
landscaped. Common areas of the pr.9j~ct shall be of Unit
landscaped by phase. .""-' ----. '--==- -.~
m. All mailbox units shall be at the back of the PL Occupancy Standard
curb/sidewalk as appropriate. The developer shall of Unit
submit a mailbox design and location plan to
indicate where community 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.
n. Exterior lighting shall be provided for dwelling. PL Occupancy Standard
entrances and shall be of a design and placement 50 of Unit
- - as not to cause glare onto adjoining properties.
-- .-.
- o. Lighting used after daylight hours shall be adequate PL,PO,B Occupancy Standard
to provide for security needs. (photometries and of Unit
lighting plans for the site shall be submitted to the --
-
-- DeRartment of Community Development and :- - ~ -. . .
- - - --.--- - - .-
- - - - - -.- -- -.-.
-
- Dublin_-P.oliceServices for revi~w ~d approva]- .-: - - .. - -, -- ..-" - ,
- ~~ --- --. ~- ~ - ~ .-
-- - por-t?,th-e issuance ofbtiilding permits). _ - -- - - --- -- - - - ~- .
..-- -.- ~- l' . - ."'
.- - - -. - -
- -.-
-- -- ---- -- - -- -
- -- - u - -- n ~ - - .. - . - .. .. ,---- - '.- ~- .-
- ~ -- - - - --
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-
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.
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.
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95"
NO. CONDITION TE>"'T RESPON. WHEN SOURCE
, AGENCY REQ'D
Prior to:
29 GlareIReflective Finisbes - The use of reflective finishes PL Issuance of MM
on building e>..1eriors is prohibited. In order to control the Building
effects of glare within this subdivision, reflective glass Permits
shall not be used on all east-facing windows along
Tassajara Road.
-. ARCHll.t:CTURE~~" ..., .. "1,..
, -.. .. . ..
30 Residential Units shall comply with the architectural
drawings submitted by KTGY dated received March 25,
1998, and shall generally conform to the colors and
materials board dated received April 10, 1998, on file in
the City ofDubIin Department of Community
Development with the revisions/conditions listed below:
a. "Where a stairwell faces another stairwell of the
adjacent unit, the stairwell windows on side
elevations at shall be designed with an off-set for
privacy from the windows of adjacent units.
b. The plot plans for units on lots 94 and 95 shall be
reversed so that the driveways and garages for these
two units are adjacent to each other.
c. The media "pop-out" which appears on the left
elevation of Plan 3 shall be revised to reflect the
architectural details which have been added to the
rear elevation of Plan 4.
d. A 4" wide stucco band (typical of other elevations)
shall be added along the bottom of the 2nd story
overhang on the rear elevation of Plan 4
I MISCELLA.NEODS CONDIDONS. -- .'- ......::-
31 Development Agreement. Approval of this Site PL Recording of Standard
Development Review is subject to ApplicantlDeveloper Development
securing approval from the City Council of the proposed Agreement
Development Agreement as required by the Eastern
Dublin Specific Plan.
.-" Infrastructure Sequencing Program. The Development PW,PL Recording of 19
J_
Agreement shall include an infrastructure sequencing Final Map MM
program and shall be recorded. Matrix
33 Fees _ ApplicantlDeveloper shall be responsible for PW,PL Finaling 31-33,47,
payment of public facilities fees, noise mitigation fees, Building 266
school impact fees, fire impact fees, affordable housing Permits MM
in-lieu fees, specific plan implementation fees, regional Matrix
-. .--~ .. .1iinsportation fees,- and imyothei fees is noted in the
Development Agreement. Unissued building permits
5.1!bsequent to new or revised TIFs shall be subject to
- recalculation and assessment.of the fair share of thellew -
or .revised fees.- ::-..:."-----:-..:- ' . -.
-- .- -- -
- ,. -.
1_34 -__ j Parkland Dedkation- Th~ developer shall be requir~d to 1 PL Addressed in . \13 .
---.:...:....:....__ pay aPubl1c Faclhtles Fee _lD theamo~nts_an(a~ the tImes - Development MM
. - ~ _. ~
- ' .. -
.- - - -, -. - - '.
35 -- ----~ -' .
-~_. -.-.--- - -~- ~--
~ -.. -----.--- --~-
--- . .
-- --~....-----.---~-
~ - -;..........:~ =. -- _.---
_ _ _ __:.. _J". _ _ .
___ ~.__~~._~... __a~__.
~ ... ~,
?o ~ '1 s
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
set forth in City of Dublin Resolution No. 32-96, adopted Agreement- Matrix!
by the City Council on March 26, 1996, or in the amounts Parks
and at the times set forth in any resolution revising the letter
amount of the Public Facilities Fee. No credit against the dated
dedication requirement shall be given for open space 2/26/98
within this project.
35 Compliance With Requirements. ApplicantlDeveloper F, PW, PO, Approval of Standard
shall comply with all applicable requirements of the Zone 7, Improvement
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.
36 Building Permits. To apply for building penn its, B Issuance of Standard
ApplicantlDeveloper shaH submit six (6) sets of Building
construction plans to the Building Department for plan Permits
check. 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. ApplicantlDeveloper will be .
responsible for obtaining the approvals of all participating
non-City agencies prior to issuance of building penn its.
~':~;;:
PASSED, APPROVED AND ADOPTED this 14th day of April, 1998.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director-
-e--
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Vii
95
.'
CITY OF DUBLIN
. -.
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
FOR CASTERSON DEVOPEMENT, VESTING TRACT MAP 6979
The Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the
City's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
ARCHAEOLOGY:
1. ~ 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 (SeA) or the Society of Professional Archaeology (SOP A) has had an
opportunity to evaluate the significance oftbe find and suggest appropriate mitigation measures,
if they are deemed necessary.
BONDS:
2.
Developer shall provide Performance (100%), labor and material (50%) secmities and a cash
manum entation bond 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/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 beinstalleLkas per the approved Improvement Plans and
Speci:fications.
-_..~;
b) Jill required landscaping shall be installed.
c) l\n 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/City Engineer.
d) Photo mylar and AutoClill (or approved equal) 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 f A::?IIlpJeie reco~~luiling lo,cati,;,,: ""d;levaiion of alUield density tests., ""da slllnmary
___--:=.:~_.__ __'-'.,~. of~ap.-~~ld_~~2~~ora1PI:ytep.s.:-..~..~:o::_--,.-.::...'" -'- "':,' ...--,' -, .. .
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_ __ _ . ~~.~ .'_ __ _r-
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ATTAcHM:ENT 'B - 1
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.::..: ::~~=.:;~~ ~~~'-:::~~_-,...7~=--.:~_-_.~---~." ~.-_-_.~~-- - - r.____
-.,-------:-;,,;,.,.-r:-..;.. '-: -- -... -- .-, -.
1J ~('9.5'
- "-t.
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.
4. 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.
5. The labor and materials security is released in accordance with the City's Subdivision Ordinance
and the Subdivision Map Act
DRAINAGE:
6. iilllots shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
7. 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public stonn drain
main lines and 12" minimum diameter RCP shall be used for laterals connectina inlets to main
:>
drain line.
8.
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
1 00 year
~-:.~;
9. -'ill. 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 1 OO-vear storm level
'"
1 o. No buildings or other structures shall be constructed within a stonn drain easement.
11. Developer shall provide "trash racks" where storm lli-ainage improvements intercept natural
d..-ainage channels. iUJ. all-weather maintenance road shall be constructed to the trash racks.
12. lliainage 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%.
. 13. .-n.AJlsubdrains-shall tie into storm drain catch basins or manholes at the downstream end of the
. . _.:. . .... ~<i,~';;_Jhere~~~;~c~,,;,n.o~ ~the.uPPer eD~ o{:'ill ~bo,;~S.~_~. .~~ -~ ...- _c:. .-_~..
_ _ __ ~_ } 4. _~ Stree~ d~sim_ed _Y{ith ~E are~ ~ ~ye a curb inlet at the low spot and "CWo additional inlets - -
_ _ , _ -_ within 50 reet of tbe10w area. ---: :"" - - --, - - -- -. - - -- - --~ ...::;,-- --" - - - '< - -
- ~ -. -,- -- -- -
- .
._._r_..":
2 '''''- - -
-.. - - -
--~_..-. ~ _.:..
73 0( (5
.
15. No drainage shall be directed over slopes.
. ,,~.
-
16. The storm drainage system shall be designed and constructed to the stmldards and policies of the
City ofDubIin. Design calculations shall be submitted to the City, reviewed by staffand
approved by the City Engineer prior to issuance of any approvals, grading permits, etc.
17. .All concentrated storm drain flow shall be discharged into established drainage channels, not
onto slopes. Concentra!ed flow on-site shall be conveyed overland (not in paved areas in pipes)
via concrete swales, ditches or curb and gutter to an approved drainage facility. .
18. .All public streets shall drnin into storm drain systems before being discharged into established
drainage channels.
19. .All median islands which will have landscaping installed shall include subdrains to capture and
convey waier away from the adjacent street.
DUST:
20. heas 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.
.
J\TDES (172 & 173):
General Construction:
,'.- ~ -=::;:-. --'--~--
21. For proj= distuIbing five (5) acres or ';;OTt:, the applicant shall submit a Storm Water ponution
Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading
permits. The SWPPP shall be implemented by the g=nernl contraCtor and all subcontraCtor> and
suppliers of material and equipment. Construction site cleanup and control of constnlction
debris shall also be addressed in the S'WPPP- The developer is responsible for complying with
the SWPPP. Failure to do so will result in the issuance of correction notices, citati ons or a
project stop work order. For projects disturbing less 1han five (5) acres an erosion control plan
shall be submitted -with the grading plan (169 & 201).
22. Prior to the commencement of any clew--IDg, grading or excavation resulting in a land disturbance
gr~ater than :five acres, the developer sball provide evidence that a Notice of Intent (1'JOI) has
been sent to the California State \\7ater Resources Control Board.
23.
Construction access routes shall be limited to those approved by. the Director of Pubh c
_Works/City Engine~ .and shaP beftlown op. the-approyed ~n;n~ plan..
.. -- .---
- ~." -:. -
-~.i- .::"~-G~6i;ll-~~~cti~~-d~~rii-~IY io~l~lace-tbe~ lli a covered dumpster or other container_.
.... _ C---c-- _ _ .wlrichlsemptied_ D[ re:II!"-~eclon .a .v.=ldY bllSis.Asecondar)' containment b= shall be .
~ --- -- - ~ - --.. ..
. . __ __ n
-- - ~.-
- - ~.-
,;...3- --
"
29.
30.
31.
32.
.I .._;-~, _.~~ .:~ -- - -; .. ..
it( of 75
constructed around the dumpster. 'When appropriate, use tarps on the ground to collect fallen
debris or splatters that could contribute to storm water pollution.
.
25.
Remove all debris from the sideVt'a1k, 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.
26.
Broom sweep the side~ 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.
27.
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 de-watering 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.
28.
Create a contained and covered area on the site ror the storage of bags of cement, paints,
f1~mmable, oils, fertilizers, pesticides or any other materials used on the project site that have th...
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 \
MaintenaDceIRemodeling" flyer for more information..
Concrete/gunite supply trucks or concrete/plasters or similar :finishing operations shall not
discharge ~-ash water into street gu11..~~9r drains.
~--:.~~.
:Minim.y7f~ 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 ocem between October 15
and April 15 unless a detailed erosion control plan is reviewed by the Director orPublic
Works/City Engineer and implemented by the contractor.
Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SV\7J>PP.
CommerciallIndustrial Develouments (172 & 173):
The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval or the Director of Public Works/City
Engin~ei.- The pr6j~ct:P1~ S1:i~ ~6?i:ifuY ~~st Man.ag~ent ~~ce~ (BJvl:Ps) app~?pri~te t~.:the .-~--
?S~S ~Dduct:d_()n~~l~ to _e~~~ve!y pr"o~b1t the e~try of pollmar:ts ~~o _.~~~. ~a~~ ~_~~._ _- - - . -.
_ ..; __. n _... _
__ ~,~ _ ..J". _ ~ _. - - . _ .~ --
. --
- -
~ ........::......._ .__-'_'::' _,. _......______ n__" __. ~_~_-=--.....................
." ..
, ---- ~-- ---- -------. ~---- ._._-~~
- ~~ ---"."
- -
. _.~ --.- "---- -
..... --.-.
. -, - -- -
:; s ~ r5
e 33.
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
p~ce~ H~~book, to preve.~t ~oil, dirt and debris from .entering the storm drain system.
".
34. The developer is responsible for ensnring 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.
35. 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. v.,7 ash
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).
36. All loading dock areas must be designed to minimize ~'nm-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 sucb as,
but not limited to, a regular program of sweeping, litter control and spill clean-up.
e
37.
All metal roofs and roofmounted equipment (including galvanized), shall be coated with a rust-
inhibitive paint
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 oftbeDSRS.P-=.:.:.
--:.~]:
38.
39.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollnlants to the stann drllin system. Bull:: materials stored outdoors may need to be covered and
contained as required by the Director ofpublic Works/City Engineer.
40.
Jill landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to r-..duce runoff; promote surface filtration, and minimi7.e the use of fertili= and
pesticides whicb contribute to runoffpollution.
41. Sidev,-a!ks and parking lots must be swept w.,.....kIy, at a m;n;mum, to prevent the accumulation of
litter and debris. If pressure wasbed, debris must be trapped and collected to prevent entry to the
stormlli-ain syst...--m. No cleaning agent may be discharged to the storm drain. If any cleaning
agent or degreaser is used, wash water shall Dot discharge to the storm drains; wash waters
shoul.d be collected and discharged to the samtaI)' sewer. Discharges to the sani1a>-y sewer are
__. _ _~bje~to:~e-r~ew. appro~al and conditions of the DSRSD.
e-
.. 42. .... . A stnJ.-.."mueontro!; such as an oil/.,ater separator, sand lilter,or approved equal, mzy be -
__~c 'c- _ Teijui:red to ~tie installed, on sie,to inter"c<::pt and pre-ir-..a1 stonn water prior to discharging to the
stQ."1'!. d.-1@_SO~.::'[n~ d~gn, .Joc;ation, and a mainrenBDce schedule must be submitted to fue
----:-..:-=-:. ~~.~ =.:~=--~:-~-=-:..-=- --=-. -::.~.--= -:::"- -- - - _.=~- ~.::._- - - -- ----.... - -.
5 -
_ _._ ~r~____._ -
- _.~ ----
~- ~~~-_.- ~ ---~ -~ -~~------ --- .-- _._...~ -~ ._~.-=. --~~ -
.4-
.:>.
46.
47.
48.
, ,
/) J ::}.5
It"'1J 1-
Director of Public Works/City Engineer for review and approval prior to the issuance of a .
building perm.it
43.
Restaurants must be deslgDed with cOntained areas for cleaning mats, eqUipment and containers.
Ibis wash area must be covered or designed to prevent <'ron-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, approva.l, and conditions of the DSRSD.
44.
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.
Vehic1elEouinment 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. Tbis 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 "ron-on" to, or nmofffrom, the area. Fuel
dispensing facilities must have canopies; canopy roof dovm 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 ~.~ely. Dispensing equipment must be inspe~t~::
routinely for proper functioning and leak prevention. _.
_till on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
_.6Jl 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.
GEJ\~R4.L DESIGN
, 49. The developer is responsible for tbe construction site and consrruction safety.
. -
..6Jl public sidewalks must be within City right-of-way q:r in a pede~an easement except as
H._ . . . ,,:eciiically approved bytbe Director ofPubJic Works/City Engin=~c=, ,..
..~~ -. ~ . '_5-i~_ ~~Spe~~aJ. :pa~~g.-~i_:~~n;'cte pa~g-a-m;n;m~ oft;n feet-~~e_ Slia1ibe-IDstaned an pri~ate streetS- u' u
_._~~:~-~~: .~_~ ..~;~~-_wh~_~Y~_ll1~seCt)~uplic ~~. No special pavi~~ or ~oJ?C!ete paying~ be ~9wed in --.-.- - -..: ~
.. public stre>""ts'.- - '.. ..-
. _ _ _ ...... _. a. ~iwI'." , _..
50_
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11 c/ 75
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All oftbe 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. Minimum lettering size on all plans submitted shall
be 1/8". 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/City Engineer, and
after his approval, original mylars or photo mylars with three sets of blue prints must be
submitted to the City.
.,t.
53_ All approved Plans, Maps, etc. shall be submitted to the City ofDuhlin in electronic files. The
files shall be AutoCAD release 12 format or approved equal.
54. 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/City Engineer. Parking lots shall have a .
minimum gradient of 1 % and a maximum gradient of 5% unless appro,'ed otheIWise by the
Director orPublic Works/City Engineer.
.
55- 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 or all retaining walls that
could possibly affect the public right-of-way.
56. Minimum sight distance for public streets, including intersection sight distance, shall meet the
Ciu. TR..l\NS Highway Design Manual.
57- Prior to :filing for buildirig permits,_p-recise plans for street improvements, grading, drain~f?
(including size, type and location of .h,.i~aee :facilities both on and off-site) and erosiooanCi
sedimentation control shall be submitted and subject to the review and approval of the Director
ofpublic V>.70rks/City Engineer.
58. The Contractor shall be responsible for acquiringpemrits required by other agencies. (Fish &
Game,.ArmY Corps ofEngmeers, Zone 7, Etc.)
Prior to any grading of the site and:filing of the Final Map or parcel Map, a detailed construction
gr~n1T1~/erosion control plan (including phasing); ana a drainage, water quality, and erosion and
sedimentarion control plan, for the post-construction period, both prepared by the project Civil
Engineer and/or Engineering Geologist; shall be approved byibe Director of Public Works/City
Engineer. Said plans shall include .detailed desi~ location, and maintenance criteria, of all
.' ., c ':u-er~~~n and sedim~ contro~ m~s: The planssm:u provide: to the maximum ",--tent .
:::-:-u_.: -:,'- ..: --' pracncable,--tha1 no mcreasemsemment .or :pollutants nom the SIte _yvill occur. The post- '
. . = _: ."p. .~~ eoTIStiiictionplaii Shall provide for long-t= maint=ce of all ~ erosion and sediment
_~~~"~.,_:- ~..control:in::zsures such esslop"_vegetllrion..The consrructiongrading/erosion. control plan sbal1 .
. . . ~ c: be implemented in pl~ by October 15th and sJiall be maint>ined in pla.-^" until April 15th unless
or=--- ~~_ ~~.~__ ~~--- -:....;. ~-~.. - -:-......;...::: . .n ~--~";'-_. - - -
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EROSION:
59.
. -:-'~- ....:..' ~.: .....- ..~:
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7
J1 c( 75
'.
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 follo'Wing acceptance of the
subdivision improvements by the City Council.
FINAL MAP I PARCEL MAP:
60. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (lDcluding 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.
61. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded FinalIParcel ~1ap to the City of Dublin Public
Works Department. Upon completion of construction, the City's mylar shall be modified to an
"as-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
Departinent.
62. For storm drains outside the public right-of-vvay, a <<Storm Drain Easement" or <<Private Storm
Drain Easement" shall be dedicated on the :finalIparce1 map.
63.
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 me submittal of the final subdivision
maps.
.
,.
.";, .~ --:.;;.=. .~ ~~
64. Existing and proposed access and public utility easements shall be submitted for review ancr
approval by the Director of Public Works/City Engineer prior to approval of the Final/Parcel
Map. These eesemen1:S shall allow for vehicular and utility service access.
65. A 10- foot public utility easement shall be sho"WD on the FinalIParcel Map along all street
frontages, in addition to all other easements required by the utility companies or governmental
agencies as required by the City Director of Public W orles/City Engineer.
66. Tne boundar)' of all lots and the e:>..-terior boundary of the Subdivision, as well as the centerline of
the streets, shall be smvey IDonumented. At least three (3) permanent benchmarks shall be
established. Plats and elevation data sh.a1l be provided to the City in a form acceptable to the
D~ecto:r of Public Works/City Engineer.
~. . 67: .:: Jnsi,ill:fut,hYd...rrts ",the }oCatioiE "J'PToved bY1heDO~~ ~~~,;;;] FiXe AufuOl'ty m .- .
_ . .. ~ . &:cordaDceWith-theStaD.daTds in effect at the time-of d~elopmentA~IaiSe~ 1:>lue.ret1ector1z~d.,:_
'_~.:~~_- _. ~>:-traffi~~~ker.sballb~ep~Xi_ed_to~e_?en1er.-C2fft!:~ay~?str,::e!_:oP~9~i~'ej-~~ly~~~-~ ~ _~_ ._- ~ .~~ ~ _
FIRE: .
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.
68.
l\.ll 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 require~ents of the applicable provisions of the Standard Specifications of Dublin
San Ramon Sernces 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 and Dublin
San Ramon Services District
".
69. The improvement plans must be approved by the Dougherty Regional Fire Authority. as
indicated by their signature on the title sheet
FLOOD CONTROL:
70. The develop:!' shall comply with _tUamC?da County Flood Control District requirements.
71. In'the 1 DO-year Flood Hazard Zone, all residential units shall have their :finished floor elevation a
minimUm. of one foot (1') above the 1 DO-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished floor elevation above the 100-year flood level.
FRONTAGE IMPROVEMENTS:
.
-j
J__
Dedication ofland 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.
F'lJ1lJRE CONFORJ\1..h...."N" CE:.
~~-~::
-- -=_:.:-
73. The design and improvements of the Subdivision shall be in conformance with the design and
improvements indicated graphically, or as moclliied by the Conditions of Approval. The
improvements and design sh.all include street 10catioDS, grades, alignments. and widths, the
design of storm drainage facilities inside and outside the Subdivision, grading oflots, the
boundaries of the Tract, and shall show compliance with City standards for roadways.
74_ iliaOing shall be designed in conformance with the approved tentative map and the approved
soils report Final plans shall be signed by the Civil En:oineer and the Soils Engineer prior to
_ :final approval or tbe.Ci1)' Engin=. Tne gnilling plan shall incorporate the recommendarions or
the soil report The grading plan shall conform with the City specifications and ordinances, City
. _.' __ policies and the Uniform Building Code (UBe). In case or conflict berw-..en the soil engineer's
.~ . ~ .-.. xecl)~end~oJiSand Cityorc1irnm~s the ,City Engin~sball determine which shall apply. .
GR.WING: .
. - _.-
f~, .. Prior to fuBl prepai:arion or th~sci,i-ade aDd pJae;"ent or base materials, all underground
_~ _ _ _ _ :- -utiliti_~s -shall~e~ed and seJ:Yic~,.90IIQ~cp.Q~~bbed out t9 prop=rty lines. Public urilities,
,._ c .~.~=-: Cable-TV, sanitary ,.:wers.' aDd ",;rter lineS; shall be illsiaU;,d iri ~m";'nei which will not disturb
. _ __ _ _~_ _ .._ _"..;ft=.:....-
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the street pavement, curb, gutter and sidewa.IJ; when future service connections or e>.."tensions are
made. All public and private utilities shall be undergrounded. .
....(
76. 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 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 v.'ith the Director of Public Works/City Engineer. .
77. If grading is commenced prior to :filing the Final Map or Parce11v1ap, a surety or guarantee shall
be :filed "\\'ith the City of Dublin. The surety shall be equal to the amount approved by the City
Director of Public Works/City Engineer as necessary to insure restoration of the site to a stahle
and erosion resistant state if the project is terminated prematurely.
78. 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 prior to the start of work.
79.
Street 2:I"arles shall be desif!Iled and built in accordance with the General Plan, unless otherwise
- -
approved by the Director of Public Works/City Engineer.
.
80. No cut and :fill slopes shall exceed 2: 1 unless recommended by the project soils engineer and
approved by the Director ofPublic..w:p~/City Engineer. --'~:O
81. The developer shall keep adjoining public streets free and clean ofproject dirt, mu~ materials,
and debris.
82. 'Where soil or geologic conditions encountered in grading operarions are different from that
anticipated in ihe 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.
It shall be accompanied by an engineering and geological opinion as to the safety of the site from
hazards ofland slippage, erosion, settlement, and seismic activity.
83. Grading plans shall indicate the quantity of soil that must be imported or off-hawed. If soil must
be imported or off-hawed, the Applicant shall submit details as to how it will be done and routes
of travel for the Director of Public Work's approval.
- ,~~.;.~~:m;;: ~ ~~;;;;d;.! ~ si: ~ be ~~~edfiom ~eCsi~ or stoc1.;iled for la~ Use .
_~ in1ands-capeareas~ n. _:---_----~_-~ -. . -. --- ,__~_:_ ..------ . ----.-- --_
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85.
The project civil engineer shall certify that the finished graded building pads are within:i: 0.1
feet in elevation of those shown on approved plans.
.\o.'!
H.AN12ICAPPED ACCESS: .
86. Handicapped ramps and parking shall be provided as specified in the American Disability Act
(ADA).
IMPROVEMENT PLANS. AGREEMENTS. AND SECIJRI.JJES:
87. 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. "
88. .AJl 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.
89_ Complete improvement plans. specifications, and calculations shall be submitted to, and be
approved by, the Director of Public Works/City Engineer and other affected agenci es 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.
.
90. 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 and other jrffe~d ~~encies having jurisdiction over public impro~ements
prior to execution of the Improvement -'\.greement. Improvement pUms shall show the exiSDng
and proposed improvements along the adjacent public street and property that relate to the
proposed improvements.
91. }JI 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.
MISCELL~OUS:
0")
../-.
Copies of the Final Map and improvement planso indicating all lots, streets, and lli-ainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for City
~PPl~~ pmpo~es. _~ . " '
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. _. Tne" deve1(j)q.~@ be"r.esponSible for contr~lling any rod~t, mosqUito, or' other pest problem
. due to construcrion--:aCif,>itie-s~-' ."-----~- .".-- - ---. . .....:..-:: _.u . ----=- _H'_
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94.
.All construction traffic and parldng may be subject to specific requirements as determined by the
Director of Public Works/City Engineer.
. .... ~
95. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees, from any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of
Dublin or its advisory agency, appeal board, 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.
96. 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 v.rith.. 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:
97.
Applicant shall obtain Caltrans' approval and permit for any work performed within their right-
or-way or impacting their racilities.
-
98. An encroachment permit shall be secured from the Director of Public Works/City Engineer for
any work done 'Within the public right-of-way where this work is not covered under the
improvement plans.
~~~:'
---.~~
99. 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, Denartment of Public Works.
NOISE:
100. Construction and grading op_erations, including the maintenance and warming of equipment,
shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours
of 730 a.m. and 5 :30 p.m. The Director of Public Works/City Engineer 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.-
10t _-,-~During tbe-cori.struction.,. noise control and construction trafficm"itigationmeasures wi~ --
-; - ~ 0" _ < " ~~~-.~~_.~e.sid~p-a1 ~ei@~q~o-~ds_i_ on_p'~b_1ic stT~~t(ip~ be.takef:.o ~qi~~~}:~o~~~ ~d ~~ _of~?bli~~~ -"__ _
--. ---- streets by constructIon mc as directed byPublic.Works OffiCla1s.---~"'--"-_.-- ~~.- ~ "--- n:' _:~ :~-----.-~-~:-.
. -
PARKL~4.....1'IDt)EDICATION:c- -. .
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l02. Park land shall be dedicated or in-lieu fees shall be pai~ 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~.
, t.
STREETS:
103. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer/City Engineer shall review the project's Soils Engineer's structural pavement design..
The developer shall, at his sole ehl'ense, make tests of the soil over which the smiacing and base
are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer/City Engineer. The Developeris soils engineer shall determine a preliminary structural
design of the road bed. .After rOl12"h ~ding has been completed, the developer shall have soil
tests performed to determine the :final design. of the TOad bed. In lieu of these soil tests, the road
may be designed and constructed based on an R-value of5.
STREET LIGHTS:
lO4. Street light standards and luminaries shall be designed and installed per approval of the Director
. of Public Works/City Engineer. The maximum voltage drop for street lights is 5%.
STREET SIGNS:
105. 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 V\tith the standards of the City of
Dublin. Addresses shall be assigned-b)Ptbe City Building Official. ..-.~-;;
1 06. Street names shall be submitted and processed through the Planning Department and shall be
indicated on the Final Map.
107. 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 t:rafiic safety signs in accordance -with the standards oftbe City of Dublin.
STREET TREES:
108. Street trees., of at least a IS-gallon size, sball be planted along the street frontages. Trees shall be
. planted in accordance -with a planting plan, including tree vfu-ieties and locations, approved by
the Planning Director and Director of Public Works/City Engineer. Trees planted within, or
._,_~~j~to~:sj~~~::f:~~_e ~~d~ with Toot sbie]~
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109. 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 Tills fee will provide f~
Public Works projects to improve traffic circulation for accommodating new development wi~
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 oftbis regional traffic impact fee.
110. 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 eA1:ension of the interconnect
system. The extent oftbis work shall be determined by the Director of Public Works/City
Engineer.
111. Multi-family and non-residential facilities shall provide bike racks. In addition industrial and
office centers shall provide car and van pool preferential parking spaces as required by the
Director of Public Works/City Engineer.
112. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer.
UTILITIES:
lB.
Electrical, gas, telephone. and Cable TV services, shall be provided lIDderground 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 lIDdergrounded.
114. Prior to the filing of the Final Map DLParceI Map. the developer shall furnish the DirectpJ;,.Qf
Public Works/City Engineer/City Engine;' with a letter from Dublin San Ramon Services ,-7
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.
115. The Dublin San Ramon Services District shall review and approve the improvement plans prior
to issuance of a building permit as evidenced by their representative's signature on the
appropriate plan sheets.
116. i'ill-Y relocation of improvements or public facilities sball be accomplished by the developer and
at no eJ.."J>ense to the Cit)r_
WATER:
. - -
117. Water facilities must be connected to the DSRSD or other approved water system, and must be
.__ __ . _ .:.._ installed at the -eJ.."J>ense 9f the developer~ in ~~cordanc~__with Dist:9~standards..and specifications. . - .. - - -
~.~~: --:_ ~__-:~~ :--~__~. -: -:"4iCID:::ltiiiafand 'ii6r~]:ripJot-water mains, arid appUrteJ;liillceS: 1:fieTeto~ mUst c6riform"With~.: -:
-___- - - __:.:"_":'of):h~-req~~~~~t~tlie-o:ffici~~aa.opted 'Water Code oftbeJ?iS!ric!_andWill.:be subje_cfto<------ _ ~.~:
- . __' _ , - :field-IDspe.~tion bytb?District ___ ._-_ _:_-~'-- _ . c - -' - . .
__~. ___.......... ..____---....-~_~_._~-_-__::.-:;......=._....:.._:;:::..-~__, ~~~.~___..M---.":..........:,.:.- -_ -' ..-- -----
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118. Any water weR cathodic protection well, or e>...-ploratory boring shown on the map, that is know
to exist, is proposed, or is located during the course offield operations, must be properly
abandoned, backfilled, or maintained in accordance with applicable groundwater protection
ordinances. For additional information contact Flood control, Zone 7 .
. ....!
119. Developer shall design., incorporate, and institute water conservation measures for the entire
project. Refer to "Water Efficient Landscape Ordinance # 18-92."
120. 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.
121. Developer shall design and construct the water and sewer system in accordance 'With the DSRSD
requirements.
.
~:\D~~OP\OPD5~\STC~57.DOC
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RESOLUTION NO..
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A NEGATIVE
DECLARATION FOR P A 97-040, CASTERSON PROPERTY RESIDENTI.4.L PROJECT-
. GENER.o\L PLAN/SPECIFIC PLAN AMENDMENT, PD REZONING, VESTING
TENTATIVE MAP, AND SITE DEVELOPMENT REVIEW
WHEREAS, James Tong, on behalf of Clyde Casterson, has submitted applications to the
City of Dublin requesting approval of a General Plan/Specific Plan Amendment, Planned
Development Rezoning, Vesting Tentative Map and Site Development Review, as represented by
the plans, diagrams, and text in Exhibit A-I, to subdivide a 19 ~ acre parcel for 109 homes with
public and private open space, and a regional trail along the Tassajara Creek, in the Eastern
Dublin Specific Plan area; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State .
guidelines and City environmental regulations require that certain projects be reviewed for potential
environmental impacts and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted for this project with the finding that this Project
is located within the boundaries of the Eastern Dublin Specific Plan area and is considered one in a
series of actions covered within the 'scope DIthe Program EIR. The Eastern Dublin Specific pfa.If was
adopted in 1994 and has a certified Program EIR (SCH No. 91-103064). The Program ErR &
Addendum adequately describe the impacts of the project, and there have been no substantial
changes or new information which would necessitate supplementing the Program EIR pursuant to
Public Resources Code section 21166 and CEQA guidelines Section 15162; and
WHEREAS, the Initial Study was prepared to evaluate site-specific impacts of the project
(to a greater level of detail than in the Program EIR) pursuant to CEQA guidelines Section 15168.
The discussion in the Initial Study explains that the Mitigation Measures previously adopted for the
Program EIR and addendum continue to apply to this project, and also help to reduce the potential
site-specific impacts of the project to a level of insignificance. In addition, standard city
requirements, impro~ements, and design aspects of the proposed project which have been
incorporated in the proposal ~ollectively reduce the potential impacts to "a less-thin significant leveL
Tne Initial Study has resulted in the conclusion that the proposed project will not create any new
.~ ..._~~,: .:~~<-signifi.~~~~pa~~ ~hich_.:w~!:eDot ~ea~x .cove:re.d by ..~e EI~ !l?T ~equi~~ an~ neyv mi~.~atio.n
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WHEREAS, a Mitigated Negative Declaration has been prepared for this application and is on
file in the Dublin Planning Depa:rt:ment; and
WHEREAS, the Planning Commission did review and use their independent judgment to
consider the Mitigate Negative Declaration at a public hearing held on April 14, 1998; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The Casterson Property Residential project application will not have a significant effect on
the environment with the application of identified mitigation measures, based on a review of the
Initial Study and public testimony.
B. The Neg~tive Declaration has been prepared in accordance with State and local
environmental laws and guideline regulations.
C. The Negative Declaration is complete and adequate..
.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend City Council adoption of the Negative Declaration for P A 97-
040, Casters on Property Residential project.
PASSED, .APPROVED and ADOPTED this 14th day of April, 1998.
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AYES:
NOES:
.A..BSEl\.rr :
Planning Commission Chairperson
ArrEST:
Community Development Director
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A regular meeting of the City of Dublin Planning Commission was held on Tuesday, April 14, 1998, in the
Dublin Civic Center City Council Chambers. The meeting was called to order at 7:00 p.m. by Chairperson
Jennings.
***'" * *****
ROLLCALL
Present: Commissioners Jennings, Johnson, Hughes, Oravetz, and Musser; Eddie Peabody Jr., Community
Development Director; Dennis Carrington, Senior Planner; Carol Cirelli, Senior Planner, Tasha Huston,
Associate Planner; and Gaylene Burkett, Recording Secretary.
* '" * * * * * * **
PLEDGE OF ALLEGIANCE TO THE FLAG
Cm. Jennings led the Commission, Staff, and those present in the pledge of allegiance to the flag.
**** * *****
Change to the minutes, change votes to read 4-0-1 on all three different places that show votes.
ADDITIONS OR REVISIONS TO THE AGENDA - None
**** * *"'***
ORAL COMMUNICATIONS - None
**** * of"'of"''''
VlRITIEN COMMUNlCATIONS -
Eddie Peabody, Jr., Community Development Director received a letter from EA1:ended Stay asking that their
project be continued to the May 12, 1998 meeting in order to give them time to review the conditions of
approval.
*"'*'" '" *"'''''''
PUBLlC HEARING
8.1 PA 97-036 Summer Glen Development Agreement located North of Central Parkway, West
ofTassajara Creek, and South of Gleason Drive.
ern. Jennings asked for the staff report.
Dennis _Carrington, Sr. Planner, presented the 5taff report. He gave a briefhistory.ofthe project. The Eastern-
_ Dublin Specific Plan requi~es that all development projects be implemented by a development agreement. He
S""...ated the development agreement was a contract between the City and County to ensure some guarantees on- .
R=gular Meetirig
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ATTACHMENT 7
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both the City and the County. The term of the agreement is for 5 years. Exhibit B is the development agreement
of the staff report He recommends Planning Commission recommend City Council adopt the resolution
approving the development agreement.
Craig Champion, Summerhill Homes, stated he was not the applicant in this case; the agreement is strictly
between the City and the County. He stated that they agree with the conditions of the development agreement
and recommend it be adopted.
On motion by Cm. Hughes, seconded by Cm. Oravetz, and with a vote of 5-0, the Planning Commission
unanimously adopted
RESOLUTION NO. 98-11
RECOMMENDING THAT THE CITY COUNCn..
ADOPT A DEVELOPMENT AGREEMENT FOR
P A 97-036 THE SUMMER GLEN PROJECT
8.2 P A 97-040 _ Caster-son Planned Development (PD) Rezone, Specific Plan
Amendment/General Plan Amendment, Tentative Map, Site Development Review.
Property is located at 5020 Tassajara Road, north of Gleason Road, within the Eastern Dublin
Specific Plan project area (18.6= acres)
Cm. Jennings asked for the staff report.
Tasha Huston, Associate Planner, presented the staff report She gave a briefhistory of the project. She
mentiDned the project does meet the Eastern Dublin Specific Plan and General Plan. She stated staff
recommends the Planning CommissiDn approve the vesting tentative map and site development review, subject
tD City Council approval of the Specific Plan Amendment, General Plan Amendment and Planned Development
rezone. The component of this application is considered a minor amendment to the land use maps in the Eastern
Dublin Specific Plan and Dublin General Plan. The amendment is necessary to change the designated land use
for about 5 acres, which was a portiDn of a middle school site that is nD longer needed by the Dublin Unified
SchoDI District. The new land use will reflect the underlying zoning for this 5 acres, which is <<Medium Density
Residential". The land use amendment does not result in an increase in the density allowed for this site. In fact,
the proposal for] 09 units is consistent with the density range for this property. One of the highlights of this
project is the incorpDration of the Tassajara Creek open space area and regional trail. The Eastern Dublin
Specific Plan requires that Site Development Review approval occur at the Tentative Map stage. The purpose of
the Site Development Review process is to promote orderly, attractive, and hannonious site and structural
development. She recommends approval ofthe project, through adoption of the resolutions labeled exhibits A,
B, and C of the staff report.
Cm. Oravetz asked what was directly e2St Dfthe development.
Miss Huston stated the southern leg of Dublin Ranch phase 1 project. She stated that the Koller property was tD
the north.
._:----- Cm. Oravetz ~~:d~~hY_~~ ~choD] site w~ di~missed fOI~the-~~a:-
Regular Meeting _.
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April 14, 1998
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Mr. Peabody stated several years ago, the school district did a study and the school that was going to be located
there was eliminated because the Specific Plan indicated that there wasn't a need for as many schools as
originally planned. The school would have been located on a major street. The Dublin Ranch project will have .
an elementary school and a middle school on the other side ofTassajara.
Crn. Oravetz asked what prompted the saving of the oak trees.
Miss Huston stated the City's policy was to preserve native trees when possible.
Crn. Hughes asked about the open space ownership and maintenance responsibilities of certain streets. Will the
City accept the dedication of public street right-of-way.
Miss Huston responded yes; it will be City owned and maintained.
Crn. Hughes asked the width of the private street
Ms. Huston referred to the hand out that had minor changes to the conditions. The private streets, B & C would
be 30 feet wide and there would not be parking allowed on those streets.
Crn. Hughes asked how long the driveways would be on the 20 foot width streets.
Ms. Huston responded ] 8 feet
Crn. Johnson asked how would you control people from parking on the street
.
Ms. Huston stated signage and red curbing. It would also be addressed in the Home Owners CC&R's and it
would be up to the Home Owners Association to monitor that This development has one e>.'tra parking space per
unit They are over the requirement for the Dublin ordinance.
Mr. Peabody said there is additional parking space on the street.
Cm. Johnson asked if on the courts are closed off so traffic could not travel through there.
Ms. Huston responded yes.
James Tong, represented the Casterson Property. He thanked staff for their hard work. He stated that staff
presented the plan well, and the design team is here to answer any questions.
Cm. Oravetz. asked for verification again on the parking.
Ms. Huston said there was 141 on and off street parking spaces.
Jill Williams, Project Architect, indicated the main drive through the project will only show the front doors of
homes. They tried to turn garages away from the front. She stated that there is a Spanish colonial theme to the
project She showed some slides which featured some of the views for the project.
Cm. Jennings :asked if there will be an opening to the master bath for plan four.
_ ~ .. - _ Ms~ W;Iliams said ~:s: The master bedro~~ looks into the private space, to get the most protection from view ·
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April 14, 1998
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She explained that plan 2 is another comer lot, or interior location unit; plan 1 is the smallest in the project; and
plan 3 is typically an interior lot unit.
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em. Oravetz asked about the space between each lot.
Ms. Williams stated that the homes are typically plotted garage to garage. She said on the garage side, there is 4
feet from the garage, and 5 feet from living area.
Cm. Johnson asked if garbage pickup was addressed with Livermore Dublin Disposal.
Jeff McMullan, of Mission Peak Homes, stated that the trash would have to be brought out to the street
Cm. Hughes asked where the PG&E meters and water meters would be located.
Ms. Williams stated they would be located on the garage side, outside the fence line.
Cm. Hughes asked if the Fire Department had been involved.
Miss Huston responded yes. They had been involved and their comments were incorporated.
Cm. Hughes asked if there have been any efforts made to absorb the sound. He said he went through a similar
size complex and there was kids playing and the sound was very loud.
Ms. Williams said with Title 24, things are very well insulated.
. Ms. Huston stated the noise study required met City standards of 60-70 decibel levels of the General Plan.
Cm. Hughes still had a concern about noise and the distance between the homes.
Cm. Oravetz asked if there was a copy of the acoustical analysis.
Cm. Hughes stated even with the acoustical analysis, he may not necessarily agree with the standard. He was
concerned about the person who would buy this home. These homes are so tightly built together, he was
concerned about the noise level.
Miss Huston stated the noise study does address that There is a maximum interior noise decibel, in addition to
continuous noise such as a roadway.
Mr. Peabody stated that we live in urban sprawl and we have to consider that is the way things are now, there
will be noise and kids talking, it is just part of what we have today.
Cm. Johnson stated that if the houses were staggered it could create a buffer with the noise; but with these size
lots, we don't have that flexibility.
Mr. Peabody stated that there are a number of units in this project that are garage to garage which is generally a
quieter place. -
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Cm. Jbhnson - asked wbereother _siiriilar projects are -located:-~~.
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M.s. Will iinis-respofioed Re-awooo -Snores isasliniIar .lot size~ .~
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Cm. Oravetz asked how much these houses would sell for.
Ms. Williams stated she did not have that information.
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Cm. Jennings closed public hearing.
Cm. Oravetz felt that there is a few problems, but the Home Owners Association could address the issues.
Cm. Hughes has concerns with the project. He stated that the architecture was very nice. His concern would be
what this project would look like 25 years from now. It is a very small, tight project.
Cm. Johnson stated that he is not crazy about the side yards and amount of space around the house, these are the
type of products that are selling. He was also concerned with how it will look in future years.
Cm. Hughes had concerns about what it will look like in 25 years.
Mr. Peabody stated that his neighborhood is 25 years old, it depends on the neighborhood and neighborhood
pride. We will be putting a lot of faith into the Home Owners Association. These types of products are
becoming more and more popular.
Cm. Johnson asked what the price was and that would depend on it.
Miss Huston said this development is a scale above the market. She was comfortable with the quality that they
will produce.
.
Cm. Johnson stated that he could not understand why they did not know what they anticipate to sell the houses
for.
Mr. Tong said at this point he does not know what their costs are. A figure may be true today, but may not be
true a year from now.
Cm. Johnson asked if they would be under $500,000.
Mr. Tong said under $500,000; most likely in high 200,000 to mid 300,000.
The Planning Commission thanked them.
Cm. Musser shared some of the same concerns as the other Planning Commissioners. It would be nice to see
another foot or two between the houses so you have 10 feet. The architecture is nice, the site is a little tight.
On motion by Cm. Oravetz, with the attachments A, B, C, the addition of page ] I, seconded by Cm. Johnson,
and with a vote of 5-0, the Planning Commission unanimously adopted
RESOLUTION NO. 98-12
RECOMMENDING THAT THE CITY COUNCIL .APPROVE THE SPECmC PLAN / GEI\1ERAL
_. _ __ _ PlA.."N" AMENDMENT, AND A.pPRQVE A PL~D DEVELOPMENT (PD) REZONE /
. _ __- ~. - _ .-. - .. --- - . - -- u_ - - -DEVELOPMENT PLAN
_ _ __~ __. ~,_ ~_' - ~'::~ FOR THE' CASTERSO:N PROPERTY (Tract No. 6979), P A 97-040
.
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April ]4, 1998
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RESOLUTION NO. 98-13
..\PPROVJNG THE VESTING TE1\'TATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR THE CASTERS ON PROPERTY (Tract No. )
PA 97-040
RESOLUTION NO. 98-14
RECOMMENDING CITI' COUNCn.. ADOPTION OF A NEGATIVE DECLARATION
FOR P A 97-040, CA.8TERSON PROPERTY RESIDENTIAL PROJECT
GEI\'ERAL PLAN/SPECIFIC PLAN AMENDMENT, PD REZONING, VESTING TENTATIVE MAP,
A1\1J) SITE DEVELOPMENT REVIEW
8.3 PA 98-029 - Urban Opportunity Area General Plan Amendment. The City of Dublin is
proposing a General Plan Amendment to designate Urban Opportunity Area boundaries within
the Eastern and Western E),.1:ended Planning Areas
Cm. Jennings asked for the staffreport
Carol Cirelli, Sf. Planner, presented the staffreport She gave a briefhistory of the project She defined Urban
Opportunity Area and showed an overhead outlining the Urban Opportunity Area. The purpose is to identify a
geographic area of urban development potential where orderly and logical growth can occur without major
impacts to the environment, or to public services and infrastructure. The DOA policies support the existing GP
Eastern and Western E>..1:ended Planning Area policies, including the new policies adopted for the Schaefer
Ranch GPA and Eastern Dublin GPA projects. The DOA policies also support existing GP policies of
in corporating open space systems and preserving Dublin's visual qualities within both extended planning areas.
The City continues to support these existing General Plan policies, however, the General Plan does not include a
graphic representation of these policies and of areas where orderly and logical growth can occur within the next
20 to 25 years without major environmental impacts. For this reason, the City is proposing a DOA boundary
within the east and west extended planning areas. There has been a change in Staffs recommendation in order to
give the property owners other affected parties the opportunity to comment on the project, staff recommends that
the Planning Commission not take action on this item this evening and that the public hearing be left open and
continued to the next Planning Commission meeting.
ern. Oravetz asked if the notified Eastern Dublin Property Owners lived in Dublin or Livermore.
Ms. Cirelli said Livermore,but it is an unincorporated area of Alameda County. She stated that staff
recommends that the Planning Commission not take action tonight, but keep the public hearing open and
continue it until the April 28, 1998 Planning Commission meeting to allow the City to notify property owners
that may"have an int~restjn_the1!roject. .
Regular Meeting
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Mr. Peabody stated that the City Council has been interested in dealing with the question of Urban Opportunity
zone. It has been a high priority on staffs work program. There is a substantial amount of land set aside for
urban development and the question has come up on whether there should be e>..1ensive studies done.
.
Cm. Musser asked if there are areas that presently have proposals on them.
Mr. Peabody responded no.
em. Musser asked what part ofland was Mr. Neilson's property.
Mr. Peabody showed him on the map.
Cm. Hughes asked what Western Dublin area was impacted by the initiative that was passed several years ago.
Mr. Peabody said the whole area.
Cm. Hughes asked what projects have gone forward after the initiative.
Ms. Cirelli said just the Schaefer Ranch project.
em. Hughes asked if the City was anticipating opposition on further development in the western hills.
Mr. Peabody said there may be, however, there are constraints in that area as far as water and developability.
The City Council is not interested in other projects going up there, 50 that is really not an issue at this point in
time.
On motion by Cm. Johnson, seconded by em. Oravetz, the Planning Commission unanimously agreed to
continue the project to the April 28, 1998 Planning Commission meeting.
.
8.4 P A 98-015- Extended Stay America Conditional Use Permit. Property is located at 7.43 acres
at the southeast corner of Automation Parkway and Dublin Boulevard.
Mr. Peabody stated that E>..1:ended Stay America requested there project to be continued to the May 12th Planning
Commission meeting.
On motion by em. Hughes, seconded by Cm. Musser, the Planning Commission unanimously agreed to continue
the project to the May 12, 1998 Planning Commission meeting.
NEW OR UNFINISHED BUSINESS
9.1 Upcoming Planning Schedule
Mr. Peabody went over the upcoming schedule.
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ATTEST:
Community Development Director
Respectfully submitted,
J5 / is
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Planning Commission Chairperson
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