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HomeMy WebLinkAboutItem 6.1 Dublin Ranch Subarea 3 ti ‘0. ,82 STAFF REPORT CITY CLERK � CITY COUNCIL File #410-30 �46Iroci DATE: May 20, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager � SUBJECT: Public Hearing - Dublin Ranch Subarea 3 Stage 2 Development Plan, Site Development Review Permit, and Vesting Tentative Map 8171 for a 437-unit project on a 64 gross-acre area (PLPA 2013-00033) Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant requests approval of a Planned Development Rezone with a Stage 2 Development Plan, a Site Development Review Permit, and Vesting Tentative Map 8171 for 437 single-family units and townhomes within six neighborhoods. Neighborhoods 1, 2, 3, 4, and 5 include 330 detached units on small and mid-size lots within the 38 acres designated as Medium Density Residential (6.1 to 14 units per acre). Neighborhood 6 includes 107 attached condominium townhomes within 7.5 acres designated Medium-High Density Residential (14.1 to 25.0 units per acre) along Lockhart Street. The remainder of the site includes areas designated as Neighborhood Park (2 acres), Stream Corridor (2 acres) and Rural Residential/Agriculture (14.5 acres) areas. FINANCIAL IMPACT: No financial impact to the City. All costs associated with processing the Stage 2 Development Plan, Site Development Review and Vesting Tentative Tract maps will be borne by the Applicant. However, the Applicant has agreed, via an approved Development Agreement, to make a $1.8 million Community Benefit Payment to Phase II of the Fallon Sports Park. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, waive the reading and INTRODUCE an Ordinance Approving a Stage 2 Development Plan for Dublin Ranch Subarea 3; and adopt a Resolution Approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single-family units and 107 attached townhomes/condominium within six neighborhoods on a 64-acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area. ). %fd, � L((l . Submitted By ( Reviewed By Community Development Director Assistant City Manager PROJECT DESCRIPTION: Page 1 of 15 ITEM NO. 6.1 Submitted By Reviewed By Community Development Director Assistant City Manager PROJECT DESCRIPTION: The 64 -acre project site, currently vacant and undeveloped, is shown on the vicinity map below: Dt jm rN NCH DUGLKRANCHuRJk11 7MASTERINNED DUBLIN BOUiEVAR6 r;4- VICINITY MAP SUBAREA 3 FROJECT AREA The project site is bounded by Central Parkway to north, Dublin Boulevard to the south, Fallon Road to the east, and Lockhart Street to the west. The site has two hills in the northeast corner rising to an elevation of 470 feet and causing the site to slope from the northeast to the southwest with an on -site stream corridor that travels approximately 1,000 feet from the northeast corner of the site in a southwesterly direction to the middle of the site. At that point, the water is collected in a storm drain pipe which ultimately drains to the regional water quality basin located between 1 -580 and Dublin Boulevard. The slopes on the site range from less than 5% to 50% on the face of the hills. Grading has occurred along the perimeter with the construction of the major roadway improvements for Fallon Road and Dublin Boulevard. Also, over the years some preliminary grading has taken place on site to construct the stream corridor for proper drainage and for vegetation management. Page 2 of 16 Adjacent and Surrounding Land Uses Uses adjacent to and surrounding the project site include: a) Fallon Sports Park on the north across Central Parkway; b) Fallon Gateway commercial center and a vacant site across Dublin Boulevard to the south planned for a regional medical facility; c) The Groves Lot 3, a Medium - High Density project of 122 townhouse /condominiums on a vacant site west across Lockhart Street; d) the existing 610 units of the apartment project adopted as Fairway Ranch (Cedar Grove, Pine Grove, and Oak Grove) across Lockhart Street to the northwest; and e) a vacant property planned for commercial, residential, and open space uses across Fallon Road to the east. Abutting the project to the south and east are two properties that are not part of Subarea 3 and not a part of the current request, described as: 1) General Commercial — a 2.0 -acre site located along the north side of Dublin Boulevard (APN 985- 27 -13), and 2) Semi - Public — a small parcel owned and used by the Dublin San Ramon Service District located along the west side of Fallon Road (APN- 985- 27 -14). Background The following actions related to the subject property and proposed project were approved by the City Council on February 18, 2014: • CEQA Addendum (Resolution 17 -14); • General Plan and Eastern Dublin Specific Plan Amendments (Resolution 19 -14) to modify the land use designations; • Planned Development Rezone with a related Stage 1 Development Plan (Ordinance 05- 14) which permits up to 437 single and multi - family residential units; • Development Agreement (Ordinance 06 -14) obligates the developer to contribute $1,800,000.00 toward the development of the Fallon Sports Park across Central Parkway to the north. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. Page 3 of 16 PLPA 2013 -00033 Symbol Land Use Acres(') Density Units MDR Medium Density Residential 38 6.1 to 14.0 units per acre 330 MHDR Medium High Density Residential 7.5 14.1 to 25.0 units per acre 107 Rural RR /A (z) Residential /Agriculture 14.5 1 unit per 100 acres 0 SC Stream Corridor 2.0 -- NP Neighborhood Park 2.0 -- Total 1 64 1 1 437 (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. Page 3 of 16 Current Proposal The Applicant currently requests approval of a Planned Development Rezone with a related Stage 2 Development Plan, Site Development Review and a Vesting Tentative Map to establish a 437 -unit residential neighborhood comprised of 330 single - family detached and 107 attached homes. ANALYSIS: Planned Development Zoning The existing Planned Development Zoning Stage 1 development plan established the permitted, conditional, and accessory uses. It also includes a development concept showing the areas for the proposed uses and proposed densities within those areas, a phasing plan related to construction and installation of infrastructure, a project access and circulation plan, a master landscaping plan and proposed grading profiles. The Applicant's current request includes a Stage 2 Development Plan. The Stage 2 Development Plan is required to be consistent and compatible with the recently adopted Stage 1 Development Plan. The following is a brief description of the proposed Stage 2 Development Plan. Please refer to Attachment 1 for the complete Stage 2 Development Plan. The proposed Stage 2 Development Plan includes the following: 1. A list of permitted, conditional and accessory uses. 2. Site plan showing each of the six neighborhoods, as well as public and private amenities. 3. Development densities by land use. Medium Density Residential (MDR) - The unit configurations for the Medium - Density Residential areas include Green Court and Auto Court homes. • Green Court homes have a front facade oriented towards a common landscaped Green Court or paseo with garage access taken from a private open -ended or terminal alley /drive aisle with as many as eight homes sharing garage access. • Auto ourt homes take auto access from a court area providing access to a maximum of six garages. Medium -High Density Residential (MHDR) - The Medium -High Density neighborhood is made up of attached townhomes configured as 3 -story "6- pack" buildings with front doors facing onto landscaped common -area paseos and garage access from common area alleys. Neighborhood Park (NP) —The 2 -acre Neighborhood Park is in a central location. The Stream Corridor is situated adjacent to its northerly boundary. The Neighborhood Park would be dedicated to the City Stream Corridor (SC) - The Stream Corridor is located immediately adjacent and to the north of the Neighborhood Park. Rural Residential /Agricultural (RR/A) - The RR /A land use has frontage adjacent to Central Parkway from Fallon Sports Park and the Stream Corridor. This use, which essentially serves as open space, extends diagonally across the project site to the southeast corner with frontage on both Dublin Boulevard and Fallon Road and Page 4 of 16 surrounding the DSRSD facility. Because its size is less than 100 acres, no units would be permitted (and none are proposed) within that 14.5 acre area. 4. A summary of each neighborhood. 5. Phasing Plan. 6. Master Neighborhood Landscape Plan. 7. Grading 8. Development Regulations /Standards - Development Regulations and Site Development Standards include: minimum lot area and dimensions, minimum lot frontage and depth, minimum setbacks (for front, rear, and side - yards), maximum building height, maximum coverage, minimum distance between buildings, common outdoor areas, usable private outdoor areas, allowable setback encroachments, parking, driveways, signage, trash enclosures, and grading standards, accompanied by any necessary diagrams. 9. Architectural Design Standards - As a concept, the proposed architectural design for all products is based on current influences to classic styles. For Subarea 3 the architectural styles are: • Contemporary Craftsman i. _LjF' &"M pk of emlemuporary Cral"Mu m • Modern Bungalow Example O'Conteopporaq CX415man I .rumple 4110drm A rnwjow Page 5 of 16 Exa"Oe o kfoda.rail3angaIOM- • New Prairie R.wrhpir qf.vtgF Prai rir T_. %w, p&- uf_Yagr P�-Uirrr 10. Landscape Design Standards — The Site Development Review procedures requires that landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public. 11. Inclusionary Zoning Regulations. An Ordinance approving the Stage 2 Development Plan for Subarea 3 is included as Attachment 1. Site Development Review In accordance with the adopted Planned Development Zoning Stage 1 Development Plan, the project includes 437 residential units within six neighborhoods of Medium and Medium -High Density housing. The Medium -High Density housing would be placed along the westerly edge of the project site along Lockhart Street in the form of 107 condominium townhomes (approximately 14.27 units per gross acre). The Medium Density units, totaling 330 single - family homes (approximately 8.68 units per gross acre), would be situated in the central and northeasterly areas of the project site. Access and Circulation The project site is bordered by two arterial roads - Dublin Boulevard and Fallon Road. The internal street system is proposed to be a mix of local public /private residential streets and private alleys. There would be two access points to the site. One would be located in the northeasterly part of the project site off of Central Parkway across from the entrance to Fallon Sports Park. An additional Emergency Vehicle Access (EVA) is provided at the end of Alley K to Central Parkway. The second point of access would be located from Lockhart Street south of Central Parkway generally at the intersection with Finnian Way, within The Groves project. The entrance, labeled as Street D, would provide access to the Medium -High Density Residential townhomes in Neighborhood 6 along Lockhart Street and to the single - family detached units in Neighborhoods 4 and 5 north of Dublin Boulevard. An additional Emergency Vehicle Access (EVA) is provided at the northwesterly corner of the site along the stream corridor to Lockhart Street. Both Dublin Boulevard and Central Parkway are not improved to their full approved width. With development of Subarea 3, all street improvements including: all additional travel lanes, bicycle Page 6 of 16 lanes, parking lanes (if applicable) and sidewalks and parkways, will be completed. Sidewalks will be constructed on all perimeter rights -of -way in accordance with the improvement plans for those streets consistent with the surrounding neighborhoods. As part of the preliminary traffic analysis, the intersection configuration for both the entrances at Central Parkway and the Fallon Sports Park as well as the Lockhart /Finnian access point were evaluated. The ultimate improvements required at each intersection will be determined by the City's Senior Civil Engineer (Traffic) in accordance with the Conditions of Approval in the resolution approving the Site Development Review and Vesting Tentative Map (Attachment 2). ,. -- `� SUB AREA 3 at Dublin Ranch FALLON SPORTS 11 PARK l STAGE II PLANNED DEVELOPMENT NEIGHBORHOOD ` �', '� i � �j�G3 �_ � C� ���'` �'C�� � PLAN THEGROVES �l N6 N3 RU__&_Lo SiBENS ALI i PARK AGRICULTURE - -- -- y, N3 L _ - NOTAPART I, . NOTA PART IFI'L7I i �� (PROPOSED GENERAL �I�I II7� N4 ���.._, COMMERCIAL N6 N5 NEIGHBORHOOD /PRODUCT BREAKDOWN: G i Ty V� x Ne —_ — r ✓` - /�Sa I G enbCm I nr 1 N, 1bomoodz. C 'U L C 'IGC Caurt PLY7f'_1LLlfdl. -1�; (�',1�J"ILi / A.iohCourtod 3: 33 MABKU & SOMPS GATEWAY ,L 3o''bio d4 69 L RETAILCENTER `�\ N-hbcrt rtrroducr 5s °° SHEET Ndenbomoode ' Townnome Unh P D2.2 L I l UNITS — I Neighborhood Plan The six neighborhoods generally are described as follows: Neighborhood 1 — Each of the 112 detached single - family units would be arranged with the front facade oriented towards a Green Court /paseo or private street. Garage access would be taken from a traditional, two -ended alley within the loop serving half of the units, or by a private terminal alley /drive aisle serving the remaining 56 units. Two and three story units would be available in four floor plans. In addition to curbside parking, guest spaces perpendicular to the internal streets would be provided in several locations within the neighborhood. The boundary along Fallon Road would be buffered with landscaped slope improvements. Neighborhood 2 — Approximately half of the 63 units would be arranged with a front facing entry elevation divided between those with direct garage access to the street and those having garage access to a private auto court /terminal drive aisle. The remaining half would be arranged with both front entry and garage access from a 24 -foot wide auto court shared Page 7 of 16 by as many as six units. Guest parking would be provided curbside both within and on the perimeter of the project site. Neighborhoods 2 and 3 would be developed with the same two -story floor plans. Neighborhood 3 — The 33 single - family detached units generally are oriented towards a public street or towards one of the 24 -foot wide Auto courts with about half of the lots oriented towards the street and the other half with entries from an auto court. All but five lots would take garage access from an auto court; these five lots have access directly to the street in front. Each of the five auto courts serves a maximum of six units. Neighborhood 4 — Neighborhood 4 is a small lot product at a minimum of 1,500 square feet (30 ft x 50 ft) per lot. The 69 three -story homes would face either onto a public street or a Green Court (paseo) in one of three floor plans. Garages would have access to a two -ended alley or one of nine terminal alleys /drive aisles serving 35 lots. Guest parking would be located curbside or in several on -site locations. Neighborhood 5 — Neighborhood 5 includes 53 units made up of two and three story homes situated on one of two lot sizes. Each home would be oriented with the front facade oriented towards a public street or a Paseo or Green Court. Four alleys within this neighborhood provide garage access in addition to curbside parking. Guest parking is located curbside or at one location on site. Neighborhood 6 — Neighborhood 6 would be developed as Medium -High Density condominium townhomes. The 107 three -story townhomes would be accommodated in 18 buildings of six or fewer units. Each building would face onto a paseo. Garage access to the units would be taken from a number of 20 -foot wide motorcourt /alleys. Plotting by floor plan is shown for Neighborhoods 1, 2, 3, 4, and 5 on Sheets C.2.1 through C.2.5 of Attachment 3. TABLE 2: Neighborhoods /Development Areas Neighborhood I Layout Floor Plans No. of Units • Single- family detached (Medium Density) 1 Green Court 4 112 Auto court 3(2) 3 33 4 Green Court /Small Lots (30 ft x 50 ft) 3 69 5 Green Court 4 53 Subtotal 1 330 • Townhomes Attached (Medium -High Density) 6 6 units or less per building 1, 2 and 3A & B 107 Total 1 437 "' Same Plans 1, 2, 3 & 4 for Neighborhoods 1 and 5 (2) Same Plans 1, 2 & 3 for Neighborhoods 2 & 3 Floor Plans /Elevations Three architectural styles will be available for each of the floor plans within each Neighborhood of single - family detached homes (Neighborhoods 1. 2. 3, 4, and 5). For the attached townhome Page 8 of 16 condominiums in Neighborhood 6, all exteriors will be Contemporary Craftsman. Color and Material Schemes are provided by Neighborhood as follows: TABLE 3: Color and Materials Neighborhood Color Schemes Sheet No. 1 & 5 4 A.1.5.0 2 & 3 3 A.2.4.0 4 3 A.4.4.0 6 2 A.6.4.0 Plotting by floor plan for the five neighborhoods of single - family detached residential is shown in Table 5, below. A fit list has been provided for each Neighborhood of the single family detached units. Neighborhood 4 allows any plan on any lot. The fit list for Neighborhood 5 allows more than one plan on 12 of the 53 lots. TABLE 4: Plotting Floor Plans by Neighborhood Single - Family Plan 1 Plan 2 Plan 3 Plan 2 -Alt Plan 4 Total Neighborhood 1 23 29 40 4 16 112 % of Neighborhood 21% 26% 36% 3% 14% 100% Bathrooms Neighborhood 2 26 19 18 -- -- 63 % of Neighborhood 41% 30% 29% Plan 1 1,771 100% 2.5 Neighborhood 3 15 11 7 -- -- 33 % of Neighborhood 45% 34% 21% -- -- 100% 4 Neighborhood 4 All 3 floor plans fit on each lot 7777 69 % of Neighborhood I 1 100% 2,853 Neighborhood 5 31 - 40 7 - 11 77 9-18 -- -- 53 % of Neighborhood 60%-75% 13-21% 1 17%-34% Plan 1 1,859 Plans 1, 2 and 3 available with more than one plan available on 12 lots 100% A, B& C Townhomes Plan 1 Plan 2 Plan 3A Plan 3B Neighborhood 6 35 36 18 1 18 -- 107 % of Neighborhood 66% 34% -- 100% 437 TABLE 5: Floor Plan Descriptions Neighborhood /Floor Plans Squarer) Footage Bedrooms Bathrooms Elevations (3) Parking Stories Total Neighborhood 1 Plan 1 1,771 4 2.5 A, B& C 2 2 23 Plan 2& 2 -Alt 2,104 4 3 A, B& C 2 2 29 Plan 3 2,306 4 3.5 A, B& C 2 3 44 Plan 4 2,853 5+ bonus 4 A, B& C 2 3 16 Neighborhoods 2 & 3 Plan 1 1,859 3 2.5 A, B& C 2 2 41 Page 9 of 16 Neighborhood /Floor Plans Squarer Footage Bedrooms Bathrooms Elevations (3) Parking Stories Total Plan 2 2,240 4 3 A, B& C 2 2 30 Plan 3 2,300 4 3 A, B& C 2 2 25 Neighborhood 4 Plan 1& 1 -Alt 1,975 3 3.5 A, B& C 2 3 Plan 2& 2 -Alt 2,012 3 3.5 A, B& C 2 3 69 Plan 3 2,214 4 3.5 A, B& C 2 3 Plan 3 -Alt 2,244 4 or 3+ den 3.5 A, B& C 2 3 Neighborhood 5 Plan 1 1,771 4 2.5 A, B& C 2 2 Plan 2& 2A 2,104 4 3 A, B& C 2 2 Plan 3 2,306 4 3.5 A, B& C 2 3 53 Plan 4 2,853 5 4 A, B& C 2 3 Neighborhood 6 Plan 1 1,902 3 3.5 A 2 3 35 Plan 2 2,013 3 3.5 A 2 3 36 Plan 3A 2,167 4 or 3 + den 3.5 A 2 3 18 Plan 3B 2,026 4 or 3 + den 3.5 A 2 3 18 Total 437 Neighborhoods 1 & 5 — The same floor plans based on the Green Court configuration would be used in Neighborhoods 1 & 5. The Green Court homes have four floor plans. Plans 1 and 2 are two stories, and Plans 3 and 4 are three stories. Plan 2 offers a ground floor bedroom with full bathroom. The Plan 2 -Alt references garage orientation. Plans 3 and 4 are arranged with a third floor suite. Floor plans range in size from 1,771 square feet to 2,853 square feet. Neighborhoods 2 & 3 — The same floor plans based on the Auto court configuration would be used in Neighborhoods 2 & 3. The Auto Court homes are proposed as two stories with three floor plans ranging in size from 1,859 square feet to 2,300 square feet. Plans 2 and 3 have a ground floor bedroom with full bathroom. Living rooms have a fireplace. Neighborhood 4 - For Neighborhood 4, three, three - story, floor plans would be available which would be offered in a three or four bedroom layout. Unit size would range from 1,975 square feet to 2,214 square feet with each home having a private side yard for outdoor use. All plans have one ground floor bedroom and bathroom with single basin in upstairs bathroom. Neighborhood 6 — Four floor plans would be available for the condominium townhome units in Neighborhood 6. The 36 end units (Plans 3A and 313) each have four bedrooms, and the 71 townhome units in between others (Plans 1 and 2) each have three bedrooms. The floor plans for these units are proposed to range in size from 1,902 square feet to 2,026 square feet. All plans have one ground floor bedroom and full bathroom. Page 10 of 16 All floor plans have a covered front porch, an upper level master suite with at least one walk -in closet, double vanities, and separate water closet. All plans have a kitchen island, upper level laundry facilities, and at least a half bathroom on the ground floor. With exception of the three - story plans in Neighborhood 4, upstairs bathrooms have double vanities. The plans for Neighborhoods 2 and 3 have a gas burning fireplace in the living area. Parking Parking for Subarea 3 would be built in compliance with the standard adopted with the Stage 1 PD rezoning of two (2) covered spaces per unit within an enclosed garage plus one guest space per unit for a total parking requirement of 1,311 spaces. This figure includes: a) 874 covered spaces — two (2) spaces per unit within an attached enclosed garage b) 444 guest spaces (437 spaces required) provided as: - 283 spaces curbside along internal streets (on -site) - 69 spaces curbside along Lockhart Street and Central Parkway (off -site) - 92 perpendicular spaces in designated locations within the neighborhoods or in private driveways, as permitted A total of 1,318 parking spaces are provided distributed as shown in Table 8, below: TABLE 6: Parking Spaces Parking Spaces /Neighborhood 1 2 3 4 5 6 Enclosed 2 -car Garage per unit 224 126 66 138 106 214 subtotal provided: 874 spaces Required = 874 spaces 224 126 66 138 106 214 Guest Parking (1 space per unit) • Curbside (on -site) 283 spaces 64 51 26 62 46 45 • Curbside (off -site) 69 spaces 6 9 0 0 0 54 • Perpendicular (on- site)") 92 spaces 44 3 9 9 8 8 subtotal provided: 444 spaces 114 63 35 71 54 107 Required = 437 spaces 112 63 33 69 53 107 Total Provided: 1,318 spaces 338 189 101 209 160 321 Total Required = 1,311 spaces 336 189 99 207 159 321 (1) Includes allowable spaces in driveway The location of parking provided is shown on Attachment 3, Sheets C.3 through C.3.6.B. Landscaping /Streetscape Plan Monuments and neighborhood identification markers would be located at both of the entries - along Lockhart Street and Central Parkway, and at the intersections of Lockhart Street /Dublin Boulevard, Fallon Road /Central Parkway, and Fallon Road Dublin Boulevard. Community walls of stucco and ornamental columns would be constructed along Dublin Boulevard, Central Parkway, and Fallon Road. Monuments at the entries would be parkway pilasters of cultured stone veneer and slate. Corner entries would be low walls of cultured stone with brick veneered Page 11 of 16 planters. The entry at Lockhart Street and Street D would be constructed with a landscaped median. The monument for the corner of Central Parkway and Fallon Road is shown as a stone -clad monolith structure. Landscape details for perimeter street setback and each of the monument corners are provided with the tree plantings which follow an orchard grid pattern; an iconic wall and landscape treatment would be located at the corner of Fallon Road /Dublin Boulevard. Perimeter sidewalks consistent with the adopted improvement plans for the surrounding arterials will be installed to allow residents, as well as the pedestrians from the adjacent neighborhoods to access commercial centers to the south and east of the project site. The Green Courts for the single - family detached units typically would be 10 feet in width and improved with evergreen landscaping, a four -foot wide meandering concrete pathway, and low - light tolerant shrubs and ground cover. Green Court entries would be enhanced with statement landscaping. Alleys serving Green Court would be landscaped at the entries and provided with at least one evergreen shrub per unit. Auto courts would be bordered by a four -foot concrete entry walk in addition to landscaping with evergreen shrubs. For the Townhomes in Neighborhood 6, the paseos between buildings may vary in width, but in no case would be narrower than 15 feet. For narrow paseos, a single curvilinear path, four feet wide, would be installed. For wider paseos, a curvilinear pathway with circular planters shall be constructed. Like the Green Court alleys, townhome alleys would be landscaped with at least one evergreen shrub planter near rear entries. As part of the streetscape plan, street sections are provided showing the abutting landscape and hardscape improvements. Parkway strips will be provided along some of the streets. However, a five -foot sidewalk will be constructed on both sides of all streets. The fence plan (Sheet L -10 and L -11) takes into consideration retaining walls and lattice -top fences of an appropriate height where necessary and as the interface between adjacent properties on the upslope, the down slopes, and /or abutting right -of -way. View fences would be erected along rear yards where they abut open spaces. Mailboxes will be installed in congregate collection stations as shown on Sheet L- 9 or as ultimately dictated by the local post master. Open space within the project site would be provided by the two acres of Stream Corridor, the two -acre Neighborhood Park, and the 14.5 acres of Rural Residential /Agriculture separating Neighborhood 1 and 2 on the east from Neighborhoods 3, 4, 5, and 6 on the west for a total of 18.5 acres. Open space and slopes would be planted with native California and drought - tolerant trees, grasses, shrubs, and groundcover. The Rural Residential /Agriculture acreage could be improved with an orchard, vineyards, community garden, or revegetated with natural native plantings. The two -acre Neighborhood Park will be designed, owned and maintained by the City in the future. However, on the east side of the open space corridor, a tot lot is proposed at the end of Street A between Neighborhoods 1 and 2 adjacent to RR /A open space. A Class 110 -foot wide paved meandering trail /access road would follow along the stream corridor and through the RR /A area. The trail is proposed to be a continuation of the Class 1 multi -use trail system that starts in the northern portion of Dublin Ranch. The trail on the Project Site will start at the northwest corner of Subarea 3 and will take two branches. One will be a continuation of the regional trail along the Neighborhood Park, then along Street H between Neighborhoods 3 and 4 to connect with Dublin Boulevard across from the Fallon Gateway Retail Page 12 of 16 Center. A secondary trail of decomposed granite also is proposed to connect the northeasterly portion of the site with the westerly southern portion of the site across the RR /A open space existing near the proposed tot lot. A continuation of this route along Loop B would lead to a trail which climbs to the top of the south of Neighborhood 1. In addition to illumination, both trails would be provided with shade trees, trash receptacles, and seating. The overall design objective for this open space would be to develop a concept for the area which strives to preserve the natural environment and create a community that is compatible with the natural terrain. The open space within the residential community also requires a management plan for those areas to be dedicated to the City, held in common by the homeowners association (HOA), or managed by a special district. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Grading On -site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. Grading on site will involve the reconfiguration of the hilly area in the northeast portion of the site. Of the two small hills on the site, one will be graded to allow for the proposed development while the other hill will be relocated to the south allowing for an expansion of the development envelope and some screening of potential homes sites from Highway 580. The net effect is to result in a rebalancing of the site. Grading for the Stage 2 Development Plan, SDR, and Vesting Tract Map will be required to meet the slope ratio standards of the EDSP and will conform to the policies required in the Visual Resources section of the EDSP. Public Art Compliance — The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The Applicant has opted to meet this requirement through an in -lieu fee. Condition of Approval #14 has been included to ensure compliance. Vesting Tentative Tract Map Vesting Tentative Tract 8171 is proposed to be subdivided as follows: TABLE 7: Vestina Tentative Mao - Parcel Development Page 13 of 16 Owned/ Lots /Parcel Use Maintained By Units Lots Lots 1 -112 Green Court - single - family detached private 112 units Residential (Neighborhood 1) Lots 113 -175 Auto court - single - family detached private 63 units Residential (Neighborhood 2) Lots 177 -208 Auto court - single - family detached private 33 units Residential (Neighborhood 3) Green Court (small lots - 30 ft by 50 ft) Lots 209 -277 single - family detached private 69 units Residential (Neighborhood 4) Page 13 of 16 In addition, the Vesting Tentative Map shows site sections for grading purposes and sections of those areas to be improved as public or private roadways (see Sheet 2). Public - Sections for public rights -of -way and improvements are shown for: • Dublin Boulevard Frontage • Dublin Boulevard (adjacent to vacant Commercial site APN 985- 27 -13) • Fallon Road • Lockhart Street • Central Parkway frontage • Central Parkway at Fallon Road • Project entrance at Lockhart Street - shown at Street D • Project entrance from Central Parkway (shown at Street A) • Typical 46 -foot wide internal street - shown as Street A (from south of Central Parkway), Loop B, Loop C, Street D (from east of Lockhart Street), Street E and Street E Court (cul- de -sac), Street F, Street G, and Street H. Private — Private roadway sections and improvements shown on the Tract map include: ■ Typical alleyways serving the detached single - family units and townhomes are shown for- a) 20 -foot wide in Neighborhood 6; b) 24 -foot wide in Neighborhoods 1, 2, 3, and 5: and c) 26 -foot wide in Neighborhood 4. The map also shows: 1) cut and fill locations; 2) 15 sections relating to the overall grading of the project site (Sections A -A through O -O); and 3) details for: a) driveway /alley interface, b) paved trail, and c) drainage channel. Conditions of Approval are included in the Resolution approving the Site Development Review and the Vesting Tentative Map (Attachment 2). PLANNING COMMISSION ACTIONS: At a Special Planning Commission meeting on April 29, 2014, the Planning Commission recommended that the City Council adopt: • An Ordinance approving a Stage 2 Development Plan for Dublin Ranch Subarea 3. • A Resolution approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached town homes /condominium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area with the following added Conditions of Approval (Conditions of Approval #172 -174): Page 14 of 16 Owned/ Lots /Parcel Use Units Maintained By Green Court - single - family detached Lots 278 -330 Lots 38 feet x 48 feet and private 53 units Lots 48 feet x 48 feet Residential (Neighborhood 5) attached townhomes /condominium Lots 331 -348 airspace - 6 units or less per building private 107 units Residential (Neighborhood 6) Total (Map) 437 units In addition, the Vesting Tentative Map shows site sections for grading purposes and sections of those areas to be improved as public or private roadways (see Sheet 2). Public - Sections for public rights -of -way and improvements are shown for: • Dublin Boulevard Frontage • Dublin Boulevard (adjacent to vacant Commercial site APN 985- 27 -13) • Fallon Road • Lockhart Street • Central Parkway frontage • Central Parkway at Fallon Road • Project entrance at Lockhart Street - shown at Street D • Project entrance from Central Parkway (shown at Street A) • Typical 46 -foot wide internal street - shown as Street A (from south of Central Parkway), Loop B, Loop C, Street D (from east of Lockhart Street), Street E and Street E Court (cul- de -sac), Street F, Street G, and Street H. Private — Private roadway sections and improvements shown on the Tract map include: ■ Typical alleyways serving the detached single - family units and townhomes are shown for- a) 20 -foot wide in Neighborhood 6; b) 24 -foot wide in Neighborhoods 1, 2, 3, and 5: and c) 26 -foot wide in Neighborhood 4. The map also shows: 1) cut and fill locations; 2) 15 sections relating to the overall grading of the project site (Sections A -A through O -O); and 3) details for: a) driveway /alley interface, b) paved trail, and c) drainage channel. Conditions of Approval are included in the Resolution approving the Site Development Review and the Vesting Tentative Map (Attachment 2). PLANNING COMMISSION ACTIONS: At a Special Planning Commission meeting on April 29, 2014, the Planning Commission recommended that the City Council adopt: • An Ordinance approving a Stage 2 Development Plan for Dublin Ranch Subarea 3. • A Resolution approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached town homes /condominium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area with the following added Conditions of Approval (Conditions of Approval #172 -174): Page 14 of 16 o Staff shall work with the Applicant to enhance elevations along project edges and where the project is most visible, including street frontages, elevations fronting on parks and on trails, with the intent to improve the detail, interest and variation of the elevations. o Staff shall work with the Applicant to enhance landscaping and walls to decrease massing along Lockhart Street and Dublin Boulevard, taking advantage of bio- retention features and walls to lower the scale and add landscape interest. o Applicant shall revise the gateway monument for more depth and character. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8171 which are consistent with the recently approved amendments to the General Plan /Eastern Dublin Specific Plan, and Stage 1 Planned Development rezoning and would be compatible with adjacent areas and surrounding development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. The Alameda County Airport Land Use Commission Staff reviewed the project to ensure that it is consistent with the Alameda County Airport Land Use Compatibility Plan. The Dublin Unified School District also reviewed the project for school impacts and did not raise any issues. Conditions of Approval from these departments and agencies are included in the Resolution approving a Site Development Review and Vesting Tentative Map (Attachment 2). ENVIRONMENTAL REVIEW: The Eastern Dublin Specific Plan area was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51 -93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment /Specific Plan EIR is a program EIR, which anticipated a number of subsequent actions related to future development in Eastern Dublin and identified some impacts resulting from implementation of the General Plan Amendment /Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation- monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. The environmental impacts of land uses for the 453 -acre Dublin Ranch Areas B -E were addressed by the Negative Declaration approved by the City Council in Resolution No. 140 -97 for the related Planned Development Rezoning. An Addendum to the previous environmental documents was approved on February 18, 2014 by City Council Resolution 17 -14 as part of its approval of the project - related General Plan Amendment, Eastern Dublin Specific Plan Amendment and Stage 1 Development Plan. Impacts of the requested project are addressed through the prior CEQA reviews. Copies of the environmental documents referenced are available for review at Dublin City Hall, 100 Civic Plaza, Dublin, California. Page 15 of 16 PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Tri- Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Ordinance Approving a Stage 2 Development Plan for Dublin Ranch Subarea 3 2. Resolution Approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single - family units and 107 attached town homes /condominium within six neighborhoods on a 64 -acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area 3. Applicant's submittal package dated April 23, 2014 Page 16 of 16 ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** PLANNED DEVELOPMENT STAGE 2 DEVELOPMENT PLAN FOR DUBLIN RANCH SUBAREA 3 PLPA 2013 -00033 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. Dublin Ranch Subarea 3 ( "Project ") is in the Eastern Dublin Specific Plan area and within a planning area known as Dublin Ranch. On February 18, 2014, the City Council adopted Ordinance 05 -14 approving Planned Development rezoning and a Stage 1 Development Plan pursuant to Section 8.32 of the Dublin Municipal Code for the 64 acre area known as Dublin Ranch Subarea 3. The Planned Development rezoning and Stage 1 Development Plan concurrently were approved with City Council Resolution 19 -14 approving Amendments to the General Plan and Eastern Dublin Specific Plan. Planned Development rezoning established permitted uses, development standards, and other regulations for future development for as many as 437 residential units in six neighborhoods. B. Planned Development Stage 2 Development Plan adopted by this Ordinance would not require amendments to the General Plan and Eastern Dublin Specific Plan as no changes to the land uses are proposed. C. Planned Development Stage 2 Development Plan adopted by this Ordinance remains subject to a Development Agreement between the City of Dublin and Lennar Homes, adopted by Ordinance 06 -14, which has an option to purchase and develop the Subarea 3 site pending approval entitlements. SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. PD- Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. PD- Planned Development zoning and Stage 2 Development Plan for the Project under the PD- Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that it provides residential development in an area that supports residential uses, such as the sports park to the north, but is also a transition to planned medical center and mixed uses to the south and east. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. PD- Planned Development zoning and Stage 2 Development Plan for the Project will be harmonious and compatible with existing and future development in the surrounding area in that the Project is located in a master planned community that includes a variety of residential densities various as well as commercial and office spaces. The Project provides residential development in an area that supports residential uses, and the sports park to the north, but is also a transition to planned medical center and mixed uses to the south and east. The Project provides a high degree of design and landscaping to complement existing and planned uses in the area. 2. The Project takes advantage of the flatter areas of the site to locate development. Grading on the site will ensure that much of the development is behind the small hill with limited visibility from Interstate Highway 580 (1 -580). The project site is in an infill area that is fully served by public services and existing roadways. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the proposed residential development. 3. PD- Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards. 4. The PD- Planned Development zoning and Stage 2 Development Plan for Dublin Ranch Subarea 3 are consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the proposed residential and other uses and the site plan are consistent with the land use designations for the site approved in connection with the Project. C. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines by the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ( "EIR "), which is a Program EIR (SCH No. 91- 103064) certified by the City Council by Resolution No. 51 -93, subsequent Addenda dated May 4, 1993 and August 22, 1994, and by a Negative Declaration for Dublin Ranch Areas B - E adopted by Resolution 140 -97. SECTION 3. APPROVALS Stage 2 Development Plan Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map has been amended to rezone the property described below ( "Property ") to a Planned Development Zoning District: 64 acres north of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road (APN 985 - 0027 -012) 2 A Planned Development zoning and Land Use map is shown below: SECTION 4. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 or Stage 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as part of the PD- Planned Development zoning for Dublin Ranch Subarea 3 PLPA 2013- 00033. The PD- Planned Development District Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of permitted, conditional, and accessory uses. Permitted, conditional, and accessory uses were approved as part of the PD rezoning and Stage 1 Development Plan. 3 2. Stage 2 Site Plan. SUBAREA 3 at Dublin Ranch �. --VN�� STAGE II PLANNED ;. 1 DEVELOPMENT 90 '\ � r SITE PLAN _t. i MH k", II LAf NP ill \ I n N* _ U b f a' NOTAPAPT - -- IIv QI rMHI MARCH 2014 _ _ ________ {Y - o - 1 , PF ti macKmr &somrs SHEET s�m�ooa ao� PD2.1 e PL P- s T: 3. Site area, proposed densities. Gross /net area- 64 acres. Maximum number of units- 437. Allocation of units- Medium Density Residential — 330 units; and Medium High Density Residential - 107 units. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. 9 PLPA 2013 -00033 Symbol Land Use Acres(') Density Units MDR Medium Density Residential 38 6.1 to 14.0 units per acre 330 MHDR Medium High Density Residential 7.5 14.1 to 25.0 units per acre 107 Rural RR/A (2) Residential /Agriculture 14.5 1 unit per 100 acres 0 SC Stream Corridor 2.0 -- NP Neighborhood Park 2.0 -- Total 1 64 1 1 437 (1) Gross acres. Actual would be less based on the re- design and construction of public streets. (2) The Rural Residential /Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. 9 4. Neighborhood Summary Neighborhood I Layout Floor Plans No. of Units • Single- family detached (Medium Density) 1 Green Court 4 (+ Plan 2 -Alt) 112 Auto court 3(2) 3 33 4 Green Court/Small Lots (30 ft x 50 ft) 3 69 5 Green Court 4 (+ Plan 2 -Alt) 53 Subtotal 1 330 • Townhomes Attached (Medium -High Density) 6 6 units or less per building 1, 2 and 3A & B 107 Total 1 437 (1) Same Plans 11 2, 3 & 4 for Neighborhoods 1 and 5 (2) Same Plans 1, 2 & 3 for Neighborhoods 2 & 3 5. Neighborhood Plan. The Project will include six neighborhoods. ,® -- I ___________ SUB AREA 3 ®® X1- '` � � � at Dublin Ranch FALLON SPORTS / '��r ��,U'�� �I L PARK / "1 ` Ile / ov �� k STAGE II PLANNED yF , ' ` DEVELOPMENT W 430 4 NEIGHBORHOOD m \ PLAN 50, THE GROVES r N$ Ruk GRICULTUREAL _ PARK AGRICULTURE NOT APART ! 1 Y NOTA PART (PROPOSED GENERAL N4 COMMERCIAL - MARCH 2014 L N6 N5 ®�� �� / _'r— NEIGHBORHOOD /PRODUCT BREAKDOWN: Gay � enI a, „x U 2,C C N plglglr.o R: 4G N Cou 19hbortwod 3: " � ``,l 011llllllllllm AWO rt. 33 MACKH & SOMPS �� AI Naipnbortgod 4: !FALCON GATEWAY 9, IIIIIIIIIIIIIIIIIIII 30'.9J'LO4: 69 RETAILCENTER �\ ceebbcriP$ p > , o� �d�& 0 SHEET ebbomooae �bo107 PD2.2 UNITS 437 I 67 6. Master Neighborhood Landscaping Plan. 7. Landscape Guidelines see Exhibit A 8. Development Regulations /Standards SUB AREA 3 at Dublin Ranch STAGE II PLANNED DEVELOPMENT PAhm -ry Landscape Site Plan March 2014 "b � gt SHEET PD2.3 Standards Single- family Detached Single- family Detached Neighborhoods may include one Neighborhoods (Alley or Auto court- loaded) or both configurations 1, 2, 3, 4, and 5 Minimum Lot Width 30 30 Maximum Lot Coverage (11)(12) (12) (12) Maximum Building Height 38 ft 38 ft Maximum Stories 3 3 Minimum Front Yard Setbacks (1)(2) 6 ft to public /private street 6 ft to Paseo Green Court Living Area ROW or and /or ROW public /private street 3 ft to private drive aisle or alley 3 ft to public /private street Porch ROW and /or private drive aisle or alley 3 ft to public /private street N/A Garage ROW and /or private drive aisle or alley Minimum Side Yard Setback" )(z)(4)(7)(s) Living Area 4 ft 4 ft Porch 4 ft 4 ft Corner Lot (Living Area a to property line) 5 ft 6 ft Encroachments (3) (3) Minimum Rear Yard Setback(')(1)(7)(10) Living Area 5 ft 2 ft Porch N/A N/A Garage N/A 3 ft Garage Face to Garage Face N/A 28 ft Accessory Structures (11) (11) Parking Spaces Required (8) enclosed per unit 2 2 guest space per unit 1 1 Minimum Usable Private Open Space 150 sf with a min. dimension of 10 ft 150 sf with a min. dimension of 10 ft ROW = right -of -way public /private street (1) Setbacks measured from property line. (2) Graphic depiction of standards listed shown below. (3) Items such as, but not limited to, air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach up to 2 feet into the required setback of one side yard provided a minimum of a 3 -foot wide flat area is maintained for access around the house. (4) Subject to Building Code requirements for access. (5) Building setbacks shall be subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang shall be s feet minimum or as required by current City Building Code or standards. (6) The third floor must be stepped back from front and rear elevation to reduce building mass. (7) Retaining walls up to 4 feet high may be used to create a level usable [yard] area. Retaining walls in excess of 4 feet to create a usable yard area are subject to review and approval by the Community Development Director. Retaining walls 30 inches in height are subject to safety criteria as determined by the Building Official. (8) Two enclosed side -by -side shall be provided. Curbside parking may be counted toward required number of guest spaces. Guest spaces may be counted for any private driveway that is a minimum of 18 feet. (9) All corner lots are to have enhanced rear and side yard elevations as identified on Enhanced Lots Key (Sheet PD 2.8). (10) Any elevation visible from a public /private right -of -way shall be enhanced as identified on Enhanced Lots Key (Sheet PD 2.8). (11) Accessory structure setbacks will follow the City of Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and Use Regulations. (12) Due to the nature of a small lot product, no maximum coverage is required. 7 M ............ lx*T:Pilnb �tq r 50 f Y `,IVUV PRIVATE YARD AREA ROW RIGHT OF WAY FC FACE OF CURB M1' TYPICAL NEIGHBORHOOD LOT SIZE 30'MINIMUIM LOT WIDTH SINGLE FAMILY DETACHED GREEN COURT PRODUCT 10 it Standards Attached Townhome Structures Neighborhood 6 Maximum Building Height 38 ft Maximum Stories 3 Minimum Setbacks Building to right -of -way 8 ft Living area to alley or common driveway 4 ft Garage face to alley edge 3 ft Minimum Building Separation Garage Door to Garage Door 28 ft Porch /Balcony to Porch /Balcony loft Between Buildings 15 ft Parking Spaces Required enclosed per unit 2 guest space per unit 1 Minimum Usable Private Open Space 150 sf with a min. dimension of 10 ft 9. Architectural Design Standards — see Exhibit B As a concept, the proposed architectural design for all products is based on current influences to classic styles. For Dublin Ranch Subarea 3, the architectural styles are: • (A) Contemporary Craftsman • (B) Modern Bungalow • (C) New Prairie These styles would be available for each of the floor plans within each Neighborhood of single - family detached homes (Neighborhoods 1. 2. 3, 4, and 5). For the attached town home/condom iniums in Neighborhood 6, all exteriors are Contemporary Craftsman. 10. General Plan and Specific Plan Consistency. The Stage 2 Development Plan is consistent with the General Plan, Eastern Dublin Specific Plan, the Planned Development zoning, and the Stage 1 Development P 11.Inclusionary Zoning Regulations. The Subarea 3 project is subject to the Affordable Housing Agreement (AHA) for Dublin Ranch over all which establishes the amount and location of affordable housing. The affordable housing requirement for Dublin Ranch is satisfied through the provision of affordable housing within Fairway Ranch, collectively now referenced as The Groves, located west of the proposed project (and more specifically as Oak Grove, Cedar Grove, and Pine Grove) bounded by Central Parkway on the north, Lockhart Street on the east, Maguire Way (private street) on the south, and Keegan Street on the west. SECTION 5. OTHER ZONING REGULATIONS. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1 and Stage 2 Development Plans. SECTION 6. POSTING. 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 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G: 1PAM20131PLPA- 2013 -00033 DUBLIN RANCH Subarea 3iPC Mtg 04.29.14 Stage 2 PD SDR VTM Sub MC Ord -Sub 3 Stage2- PD.doc 12 r Sub Area 3 Design Guidelines Dublin, California April 15, 2014 I I 1 EXHIBIT A DESIGN TEAM Landscape Architect R3 Studios 201 4th Street, Suite 101 B Oakland, CA 94607 (510)452-4190 Civil Engineer MacKay & Somps 5142 Franklin Dr, Suite B Pleasanton, CA 94588 (925) 225-0690 Architect KTGY 580 Second Street Suite 200 Oakland, CA 94607 2 TABLE OF CONTENTS INTRODUCTION 5 ILLUSTRATIVE PLAN 6 STREETSCAPE 7 ENTRIES AND THEMATIC ELEMENTS 13 TRAILS & OPEN SPACE 21 WALL & FENCING 27 LANDSCAPE SYSTEM 31 SITE ELEMENTS 38 APPENDIX 43 3 INTRODUCTION VISION KEY DESIGN PRINCIPLES 4 INTRODUCTION VISION The Sub Area 3 Property envisions a premier residential community nestled within the hills of the City of Dublin. This community, surrounded by hundreds of acres of Regional Parkland, Commercial and Retail uses, is connected to the greater Dublin community via Dublin Boulevard to the South, Lockhart Street to the West, Central Parkway to the North and Fallon Road to the East. The character of the community is rooted in the natural features of the site. As a reflection of California's agrarian and ranch heritage open space and agricultural heritage will be used throughout the community to provide a historic context. The goal is to create the "flavor" of the new communities built around the historic past. The guidelines in this document are conceptual, and are intended to guide in the vision of the community. KEY DESIGN ELEMENT • Entry signage will reflect architectural and historic elements to define the project entry. The entries will feature stone veneer and brick walls, slate and precast concrete walls and planters. • The streetscape system shall unite the community through a legible hierarchy, while respecting the historic nature of the site. • The trail open space system will be developed as a series of interconnecting pathways connecting various neighborhoods and access to the "top of the hill". • Integrated into the trail and open space system shall be a sequence of outlooks which provide viewing opportunities and rest stations. • The fencing and wall system maximizes views, defines neighborhoods, and reinforces the character. • Management of open space and maintenance of common areas will be an integral component of the landscape system. 5 F MW ..z.. IM 3 M ?LCC' e� m 19, 'ff�G � �C��r��a� i 00. Un- p ?L'ti Q LPL,' 0a A0 woondou 14 VdarWIVO o ; a all, Colto7A9 � r wag tip try° s '! ! � ! � ! c° $' 6 ✓:Y � :r o STREETSCAPE STREETSCAPE PLAN DESIGN CONCEPT MAIN ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY NEIGHBORHOOD ENTRY ROADS NEIGHBORHOOD STREETS 7 STREETSCAPE PLAN DESIGN CONCEPT The road hierarchy is designed to legitimize the structure of the community while simultaneously supporting the rural, historic character. MAIN ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY Collector roads flanked by parkland on the north and proposed development to the south leads into the community. From the north, Central Parkway connects with other neighborhoods, and existing regional parks while a Lockhart Street with existing residential to the west and proposed development to the East leads into the community from the west. NEIGHBORHOOD ENTRY ROADS Entry roads into the development from the North and West lead toward the heart of the residential community maintaining a rural ambiance with entry monuments on each side of the road, terraced walls and planting formal groupings of trees walkways and enhanced landscape. NEIGHBORHOOD STREETS There are three neighborhood street conditions in the development • Residences on both sides of the street • Residences on one side, open space on the other • Residences on one side, park on the other 8 ENTRY ROAD AT LOCKHART STREET AND CENTRAL PARKWAY The Entry Roads establish the agrarian character of Sub Area 3 with an understated curvilinear stone and brick retaining walls, clusters of Olive trees, roses, tumbling over stone or brick with large specimen trees lining both sides of the road. To maintain the rural theme, much of the road has been divided into two separated travel lanes with a median containing small flowering trees, accent shrubs and water quality features. The sidewalk on each side of the road is separated by a landscaped parkway containing a secondary neighborhood monument in the form of a low stone wall containing neighborhood and project name in slate tile with a precast concrete cap, low flowering ground cover accent the planting in the parkway. The design of this area is meant to reflect elements and materials found not only on the architecture but to compliment adjacent neighborhoods and communities. For more detail on the entry gateway design see Entries and Thematic Elements Chapter. • 2- 20' travel lanes • 8' median with flowering trees • 5' parkway with accent trees & 5' sidewalk, on each side _ c = ------Parkway Pilaster Enlargement- -————————————1 Refer to Entry Monument sheet L-5 4'-6'high stone veneer wrner monument Refer to Site Materials sheet L-29 4'-6'high stone veneer wall- shee - Refer to Site Materials t L-29 2'-6'high brick veneer wall- Refer to Site Materials Sheet , ,t -Y L-29 ELEVATION 9 NEIGHBORHOOD ENTRY ROADS After continuing through the entries the residential community is enclosed by flowering upright trees coupled with pedestrian sidewalks on both sides of the street. Streetscape scene includes residential units on both sides of the street, sidewalks, flowering up right street trees, enhanced landscape at residential frontage and opportunities for arrival at a proposed park and open space areas. 1. Two 18" travel lanes 2. Street trees on both sides of the street 3. 5' wide sidewalks on both sides of the street 4. In Street concrete pavers T-6"high stone veneer wall- Refer to Site Materials sheet L-29 C 2'-6"high brick veneer wall- J Refer to Site Materials sheet L-29 [- 4'-6"high stone veneer corner monument wall- , Refer to Site Materials sheet L-29 i Large Accent Trees- Refer to Proposed Plant Palette MW sheet L-2 r `� WNW � r � Accent trees in treatment area to be located on earthen pedestals. M I =W (typical) 3 U F > a _ = Concrete unit pavers- Accent Trees- ��� � �.. , Refer to Site Materials sheet L-29 Refer to Proposed Plant Palette sheet L-2 4'-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 G� Large Accent Trees- Refer to Proposed Plant Palette sheet L-2 Flowering perennials- — Refer to Proposed Plant Palette #A sheet L-2 — T-6"high stone veneer wall- Refer to Site Materials sheet L-29 2'-6"high brick veneer wall--- Refer to Site Materials sheet L-29 10 2'-6" high brick veneer wall- Refer to Site Materials sheet L-29 3'-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 Accent Trees- 3' CENTRAL PARKWAY Refer to Proposed Plant Palette -6"high stone veneer corner p monument wall- sheet L-2 Refer to Site Materials sheet L-29 r 11a _ y 0 i O i Concrete unit pavers- Refer to Site Materials sheet L-29 11 a. NEIGHBORHOOD STREETS Within the neighborhoods the streets are reduced to a residential scale with monolithic sidewalks and upright street trees on each side. The following are the neighborhood street conditions: Neighborhood Streets: • 2 — 18' travel lanes • 5' monolithic sidewalks, both sides • Flowering upright trees in a 6' landscape easement (6' from back of walk), both sides. t IIIYlu:.=�I lomw i 12 ENTRIES & THEMATIC ELEMENTS ENTRY MONUMENTATION LOCATION PLAN CORNER MONUMENTS NEIGHBORHOOD ENTRIES GATEWAY MONUMENT 13 ENTRY MONUMENTATION LOCATION PLAN The corner monuments at Dublin Boulevard and Lockhart Street, Fallon Road and Central Parkway establishes the graceful essence of the rural community of Sub Area 3 with a series of neighborhood corner monuments and project entry monuments along the primary roads and neighborhoods within the overall community. The rural and historic context is interwoven into the community fabric with the treatment of each entry. The gateway monument at Dublin Boulevard and Fallon Road introduces the City of Dublin from the east. The gateway monument has been designed to utilize materials found throughout East Dublin including stone and brick. The monument borrows aesthetics from the retail commercial center to the south while staying true to the rural nature of the region. The monument is highlighted by the use of a metal clover leaf panel similar to other existing panels throughout the city. In addition, a large metal monolith with the name of the city back lit is also proposed. The low stone walls house rambling roses while an orchard grid of flowering accent trees is proposed behind the monument. c.anrerarngarbry RaM1a1aIMN ( i PPP Vie^ /i' a ��low c ��-.. v leer• .;.. ._ I �' {t� OaryaArire / $31If' i4, it 40, •w,aM.W".aaewrr.rr rrw `'"��6I Ali ( i f Lacllvn s,re.,r Rqw Envy . R.M man.ru / • �� ``�� .rya' �\ �� ,� .. i. ! Y � MM f� �4 ..� 'i it ! 1 n 1 ri a Farm RoeC r -' ✓/.r �1 R.ir ro epee,L.6 -jr LochNn SttaN a PNn ' Boubvwd ReM rusMe,lE � 14 CORNER MONUMENTS At Fallon Road and Central Parkway to the northeast and at Dublin Boulevard and Lockhart Street to the south west, curvilinear stone walls with project lettering etched in tile plates embedded into the wall with brick veneer wing walls on each side. Large specimen trees are proposed behind the curved stone walls with low growing, spilling roses cascading down the stone face. A line of accent trees similar to the orchard grid shall be proposed behind the brick wing wall with cascading ground cover below. The corner monument invokes a special sense of place that stands apart from other communities. AW T-6"high stone veneer wall- ---- Refer to Site Materials sheet L-29 Lr r g 8 } T-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 " -__--2'-6"high brick veneer wall- Accent Trees------- --- Refer to Site Materials sheet L-29 Refer to Proposed Plant Palette sheet L-2 - Flowering perennials- —. Refer to Proposed Plant Palette sheet L-2 W61-114 BLVD. v.EW Slate plates with lettering 3'-6"high stone veneer monument wall- Refer to Site Materials sheet L-29 --. = - 3'1"high stone veneer wall- "y., $ Refer to Site Materials sheet L-29 2'b"high brick veneer wall- Refer to Site Materials sheet L-29 ELEVATION 15 Flowering perennials- Refer to Proposed Plant Palette sheet L-2 cekrRAL PARKWAY Brick veneer wall and stone veneer monolith- °'E'w Refer to Site Materials sheet L-29 Orchard grid - - -- 3'-6"high stone veneer comer monument wall- Refer to Site Materials sheet L-29 -- Accent Trees- Refer to Proposed Plant Palette sheet L-2 11 12 _ p< zC O ---- Community Wall- Refer to Walls and Fencing Styles sheet L-12 2'-6"high brick veneer wall- ie t� to t6 Refer to Site Materials sheet L-29 Slate plates with lettering .-- T-a'high stone veneer Corner --Composition roof with rafters monumenlwall- -`---Stone veneer monolith- Refer to Site Materials sheet L-29 Rater to Site Materials sheet L-29 2'-6'high brick veneer wall- r --Openings Refer to Site Materials sheet L-29 Brick veneer- Refer to Site Materials sheet L-29 ELEVATION 16 NEIGHBORHOOD ENTRIES There are two neighborhood entries sited along Lockhart Street and Central Parkway. Each entry is unique incorporating elements of the corner monuments including stone, brick and slate. The goal at these entries is to highlight each neighborhood with a design vocabulary of curvilinear stone veneer walls, terraced brick veneer wing walls stone veneer entry walls with slate tile project name in the parkway, decorative lighting, and street signage integrated with bold foliage such as carpet roses and flowering accent trees to further complement the entries. 3'-6"high stone veneer wall- O Refer to Site Materials sheet L-29 33a 2'-6"high brick veneer wall- Refer to Site Materials sheet L-29 00 4'-6"high stone veneer corner monument wall- Refer to Site Materials sheet L-29 i Large Accent Trees- Refer to Proposed Plant Palette sheet L-2 Accent trees in treatment area to be located on earthen pedestals. g (typical) W i I t;°y ) riP � u;Fg ii d ii w o > Concrete unit pavers- Accent Trees- Refer to Site Materials sheet L-29 Refer to Proposed Plant Palette sheet L-2 - 4'-6"high stone veneer corner ' monument wall- Refer to Site Materials sheet L-29 00 Large Accent Trees- -- - Refer to Proposed Plant Palette sheet L-2 O Flowering perennials- Refer to Proposed Plant Palette sheet L-2 _ 3'-6"high stone veneer wall- Refer to Site Materials sheet L-29 2'-6"high brick veneer wall- Refer to Site Materials sheet L-29 17 2'-6" high brick veneer wall- Refer to Site Materials sheet L-29 T-6" high stone veneer corner monument wall- Refer to Site Materials sheet L-29 Accent Trees- 3'-6"high stone veneer corner CENTRAL PARKWAY Refer to Proposed Plant Palette monument wall- sheet L-2 Refer to Site Materials sheet L-29 z,A 114 O A + 113 \ _ 1 Concrete unit pavers- Refer to Site Materials sheet L-29 Parkway Pilaster Enlargemenl- r —————————————��" Refer to Entry Monument sheet t.-5 4'-6"high stone veneer eomer moms Refer to Site Materials sheet L-29 I 4'-6'high stone veneer wall- -- - ttil Rater to Site Materials sheet L-29 2'-6'high hriek veneer wall Refer to Site Materials sheet L-29 f '1k, ELEVATION -------- -- ------- ---------- - - 18 i • A ..rr.��s-. .d�•"• i• i. a S U B A R E A S Precast concrete cap Slate plates with lettering Stone veneer wall- Refer to Site Materials sheet L-29 i Entry,PARKWAY PILASTER ENLARGEMENT(Lockhart Street GATEWAY MONUMENT 0 x Orchard grid of Prunus cerasifera • 'Krauter Vesuvius'- •. .... , .«. Refer to Proposed Plant Palette sheet L-2 Low-growing flowering groundcover- Refer to Proposed Plant Palette sheet L-2 Low-growing perennials Refer to Proposed Plant Palette sheet L-2 DUBLIN BOULEVARD Orchard tree: Pro—cemsifera'Krauter Vesuvius'- �e o' Refer to Proposed Plant Palette sheet L-2 -- --- -Illmnated metal panel with lettering --Illuminated City of Dublin clover leaf metal panel - Brick veneer- -- - Refer to Site Materials sheet L-29 -Staneveneer- Refer to site Materials Sheet L-29 ...v, ..u... ,� .. ELEVATION • TRAILS & OPEN SPACE SYSTEM TRAILS & OPEN SPACE PLAN TRAILS TOT LOT 21 TRAILS & OPEN SPACE PLAN The open space system at Sub Area 3 is comprised of a riparian corridor, rolling hillside with native grass, and special landscape areas designed to reflect the rural theme. The continuous interface between the neighborhood streets and the open space system is a fundamental part of the rural character of Sub Area 3. The trail system is designed to enhance the interaction and appreciation of the natural open space system, provide recreational amenities and opportunities. Evsdng vegelntbn and sireem - sP•� J4 tl1T � ..__ Rewreruee lane:<me aaycenl to cnnrcal � - - CxtwryroVenaWpaiMhca t+ , Ro,IIOM YINetaq at ptapoaea twvstng mteNace d'"^�-� t y;Rp�.��bHyp��/�y�ws and seasonal M pl and pr e o=(East f "S, ) QO tee—W nq IP nnmt et a1.r,g.1 - -- southeast 10 souls slppes rr �-Va b.0.-u d0"k and Re4N,. rr- I i t _ •. eeouM Oren ark proposed houvn9 Canvrwn area Enlargement iTot bll- 4 Refer b sheet 1-21 Srdnst, ma dm �posee Enbr9emenl.Refer b stet L-26 , r ., , ,�1 ® ,4 .a,.aa4pa. m,kent spaang of wrtdXvxers al grassos Intl (`*-'�� �� 1>? _ 'p� 1 1 14 so 01 ICA tier; r�?I gyp.•' M�..$a..� �L - ,� Ss� ( �X��\\{�I� � 1�' lee ` mi ~ Om%WRW00M l+n Wet.Wel WOW fa M"- - .—__-__� --------_ -. Rely b6Y R10—a L-W bYmMFnl pbnWOOA eAII hCin,scope-- __ AabOb Rrppplae PW�PaYlb atel L2 f ObdlWnhetl eaislYq vtgrtNep Osipr ron-urigaled - MtlYe wYOFawe aa0aalorf grates. 22 TRAILS 8' WIDE TRAIL A public trail interfaces with the existing Dublin Ranch Trail System and is designed to connect with the proposed neighborhoods to the South with the neighborhood to the North by an 8' wide compacted decomposed granite path. Trail shall enter the lower neighborhood along the existing riparian corridor and connect with the proposed park and continue up the hillside through native vegetation including wild flowers and seasonal grasses, stopping at key overlooks that take advantage of distant views. Each outlook and top of the hillside are staged with large stones and sealed timber for natural sitting areas. _. laws / ___Perlung —T// 8'-0•witla sbdl¢ad EecpniposM granite trail L.w brerclnrg tree tluslera a—d—d-k t.pr.ride Made R.W to Pro .d M-Palede Meet L-2 -1--tent planwv &Ca f—,native trees and MivEa do —p —lacing sb .'- Reler m Proppse0 Plant Palen.Meet L-2 ��� -Undisturbed exiefng vegMafwn with mnimgatetl native wiktbwere.nd ceas 1 gras.es Overlook at dP d W . ,P _ i � 23 ACCESS TRAIL TO DUBLIN BOULEVARD An 8' all weather access trail has been created at the interface between the homes and Dublin Boulevard to provide a pedestrian trail for the homeowners to access the public sidewalk and surrounding uses, including shopping and recreation. The trail surface will be concrete and accessible to all. A mix of native and non-native trees and shrubs provide a variety of flowering plants that cascade down the slope and provide for seasonal interest and color. -.------------------ Natural form Ouercus agrifolia adjacent to lot: LLRefer to Proposed Plant Palette sheet L-2 (} ?- l �� -------- -- Cascading groundcover on slopes. v -= i.e.Rosmarinus prostratus Refer to Proposed Plant Palette sheet L-2 ' 4'wide concrete walk �� - J ---- Transitional landscape adjacent to open space: Evergreen trees at unit ends: ----------------------—--—� t \ - i.e.Arbutus'Manna' Refer to Proposed Plant Palette sheet L-2 Refer to Proposed Plant Palette sheet L-2 Y gtPfE f \\ I y�x - - — Cascading grasses and shrubs on slopes: i.e.Muhlenbergia ngens Refer to Proposed Plant Palette sheet L-2 10 6'high wood good neighbor fence with lattice: Refer to image sheet L-12 ------------ — Evergreen trees to screen unit: i.e-Pinus species Refer to Proposed Plant Palette sheet L.2 Low branching evergreen screen trees and or-- - > large evergreen shrubs: 8'wide concrete walk i.e Schmus molle'Multi',Lavatera species Refer to proposed plant palette sheet L-2 Dublin Boulevard street tree: Platamus ulia Elloodgood'with 01�� flowerin g grondcover in park way 111 l Refer to Proposed Plant Palette sheet L-2 TRAIL INTERFACE AT NEIGHBORHOOD STREETS 8' wide trail is accessed from the upper neighborhood along the neighborhood streets. These entry points are highlighted by the use of native and non-native vegetation where streets abut open space. The trail leads to the neighborhoods to the south as well as to the top of the hill. 24 TOT LOT A children's play area (Tot Lot) is proposed in line with the entry road in the upper neighborhoods to provide an additional amenity for younger families with children. The Tot lot contains play equipment for children ages 2-5 years with a variety of colorful interactive structures supported with a safety play surface. Walkways, benches are proposed along with bike racks to support residents who wish to access the site on foot or bicycle. F7`1* R] E ® (lost 10'wide concrete aaA al play area erllry LoY e --MaAbox slatrons and Waste Receptatle- v��•� "fs y. �— Refer to Mailbox Location Plan shell L-9 Parking Open space w th naluntued planting (axtsan9lalMSCapa) stabn¢M decomposed gnaft tray Accent Tmes- Rater to Proposed Plant Palaae e11N1 L-2 Play stnx M Refer to Playground Images sheet L-28 Be—hes.Waste Receplade,and Bicyde Racks- Refer W Ste F—tum sheet L-30 Open space trees -_._...._._..___......_._-...__ .e.Ou S—agdfdla- Refer W Proposed Plant PMebe sheet L-2 25 1 t f � r. L° yet-fG�.`:4� 3w tip". � !.. �,y s.� ' ryc� i:?:=*•:�/Iu ♦T + ` 1 At 11.E s 26 WALL & FENCING WALL & FENCING PLANS WALL & FENCING WOOD FENCING 27 WALL & FENCING PLANS The wall and fencing system at Sub Area 3 was designed to minimize the visual impact of the fences and walls. To this end where the fences and walls are required they are designed to be semi-transparent, as well as screened by landscaping or designed to be part of the rural theme. LEGEND REFER T CONCRETECOMMUNIiYWALI- 1 REFER TO IMAGE SHEET L-12 l) Pgit TO OF PRECAST CONCRETE COMMUNITv WALL TO BE RETAINING GOOD NEIGHBOR FENCE GVER RETAINING REFER TO MADE SHEET L-t2A 4 S HIGH WCOO G000 NEIGHBON FENCE �f ANG GATE WITH LATTICE- REFER TO IMAGE SHEET L 12 4_ �i B'RIGH O00 GOOD NEIGHBOR FENCE T1I\ REFER TO MAGE SHEET L 12 THIGH VIEW FENCE FFFF1 REFER TOE-05 ST CHEETL-12 01 \ • ............. 3HIGH PRECASTCONCRETE FENCItt ujJ WALL WRH THIGH METAL VIEW FENCE- ��/ REFER TO IMAGE SHEET L 12 I FLOW-THROUGH PLANTER W -��`°--_\• . REFER TO THIS SHEET FOR i1MGE r� _ PARCEL F (FUTURE PARK) 1 ` '712 31\\0 314 324. \ •\.. -® T 32i, _ 1376 329., -�- J -1347 4 320 r K' f� 300 .. n 302 ^JDi .. ._ 294. 283 M, .-- z69 zvo �91 -� � �, �✓�X86 zesi ti i � s • 28 LEGM _ �� FRELNST CdgXETE COFM.MTH WKL- !_- R ROIa11To OF PRECABT GONG FTECdYMITL' typl- ro eE RETNNHc N� � �'- ! 116 1 4 5 6 OOOO NEIGHBOR FENCE OVER RETNNMO �.�[�. 1 gEFER TOIFNOE 9iEET L11A 1 y 110 117 118 it3� ` .p 3 ] 6 ] 10 ,1) ��$ 1� ,11 � tlNC.H wOOO OOOO NEX31lOR FENCE \ ANO GNTE WITH LATTICE, ' l__... _ .. t REFER IO FLNOf 4NEFTL.1] LOOP C LOOP B ` �. .. 41 °wcN wo°u c°°°rE.weaR FExcE' \, gEFER LO NWiE SHEET L17 19 I] 15 t5 .. RIBCNI wFW FENCE (� � IOT 10E �� tiG 11' tt) 1 gEFEq TO RNN.E SMEETL to {X153 151 1]O '176" tOti - FEFFFFFEFEFEFI �.'. • 3U 31 , WINLLwOFI 3 NIOR METU VFW IB10- 1 19 r 13 gEFERT0 E1WFSatEETL to 6j..1 156 1]t 171H. .. wJs.:...>- < 1E5 .� 10J Inz IUI IDO %9 MM uFER TO wcE SHEET UV, Kl m m) - a ' m 33 5 a vEW FENCE ABOVE RETNwNGw O ` Lveo 161 166 167 91 � i 85 96 99 96 25 ii _ �'� r M. as ST ah es �32� r T/ '126 E �� LOOP C --ti�� ., PL r N53 Alo 141 1 31 "1 �H 75 ]y 73 33 66 h`143 1) 4 4 46 ,l T :7 >f_�, 1R -may ,� ;.� ,� � � ,m �.— 1.9 � �� -- - B In w . LOOP 8 f PARM t F 29 WALL & FENCING COMMUNITY WALL A 6' high precast concrete stucco wall will be provided where the side yards of the individual homes abut the primary road system. The wall will be painted dark tan and buffered by landscaping to obscure views of the wall from the road. At intersections and grade transitions, pilasters will be located. VIEW FENCE Where the open space abuts the individual yards or side yards a view fence will be provided. In the areas where this fence is visible from the primary road it shall be 6' tall brown ornamental iron fence. VIEW FENCING AT OPEN SPACE Where the view fence is not visible from the primary road, a 6' tall wire mesh fence framed with hardened timber, per the fire department requirements, will be proposed. COMMUNITY WALL AND VIEW FENCE A low community wall and View fence will be used in locations where end of drive alleys are visible from the primary roads. A 3' high precast concrete stucco wall with a 3' high view fence shall be proposed to screen vehicles while providing view corridors. In addition, community wall and view fence shall be located where side yards abut the future park. WOOD FENCING GOOD NEIGHBOR FENCE The good neighbor fence occurs between lots. The design will be a 6' tall vertical board wood fence with cap and fascia board. Wood posts shall be a minimum of 8' o.c. Fence will be setback a minimum of 5' from front fagade. Where fence is adjacent to street a minimum of 3' landscape buffer will be provided between walkway and fence. GOOD NEIGHBOR LATTICE FENCE The lattice fence will be used parallel to the front of the home and where side yards abut a residential street. Similar to the good neighbor fence, 18" of top panel vertical lattice will be integrated into the overall height of 6'. 30 O LANDSCAPE SYSTEM STREET TREE PLAN PLANT PALETTE 31 STREET TREE PLAN DESIGN CONCEPT In addition to supporting the agrarian and rural theme of Sub Area 3 Street trees are used to accent entries, from strong street edges, provide privacy, and emphasize open space. PLANT PALETTE LARGE CANOPY STREET TREES Large canopy street trees frame the edge of the project on four sides as well as the neighborhood entries. Large canopy street trees line the north side of the project at Central Parkway the east side at Fallon Road, south side at Dublin Boulevard and west side at Lockhart Street. Street trees will continue an already existing pattern of single row trees with the exception of Dublin Boulevard where they are triangulated. The following are large canopy street tree options: • Celtis sinensis (Central Parkway) • Pyrus calleryana `New bradford' (Fallon Road) • Platanus acerifolia `Bloodgood' (Dublin Boulevard) • Ulmus parvifolia (Lockhart Street) I I 4 v� III tip 32 FLOWERING TREES Small flowering trees will add charm to the ambiance of the community starting in the median at the project entries and continuing toward the residential units. Once past the entry the median ends exposing the heart of the primary neighborhood where the flowering upright trees reemerge along the edges of the neighborhood streets and at key pedestrian nodes and paseo entries. Flowering trees are located on each side of the entry road and in the parkway to set the stage for a dramatic arrival. The following are flowering tree options: • Lagerstroemia faurei • Prunus cerasifera • Crataegus phaenophyrum • Pyrus calleryana `Chanticleer' MOMF 9 � .. MI • 33 OPEN SPACE/RIPARIAN TREES Open space and riparian trees are interlaced throughout the open space and hillside reinforcing a balance between nature and development. A palette of Oaks, Sycamores, Willows, Alders, and Maples will be used along the trailheads, and open space areas. Low branching forms shall be utilized on the upper slopes of the hillside with more standard forms below towards the corridor and development. The following are open space/riparian tree options: • Acer macrophyllum • Alnus rhombifolia • Cercis occidentalis • Quercus agrifolia • Quercus lobata • Platanus racemosa • Salix laevigata • Salix lasiolepis Nk e 34 I NEIGHBORHOOD TREES A variety of narrow upright deciduous and evergreen flowering trees are proposed along the street/residential frontage to provide a strong visual corridor, connecting one neighborhood to another, accenting the architecture highlighting key pedestrian links and providing seasonal color and interest. The following are windrow tree options: • Pyrus calleryana `chanticleer' • Carpinus betula `Fastigiate' • Magnolia `teddy bear' • Arbutus `marina' 35 EVERGREEN SCREEN TREES Evergreen screen trees shall be small to medium trees which soften the interface between residences and the neighborhood streets. Located where they will soften architectural walls and simultaneously maintain views outward. Screen trees soften architectural walls, provide contrast, and protect residential units from ambient noise. The following are evergreen screen tree options; • Pinus canariensis • Arbutus marina • Geijera parvifolia • Laurus nobilis `Saratoga' � 4 e a ' f • 36 ACCENT TREES AT CORNER MONUMENTS Accent trees will be used at entries and corner monuments. The preferred evergreen accent species is fruitless Olive trees which will be prominently featured at the project corners amongst the stone and brick walls monuments. They will also be used to accent neighborhood entries in combination with stone and brick walls, and monuments. Accent trees such as Prunus cerasifera `Kruater vesuvius or Purple-leaf plum will be used as an orchard grid at the corner of Fallon Road and Central Parkway to maintain consistency with the Jordan Ranch project across Fallon Road. The orchard grid pays homage to the historic context of the region. 37 SITE ELEMENTS PAVING LIGHTING SIGNAGE LANDSCAPE ACCESSORIES 38 PAVING ENHANCED PAVING To enhance the roadway vehicular pavers will be added at the two entries to the site. Concrete pavers made to look like stone in mottled tan and beige tones will tie into the stonework, which is the backbone of the project theme. Pavers shall be designed to meet ICPI guidelines for vehicular strength and the recommended manufacturer is Belgard, or similar. 39 LIGHTING Lighting, an important safety component of the site also presents design opportunities which contribute to the rural community character. The following categories of lighting will be woven throughout the site: STREET LIGHTING Along the Neighborhood Entry Roads, and the Neighborhood Streets decorative single head lights will be placed to provide required lighting levels consistent with safety and aesthetics. The Lumec Hexagonal series, or similar, is recommended. 'fj r TRAIL LIGHTING The trail shall only be lighted at the interface with the future park, residential streets and at the tot lot. Lighting will not be proposed along the trail. FEATURE LIGHTING Lighting can add a dramatic impact to the elegant architectural features throughout the site including signage, the stone and brick walls, and tot lot. Such lighting shall be coordinated in the detailed design phase of each element. 40 SIGNAGE Integrated signage is a key component of Sub Area 3 project identification. At this preliminary project phase sign envelopes are provided within which final logos and names will be places later in the design process, At the gateway a metal clove-leaf sign will be embedded into the tiered brick and stone monument with etched lettering in a vertical panel. It is intended as a gateway to Dublin from the east and shall be illuminated by the use of landscape accent lights and recessed lighting. The project corner monuments shall incorporate the Sub Area 3 project name onto etched slate tiles fastened to the stone veneer walls. The project name shall be lit by the use of landscape spot lights mounted to the ground. Additional accent lighting shall be used to wash the walls and the stone column. Signage will be more subtle at the project entries where it will only be provided at the parkway monuments only. There is also opportunity to establish unique identity signage, neighborhood name throughout the neigbhorhoods, especially for the multi-family product which will require a variety of way finding and fire/police address maps. LANDSCAPE ACCESSORIES Landscape accessories will be woven throughout the site referencing rural uses. Decorative elements such as seating will be provided along the pedestrian trail. Benches and bollards shall be classic similar to those shown below to fit in with the simple elegance of Sub Area 3. Informal seating will also be located at overlooks along the trail to provide seating. The tot lot is designed to provide recreation in addition to the trail system. 41 k per4. y, T < yn 1 jJw M n F � i� i' r o APPENDIX • 0 43 SUB AREA 3 at Dublin Ranch, Dublin, CA } Sub Area 3 is comprised of four residential neighborhoods made of high-quality homes and open spaces. These neighborhoods aim to achieve the City's goals of healthy, walkable, sustainable, and placemaking neighborhoods through the use of pedestrian paths and walkways that link to the larger circulation network, open space boulevards and parks designed with natural and native plants, and high- quality homes indicative of the vernacular character. Architectural Styles Sub Area 3 Design Guidelines EXHIBIT B e � Single Family Homes CONTEMPORARY CRAFTSMAN The Contemporary Craftsman style is a variation of the California Bungalow style deeply influenced by the Arts and Crafts styles within California. Contemporary Craftsman essentially strips down and combines the many Craftsman styles to emphasize functional comfort design. This style is most recognizable by its use of shed roofs, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Low Pitched Gable Roofs • Pitch Breaks • Concrete Shake Roof Tile • Standing Seam Metal Roof Accents • 3:12 to 5:12 Pitch Roofs . 15 to 24" Eaves 10 to 18" Rakes • Stucco Finish . Stone Veneer • Lap Siding . Shingle Siding Exterior Finish . Asymmetrical Facade of Multiple Layers of Textures • Fixed Accent Windows • Sectional Carriage Style Garage Door • Upper Half Mullions at Windows with Accent Glazing Windows and Doors . Accent Painted Entry Door Full Surround Window Trims • Accent Panels (Grooved or Smooth) Corbels or Outriggers at Roof Gables . Wood Railing and Cantilevers • Wood Trim and Accents . Gable End Treatments of Vertical . Decorative Shutters Boards and Board and Batten • Tapered End Head Trims j • Example of Contemporary Craftsman Example of Contemporary Craftsman ........................................................................................................................................ .Atea Styles ........ ....rchi .......ct. ur ......l.... Sub Area 3 Design Guidelines 61 . u low Ll � im �. rim - Y f Single Family Homes MODERN BUNGALOW The Modern Bungalow is an eclectic, contemporary blend of Arts and Crafts and Farmhouse styles. It is notable for its use of clean lines, shed roofs, and simply decorated gables. Construction features often include lap siding, low-pitched roofs, and open floor plans. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Low Pitched Gable Roofs with Pitch . Standing Seam Metal Accent Roofs Breaks • Porches • Concrete Flat Roof Tile Roofs • 3:12 to 5:12 Pitch 12 to 24"Eaves 10 to 18" Rakes Stucco Finish with Lap Siding Used . Stone Veneer Exterior Finish to Enhance Horizontal Lines • Board and Batten Accent Siding Accent Painted Entry Door • Metal Sectional Carriage Style Garage Window Patterns of 2 or 3 Single Door with Accent Glazing Windows and Doors Hung Full Surround Window Trims • Thickened Stucco Wainscots Trim and Accents • Outlookers • Wood Railings Fatter tails _ w .. " ti ■ • Example WModern Bungalow Example of Modern Bungalow Architectural Styles Sub Area 3 Design Guidelines y t Pv.r n '* M r Ir it Single Family Homes NEW PRAIRIE The New Prairie style is a fresh interpretation of the Prairie style. It is notable for its horizontal articulations, clean lines and textures. Construction features often include low-hipped roofs, horizontal siding, brick in new f forms,brackets at roof lines, and deep overhangs. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) • Low Pitched Hip Roofs Shed Accent Roofs • Concrete Flat Roof Tile • 3:12 to 5:12 Pitch Roofs 12"to 24"Eaves • 6"to 12"Rakes • Stucco Finish with Veneer Base to • Combination of Brick and Stone Veneer Exterior Finish Create Strong Horizontal Read • Lap Siding • Single Hung Windows • Sectional Carriage Style Garage Door • Fixed Accent Windows with Accent Glazing Windows and Doors . Accent Painted Entry Doors • Metal Sunshade Awning with Angled Supports • Wood Brackets and/or Kickers at Wood Railings Trim and Accents Eave Line Shutters • Soffited Overhangs 791 ---------- 1 1 I Example of New Prairie Example of New Prairie i Architectural Styles ................................................................................................................................................ ..D.........G..u.id..... Sub Area 3 Design elines NEW PRAIRIE ,k ■.■■ r:. ■■■ t mom ® y, WE MME i i Architectural Styles................................................................................................................................................� ................... Sub Area 3 Architectural Styles Townhomes ® The design of the townhomes along the western edge of Subarea 3 shall integrate the approved design of the Lot 3 block,just to the west,to create a recognizable place along the Dublin Boulevard frontage. The design shall integrate the traditional detailing,while providing a greater diversity of veneer types and color palette for the appropriate amount of variety and interest.Due to the high visibility from three public streets,the detailing and material use shall wrap all four sides of each building. ARY CRAFTSMAN LVl\ 1 L1�J. The Contemporary Craftsman style is a variation of the California Bungalow style deeply influenced by the Arts and Crafts styles within California. Contemporary Craftsman essentially strips down and combines the many Craftsman styles to emphasize functional comfort design.This style is most recognizable by its use of shed roofs, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. MINIMUM STANDARDS ADDITIONAL ELEMENTS (Select a minimum of 2 elements) Low Pitched Gable Roofs • Pitch Breaks Concrete Shake Roof Tile • Standing Seam Metal Roof Accents Roofs • 3:12 to 5:12 Pitch 15 to 24"Eaves 10 to 18"Rakes Stucco Finish • Stone Veneer Lap Siding • Shingle Siding Exterior Finish Asymmetrical Facade of Multiple Layers of Textures • Fixed Accent Windows • Sectional Carriage,Style Garage-Door Upper Half Mullions at Windows with Accent Glazing Windows and Doors - Accent Painted Entry Door Full Surround Window Trims Accent Panels(Grooved or Smooth) Corbels or Outriggers at Roof Gables Wood Railing and Cantilevers Wood Trim and Accents • Gable End Treatments of Vertical Decorative Shutters Boards and Board and Batten Tapered End Head Trims • Example of Townhomes Example of Townhomes Example of Townhomes Architectural Styles ............................... . ...................................................................................................................................Sub Area 3 Design Guidelines RESOLUTION NO. XX -14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * ** APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8171 FOR 437 UNITS COMPRISED OF 330 SINGLE FAMILY DETACHED HOMES AND 107 ATTACHED TOWN HOME/CON DOMINIUM UNITS IN SIX NEIGHBORHOODS ON A 64- ACRE SITE KNOWN AS DUBLIN RANCH SUBAREA 3 LOCATED NORTH OF DUBLIN BOULEVARD, SOUTH OF CENTRAL PARKWAY, EAST OF LOCKHART STREET, AND WEST OF FALLON ROAD IN THE EASTERN DUBLIN SPECIFIC PLAN AREA (PLPA- 2013 - 00033) (APN 985 - 0027 -012) WHEREAS, the Applicant, Kevin Fryer on behalf of Integral Communities, submitted applications for an 64 -acre site known as Dublin Ranch Subarea 3 ( "Project Site "); and WHEREAS, the Project Site is located along the north side of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road within the Eastern Dublin Specific Plan and the Dublin Ranch planned community; and WHEREAS, the Project Site generally is vacant land; and WHEREAS, the proposed project initially was addressed pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines by the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ( "EIR "), which is a Program EIR (SCH No. 91- 103064) certified by the City Council by Resolution No. 51 -93, subsequent Addenda dated May 4, 1993 and August 22, 1994, and by a Negative Declaration for Dublin Ranch Areas B - E adopted by Resolution 140 -97; and WHEREAS, on February 18, 2014, the City Council adopted Resolution 17 -14 approving a CEQA Addendum for the proposed project; and WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted Resolution 19 -14 approving amendments to the General Plan and Eastern Dublin Specific Plan; and WHEREAS, on February 18, 2014, the City Council held a public hearing and adopted Ordinance 05 -14 approving a Planned Development Rezone with a related Stage 1 Development Plan for Dublin Ranch Subarea 3; and WHEREAS, on April 29, 2014, the Planning Commission held a public hearing and adopted Resolution 14 -19 recommending that the City Council approve the requested Stage 2 Development Plan consistent with the requested land use amendments and adopted Resolution 14 -20 recommending that the City Council adopt a Resolution approving the requested Site Development Review and Vesting Tentative Map 8171; 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 City Council approve the Site Development Review and Vesting Tentative Tract 8171; and WHEREAS, the City Council did hold a public hearing on said application on XX, 2014, for this project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for 437 residential units in six neighborhoods within Dublin Ranch Subarea 3 located along the north side of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Medium Density residential and Medium -High Density Residential; and 4) the project complies with the development standards established in the Planned Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2013- 00033. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses are consistent with other residential developments in the surrounding area; 2) the project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods; and 3) the project will serve the current buyer profile and market segment anticipated for this area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project is located in a master planned community that includes a variety of residential densities various as well as commercial and office spaces; 2) The Project provides residential development in an area that supports residential uses, and the sports park to the north, but is also a transition to planned medical 2 center and mixed uses to the south and east; and 3) the project site is fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) the project site will be re- graded in accordance with the related Tract Map for the proposed project; 2) grading on the site will ensure that much of the development is behind the small hill and not visible from Interstate Highway 580 (1 -580); 3) landscaping, the perimeter infrastructure will be complete; and 4) retaining walls will be constructed as required to support grade differentials between building envelopes and setback or right -of -way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing and planned uses in the area.; 2) the structures reflect the architectural styles and development standards for other Medium Density and Medium —High Density Residential projects in the area; 3) the materials proposed will be consistent with residential projects in the area; and 4) the color and materials proposed will be coordinated among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan; and 2) landscaping in common areas is coordinated through a series of paseos and footpaths; 3) common area open space has been provided in the form of a preservation area along a natural drainage way; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the designated open space areas will include a link to a regional trail system; 2) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the Dublin Ranch master plan; and 3) development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Map 8171: Vesting Tentative Tract 8171 A. The proposed Vesting Tentative Map 8171 is consistent with the intent of applicable subdivision regulations and related ordinances for Dublin Ranch and the Eastern Dublin Specific Plan area. 3 B. The design and improvements of the proposed Vesting Tentative Map 8171 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject property in that it is a subdivision for implementation consistent with adjacent residential neighborhoods designated for this type of development. C. The proposed Vesting Tentative Map 8171 is consistent with the Planned Development zoning approved for Project through the Planned Development zoning adopted for this project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Map 8171 will have adequate access to major constructed or planned improvements as part of the Dublin Ranch master plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by the Vesting Tentative Tract Map 8171 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions are physically suitable for the type and intensity of development proposed. F. The Mitigation Measures and the Mitigation Monitoring program adopted with the program EIR for the Eastern Dublin Specific Plan Area and Addendum would be applicable as appropriate for addressing or mitigating any potential environmental impacts identified. G. The proposed Vesting Tentative Map 8171 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to Mitigation Measures and Conditions of Approval. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves of the Site Development Review permit for the proposed project of 437 residential units in six neighborhoods within the 64 -acre site based on findings that the proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, the Stage 1 Planned Development Rezoning, and Stage 2 Development Plan and as shown on plans prepared by MacKay and Somps, KTGY Group Architecture + Planning, and R3 Studios Landscape Architecture dated received April 23 2014 subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Map 8171 for 437 residential units in six neighborhoods within the 64 -acre site prepared by MacKay & Somps dated April 23, 2014 subject to the conditions included below. 4 CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments /agencies responsible for monitoring compliance of the conditions of approval. 1PL.I Planning, FB1 Building, FPO1 Police, FPWI Public Works FP &CS1 Parks & Community Services, FADMI Administration /City Attorney, FFINI Finance, FF1 Alameda County Fire Department, FDSRI Dublin San Ramon Services District, FCO1 Alameda County Department of Environmental Health, FZ71 Zone 7. RESPON. WHEN No. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: GENERAL - SITE DEVELOPMENT REVIEW 1. Approval. This Site Development Review PL Expiration Planning approval is for the Dublin Ranch Subarea 3 Date (PLPA- 2013 - 00033). This approval shall be as generally depicted and indicated on the project plans prepared by MacKay and Somps, KTGY Group Architecture + Planning, and R3 Studios Landscape Architecture dated received April 23, 2014, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Permit After 8.96.020. approval or the Permit shall lapse and become Effective D null and void. If there is a dispute as to whether Date the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving PL Prior to DMC decision -maker may, upon the Applicant's Expiration 8.96.020. written request for an extension of approval Date E prior to expiration, upon the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval RESPON. WHEN No. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner PL On -going DMC shall operate this use in compliance with the 8.96.020. Conditions of Approval of this Site Development F Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL On -going DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. Various Building Standard The Applicant/ Developer shall comply with Permit applicable City of Dublin Fire Prevention Issuance Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, Permit but not limited to Alameda County Flood Issuance Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. RESPON. WHEN No. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: 8. Fees. Applicant/Developer shall pay all Various Building Various applicable fees in effect at the time of building Permit permit issuance, including, but not limited to, Issuance Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On -going Administr indemnify, and hold harmless the City of Dublin ation /City and its agents, officers, and employees from Attorney any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that PW On -going Public there needs to be clarification to the Conditions Works of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean -up. The Applicant/Developer shall be PL On -going Planning 14. Public Art Contribution. Developer shall fulfill RESPON. WHEN Planning No. CONDITION TEXT AGENCY REQ'D SOURCE of in -lieu fees. Prior to the recordation of the Prior to: responsible for clean -up & disposal of project related trash to maintain a safe, clean and litter - free site. 12. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances /doors. Exterior lighting used after Permit Code daylight hours shall be adequate to provide for Issuance security needs. 13. Modifications. Modifications or changes to PL On -going DMC this Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 14. Public Art Contribution. Developer shall fulfill PL On -going Planning the Public Art Contribution through the provision of in -lieu fees. Prior to the recordation of the final map for the project, Developer shall obtain the total building valuation of the project from the Building Official, and the value of the applicant's required public art project shall be determined by the Community Development Director . Prior to occupancy of the first structure in the project, the Developer shall (a) secure completion of the public art project, in a manner deemed satisfactory by the City Manager; and (b) execute an agreement between the City and the Developer, prior to occupancy of the first structure in the project, which sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. 15. Satellite Dishes: Prior to the issuance of PL On -going DMC Building Permits, the Developer's Architect shall 8.96.020. prepare a plan for review and approval by the D Director of Community Development and the Chief Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run from the individual residential unit to the location on the building to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into the chimney. In instances where the 8 buildings have mechanical wells (Neighborhoods 4 and 6) that those buildings provide locations within the well for individual unit connections. In instances where neither chimneys nor mechanical wells exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. The Covenants Conditions and Restrictions (CC &R's) shall contain language stating that the individual units contain conduit and central locations for satellite dish connections and failure to use those conduits and locations (if the resident has or wants a satellite dish) will constitute a violation of those CC &R's. The penalty for that violation shall be specified. Additionally, prior to the issuance of building permits, the developer shall prepare a disclosure statement to be signed by every first time home purchaser indicating that utilizing this dedicated conduit and central mounting location is a requirement if a satellite dish is installed. LANDSCAPING 16. Design Development Submittals: Developer PL On -going Planning shall submit design development landscape plans, showing details, sections, and supplemental information as necessary to accurately reflect site topography and design coordination of the various design features and elements including utility location. 17. Landscape Plans: Developer shall submit for PL On -going Planning review final Landscape Plans showing coordinated grades, walls, fencing, walkways, patios, drive aisles, proposed trees, shrubs and ground covers, utilities and any other site features. The landscape plans shall be submitted prior to the approval of the Grading Plans and Improvement Plans. 18. Building Materials: All building materials, brick PL On -going Planning veneer, stone, stucco, siding etc. shall be brought to with 6" of the adjacent ground surface when the surface is dirt and 2" when the adjacent surface is concrete asphalt or another impervious surface. Additionally, all enhanced building materials, such as, but not limited to, brick veneer, stone, and simulated wood siding 10 shall turn the corner of portion of the accented elevation and continue to the nearest change in wall plane to give the appearance of a competed design element. This shall be done to avoid the look of a veneer window and door opening in wall planes where enhanced materials are used shall have the enhanced materials returned into the opening. STANDARD SITE DEVELOPMENT REVIEW CONDITIONS 19. All projects approved by the City of Dublin shall PL Installation Standard meet the following standard conditions, if of applicable, unless specifically exempted by the Accessory Community Development Department. Structure 20. Final building and site development plans shall PL Constructio Standard be reviewed and approved by the Community n Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Community Development Department. Once 10 11 constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 21. Final landscape plans, irrigation system plans, PL On -going Standard tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the 11 12 edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydro seeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydro seeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 22. Final inspection or occupancy permits will not PL Issuance of Standard be granted until all construction and Building landscaping is complete in accordance with Permits approved plans and the conditions required by the City. BUILDING 23. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes Completion and ordinances in effect at the time of building permit. 24. Retaining Walls. All retaining walls over 30 B Through Standard inches in height and in a walkway shall be Completion provided with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 25. Phased Occupancy Plan. If occupancy B Occupancy Standard is requested to occur in phases, then all of any physical improvements within each phase shall affected be required to be completed prior to occupancy building of any buildings within that phase except for items specifically excluded in an approved 12 13 Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated 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. 26. Building Permits. To apply for building B Issuance Standard permits, Applicant/Developer shall submit five of Building (5) sets of construction plans to the Building & Permits Safety Division for plan 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. Applicant/Developer will be responsible for obtaining the approvals of all participation non -City agencies prior to the issuance of building permits. 27. Construction Drawings. Construction plans B Issuance Standard shall be fully dimensioned (including building of building elevations) accurately drawn (depicting all permits existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 28. Air Conditioning Units. Air conditioning units B Occupancy Standard 13 14 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 approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. of Unit 29. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of Completion all work under construction. 30. Addressing B Standard a. Provide a site plan with the City of Prior to Dublin's address grid overlaid on the release of plans (1 to 30 scale). Highlight all addresses exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b. Provide plan for display of addresses. The Building Official shall approve plan prior to issuance of the first building Prior to permit. (Prior to permitting) permitting c. Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of Prior to the dwelling as the front door. permitting d. Townhomes / Condos are required to have address ranges posted on street side of the buildings. e. Address signage shall be provided as per the Dublin Residential Security Code. Occupancy f. Exterior address numbers shall be of any Unit backlight and be posted in such a way that they may be seen from the street. Occupancy g. Driveways servicing more than one (1) of any Unit individual dwelling unit shall have a minimum of 4 inch high identification Prior to numbers, noting the range of unit permit numbers placed at the entrance to each issuance, driveway at a height between 36 and 42 and 14 15 inches above grade. The light source through shall be provided with an uninterruptible completion AC power source or controlled only by Prior to photoelectric device. permit issuance, and through completion 31. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation the final services for all components of the lateral and frame vertical design of the building, including nailing, inspection hold- downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 32. Foundation. Geotechnical Engineer for the B Permit Standard soils report shall review and approve the issuance foundation design. A letter shall be submitted to the Building Division on the approval. 33. Green Building B Standard Green Building measures as detailed in the Through SDR package may be adjusted prior to master Completion plan check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the master plans. The checklist shall detail Prior to what Green Points are being obtained and first permit where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a completed checklist with appropriate verification Through that all Green Points required by 7.94 of the Completion Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage of this point the Manual shall be Project submitted to the Green Building Official for review or a third party reviewer with the results 15 16 submitted to the City. (Project) Landscape plans shall be submitted to the Approval of Green Building Official for review. (Prior to the approval of the landscape plans by the City of landscape Dublin) plans by the City of Developer may choose self - certification or Dublin certification by a third party as permitted by the Dublin Municipal Code. Applicant shall inform Approval of the Green Building Official of method of the certification prior to release of the first permit in landscape each subdivision / neighborhood. plans by the City of Dublin 34. Electronic File: The Applicant/developer shall B Issuance Standard submit all building drawings and specifications of the final for this project in an electronic format to the occupancy satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 35. Construction trailer: Due to size and nature of B Permit Standard the development, the Applicant/Developer, shall issuance, provide a construction trailer will all hook ups for and use by City Inspection personnel during the time through of construction as determined necessary by the completion Building Official. In the event that the City has their own construction trailer, the Applicant/Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 36. B 30 days Standard Copies of Approved Plans. Applicant shall after permit provide City with 2 reduced (1/2 size) copies of and each the City of Dublin stamped approved plan. revision issuance 37. Cool Roofs. Flat roof areas shall have their B Through Standard roofing material coated with light colored gravel Completion or painted with light colored or reflective material designed for Cool Roofs. 16 38. Solar Zone — CA Energy Code B Through Standard Show the location of the Solar Zone on the site Completion plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 39. Wildfire Management. Provide in the master B Through Standard drawing set, a sheet detailing which lots are Completion adjacent to open space and subject to the Wildfire Management provisions of the code. 40. Accessible Parking. The required number of B Through Standard parking stalls, the design and location of the Completion accessible parking stalls shall be as required by the CA Building Code. LANDSCAPING 41. Final landscape plans, irrigation system plans, PL Issuance Tree preservation techniques, and guarantees, of the shall be reviewed and approved by the Dublin building Planning Division prior to the issuance of the permit building permit. All such submittals shall insure: a. That plant material utilized will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 Standard gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1, of any given 17 18 year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. h. Cut and /or fill slopes exceeding a 3:1 grade shall be stabilized with jute netting or approved equal to control erosion. Trees planted on slopes that exceed a 3:1 grade shall be installed with approved rock slope protection above and below the tree pit to catch grade. i. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. j. That a warranty from the owners or contractors shall be required to warranty all shrubs and ground cover, all trees, and the irrigation system for one year. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 42. Water Efficient Landscaping Regulations. PL On going Standard The Applicant shall meet all requirements of the City of Dublin's Water- Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 43. Open Space Area. The open space area shall PL On going Standard be planted and irrigated to create landscape that is attractive, conserves water, and requires minimal maintenance. 44. Trail Pavement. Decomposed granite PL Issuance Standard pavement shall be limited to areas with a of the maximum slope of 2% in any one direction. building Grading of paved areas in the open space area permit shall be designed to meet accessibility requirements. Pavement materials shall provide an all- weather, non - eroding durable surface with a minimum life expectancy of 10 years. 45. Plant Clearances. All trees planted shall meet PL Issuance Standard the following clearances: of the a. 6' from the face of building walls or roof building eaves permit 18 19 b. 7' from fire hydrants, storm drains, sanitary sewers and /or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and /or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetlight 46. Irrigation System Warranty. The Applicant PL Issuance Standard shall warranty the irrigation system and planting of the for a period of one year from the date of building installation. The Applicant shall submit for permit the Dublin Community Development Until Department approval a landscape maintenance year plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 47. Walls, Fences and Mailboxes. Applicant PL Issuance Standard shall work with staff to prepare a final wall, of the fencing and mailbox plan that is consistent with building the Dublin Municipal Code and adjacent permit subdivisions. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 48. Sustainable Landscape Practices. The PL Issuance Standard landscape design shall demonstrate compliance of the with sustainable landscape practices as detailed building in the Bay- Friendly Landscape Guidelines by permit earning a minimum of 60 points or more on the Bay - Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non -turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 49. Copies of Approved Plans. The Applicant PL Construction Standard shall provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. 19 CIVIL CONDITIONS 50. Plans Coordination. Civil Improvement PL Issuance Standard Plans, Joint Trench Plans, Street Lighting Plans of the and Landscape Improvement Plans shall be building submitted on the same size sheet and plotted at permit the same drawing scale for consistency, improved legibility and interdisciplinary coordination. 51. Utility Placement and Coordination: Utilities PL Issuance Standard shall be coordinated with proposed tree of the locations to eliminate conflicts between trees building and utilities. Submit typical utility plans for each permit house type to serve as a guide during the preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The Applicant shall submit a final tree /utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. FIRE 52. All portions of project with connection to open F On going Standard space shall meet Dublin Wildfire Management Plan and California Building Code Chapter 7A construction and landscape requirements. 53. All fire access roads shall have a minimum F On going Standard corner radii of 40' with traffic bulb (96' minimum) and turnaround areas (70' leg minimum) that shall meet current Alameda County Fire Department requirements. 54. In accordance with the adopted Dublin Fire F On going Standard Code Ordinance, fire sprinklers shall be installed in all buildings. The system shall be in accordance with the NFPA 13 / 13R / 13D, the CA Fire Code, the CA Building Code and The CA Residential Code. 55. Project Fire Access shall comply with 2013 F On going Standard California Fire Code Appendix D105 -107. DSRSD 56. Complete improvement plans shall be submitted to DSRSD Issuance Standard DSRSD that conform to the requirements of the of any Dublin San Ramon Services District Code, the building DSRSD "Standard Procedures, Specifications and permit Drawings for Design and Installation of Water and Wastewater Facilities ", all applicable DSRSD Master Plans and all DSRSD policies. 57. All mains shall be sized to provide sufficient DSRSD Ongoing Standard 20 21 capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 58. Sewers shall be designed to operate by gravity DSRSD Ongoing Standard 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 worth 20 year maintenance costs as well as other conditions within a separate agreement with the Applicant for any project that requires a pumping station. 59. Domestic and fire protection waterline systems DSRSD Ongoing Standard for 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 practice. 60. DSRSD policy requires public water and sewer DSRSD Ongoing Standard lines to be located in public streets rather than in off - street locations to the fullest extent possible. If unavoidable, then 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. 61. Prior to approval by the City of a grading permit DSRSD Issuance Standard or a site development permit, the locations and of grading widths of all proposed easement dedications for permit water and sewer lines shall be submitted to and approved by DSRSD. 62. All easement dedications for DSRSD facilities DSRSD Ongoing Standard shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 63. Prior to approval by the City for Recordation, the DSRSD Recordation Standard Final Map shall be submitted to and approved of final by DSRSD for easement locations, widths, and map restrictions. 64. Prior to issuance by the City of any Building DSRSD Issuance Standard Permit or Construction Permit by the Dublin San of any 21 22 Ramon Services District, whichever comes first, Building all utility connection fees including DSRSD and Permit Zone 7, plan checking fees, inspection fees, connection 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. 65. Prior to issuance by the City of any Building DSRSD Issuance Standard Permit or Construction Permit by the Dublin San of any Ramon Services District, whichever comes first, Building all improvement plans for DSRSD facilities shall Permit 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 shown. Prior to approval by the District Engineer, the Applicant 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 one -year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 66. No sewer line or waterline construction shall be DSRSD Ongoing Standard permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied. 67. The Applicant shall hold DSRSD, its Board of DSRSD Ongoing Standard Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 68. Improvement plans shall include recycled water DSRSD Ongoing Standard improvements as required by DSRSD. Services for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 69. Above ground backflow prevention DSRSD Ongoing Standard devices /double detector check valves shall be installed on fire protection systems connected to 22 23 the DSRSD water main. The Applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. The Applicant shall minimize the number of backflow prevention devices /double detector check valves installed on its fire protection system. The Applicant shall minimize the visual impact of the backflow prevention devices /double detector check valves through strategic placement and landscaping. 70. Development plans will not be approved until DSRSD Ongoing Standard landscape plans are submitted and approved. 71. Grading for construction shall be done with DSRSD Ongoing Standard recycled water 72. Temporary potable irrigation meters in areas DSRSD Ongoing Standard with recycled water service shall only be allowed for cross - connection and coverage testing for a maximum of 14 calendar days. 73. This project envisions the tightly spaced units DSRSD Ongoing Project served by utilities placed in narrow alleys off specific looped streets. DSRSD will not alter its standard separation requirements for the sanitary sewer and water mains for the project. For this reason, water mains will not be permitted in the "alleys." Developer should provide for a bank of water meters as necessary behind the curb of the street for the units in the alleys with the individual water service running from the water meter to the unit. 74. Street Lighting Maintenance Assessment PW Final Map Public District: The Developer shall request the area to Works be annexed into a subzone of the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. In addition Developer shall pay all administrative costs associated with processing the annexation. 75. Ownership and Maintenance of PW Final Map Public Improvements. Ownership and maintenance of and Ongoing Works street right -of -ways, common area parcels, open space areas and improvements shall be by the City of Dublin and the Homeowner's Association as shown on the "Ownership and Maintenance" Stage II PD Exhibits, Sheets PD2.7 prepared by MacKay & Somps, dated April 2014, except as modified by these Conditions of Approval. 23 76. Landscape Features within Public Right of PW First Final Public Way. The Developer shall enter into an Map; Modify Works "Agreement for Long Term Encroachments" with with the City to allow the Homeowner's Association to Successive maintain the landscape and decorative features Final Maps within public Right of Way including frontage & median landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on the Site Development Review package. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 77. Covenants, Conditions and Restrictions PW First Final Public (CC &Rs). A Homeowners Association shall be Map; Modify Works formed by recordation of a declaration of with Covenants, Conditions, and Restrictions to Successive govern use and maintenance of the landscape Final Maps features, decorative pavement and other features within the public right of way contained in the Agreement for Long Term Encroachments; all open space and common area landscaping; all stormwater treatment measures and trail improvements. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC &Rs shall also contain a provision that prohibits the amendment of those provisions of the CC &Rs requested by City without the City's approval. The CC &Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of all private streets, alleyways and motor courts; landscaping & irrigation; decorative pavements; median islands; fences; walls; drainage and stormwater treatment features; lighting; signs and other related improvements. The CC &Rs shall also contain all other items required by these conditions. The — Developer shall submit a copy of the CC &R document to the City for review and approval. 78. Public Streets. Developer shall construct street PW First Final Public improvements and offer for dedication to the City Map Works of Dublin the rights of way for Fallon Road, Central Parkway, Dublin Boulevard, and Lockhart Street, and interior streets as shown on 24 25 the Tentative Map as Street D, Street E, Court E, Street F, Street G and Street H, to the satisfaction of the City Engineer. The right -of- way for all perimeter streets shall be dedicated along the entire perimeter of the project with the first final map. The right -of -way dedication shall be in general conformance with the Vesting Tentative Map, and as may be modified by the City prior to the map recordation. A plan line showing the proposed perimeter street improvements shall be submitted for review and approval by Public Works prior to submittal of the Tract Improvement Plans. 79. Private Streets. The owner shall dedicate PW Final Map Public private street right -of -way and install complete Works street improvements for the proposed private streets within the development as shown on the Tentative Map as Street A, Loop 8, Loop C and all unnamed motor courts and alley ways. 80. Central Parkway. Developer shall dedicate PW First Final Public right -of -way and install complete roadway and Map Works utility improvements along the project's Central Parkway frontage such that the minimum median curb -to -curb width is thirty two feet (32') and include one 16' travel lane, a 6' bike lane and a 10' parking lane. The Developer shall also install an eight foot (8') sidewalk and eight foot (8') (inclusive of curb width) parkway landscape strip. In addition, two left turn lanes and one right turn lane shall be at established at the eastbound approach of the Fallon Road intersection. The length of the right -turn lane pocket shall be determined by a traffic analysis subject to review and approval by the City Traffic Engineer. Any assumed on- street parking shall be removed if located within the required turn pocket length. Required roadway and utility improvements for the widening of Central Parkway along the project's frontage shall include, but are not limited to: installation of pavement, curb, gutter, sidewalk, curb ramps, drainage structures, stormwater treatment measures, street trees, irrigation, utilities, street lights, and fire hydrants. 81. Lockhart Street. Developer shall install an eight PW First Final Public foot (8') sidewalk and eight foot (8') parkway Map Works landscape strip along the project's Lockhart Street frontage. In addition, where on- street 25 26 parking will be allowed, the Developer shall widen Lockhart Street such that the median curb - to -curb is twenty two feet (22') and include a 14' travel lane and 8' parking lane. Adjacent to areas where on- street parking is allowed the parkway landscape strip shall be reduced to a width of six feet (6'). Curb tapers shall have a minimum radius of 20' to facilitate street sweeping. Required roadway and utility improvements on Lockhart Street along the project's frontage shall include, but are not limited to: installation of pavement, curb, gutter, sidewalk, curb ramps, drainage structures, stormwater treatment measures, street trees, irrigation, utilities, street lights, and fire hydrants. 82. Dublin Boulevard. Developer shall dedicate PW First Final Public right -of -way and install complete roadway and Map Works utility improvements along the project's Dublin Boulevard frontage such that the minimum median curb -to -curb width is forty four feet (44') and include three 12' travel lanes and an 8' bike lane. The Developer shall also install an eight foot (8') sidewalk and six foot (6') (inclusive of curb width) parkway landscape strip between Fallon Road and Lockhart Street (including across the Lin parcel frontage). Between the pedestrian trail and Fallon Gateway signalized intersection the sidewalk width shall be increased to ten feet (10') with the parkway landscape width reduced to four feet (4'). Required roadway and utility improvements for the widening of Dublin Boulevard along the project's frontage shall include, but are not limited to: installation of pavement, curb, gutter, sidewalk, curb ramps, drainage structures, stormwater treatment measures, street trees, irrigation, utilities, street lights, and fire hydrants. 83. Fallon Road. Developer shall dedicate right -of- PW First Final Public way and install complete roadway and utility Map Works improvements along the project's Fallon Road frontage such that the minimum curb -to- median curb width for the southbound lanes is forty four feet (44') and include three 12' travel lanes and an 8' bike lane. The Developer shall also install a six foot (6') sidewalk and seven foot (7') (inclusive of curb width) parkway landscape strip between Central Parkway and Dublin Boulevard 26 27 (including across the DSRSD parcel frontage). In addition to the improvements shown on the Tentative Map, the Developer shall construct a sixteen -foot (16') wide raised landscaped median in general conformance with the Eastern Dublin Specific Plan. The median shall begin at Central Parkway and extend south towards Dublin Boulevard as far as available right -of -way allows the ultimate median width to be constructed. The final southern limit and design of the median shall be determined by the City Engineer during development of Improvement Plans. Required roadway and utility improvements for the widening of Fallon Road shall include, but are not limited to: installation of pavement, curb, gutter, sidewalk, curb ramps, drainage structures, street trees, median landscaping, irrigation, utilities, street lights, and fire hydrants. The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF) Section 1 credits for the design cost of the third thru lane and median improvements in an amount not to exceed the costs included in the 2010 EDTIF Update or subsequent updates. 84. Fallon Road. At the intersection of Fallon Road PW First Final Public and Dublin Boulevard for the southbound Map Works direction provide three through lanes, one right turn lane, and two left turn lanes. The project will need to dedicate adequate right -of -way to accommodate these improvements, and construct the lanes along the project frontage. 85. Traffic Signal, Central Parkway/ Street "A." A PW Occupancy of Public traffic signal shall be installed at the intersection 1St Residence Works of Central Parkway and Street "A ". Applicant within northeast shall interconnect the traffic signal at Street development "A" /Central Parkway with signals at Fallon Road /Central Parkway and Lockhart Street/Central Parkway. A traffic monitoring camera shall be installed at the Street "A" /Central Parkway traffic signal. The developer shall be responsible for the full cost of the 4 -way signal. The Developer may be eligible for Eastern Dublin Traffic Impact Fee (EDTIF) Section 1 credits for the cost of the Fallon Sports Park leg of the traffic signal as allowed in the 2010 EDTIF Update or subsequent updates. 86. Lockhart Street /Street "D ": The intersection of PW Occupancy of Public Lockhart Street/Finnian Way /Street D shall be a 1St Residence Works 27 28 four -way stop - controlled intersection. within southeast development 87. Street "D" exiting lane design at Lockhart PW Occupancy of Public Street. To accommodate turning vehicle queues 1St Residence Works at the Street "D" exit onto Lockhart Street, two within southeast outbound lanes shall be provided. One lane shall development be for a shared through and right turn movement, and one shall be for an exclusive left turn movement. The left turn pocket length shall be 80 feet. 88. Intersection Sight Distance: On- street parking PW First Final Public shall be restricted within the triangles created by Map Works the Safe Stopping Sight Distance zones (Visibility Zones) at the project entrance intersections on Central Parkway and Lockhart Street. In addition, all landscaping and architectural features shall be no more than 30- inches tall inside the Visibility Zones at the project entrances on Central Parkway and Lockhart Street. The Visibility Zones shall be determined by the traffic analysis and shall be based on a 35 MPH design speed on Central Parkway and 30 MPH on Lockhart Street. The traffic analysis shall be reviewed and approved by the Traffic Engineer. 89. Private street and common area subdivision PW First Final Public improvements. Common area improvements, Map Works private streets, private alleys and all other subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways; enhanced street paving; parking spaces; street lights (wired underground) and appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities; striping and signage; and fire hydrants. 90. Private Street Easements. Public Utility PW First Final Public Easements (PUE), Sanitary Sewer Easements Map Works (SSE) and Water Line Easements (WLE) shall be established over the entire private street right - of -ways within all subdivisions. The PUE, SSE and WLE dedication statements on each Final 28 29 Map are to recite that the easements are available for, but not limited to, the installation, access and maintenance of sanitary and storm sewers, water, electrical and communication facilities. Project entry monument signs and walls shall not be located within these easements. 91. Private Street Easements. The Developer shall PW First Final Public dedicate Emergency Vehicle Access Easements Map Works (EVAE) over the clear pavement width of all private streets and alleys. Easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 92. Monuments. Final Maps shall include private PW First Final Public street monuments to be set in all private streets. Map Works Private street monuments shall be set at all intersections and as determined by the City Engineer. 93. Decorative Pavement: Decorative pavers, PW First Final Public stamped concrete or other similar non - standard Map and Works pavement sections shall not be installed on any Ongoing public street, unless the design and location is reviewed and approved by the City Engineer. In any case, decorative pavement (pavers or similar non - standard pavement sections) shall not be installed over traffic detector loops, inside crosswalks or within thirty feet (30') of any crosswalk or STOP bar. 94. Curb Ramps: Curb ramp layouts are not PW First Final Public approved at this time. The number, location and Map and Works layout of all curb ramps shall be reviewed and Ongoing approved by the City Engineer with the Improvement Plans associated with each Final Map. All pedestrian ramps shall be designed and constructed to provide direct access to marked or unmarked crosswalks. Each pedestrian ramp shall be oriented such that it is aligned and parallel to the marked or unmarked crosswalk it is intended to serve. Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be provided, unless specifically approved by the City Engineer. 95. Class I Trail: The Class I Trail shall be PW First Final Public constructed from the Central Parkway /Lockhart Map Works Street intersection, through the project and south to Dublin Boulevard as shown on the Tentative Map. At the intersection with Dublin Boulevard, 29 30 the trail shall extend easterly to the traffic signal at the entrance to the Fallon Gateway Center. A portion of the Dublin Boulevard sidewalk shall be widened to Class I standards to provide this continuity. A railing shall be provided along the trail where it is adjacent to a downhill slope, as determined by the City Engineer during final design. A minimum five foot (5) (inclusive of curb width) parkway landscape strip shall be adjacent to the trail along Street H fronting Lots 192 -208. 96. Parking: On- street parking shall be provided in PW, Issuance of Public conformance with the Parking Plan Site CD, Grading Works Development Review exhibits, Sheets C.3 — Fire Permits or C.3.6.13 prepared by MacKay & Somps (April First Final 2014) and the Visibility Zone Analysis (see Map related Condition of Approval above), except as modified below. A minimum of 1311 guest parking spaces shall be provided. The parking layout shall be revised to address the following: • The accessible parking spaces adjoining Lots 331 and 348 shall be revised to include an adequate loading zone per the State of California Title 24 requirements, 97. Stormwater Management. The provided PW First Final Public Stormwater Management Plan, Sheets 12 and 13 Map and Works of the Tentative Map, prepared by MacKay & Ongoing Somps, dated April 2014 is approved in concept only, except as noted below. The final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards outlined in Order No. R2- 2003 -0032, Water Quality Certification and Waste Discharge Requirements ( "Order "), Dublin Ranch Project, issued by the San Francisco Bay Regional Water Quality Control Board. The drainage design — specifically the use of thru -curb drains on to Lockhart Street — for the flow -thru planter boxes is not approved at this time and shall be subject to further review and approval as part of the Tract Improvement Plans. 98. Trash Capture. The project Stormwater PW First Final Public Management Plan shall incorporate trash Map and Works capture measures such as inlet filters or Ongoing 30 31 hydrodynamic separator units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 99. Storm Water Treatment Measures PW First Final Public Maintenance Agreement. Developer shall enter Map and Works into an Agreement with the City of Dublin that Ongoing guarantees the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2 -2009- 0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 100. Stormwater Source Control. "No Dumping PW First Final Public Drains to Bay" storm drain medallions per City Map and Works Standard Detail CD -704 shall be placed on all Ongoing public and private storm drain inlets. 101. Storm Drain Easements: The existing storm PW Applicable Public drain easement within Parcel L shall be Final Map Works abandoned and a substitute easement shall be dedicated over the realigned storm drain with the first Final Map. An additional Public Storm Drain Easement shall be dedicated over the storm drain line conveying runoff from public streets across Parcel A. 102. Utilities. All new utility service connections, PW First Final Public including electrical and communications, shall be Map and Works installed underground. Electrical transformers Ongoing shall be installed in underground vaults within an appropriate utility easement or public service easement. 103. Landscape Plans. Developer shall submit PW First Final Public design development Landscape Plans with the Map and Works first plan check for the street improvement plans Ongoing and final map for each respective tract. The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final 31 32 Map. 104. Street Light and Joint Trench Plans. PW First Final Public Streetlight Plans and Joint Trench Plans shall be Map and Works submitted with the first plan check for the street Ongoing improvement plans and final map for each respective tract. The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. 105. Geotechnical Report: The Developer shall PW Issuance of Public submit a design level geotechnical investigation Grading Works report defining and delineating any seismic Permits or hazard. The report shall be prepared in First Final accordance with guidelines published by the Map State of California. The report is subject to review and approval by a City selected peer review consultant prior to the approval of the Final map. The applicant shall pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. The Developer has submitted an updated geotechnical report for the development ( "Subarea 3 Dublin Ranch, Dublin, California ", ENGEO, Inc., February 20, 2014). At the City's request, a peer review of the ENGEO study has been completed (Lai & Associates, April 10, 2014). A supplement to the ENGEO report shall be provided prior to submittal of improvement plans or map, addressing the comments in the peer review. The recommendations in the supplemental report shall be incorporated into the final design. 106. Soils Report. The Developer shall submit a PW Issuance of Public detailed soils report prepared by a qualified Grading Works engineer, registered with the State of California. Permits or The required report shall include First Final recommendations regarding pavement sections Map for all project streets including all perimeter streets and internal public /private streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 107. Remedial Grading Plan: The grading plan shall PW Issuance of Public include a remedial grading plan prepared by the Grading Works project geotechnical consultant, outlining area of Permits or 32 33 slide repair, benches, keyways, over - excavation First Final at cut -fill transitions, subdrains, and other Map recommendations of the consultant. The remedial grading plan will be subject to review and approval by the City's own geotechnical consultant. 108. Geotechnical Engineer Review and Approval. PW Issuance of Public The Project Geotechnical Engineer shall be Grading Works retained to review all final grading plans and Permits or specifications. The Project Geotechnical First Final Engineer shall approve all grading plans prior to Map City approval and issuance of grading permits. 109. Grading. The disposal site and haul truck route PW Issuance of Public for any off -haul dirt materials shall be subject to Grading Works the review and approval by the City Engineer Permits or prior to the approval the improvement plans or First Final issuance of a Grading Permit. If the Developer Map does not own the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off -haul material on their parcel. A grading plan may be required for the placement of the off -haul material. 110. Dust Control /Street Sweeping. The Developer PW Ongoing Public shall provide adequate dust control measures at Works all times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud - tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. 111. Underground Obstructions. Prior to demolition, PW Issuance of Public excavation and grading on any portion of the Grading Works project site, all underground obstructions (i.e., Permits or debris, septic tanks, fuel tanks, barrels, chemical First Final waste) shall be identified and removed pursuant Map to Federal, State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer. 112. Neighborhood Park: The Neighborhood Park, PW First Final Public 33 34 identified as Parcel F on the Tentative Map, shall Map Works contain a minimum of 2.0 acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by separate document. The parcel line shall be at the back of sidewalk on Street "D ". The City will not accept this future parkland parcel until the site is rough graded, including erosion control measures and all associated improvements are completed, as generally shown on the Tentative Map, to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, curb, gutter, sidewalk, landscape and irrigation. Neighborhood parkland credits will not be provided until the required grading and street improvements are complete or an agreement with the City is executed for the completion of the improvements. 113. Neighborhood Parks Utility Stubs: Storm PW First Final Public drainage, sanitary sewer, potable water, recycled Map Works water and electric services shall be stubbed to the Neighborhood Parks at locations approved by the City Engineer and Parks & Community Services Director. 114. Storm Drain, Lots 343 -344: Storm drain system PW First Final Public conveying runoff from Street E across Lot 344 Map Works shall be re- routed to Street E and Parcel A, subject to adequate capacity being available in the existing storm drain downstream of Lot 348. 115. Parcel O Drainage Swale: A drainage swale PW First Final Project shall be provided along the easterly edge of Map Specific Parcel O, at the base of the slope and above the Fallon Road sidewalk. 116. Resource Agency Permits: Prior to the start of PW Prior to Public any grading of the site as necessary, permits Issuance of Works shall be obtained from the US Army Corps of Grading Engineers, the San Francisco Bay Regional Permit Water Quality Control Board, the State of California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site. The project shall be modified as needed to respond to the conditions of the permits. 117. Fire Fee Advance. Prior to the filing of the first PW First Final Public final map, the Developer shall make an advance Map Works payment of Fire Facilities Fees equal to a percentage of the then - outstanding amounts of 34 35 the advances made by DR Acquisitions and the City General Fund to construct and equip Fire Station 18 and Fire Station 17, respectively. The percentage shall be based on the total project acreage compared to the total acreage of the Easter Dublin area. The advance will be used to repay a portion of monies advanced by DR Acquisitions, LLC and the City General Fund. The City will provide a credit to the Developer in the amount of the Developer's advance of monies pursuant to this condition. Developer shall be responsible for the payment of an Administrative Fee to establish the credit. The credit may be used by the Developer against payment of Fire Facilities Fee on this property or any property where Developer has an interest in the City of Dublin. The amount of the credit, once established, shall not be increased for inflation and shall not accrue interest. The credits with written notice to City, and payment of an administrative fee, may be transferred by developer to another developer of land in Dublin. Other aspects of the credit shall be consistent with the City's Traffic Impact Fee Guidelines. 118. Tassajara Road Interchange Contribution. The PW First Final Public Developer shall pay, if applicable, at the time of Map Works first Final Map the Developer's fair share of the costs advanced for improvements to the Tassajara Road /1 -580 freeway interchange. The amount shall be a fair share percentage of the then - outstanding amount of the advances at the time of payment. The fair share percentage shall be determined as the percentage that the project's trips bears to the total number of interchange trips subject to the Interchange Agreement per the 2010 Eastern Dublin Traffic Impact Fee 2010 Update. The City will provide a credit to the Developer in the amount of the Developer's advance to be used by the Developer against payment of Section 1 obligations of the Eastern Dublin Traffic Impact Fee ( EDTIF). In accordance with the EDTIF Guidelines, establishment of credit shall require the payment of an administrative fee. The use of credits (including limitations on the use of credits) and manner of conversion of the credit to a right of reimbursement will be as set forth in the City's EDTIF Guidelines, subject 35 36 to the following guidelines: (a) the credit shall be granted at the time Developer makes the advance required by this condition; and (b) the credit may only be used to satisfy Section 1 EDTIF obligations. 119. Fallon Road Interchange Contribution. The PW First Final Public Developer shall pay, if applicable, at the time of Map Works first Final Map the Developer's fair share of the costs advanced by the Lin Family for improvements to the Fallon Road /1 -580 freeway interchange. The amount shall be a fair share percentage of the then - outstanding amount of the advances made by the Lin Family at the time of payment. The fair share percentage shall be determined as the percentage that the project's trips bears to the total number of interchange trips subject to the Interchange Agreement per the 2010 Eastern Dublin Traffic Impact Fee 2010 Update. The City will provide a credit to the Developer in the amount of the Developer's advance to be used by the Developer against payment of Section 2 obligations of the Eastern Dublin Traffic Impact Fee ( EDTIF). In accordance with the EDTIF Guidelines, establishment of credit shall require the payment of an administrative fee. The use of credits (including limitations on the use of credits) and manner of conversion of the credit to a right of reimbursement will be as set forth in the City's EDTIF Guidelines, subject to the following guidelines: (a) the credit shall be granted at the time Developer makes the advance required by this condition; and (b) the credit may only be used to satisfy Section 2 EDTIF obligations. PLIBILIC WORKS STANDARD CONDITIONS OF APPROVAL 120. Developer shall comply with the following City of PW Ongoing Standard Dublin Public Works Standard Conditions of C of A Approval ( "Standard Condition ") unless specifically modified by Project Specific Conditions of Approval above. 121. The Developer shall comply with the Subdivision PW Ongoing Standard Map Act, the City of Dublin Subdivision, and C of A Grading Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and 36 37 ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 122. The Developer shall defend, indemnify, and hold PW Ongoing Standard harmless the City of Dublin and its agents, C of A officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to this project (Tract Map 8102) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 123. In the event that there needs to be clarification to PW Ongoing Standard these Conditions of Approval, the Director of C of A Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 124. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to C of A mapping or public improvements the Tentative Map shall take precedent. AGREEMENTS AND BONDS 125. The Developer shall enter into a Tract PW First Final Standard Improvement Agreement with the City for all Map and 37 38 public improvements including any required Successive offsite storm drainage or roadway improvements Maps that are needed to serve the Tract that have not been bonded with another Tract Improvement Agreement. 126. The Developer shall provide performance PW First Final Standard (100 %), and labor & material (100 %) securities Map and to guarantee the tract improvements, approved Successive by the City Engineer, prior to execution of the Maps Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES 127. The Developer shall pay all applicable fees in PW Building Standard effect at the time of building permit issuance Permit including, but not limited to, Planning fees, Issuance and Building fees, Dublin San Ramon Services Ongoing District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees, Noise Mitigation fees, Inclusionary Housing In -Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees and any other fees as noted in the Development Agreement. 128. The Developer shall dedicate parkland or pay in- PW Prior to Each Standard lieu fees in the amounts and at the times set forth Final Map C of A in City of Dublin Resolution No. 214 -02, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195 -99. PERMITS 129. Developer shall obtain an Encroachment Permit PW Prior to Start Standard from the Public Works Department for all of Work C of A construction activity within the public right -of -way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 130. Developer shall obtain a Grad i ng/Sitework PW Prior to Start Standard Permit from the Public Works Department for all of Work C of A grading and private site improvements that serves more than one lot or residential 38 39 condominium unit. 131. Developer shall obtain all permits required by PW Prior to Start Standard other agencies including, but not limited to of Work C of A Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 132. All submittals of plans and Final Maps shall PW Prior to Standard comply with the requirements of the "City of Approval of C of A Dublin Public Works Department Improvement Improvement Plan Submittal Requirements ", and the "City of Plans or Final Dublin Improvement Plan Review Check List ". Map 133. The Developer will be responsible for submittals PW Prior to Standard and reviews to obtain the approvals of all Approval of C of A participating non -City agencies. The Alameda Improvement County Fire Department and the Dublin San Plans or Final Ramon Services District shall approve and sign Map the Improvement Plans. 134. Developer shall submit a Geotechnical Report, PW Prior to Standard which includes street pavement sections and Approval of C of A grading recommendations. Improvement Plans, Grading Plans, or Final Map 135. Developer shall provide the Public Works PW Prior to Standard Department a digital vectorized file of the acceptance of C of A "master" CAD files for the project when the Final improvements Map has been approved. Digital raster copies and Release are not acceptable. The digital vectorized files of Bonds shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 136. All Final Maps shall be substantially in PW Prior to Standard accordance with the Tentative Maps approved Approval of C of A with this application, unless otherwise modified Final Map by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each 39 40 phase to serve that phase as a stand -alone project that is not dependent upon future phasing for infrastructure. 137. All rights -of -way and easement dedications PW Prior to Standard required by the Tentative Map shall be shown on Approval of C of A the Final Map. Final Map 138. Any phasing of the final mapping or PW Prior to Standard improvements of a Tentative Map is subject to Approval of C of A the approval and conditions of the City Engineer. Final Map 139. Street names shall be assigned to each PW Prior to Standard public /private street pursuant to Municipal Code Approval of C of A Chapter 7.08. The approved street names shall Final Map be indicated on the Final Map. 140. All Final Maps shall include street monuments to PW Monuments to Standard be set in all public streets. be Shown on C of A Final Map and Installed Prior to Acceptance of Improvements EASEMENTS 141. The Developer shall obtain abandonment from PW Prior to Standard all applicable public agencies of existing Approval of C of A easements and right of ways that will no longer Improvement be used. Plans or Appropriate Final Map 142. The Developer shall acquire easements, and /or PW Prior to Standard obtain rights -of -entry from the adjacent property Approval of C of A owners for any improvements on their property. Improvement The easements and /or rights -of -entry shall be in Plans or writing and copies furnished to the City Engineer. Appropriate Final Map GRADING 143. The Grading Plan shall be in conformance with PW Prior to Standard the recommendations of the Geotechnical Approval of C of A Report, the approved Tentative Map and /or Site Grading Development Review, and the City design Plans or standards & ordinances. In case of conflict Issuance of between the soil engineer's recommendations Grading and City ordinances, the City Engineer shall Permits, and determine which shall apply. Ongoing 144. A detailed Erosion Control Plan shall be included PW Prior to Standard with the Grading Plan approval. The plan shall Approval of C of A include detailed design, location, and Grading maintenance criteria of all erosion and Plans or sedimentation control measures. Issuance of Grading Permits, and 40 41 Ongoing 145. Tiebacks or structural fabric for retaining walls PW Prior to Standard shall not cross property lines, or shall be located Approval of C of A a minimum of 2' below the finished grade of the Grading upper lot. Plans or Issuance of Grading Permits, and Ongoing 146. Slope bank along public streets shall be no PW Prior to Standard steeper than 3:1 unless shown otherwise on the Approval of C of A Tentative Map Grading Plan exhibits. The toe of Grading any slope along public streets shall be one foot Plans or back of walkway. The top of any slope along Issuance of public streets shall be three feet back of Grading walkway. Minor exception may be made in the Permits, and above slope design criteria to meet unforeseen Ongoing design constraints subject to the approval of the City Engineer. IMPROVEMENTS 147. The public improvements shall be constructed PW Prior to Standard generally as shown on the Tentative Map and /or Approval of C of A Site Development Review. However, the Improvement approval of the Tentative Map and /or Site Plans or Start Development Review is not an approval of the of specific design of the drainage, sanitary sewer, Construction, water, and street improvements. and Ongoing 148. All public improvements shall conform to the City PW Prior to Standard of Dublin Standard Plans and design Approval of C of A requirements and as approved by the City Improvement Engineer. Plans or Start of Construction, and Ongoing 149. Public streets shall be at a minimum 1% slope PW Prior to Standard with minimum gutter flow of 0.7% around Approval of C of A bumpouts. Private streets and alleys shall be at Improvement minimum 0.5% slope. Plans or Start of Construction, and Ongoing 150. Curb Returns on arterial and collector streets PW Prior to Standard shall be 40 -foot radius, all internal public streets Approval of C of A curb returns shall be minimum 30 -foot radius (36- Improvement foot with bump outs) and private streets /alleys Plans or Start shall be a minimum 20 -foot radius, or as of approved by the City Engineer. Curb ramp Construction, locations and design shall conform to the most and Ongoing 41 42 current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 151. Any decorative pavers /paving installed within PW Prior to Standard City right -of -way shall be done to the satisfaction Approval of C of A of the City Engineer. Where decorative paving is Improvement installed at signalized intersections, pre- formed Plans or Start traffic signal loops shall be put under the of decorative pavement. Decorative pavements Construction, shall not interfere with the placement of traffic and Ongoing control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association. 152. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Occupancy of C of A Engineer. Units or Acceptance of Improvements 153. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of C of A Engineer. The maximum voltage drop for Units or streetlights is 5 %. Acceptance of Improvements 154. The Developer shall construct bus stops and PW Prior to Standard shelters at the locations designated and Occupancy of C of A approved by the LAVTA and the City Engineer. Units or The Developer shall pay the cost of procuring Acceptance of and installing these improvements. Improvements 155. All new traffic signals shall be interconnected PW Prior to Standard with other new signals within the development Occupancy of C of A and to the existing City traffic signal system by Units or hard wire. Acceptance of Improvements 156. Developer shall construct all potable and PW Prior to Standard recycled water and sanitary sewer facilities Occupancy of C of A required to serve the project in accordance with Units or DSRSD master plans, standards, specifications Acceptance of and requirements. Improvements 157. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire Department. A raised Occupancy of C of A reflector blue traffic marker shall be installed in Units or the street opposite each hydrant. Acceptance of Improvements 158. The Developer shall furnish and install street PW Prior to Standard 42 43 name signs for the project to the satisfaction of Occupancy of C of A the City Engineer. Units or Acceptance of Improvements 159. Developer shall construct gas, electric, cable TV PW Prior to Standard and communication improvements within the Occupancy of C of A fronting streets and as necessary to serve the Units or project and the future adjacent parcels as Acceptance of approved by the City Engineer and the various Improvements Public Utility agencies. 160. All electrical, gas, telephone, and Cable TV PW Prior to Standard utilities, shall be underground in accordance with Occupancy of C of A the City policies and ordinances. All utilities Units or shall be located and provided within public utility Acceptance of easements and sized to meet utility company Improvements standards. 161. All utility vaults, boxes and structures, unless PW Prior to Standard specifically approved otherwise by the City Occupancy of C of A Engineer, shall be underground and placed in Units or landscape areas and screened from public view. Acceptance of Prior to Joint Trench Plan approval, landscape Improvements drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CONSTRUCTION 162. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless Needed C of A otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 163. If archaeological materials are encountered PW Ongoing as 1993 during construction, construction within 100 feet Needed EDEIR of these materials shall be halted until a MM professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 164. Construction activities, including the PW Ongoing as Standard maintenance and warming of equipment, shall be Needed C of A limited to Monday through Friday, and non -City holidays, between the hours of 7:30 a.m. and 43 44 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case -by -case basis. 165. Developer shall prepare a construction noise PW Prior to Start Standard management plan that identifies measures to be of C of A taken to minimize construction noise on Construction; surrounding developed properties. The plan shall Implementatio include hours of construction operation, use of n Ongoing as mufflers on construction equipment, speed limit Needed for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 166. Developer shall prepare a plan for construction PW Prior to Start of Standard traffic interface with public traffic on any existing Construction; C of A public street. Construction traffic and parking Implementation may be subject to specific requirements by the Ongoing as City Engineer. Needed 167. The Developer shall be responsible for PW Ongoing Standard controlling any rodent, mosquito, or other pest C of A problem due to construction activities. 168. The Developer shall be responsible for watering PW Prior to Start of Standard or other dust - palliative measures to control dust Construction; C of A as conditions warrant or as directed by the City implementation Engineer. Ongoing as Needed 169. The Developer shall provide the Public Works PW Prior to Standard Department with a letter from a registered civil Issuance of C of A engineer or surveyor stating that the building Building pads have been graded to within 0.1 feet of the Permits or grades shown on the approved Grading Plans, Acceptance of and that the top & toe of banks and retaining Improvements walls are at the locations shown on the approved Grading Plans. NPDES 170. Prior to any clearing or grading, the Developer PW Prior to Start Standard shall provide the City evidence that a Notice of of Any C of A Intent (NOI) has been sent to the California State Construction Water Resources Control Board per the Activities requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 171. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management Prepared Prior C of A Practices (BMPs) appropriate to the project to Approval of construction activities. The SWPPP shall include Improvement 44 PASSED, APPROVED AND ADOPTED this XX day of XX 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN ATTEST: City Clerk 45 Mayor the erosion control measures in accordance with Plans; the regulations outlined in the most current Implementation version of the ABAG Erosion and Sediment Prior to Start of Control Handbook or State Construction Best Construction Management Practices Handbook. The and Ongoing Developer is responsible for ensuring that all as Needed contractors implement all storm water pollution prevention measures in the SWPPP. 172. Staff shall work with the Applicant to enhance PL Issuance of Planning elevations along project edges and where the Building Commission project is most visible, including street frontages, permits elevations fronting on parks and on trails, with the intent to improve the detail, interest and variation of the elevations. 173. Staff shall work with the Applicant to enhance PL Issuance of Planning landscaping and walls to decrease massing Building Commission along Lockhart St. and Dublin Blvd., taking permits advantage of bioretention features and walls to lower the scale and add landscape interest. 174. Applicant shall revise the gateway monument for PL Issuance of Planning more depth and character. Building Commission permits PASSED, APPROVED AND ADOPTED this XX day of XX 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN ATTEST: City Clerk 45 Mayor G:IPA #120131PLPA- 2013 -00033 DUBLIN RANCH Subarea 31PC Mtg 04.29.14 Stage 2 PD SDR VTM Sub 31CC Reso Sub 3 SDR VTM -8171 4.29.14. doc 46 m0UV) z� L 0 cn wry O >- (� Q � �U C� Q A&AhAhAAhmf — mr•a••r O LO n Q O Z 0 (Y) Z � Q -.q U °' Q wU O ZO J J Lli Q Q m ry CL Z .— w Z r Z w r— Q M F� W x U FQ- C3 0 z W ° z � W Cl Celt � J o- > (� Z ui Q m W ry H Z LU 0 J W LLJ Q cL Q W L C`7 c) w C4 LUwQ Z L Z oo Ll- W Q I- I Q V) Q Q Q W Z Z Q J r rLU V Q I- V) A&AhAhAAhmf — mr•a••r O LO n Q O Z 0 (Y) Z � Q -.q U °' Q wU O ZO J J Lli Q Q m ry CL Z .— w Z r Z w r— Q M F� W x U FQ- Project Reference M V aV W > Q W oC W 1: > f� 12 CL cn _j w 00 p > Q w > w _ cn 4-j p N M U ti G V Old Gvold -- NO ONNVHD 79 U Q a yS��S QCOO GROrION STYE 0 °v �, 1'dSSds d r� Q b ov CD Q 0 Q WWI V 9I0VH z U a a c� / z a / w rn i a Gd02I ['dVAdOH a Y GVON OJO AZ2I�I-IJ G Q o 1- N 0 Ask IIML ddlk Ask �••••••••••••••i••�r��i•i• M s Qu LU Cd W O N c/] O a. < 0 (n 4-J co N O O CL 0 0 CL lei y9 �I! 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