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HomeMy WebLinkAboutPC Reso 21-08 PLPA-2020-00028 East Ranch.T4 DUBLIN CALIFORNIA Community Development Department Planning Division MEMORANDUM DATE: January 4, 2022 TO: PLPA-2020-00028 East Ranch Project File FROM: Amy Million, Principal Planner SUBJECT: Planning Commission Resolution No. 21-08 The Planning Application Number PLPA-2020-00068 as stated in Resolution No. 21-08 for the East Ranch project is incorrect. The correct application number is PLPA-2020-00028. RESOLUTION NO. 21-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE FINDING THE PROJECT EXEMPT FROM CEQA AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN, AND ADOPT A RESOLUTION APPROVING A VESTING TENTATIVE TRACT MAP NO. 8563 AND HERITAGE TREE REMOVAL PERMIT RELATED TO THE EAST RANCH PROJECT PLPA-2020-00068 (APNS 905-0002-001-01 AND 905-0002-002-00) WHEREAS, the Applicant, Trumark Homes LLC, proposes to develop a 573-unit residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two. acre Public/Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road. Requested approvals include a Planned Development Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563 and Heritage Tree Removal Permit. These planning and implementing actions are collectively known as the "East Ranch Project" or the "Project;" and WHEREAS, the 165.5-acre Project site (APN 905-0002-002-00 and 905-0002-001-01) is located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano development, straddling the existing Croak Road; and WHEREAS, a Heritage Tree Removal Permit is required to remove four heritage trees two coast live oaks, one river she -oak, and one cypress) necessary for the development of the Project; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East .Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the "EDSP EIRs;" WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support of Specific Plan Exemption; and WHEREAS, staff recommends the Project be found exempt from CEQA pursuant to Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that are consistent with a specific plan for which an EIR has been certified. The proposed Project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin Specific Plan land use designations for the project site. The CEQA Analysis in Support of Specific Plan Exemption prepared for the Project determined that there is no part of the proposed Project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Reso. No. 21-08, Item 6.1, Adopted 11/09/2021 Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the Project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document (EIR or MND); and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on November 9, 2021, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered all above -referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that that the City Council find the project exempt from CEQA pursuant to Government Code Section 65457 and adopt an Ordinance, attached as Exhibit A and incorporated herein by reference, approving a Planned Development Zoning District and related Stage 2 Development Plan based on findings, as set forth in Exhibit A. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the Resolution, attached as Exhibit B and incorporated herein by reference, approving Vesting Tentative Tract Map No. 8563 and a Heritage Tree Removal Permit, based on the findings and conditions of approval, as set forth in Exhibit B. PASSED, APPROVED, AND ADOPTED this 9t" day of November 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Dawn Benson, Catheryn Grier, Janine Thalblum Renata Tyler, Stephen Wright Planning Commission Chair ATTEST: Assistant Community Development Director Reso. No. 21-08, Item 6.1, Adopted ll/09/2021 Attachment 2 ORDINANCE NO. xx – 21 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN AND CEQA FINDINGS FOR THE EAST RANCH PROJECT PLPA 2020-00028 (APNs 905-0002-001-01 and 905-0002-002-00) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The East Ranch Project site is located in the Fallon Village Project area. Through Ordinance No. 32-05, the City Council adopted a Stage 1 Planned Development Rezone Amendment for the Fallon Village Project area which, among other approvals, established the maximum number of residential units at 3,108 units. B. The Applicant, Trumark Homes, is requesting a Planned Development Rezoning with related Stage 2 Development Plan. The proposed Project includes up to 573 residential units, two public parks with one 5.5-acre park at the northwest corner and one 6.0-acre park south of the project’s main entry, a 2.0-acre Public/Semi-Public site and 6.6 acres of open space. Requested land use approvals include Planned Development Rezoning with a Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563, and a Heritage Tree Removal Permit among other related actions. These planning and implementing actions are collectively known as the “East Ranch Project” or the “Project.” C. The 165.5-acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano development, straddling the existing Croak Road. D. To comply with the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures, the City prepared a CEQA Analysis in Support of a Specific Plan Exemption (“CEQA Analysis”). E. Following a public hearing on November 9, 2021, the Planning Commission adopted Resolution No. 21-xx, recommending approval of the East Ranch Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. F. A Staff Report dated ______, and incorporated herein by reference with all attachments, described and analyzed the Project, including the Planned Development Rezoning and related Stage 2 Development Plan, for the City Council. G. The City Council considered the CEQA Analysis, including the EDSP EIRs, prior related CEQA Documents, all above referenced reports, recommendations, and testimony prior to taking action on the Project. 2 SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The East Ranch Project (“the Project”) Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is consistent with the General Plan and Eastern Dublin Specific Plan and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed community will blend with the natural features unique to the site through the use of design and planning. The Applicant proposes residential, park, open space, rural residential, and public/semi-public uses which are consistent with the land use designations in the Dublin General Plan and the provisions and regulations for development set forth therein. The Project proposes six residential neighborhood that are consistent with the use and density of the surrounding areas, the General Plan and Eastern Dublin Specific Plan. The Applicant will participate in the development of the necessary utility and circulation infrastructure for this development in conformance with the Eastern Dublin Specific Plan. The Project will be designed to address the uniqueness of the Specific Plan area, taking into account the proximity of the surrounding topography. The clustering of residential units will allow for continuity of open space area and more effective utilization of the property. 2. Development of the Project under the Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide a mix of housing types and public amenities for the development. The Project site is in an area that has similar uses nearby and will tie into the existing street network. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account adjacent land uses and will provide a wide range of amenities to and for the community within the development and the surrounding neighborhoods. The Project is consistent with the surrounding land uses and has been approved for residential development in the Stage I Planned Development. 2. The Project site conditions were documented in the EDSP EIRs and CEQA Analysis that have been prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the EIR, which could not be mitigated, that will present an impediment to utilization of the site for the intended purposes. The site is a hillside development and generally slopes from the north east corner to the Croak Road and Central Parkway intersection. The denser development has been proposed to be in the flatter areas of the site, while the more conventional single-family homes have been located in areas that take advantage of the grade and step with the hillside. The grading proposed for the 3 Project will take into consideration the hilly terrain and will be designed to avoid excessive cuts and fills. 3. The Planned Development zoning is consistent with the Eastern Dublin Specific Plan policies and the City’s Zoning Ordinances enacted for the public health, safety and welfare. The Project will not adversely affect the health or safety of persons residing or working in the vicinity or will it be detrimental to public health, safety or welfare. The Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. In order to ensure adequate emergency vehicle access to all portions of the site, access is provided to the site from Croak Road. 4. The Planned Development zoning is consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan in that the proposed residential, open space, park and semi-public uses are consistent with the existing land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council finds as follows: 1. The project is found to be exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a Specific Plan. Prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the “EDSP EIRs.” The CEQA Analysis prepared for the Project determined that the proposed project qualifies for an exemption from CEQA under Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that are consistent with a specific plan for which an EIR has been certified. The proposed project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin Specific Plan land use designations for the project site. There is no part of the proposed project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Guidelines Section 15162 or Public Resources Code Section 21166. Therefore, the project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 165.5-acres within APN 905 -0002-002-00 and 905 -0002-001-01 (the “Property”) A map of the rezoning area is shown below: 4 SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Development Plan for the entire 165.5-acre project area, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. Stage 2 Development Plan The following 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 Planned Development Rezoning for the East Ranch Project (PLPA- 2020-00028). The Planned Development Zoning District and this 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. The Stage 2 Development Plan establishes the location and size of the Public/Semi-Public site, but does not establish applicable uses, density, or development standards. Future development of the Public/Semi-Public site is subject to a subsequent Stage 2 Development Plan. 1. Statement of compatibility with the Stage 1 Development Plan. The East Ranch Stage 2 Development Plan is consistent with the Stage 1 Development Plan for the Fallon Village Project area in that it provides for 573 residential units, two public parks with one 5.5-acre park at the northwest corner and one 6.0-acre park south of the project’s main entry, a 2.0-acre Public/Semi-Public site and 6.6 acres of open space, and other related improvements approved in Ordinance No. 32-05. 5 2. Statement of Uses. Permitted, conditional, accessory and temporary uses are allowed as set forth in the Stage 1 Planned Development for Fallon Village in Ordinance No. 32-05, incorporated herein by reference (PA-04-040) and the Stage 1 Planned Development Rezone amendment pertaining to the Public/Semi-Public parcel for Fallon Village in Ordinance No. 05- 21, incorporated herein by reference (PLPA-2020-00054). 3. Stage 2 Site Plan. The Stage 2 Site Plan for East Ranch shall generally be as shown below: 4. Site area, densities. The site area and densities are as follows: Land Use Neighborhood Maximum Number of Units Gross Acreage+ Maximum Density (du/ac) Single Family Residential 1 101 30.1 3.4 Single Family Residential 2 98 23.4 4.2 Single Family Residential 3 91 19.5 4.7 Single Family Residential 4 85 16.8 5.1 Single Family Residential 5 98 17.6 5.6 Medium Density Residential 6 100 10.4 9.6 6 Land Use Neighborhood Maximum Number of Units Gross Acreage+ Maximum Density (du/ac) Rural Residential/Agricultural - - 19.4 .01-.8 Neighborhood Park - - 11.5 - Public/Semi-Public - - 2 - Open Space - - 6.8 - Total 573 - - 5. Development Regulations. Single-Family Development Standards CRITERIA NH 1 NH 2 NH 3 NH 4 NH 5 NH 1, 2, 3, & 5 Product Type Conventional SFD Conventional SFD Conventional SFD Conventional SFD Cluster SFD Zero Lot Line SFD Typical Neighborhood Lot Size (sf) (21) 6500 5225 5000 3960 3360 2500 Nominal Lot Dimensions (17)(21) 65' x 100' 55 'x 95' 50 'x 110' 49.5' x 80' 48' x 70' - Maximum Lot Coverage (12) 45% Two Story; 55% One Story 45% Two Story; 55% One Story 45% Two Story; 55% One Story 55% 55% 55% Maximum Building Height (4)(21) 35' 35' 35' 35' 35' 35’ Maximum Stories 2 2 2 2 2 2 Minimum Front Yard Setbacks (1)(2)(15)(16)(20) Living Area 12' 12' 12' 10' 10' to ROW /8' to Court 10' to ROW/ 4' to PL Porch 10' 10' 10' 10' 8' to ROW/ 6' to Court 10' to ROW/ 4' to PL Front-on Garage 18' 18' 18' 18' 18' 18'(13) Swing-In Garage (55' Lots or Wider) (7) 12' 12' N/A N/A N/A 10' to ROW/ 7' to PL Minimum Side Yard Setbacks (1)(2)(4)(9)(10)(16) Living Area 4' 4' 4' 4' 4' 0’ Garage 5’ 5’ 5’ 4’ 4’ 4’ Porch 4' 4' 4' 4' 4' 0’ one side 4’ other side Courtyard (5) 0' 0' 0' 0' 0' 0’ Encroachments(3) 2’ 2’ 2’ 2’ 2’ 2’ Minimum Rear Yard Setbacks (1)(2)(9)(10) Living Area 20' avg.; 10' min (4) 15' avg.; 10' min (4) 15' avg.; 10' min (4) 10' avg.; 5' min (4) 10' avg.; 5' min (4) 10’ 7 CRITERIA NH 1 NH 2 NH 3 NH 4 NH 5 NH 1, 2, 3, & 5 Covered Patio 10' 10' 10' 5' 5' 5’ Garage 7.5’ 7.5’ 7.5’ 7.5’ 7.5’ 7.5’ Accessory Structures (14) (14) (14) (14) (14) (14) Parking Spaces Required Per Home (11)(12) 2 covered 1 guest 2 covered 1 guest 2 covered 1 guest 2 covered 1 guest 2 covered 1 guest 2 covered 1 guest Minimum Usable Private Open Space (SF) 500 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min of 80 SF yard or courtyard area. 400 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min of 80 SF yard or courtyard area. 400 S.F with a min. dimension of 10 ft. Yard area may be provided in more than one location within a lot with a min of 80 SF yard or courtyard area. 300 S.F with a min. dimension of 10 ft 150 S.F with a min. dimension of 5 ft 150 S.F with a min. dimension of 5 ft Multi-Family Development Standards CRITERIA NH 6 Product Type Row Townhomes Townhomes w/ Private Yards Maximum Building Height (4)(18) 40' 35' Maximum Stories(6) 3 3 Minimum Setbacks (1) (2) Building to ROW 6' 10' Porch to ROW 6' 6' Living Space to Alley, Common Driveway, or Private Street 6' 4' Porch to Alley, Common Driveway, or Private Street 4' 4' Garage Face to Alley Back of Curb 4' 4' Minimum Building Separation Garage Door to Garage Door (2-Story/3-Story) 28’/30' 28'/28’ Porch/Balcony to Porch/Balcony 12' 8' Front to Front 20' 28' Side to Side 10' 8' Parking Spaces Required Per Home (11) 2 covered 1 guest 2 covered 1 guest Minimum Usable Private Open Space (SF) 100 SF patio with a 10' min dimension or a 50 SF upper level deck with a 5' min inside dimension 400 SF Yard that includes an 18'x18' flat area or 150 S.F with a min. dimension of 5 ft(20) 8 Notes (1) Setbacks measured from property line or as otherwise noted. Setbacks to "Court" refer to back of curb. (2) See following pages for graphic depiction of above standards. (3) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3' flat and level area is maintained for access around the house. (4) Subject to Building Code requirements for access. (5) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence) (6) The third floor must be stepped back a minimum of 2.5' from front and rear elevation to reduce building mass. (7) Three car side by side garages and swing in garages are prohibited on lots less than 55' wide. Swing-In Garage may be utilized on Zero-Lot Line Units (8) Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to create usable area are subject to review and approval of the Community Development Director. Retaining walls over 30" in height are subject to safety criteria as determined by the Building Official. (9) Where a minimum 5' HOA parcel lies between a lot and an adjacent street, the lot is not considered a corner lot and interior lot setback standards shall apply. (10) At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear yard setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e.: 100'- 90'=10'). In no case will the rear yard setback be reduced to less than 10'. (11) Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement. (12) An Accessory Dwelling Unit (ADU) , is permitted in neighborhoods of lots 5,000 square feet or greater only. Refer to Dublin Municipal Code for ADU setback and design requirements. (13) The driveway setback of the Zero Lot Line Product includes shared drive area. Products are not required to provide private driveway parking for each unit. Guest parking will be provided via street parking. (14) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40 Accessory Structures and Uses Regulations (15) A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be allowed; porch columns excluded. (16) Courtyard wall to return to side yard fence or front plane of main residential structure. (17) Lot width dimensions may vary to provide product diversity within each neighborhood, and atypical lot shapes (i.e. Pie lots) (18) Elevator overruns, stair coverings, decorative roof elements, and similar structures can exceed the building height limit by a maximum of 15 percent higher. (19) Minimum front / corner setback to living and porch may be subject to grading and specific location of top of pad hinge line (top of slope of graded pad). A minimum flat distance of 2' should be maintained between foundation and top of pad hinge. (20) Per the Eastern Dublin Specific Plan, 50% of the total Medium Density Market Rate units are required to have 400 SF private flat yard space, with a minimum dimension of 18'x18'; Once 50% of the total medium density units meet the required yard requirement, the excess units are exempt from the minimum 400 SF yard requirement, and shall provide a Minimum 150 SF with a minimum dimension of 5' (21) Typical Lot Size and Nominal Dimensions can be modified during SDR; If the Typical Lot Size is modified to 4000 SF or above, the neighborhood design must follow 45% Lot Coverage for a Two-Story Product. If the Typical Lot Size is modified to below 4000 SF, the neighborhood can be designed using the 55% Lot Coverage for all products. 9 10 11 12 13 14 15 6. Architectural Standards. The architecture of the development within East Ranch is characterized by high-quality design homes that promote both visual compatibility and variety. The architectural standards are organized into two sections: Architectural Components and Architectural Styles. These standards express desired design character, which in combination with the Preliminary Landscape Plan, conveys the overall East Ranch agrarian character and provides a pedestrian friendly community of neighborhoods. These guidelines and the graphic representations contained herein are for conceptual purposes only. Guidelines with the term 16 “shall” are required and to be implemented, and guidelines with the term “should” are highly recommended. Architectural Components 17 18 Architectural Styles The architectural styles of East Ranch draw from the project site’s agrarian setting of the rolling hills and its relationship to the surrounding area and existing residential neighborhoods. The following four architectural styles identified for East Ranch are a mixture of traditional and contemporary styles offering variation, under the Agrarian and California style umbrella, to create interesting streetscapes: • Traditional Farmhouse • Modern Farmhouse • California Revival • Contemporary 19 20 21 22 7. Preliminary Landscaping Plan. East Ranch emphasis is on getting outdoors and connecting with nature through the incorporation of neighborhood parks, pocket parks, multi-use trails, 23 restful overlooks and meandering footpaths that weave together the neighborhoods which culminate in a series of public and semi-public outdoor spaces. The landscape character defines the sense of place as refined yet rustic arcadian California. Materials and elements such as Mediterranean planting, low stone walls, a variety of fencing (good neighbor, split rail, view and open space), and rhythmic planting patterns will embellish an agrarian tone. Basic Design Principles:  The landscape design including the plant palette and design themes, shall be complimentary to the architecture in each neighborhood, unique to the neighborhood and also use design themes that tie the entire East Ranch community together.  The streetscape and pathway network will provide recreation opportunity and reinforce a connection to nature.  The community fencing and wall system will be designed to visually recede into the setting to the extent possible.  Management of open space and maintenance of common areas will be an integral component of the landscape system.  Plant material shall be consistent selected appropriately for location and microclimate. Provide a combination of evergreen, deciduous and flowering trees.  Street trees shall be deciduous to demonstrate the seasons and patterns of nature. The street trees will be used to define the neighborhoods. Refer to conceptual tree plan below. Conceptual Street Tree Plan 24  The community is designed around four primary landscape features: o The Main and Secondary Community Entries. The Main Community Entry is the formal announcement of arrival to the East Ranch community. The Secondary Community Entries will be reminiscent of the Primary Entry overall character. They will be of a smaller scale but consist of similar materials and components. o The Water Quality Bains. The Water Quality Basins are a prominent feature at the arrival point to the community. The plant material found within will take on a mosaic effect that demonstrates the bloom and growth cycles of seasonal grasses in gentle patterns and large swaths. All plant material found within the basins shall conform with the Alameda County C.3 Stormwater Technical guidelines and requirements. o The Main Spine (Croak Road). The Main Spine of Croak Road connects the greater East Ranch community with its allee and greenbelt. The northern and southern parks bookend the community and are connected via this spine. o Northern and Southern Parks. East Ranch includes two neighborhood parks. The Northern and Southern Parks are recreation hubs for the East Ranch community and greater neighborhood. They anchor each end of the main spine along Croak Road and complete a central green corridor. Northern Park: Natural in its look and feel sitting just south of the riparian corridor, the Northern Park’s proximity to the existing open space trail system is one of its most important features. The park completes the connection to Jordan Ranch and Positano neighborhoods and allows pedestrians from East Ranch a safe and easy way to access the greater Dublin trail network. The northern edge of the park has a fair amount of topography will remain natural and provide a gentle transition to the existing adjacent area. The more active areas of the park will include restrooms, tot lot and toddler play areas, BBQ area with shade structures and a fenced dog park with two separate areas for small and large dogs with their own respective entries. The overall park theming will take cues from the surrounding architecture of the community and is geared toward smaller groups, kids, and families. The following is a conceptual image of the Northern Park. 25 Southern Park: The Southern Park serves as a gateway into the East Ranch community. Being centrally located and the open space anchor to the community, the programming for this park will include elements that appeal to a wide range of ages and mobilities. Those elements include a large central green space, perimeter trail system, basketball court, pickleball courts, tennis courts, bocce courts, tot lot and toddler play areas, picnic areas with shade structures and restrooms. The overall look of this open space area will work to solidify that rural agrarian character the community is built upon. The following is a conceptual image of the Southern Park. 8. Phasing Plan. The project is to be developed in two phases for the backbone streets and infrastructure and two phases for the development as shown the phasing plan below. 26 9. Inclusionary Zoning Regulations. The Project is subject to the Inclusionary Zoning Regulations (Chapter 8.68) for the provision of affordable housing as a residential development of 20 units or more. The City’s Regulations also allow for exceptions commonly referred to as an “alternative method of compliance.” These exceptions include the payment of fees in lieu of constructing affordable units, construction of off-site housing projects, land dedication, etc. The inclusionary housing requirement is 72 (71.6) units and will be met with:  Construction of 18 moderate income units reasonably dispersed throughout the various neighborhoods;  Payment of an in-lieu fee for 25 units;  Dedication of the two-acre Public/Semi-Public site for a future affordable housing project; and  Construction of 50 deed restricted accessory dwelling units affordable to low-income households. 10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided in this Stage 2 Development Plan or the Stage 1 Development Plan (Ordinance No. 32-05), the use, development, improvement and maintenance of the Property shall be governed by the provision of the Dublin Zoning Ordinance pursuant to 8.32.060C or its successor. The closest comparable zoning districts are as follows: R-1 Single Family Residential District for Neighborhoods 1-5 R-M Multi-Family Residential District for Neighborhood 6 SECTION 5. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 6. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this ___ day of _______, by the following votes: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: 27 ___________________________ City Clerk Attachment 3 RESOLUTION NO. xx-21 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING VESTING TENTATIVE TRACT MAP NO. 8563 AND HERITAGE TREE REMOVAL PERMIT RELATED TO THE EAST RANCH PROJECT PLPA 2020-00028 (APNS 905-0002-001-01 AND 905-0002-002-00) WHEREAS, the Applicant, Trumark Homes, LLC, proposes to develop a 573-unit residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two- acre Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road. Requested approvals include a Planned Development Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563 and Heritage Tree Removal Permit. These planning and implementing actions are collectively known as the “East Ranch Project” or the “Project;” and WHEREAS, the 165.5-acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano development, straddling the existing Croak Road; and WHEREAS, a Heritage Tree Removal Permit is required to remove four heritage trees (two coast live oaks, one river she-oak, and one cypress) necessary for the development of the project; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the “EDSP EIRs;” and WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support of Specific Plan Exemption; and WHEREAS, staff recommends the Project be found exempt from CEQA pursuant to Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that are consistent with a specific plan for which an EIR has been certified. The proposed Project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin Specific Plan land use designations for the Project site. The CEQA Analysis in Support of Specific Plan Exemption prepared for the Project determined that there is no part of the proposed Project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the Project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document (EIR or MND); and WHEREAS, following a public hearing on November 9, 2021, the Planning Commission adopted Resolution No. 21-xx, recommending approval of the East Ranch Project, which 2 resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report dated ______, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezoning and related Stage 2 Development Plan, for the City Council; and WHEREAS, on _________, the City Council held a duly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing, the City Council adopted Ordinance No. XX-21, finding the Project exempt from CEQA and approving the Planned Development Zoning District and related Stage 2 Development Plan. The above Ordinance is incorporated herein by reference and is available for review at City Hall during normal business hours. 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 foregoing recitals are true and correct and made a part of this Resolution. BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby make the following findings and determinations regarding the proposed Vesting Tentative Tract Map No. 8563 for the Project: A. The proposed subdivision map together with the provisions for its design and improvement is consistent with the general plan and any applicable specific plan because: 1) the proposed Vesting Tentative Tract Map No. 8563 together with the provisions for the design and improvements comply with the development standards of the Eastern Dublin Specific Plan and the Stage 1 and Stage 2 Development Plan. B. The subdivision site is physically suitable for the type and proposed density of development because: 1) the Project site is physically suitable for the type and proposed density of development is consistent with the land use designations of the Eastern Dublin Specific Plan and the Stage 1 and Stage 2 Development Plan; 2) the proposed development is consistent with the scale of other developments in the immediate vicinity; and 3) the Project site The site is a hillside development and generally slopes from the north east corner to the Croak Road and Central Parkway intersection. The denser development has been proposed to be in the flatter areas of the site, while the more conventional single-family homes have been located in areas that take advantage of the grade and step with the hillside. The grading proposed for the project will take into consideration the hilly terrain and will be designed to avoid excessive cuts and fills. C. The tentative tract map is consistent with the intent of applicable subdivision design or improvements of the tentative tract map are consistent with the city’s general plan and any applicable specific plan because: 1) the proposed Vesting Tentative Tract Map to create the parcels is consistent with the development densities of the Eastern Dublin Specific Plan and the Stage 1 and Stage 2 Development Plan. 3 D. The subdivision design and proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because: 1) the proposed Vesting Tentative Tract Map are for the development of a relatively flat and vacant property which has been disturbed through vegetation management for years; and 2) pursuant to CEQA Guidelines the City prepared a CEQA Analysis in Support of Specific Plan Exemption and, therefore, the proposed subdivision will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. E. The design of the subdivision or type of improvements will not cause serious public health concerns because: 1) the design of the subdivision or type of improvements will not cause serious public health concerns as it has been conditioned to comply with all building codes and ordinances in effect at the time of permit issuance; 2) in addition, the City conducted a review to evaluate the Project’s impacts; and 3) pursuant to CEQA Guidelines the City prepared a CEQA Analysis in Support of Specific Plan Exemption therefore, the proposed subdivision will not result in any potential impacts to public. F. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or alternate easements are provided pursuant to Government Code Section 66474(g) because: 1) the City Engineer has reviewed the Vesting Tentative Tract Map and title report and has determined that the future proposed buildings will not conflict with existing or new easements nor with future property lines. G. The design or improvements of the tentative map are consistent with the city’s general plan and any applicable specific plan because: 1) the proposed Vesting Tentative Tract Map together with the provisions for their design and improvements comply with the development standards of the Stage 1 and Stage 2 Planned Development and the Eastern Dublin Specific Plan. H. The subdivision is designed to provide for future passive or natural heating or cooling opportunities because: 1) the Project would be constructed in accordance with the latest building code and green building regulations/CalGreen; and 2) landscaping will be provided throughout the surface parking lot providing natural shading. I. The tentative tract map, including design and improvement, shall comply with all the applicable provisions and requirements of the zoning ordinance, the latest municipal stormwater permit issued to the city by the Regional Water Quality Control Board, this title, any other ordinance of the city, and the Subdivision Map Act because: 1) the Project is compliant with the California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit; 2) the Project would include bioretention areas and stormwater treatment vaults to ensure consistency with regional C.3 stormwater treatment; and 3) the Project would include full trash capture devices to ensure consistency with regional C.10 stormwater treatment requirements. BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby approve Heritage Tree Removal Permit for the East Ranch Project. 4 BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby approve Vesting Tentative Map Tract No. 8563, attached Exhibit A, for the East Ranch Project, subject to the conditions included below. 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. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: General Conditions 1. Approval. This approval is for the East Ranch Vesting Tentative Map (PLPA-2020-00028). This approval shall be as generally depicted and indicated on the Vesting Tentative Map Tract No. 8563 prepared MacKay & Somps, dated September 2021, attached as Exhibit A and other plans, text, and diagrams relating to this project, and as specified as the following Conditions of Approval. PL Ongoing 2. Compliance. Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision and Zoning Ordinances, City of Dublin Title 7 Public Works Ordinance, which includes the Grading Ordinance, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. Public improvements constructed by Applicant/Developer to be paid in whole or in part out of public funds and to be dedicated to the City are hereby identified as “public works” under Labor Code section 1771. Accordingly, Applicant/Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). Various Final Map Approval or Grading Permit 3. Hold Harmless/Indemnification. Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its advisory ADM On-going 5 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: 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 Applicant/Developer’s duty to so defend, indemnify, and hold harmless shall be submitted to the City’s promptly notifying or proceeding and the City’s full cooperation in the defense of such actions or proceedings. 4. Clarifications and Changes to the Conditions. In the event that there needs to be clarification to these Conditions of Approval, the City Engineer and Community Development Director have the authority to clarify the intent without going to a public hearing. The City Engineer and Community Development Director also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. PL, PW On-going Planning – Project Specific Conditions 5. Mitigation Monitoring Program. Applicant/ Developer shall comply with CEQA Analysis in Support of Specific Plan Exemption for East Ranch – Final Draft dated November 4, 2021, including all mitigation measures, action programs, and implementation measures contained in the Eastern Dublin General Plan Amendments and Specific Plan EIR, East Dublin Properties SEIR and Fallon Village SEIR. Applicant/Developer shall provide to the Planning Division and Public Works Department a copy of the mitigation measures maintenance manual and schedule for reference, including maintenance procedures and protocols to follow after mitigation reporting is complete. PL, PW Approval of Improvement Plans and On- going 6. Dedication of Parcel P to Affordable Housing Developer. If the proposed land dedication of Parcel P (Public/Semi Public Parcel) is approved as part of the Inclusionary Zoning Regulations (Planned Development Stage 2 Development Plan), the developer shall provide proof that Parcel P has been deeded to an affordable housing developer. PL, PW Approval of First Neighborhood Map 6 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: Dublin San Ramon Services District 7. All easement dedications for Dublin San Ramon Services District (DSRSD) facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Prior to approval by the City for recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. DSRSD Approval of Final Map 8. Offsite easements for connection to DSRSD water facilities may be required. The applicant shall be responsible for acquiring all necessary off-site easements and constructing necessary off-site water mains in conformance with all DSRSD requirements. DSRSD Approval of Final Map Public Works - General Conditions 9. Conditions of Approval. Applicant/Developer shall comply with the City of Dublin Public Works Standard Conditions of Approval contained below (“Standard Condition”) unless specifically modified by Project Specific Conditions of Approval below. PW On-going 10. Street Lighting Maintenance Assessment District. Applicant/Developer shall request the area to be annexed into the Dublin Ranch Street Lighting Maintenance Assessment District or within the City- wide Lighting Maintenance District (LMD), as appropriate, and shall provide any exhibits required for the annexation. In addition, Applicant/Developer shall pay all administrative costs associated with processing the annexation PW First Final Map 11. Geologic Hazard Abatement District (GHAD). Prior to filing of the first Final Map, the annexation of the entire project into the Fallon Village Geologic Hazard Abatement District (GHAD) shall be completed. The GHAD shall be responsible for ongoing maintenance of slopes, existing wetlands (within GHAD jurisdiction), water quality basins, debris benches, EVA/Maintenance roads, developed trails, fencing, concrete-lined drainage ditches, storm drain system improvements (GHAD-owned parcels), developer constructed retaining walls, subdrains and subdrain outlets, fuel management on GHAD-owned parcels. Developer shall be responsible for preparing and submitting all documents necessary for annexation into the GHAD, including a petition of annexation, plan of control, and engineer’s report that includes annual operating budget for buildout of the project. The plan of control and engineer’s report shall be adopted by the GHAD Board setting the PW/GHAD Prior to First Final Map Approval 7 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: annual assessment limit. Assessments shall be adjusted annually for inflation and supported by the GHAD Engineer’s Report. Initial assessments against the property owners shall not be lower than ultimate assessments at buildout except as adjusted for inflation. The assessments shall be levied no sooner than the issuance of building permits. The assessment shall be levied no later than the first fiscal year following the issuance of a residential building permit for each parcel. Developer shall also be responsible for City’s and GHAD’s administration costs associated with processing the annexation 12. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners’ Association (HOA) shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions (CC&Rs) to govern use and maintenance of the landscape features within the public right-of-way contained in the Agreement for Long Term Encroachments along Croak Road, Central Parkway, interim Croak Road and interior public streets. Said declaration shall set forth the HOA name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the stormwater treatment, trash capture, hydromodification along interim Croak Road, landscaping and irrigation, decorative pavement, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs for the project shall also contain funding mechanisms, such as deed assessments, enforceable by the City to ensure that the property owners are obligated to pay the costs of maintenance in the event that the GHAD does not have sufficient resources to perform its obligations. The CC&Rs shall also provide provisions that require the HOA to pay the GHAD’s or City Attorney’s fees in the event that either enforces the HOA’s obligation to fund maintenance of the GHAD’s responsibilities defined in the adopted plan of control. The CC&Rs shall be reviewed and approved by the City Engineer and City Attorney to ensure compliance with this Condition of Approval. The CC&Rs shall also contain all other items required by these conditions. Developer shall submit a copy of the CC&R document to the City for review and approval. PW First Final Map 13. Maintenance of Interim Improvements within the Public Right-of-Way. The HOA shall maintain PW Approval of Interim Croak 8 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: bioretention, including irrigation and landscaping, along interim Croak Road. Developer’s maintenance obligation shall cease when either of the following occurs:  When property owners adjacent to the public right-of-way along interim Croak Road enter into a Long Term Encroachment Agreement with the City to allow the Property Owner’s Association/Property Managers to maintain the landscape features within the public right-of-way (i.e. bioretention, irrigation and landscape, etc.) along their respective property frontages, the Developer shall be released of the maintenance responsibilities of these specific areas, but will remain responsible for these features within the public right-of-way along their property frontage.  Interim Croak Road right-of-way south of Dublin Boulevard is vacated and public improvements (i.e. bioretention, irrigation and landscape, etc.) are removed. The Developer shall continue to maintain required improvements within the public right-of-way along their property frontage. Rd improvement plans 14. Phased Improvements. Right-of-way dedication and installation of public improvements may be done in phases as indicated on the Vesting Tentative Map, subject to the review and approval of the City Engineer. With each phased Final Map, the City Engineer shall identify all improvements necessary to serve and access the phased lots created. All rights- of-way and improvements, including utilities and traffic signal installation and modifications, identified by the City Engineer for construction within the boundaries of each phase of the development shall be required with the Final Map for that phase. In addition, the City Engineer may require the Developer to perform off-site grading in order to conform site grading to the adjacent grade outside of the phase proposed for development. PW Final Map 15. Private Street and Common Area Subdivision Improvements. Common area improvements, private streets, private alleys and all other subdivision improvements owned or maintained by the HOA are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement for each respective tract. Such improvements include, but are not limited to: curbs and gutters, pavement areas, sidewalks, access ramps and driveways, enhanced PW Final Map 9 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: 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. Public Works - Agreements 16. Stormwater Management Maintenance Agreement. The Property Owner and/or HOA shall enter into an Agreement with the City of Dublin that guarantees the property owner’s perpetual maintenance obligation for all stormwater management measures installed as part of the project, including those on-site and within the public right-of-way. The Developer/HOA maintenance responsibility would be in effect until the GHAD accepts management and maintenance responsibilities for GHAD-maintained improvements as provided in the adopted Plan of Control. In addition to stormwater management measures and hydromodification (HM) facilities, v-ditch and j-ditch maintenance guidelines shall be included. Locations of mitigation facilities and existing wetlands shall be included for reference, as applicable. 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. PW Approval of Final Map in which stormwater infrastructure is associated. 17. Improvement Agreement. Applicant/Developer shall enter into an Improvement Agreement with the City for all public improvements including any required offsite storm drainage or roadway improvements that are needed to serve the development, as determined by the City Engineer. PW Approval of Appropriate Improvement Plans or Appropriate Final Map 18. Landscape Features within Public Right-of-Way. Property Owner shall enter into an “Agreement for Long Term Encroachment for Landscape Features” with the City to require the Property Owner to maintain the landscape and decorative features within public right-of-way including frontage landscaping, decorative pavements and special features (i.e. walls, portals, benches, etc.). The Agreement shall identify the ownership of the special features and maintenance responsibilities. Property PW Grading Permit/Site Work Permit or Encroachment Permit Issuance 10 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: Owner will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 19. Right of Entry Agreement. Applicant/Developer shall provide a copy of an executed right of entry agreement for any work off-site or on adjacent private property prior to construction of these off-site improvements. Privately maintained features/structures located within GHAD parcels will require right of entry agreement. PW/GHAD Acceptance of Improvements Public Works – Permits and Bonds 20. Encroachment Permit. Applicant/Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way. At the discretion of the City Engineer, an Encroachment Permit for work specifically included in an Improvement Agreement may not be required. PW Permit Issuance 21. Grading Permit(s). Applicant/Developer shall obtain a Grading Permit(s) from the Public Works Department for all grading. PW Permit Issuance 22. Security. Applicant/Developer shall provide faithful performance and payment securities in accordance with the improvement agreements(s), approved by the City Engineer, prior to the execution of the Tract Improvement Agreement and approval of the Final Map. PW Permit Issuance/Final Map 23. Permits from Other Agencies. Applicant/Developer shall obtain all permits and/or approvals that may be required by other agencies including, but not limited to:  Army Corps of Engineers  US Fish and Wildlife  Regional Water Quality Control Board  Federal Emergency Management Agency  California Department of Fish and Wildlife  California Dept. of Transportation (Caltrans)  Bay Area Rapid Transit (BART)  Livermore-Amador Valley Transit Authority (LAVTA)  Tri-Valley-San Joaquin Valley Regional Rail Authority  Dublin San Ramon Services District (DSRSD)  Alameda County Flood Control and Water Conservation District Zone 7 (Zone 7) PW Permit Issuance Public Works – Fees 24. Parkland Dedication or In-Lieu Fees. Applicant/Developer dedicate parkland or pay in-lieu PW First Final Map 11 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: fees in the amounts and at the times set forth in City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution No. 109-99. 25. Zone 7 Impervious Surface Fees. Applicant/Developer shall complete a “Zone 7 Impervious Surface Fee Application” and submit an accompanying exhibit for review by the Public Works Department for all public and common area improvements. Fees generated by this application will be due at approval of Final Map. PW Appropriate Final Map Public Works – Submittals 26. Improvement Plan and Final Map Submittal Requirements. All submittals of plans shall comply with the requirements of the “City of Dublin Public Works Department Improvement Plan Submittal Requirements,” the “City of Dublin Improvement Plan Review Check List,” and current Public Works and industry standards. A complete submittal of improvement plans shall include all civil improvements, joint trench, street lighting and on-site safety lighting, landscape plans, and all associated documents as required. Applicant/Developer shall not piecemeal the submittal by submitting various components separately. PW Grading Permit Issuance 27. Improvement Plan Requirements from Other Agencies. Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies, including but not limited to: the Alameda County Fire Department and the Dublin San Ramon Services District. PW Grading/Site Work and Encroachment Permit Issuance 28. Composite Exhibit. Construction plan set shall include a Composite Exhibit showing all site improvements, utilities, landscaping improvements and trees, etc. to be constructed to ensure that there are no conflicts among the proposed and existing improvements. PW Grading/Site Work and Encroachment Permit Issuance 29. Geotechnical Report. Applicant/Developer shall submit a Design Level Geotechnical Report, which includes street pavement sections, grading, slope stability, removal of existing geogrid, and additional information and/or clarifications as determined by the City Engineer. PW Grading Permit Issuance 30. Ownership and Maintenance of Improvements. Applicant/Developer shall submit an Ownership and Maintenance Exhibit for review and approval by PL, PW Approval of Final Map 12 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: Planning Division and Public Works Department. Terms of maintenance are subject to review and approval by the City Engineer. 31. Building Pads, Slopes and Walls. Applicant/Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top and toe of banks are at the locations shown on the approved Grading Plans. PW Acceptance of Improvements 32. Approved Plan Files. Applicant/Developer shall provide the Public Works Department a PDF format file of approved site plans, including grading, improvement, landscaping and irrigation, joint trench and lighting. PW Grading and Encroachment Permit Issuance 33. Master Files. Applicant/Developer shall provide the Public Works Department a digital vectorized file of the “master” files for the project, in a format acceptable to the City Engineer. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. 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. PW Acceptance of Improvements 34. Environmental Services Files. Applicant/Developer shall provide to the Public Works Department in the file format specified in under the Master Files COA all MRP Provision C.3 stormwater features, trash capture devices, mitigation measures, wetlands, v-ditches and public waste containers. PW Acceptance of Improvements 35. SB 1383 Compliance Reporting. To comply with SB 1383, Applicant/Developer shall provide to the Public Works Department records indicating where SB 1383 compliant mulch or compost was applied in the project, the source and type of product, quantity of each product, and invoices demonstrating procurement. PW Acceptance of Improvements Public Works – Final Map, Easements and Access Rights 36. Final Map(s). The Final Maps shall be substantially in accordance with the Vesting Tentative Map approved with this application, unless otherwise modified by these conditions. Multiple Final Maps may be filed in phases, provided each phase is PW Final Map Approval 13 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: consistent with the Vesting Tentative Map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is no dependent upon future phasing for infrastructure. 37. Street Names. Street names shall be assigned to each public/private street pursuant to Dublin Municipal Code Chapter 7.08. The approved street names shall be indicated on the Final Map after approval by the Building Division of the Community Development Department. PW Final Map Approval 38. Monuments. The Final Map shall include the street monuments to be set in all public and private streets. PW To be Shown on Final Map and Installed Prior to Acceptance of Improvements 39. Dedications. All rights-of-way and easement dedications required by these conditions or determined necessary by the City Engineer shall be shown on the Final Map. PW Approval of Final Map 40. Public Service Easements. A Public Service Easement (PSE) shall be dedicated along the project’s public street frontages to allow for the proper placement of public utility vaults, boxes, appurtenances or similar items behind the back-of- sidewalk. Private improvements such as fences, gates or trellises shall not be located within the PSE. PW Approval of Final Map 41. Emergency Vehicle Access Easements. Applicant/Developer shall dedicate Emergency Vehicle Access Easements (EVAE) over the clear pavement width of all drive aisles as required by the Alameda County Fire Department and City Engineer. PW Approval of Final Map 42. Abandonment of Easements. Applicant/Developer shall obtain abandonment from all applicable public agencies of existing easements and rights-of-way within the project site that will no longer be used. Prior to completion of abandonment, the improvement plans may be approved if the Applicant/Developer can demonstrate to the satisfaction of the City Engineer that the abandonment process has been initiated. PW Approval of Final Map 43. Acquisition of Easements. Applicant/Developer shall be responsible for obtaining all on-site and off- site easements, and/or obtain rights-of-entry from the adjacent property owners for any grading or PW Approval of Appropriate Final Map or Appropriate 14 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: improvements not located on their property. Applicant/Developer shall prepare all required documentation for dedication of all easements on-site and off-site. The easements and/or rights-of-entry shall be in writing and copies furnished to the Public Works Department. Permit Issuance 44. Approval by Others. Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all applicable non-City agencies. PW Approval of Final Map Public Works – Grading 45. Grading Plan. The Grading Plan shall be in conformance with the recommendation of the Geotechnical Report, the approved Vesting Tentative Map and Site Development Review, and the City design standards and ordinances. In case of conflict between the soil engineer’s recommendation and the City ordinances, the City Engineer shall determine which shall apply. PW Grading Permit Issuance 46. Geotechnical Engineer Review and Approval . The Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval. PW Grading Permit Issuance 47. Bulk Grading. The following bulk and rough grading shall be performed to the satisfaction of the City Engineer:  Grading as needed to construct the backbone roadway improvements  Grading required for all required stormwater management measures Grading for individual parcels and neighborhoods such that no additional earth-moving activities will be required across completed roadways to complete the final grading for individual tracts PW Grading Permit Issuance 48. Collect Runoff Upstream of Public Right-of-Way. Runoff shall be collected and conveyed upstream of public rights-of-way. Upstream runoff shall not drain across public sidewalks other than in front yards of private lots to the extent possible. PW Grading Permit Issuance 49. Collect Runoff Upstream of Retaining Walls. Runoff shall be collected and conveyed upstream of common area retaining walls. PW Grading Permit Issuance 50. Tiebacks or Structural Fabric for Retaining Walls. Tiebacks or structural fabric for retaining walls shall not cross property lines, or shall be located a PW Grading Permit Issuance 15 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: minimum of two feet below the finished grade of the upper lot. 51. Slope Bank. Slope bank along public streets shall be no steeper than 3:1 unless otherwise shown on the Vesting Tentative Map Grading Plan exhibits. The toe of any slope along public streets shall be one foot back of walkway. The top of any slope along public streets shall be three feet back of sidewalk. Minor exception may be made in the above slope design criteria to meet unforeseen design constraints subject to the approval of the City Engineer. PW Grading Permit Issuance 52. Grading Off-Haul. The disposal site and haul truck route for any off-haul dirt materials shall be subject to the review and approval by the City Engineer prior to the issuance of a Grading Permit. If Applicant/Developer does not own the parcel on which the proposed disposal site is located, Applicant/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. PW Grading Permit Issuance 53. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. The plan shall also address site housekeeping best management practices. PW Grading Permit Issuance 54. Demolition Plan. Applicant/Developer’s Civil Engineer shall prepare a demolition plan for the project, which shall be submitted concurrent with the improvement plan package. The demolition plan shall address the following:  Pavement demolition, including streetlights and landscaped median islands  Landscaping and irrigation  Fencing to be removed and fencing to remain  Any items to be saved in place and/or protected, such as trees, water meters, sewer cleanouts, drainage inlets or backflow prevention devices. PW Grading and Encroachment Permit Issuance Public Works – Storm Drainage and Other Utilities 55. On-site Storm Drain System. Storm drainage for the 10-year storm event shall be collected on-site and conveyed through storm drains to the public storm drain system. The size and location of existing and PW Grading Permit Issuance 16 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: proposed storm drains and catch basins shall be shown on the site plan. The size and location of public storm drain lines and the points of connection for the on-site storm drain system shall also be shown. 56. Overland Release. Grading and drainage shall be designed so that surplus drainage (above and beyond that of the 10-year storm event) not collected in site catch basins, is directed overland so as not to cause flooding of existing or proposed buildings. PW Grading Permit Issuance 57. Storm Drain Easements. Private storm drain easements and maintenance roads shall be provided for all private storm drains or ditches that are located on private property. Applicant/Developer shall be responsible for the acquisition of all storm drain easements from off-site property owners which are required for the connection and maintenance of all offsite storm drainage improvements. PW Grading Permit Issuance 58. Storm Drain Inlet Markers. All public and private storm drain inlets must be marked with storm drain markers that read: “No dumping, drains to creek,” and a note shall be shown on the improvement plans. The markers may be purchased from the Public Work Department. PW Acceptance of Improvements 59. Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant and shown on the signing and striping plan. PW Acceptance of Improvements 60. Dry Utilities. Applicant/Developer shall construct gas, electric, telephone, cable TV, and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various public utility agencies. PW Certificate of Occupancy or Acceptance of Improvements 61. Dry Utility Locations. All electric, telephone, cable TV, and communications utilities, shall be placed underground in accordance with City policies and ordinances. All utilities shall be located and provided within public utility easements or public services easements and sized to meet utility company standards. PW Certificate of Occupancy or Acceptance of Improvements 62. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscaped areas and screened from public view. Landscape drawings shall be submitted PW Certificate of Occupancy or Acceptance of Improvements 17 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: to the City showing the location of all utility vaults, boxes, and structures and adjacent landscape features and plantings. The Joint Trench Intent Plans shall be submitted along with the rough grading and/or improvement plans. Public Works – Street Improvements 63. Public Improvements. Public improvements shall be constructed generally as shown on the Vesting Tentative Map and Stage 2 Development Plan. However, the approval of the Vesting Tentative Map and Stage 2 Development Plan is not an approval of the specific design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks and street improvements. PW Grading Permit or Encroachment Permit Issuance 64. Public Improvement Conformance. All public improvements shall conform to the City of Dublin Standard Plans, current practices, and design requirements and as approved by the City Engineer. PW Grading Permit or Encroachment Permit Issuance 65. Public Street Slopes. Public streets shall be a minimum 1% slope with minimum gutter flow of 0.7% around bulb outs. Private streets and alleys shall be at minimum 0.5% slope. PW Grading Permit or Encroachment Permit Issuance 66. Pavement Structural Sections. Asphalt concrete pavement sections within the public right-of-way shall be designed using the Caltrans method for flexible pavement design (including the asphalt factor of safety), an assumed R-Value of 5. Final pavement sections shall be based on the actual R-Value obtained from pavement subgrade. PW Grading Permit or Encroachment Permit Issuance 67. Bus Stops. Applicant/Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. Applicant/Developer shall pay the cost of procuring and installing these improvements. PW Improvement Plan Approval 68. Decorative Pavement. Any decorative pavers/paving installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal loops shall be put under the decorative pavement. Decorative pavements shall not interfere with the placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or colored pavers to the satisfaction of the City Engineer. Maintenance PW Grading/Site Work or Encroachment Permit Issuance 18 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: costs of the decorative paving shall be the responsibility of the Applicant/Developer or future property owner. 69. Curb, Gutter and Sidewalk. Applicant/Developer shall remove and replace any existing damaged, hazardous, or nonstandard curb, gutter and sidewalk along the project frontage or boundary. Contact the Public Works Department to mark the existing curb, gutter and sidewalk that will need to be removed and replaced. PW Grading/Site Work or Encroachment Permit Issuance 70. Curb Ramps. City standard curb ramps are required at all intersections. All curb ramps shall include truncated domes and meet the most current City and ADA design standards. Curb ramp locations shall be shown on the plans. Please note that all curb returns on public streets shall have directional or dual ADA ramps – one for each crosswalk and oriented to align parallel with the crosswalk, to the extent feasible to the satisfaction of the City Engineer. PW Grading/Site Work Permit or Encroachment Permit Issuance 71. Visibility Triangle. All improvements within the sight visibility triangle at all intersections and driveways (excluding single-family driveways), including but not limited to walls and landscaping, shall be a maximum height of 30 inches from the roadway surface elevation at the nearest lane. PW Grading/Site Work or Encroachment Permit Issuance 72. Traffic Signing and Striping. Applicant/Developer shall install all traffic signage, striping, and pavement markings as generally shown in the VTM, and stated in these conditions of approval, to the satisfaction of the City Engineer. Signing plans shall show street name and stop signs and any other regulatory signage appropriate for the project. Striping plans shall show stop bars, lane lines and channelization as necessary. Striping plans shall distinguish between existing striping to be removed and new striping to be installed. All striping shall be thermoplastic. PW Grading/Site Work or Encroachment Permit Issuance 73. Street Name Signs. Applicant/Developer shall furnish and install street name signs for the project to the satisfaction of the City Engineer. PW Occupancy of Units or Acceptance of Improvements Public Works – Construction 74. Erosion Control Implementation. The Erosion and Sediment Control Plan shall be implemented between October 1st and April 30th unless otherwise allowed in writing by the City Engineer. Applicant/Developer will be responsible for PW Start of Construction and On-going 19 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: maintaining erosion and sediment control measures for one year following the City’s acceptance of the improvements. 75. Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist certified by the Society of Calif. 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. PW Start of Construction and On-going 76. Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 6:00 p.m. except as otherwise approved by the City Engineer. Signage shall be clearly posted indicating that vehicle idling longer than 30 seconds is prohibited. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. Note that the construction hours of operation within the public right- of-way are more restrictive. PW Start of Construction and On-going 77. Temporary Fencing. Temporary construction fencing shall be installed along the construction work perimeter to separate the construction area from the public. All construction activities shall be confined within the fenced area. Construction materials and/or equipment shall not be operated/stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. PW Start of Construction and On-going 78. Construction Noise Management Plan. Applicant/Developer shall prepare a construction noise management plan that identifies measures to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. PW Start of Construction Implementation , and On-going as needed 79. Traffic Control Plan. Closing of any existing pedestrian pathway and/or sidewalk during construction shall be implemented through a City- approved Traffic Control Plan and shall be done with the goal of minimizing the impact on pedestrian circulation. PW Start of Construction and On-going as needed 20 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: 80. Construction Traffic Interface Plan. Applicant/Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. PW Start of Construction; Implementation , and On-going as needed 81. Pest Control. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. PW On-going 82. Dust Control Measures. Applicant/Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. PW Start of Construction; Implementation On-going as needed 83. Construction Traffic and Parking. All construction- related parking shall be off-street in an area provided by the Applicant/Developer. Construction traffic and parking shall be provided in a manner approved by the City Engineer. PW Start of Construction and On-going 84. Dust Control/Street Sweeping. Applicant/Developer shall provide adequate dust control measures at 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. Applicant/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. PW During Grading and Site Work Public Works – Erosion Control and Stormwater Quality 85. Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP) Order No. R2-2015-0049 and any subsequent amendments of the applicable MRP issued thereof the Regional Water Quality Control Board prior to project approval, Applicant/Developer shall submit documentation including construction drawings demonstrating all stormwater treatment measures and hydromodification requirements as applicable are met. PW Grading/Site Work or Encroachment Permit Issuance 86. Stormwater Treatment Areas. Stormwater treatment areas shall be located outside of public utility easements and public service easements. PW Grading/Site Work or Encroachment Permit Issuance 21 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: 87. Maintenance Access. Applicant/Developer shall design and construct maintenance access to all stormwater management measures and mitigation swales, as appropriate. Many of the facilities are large and one point of access may not be sufficient. Maintenance access for equipment and personnel to overflow risers, cleanouts and other structures is required. The final number, location, width, and surfacing of maintenance access points from public or private streets is subject to the approval of the City Engineer and GHAD Engineer, as applicable. PW/GHAD Grading/ Site Work or Encroachment Permit Issuance 88. Green Stormwater Infrastructure. Applicant/Developer shall incorporate Green Infrastructure facilities within the public rights-of-way of newly constructed or widened streets, subject to the review of the Public Works Department. Green Stormwater Infrastructure facilities include, but are not limited to: infiltration basins, bioretention facilities, pervious pavements, etc. PW Grading Permit or Encroachment Permit Issuance 89. NOI and SWPPP. Prior to any clearing or grading, Applicant/Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. An electronic copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. PW Start of Any Construction Activities 90. SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion and sediment control measures in accordance with the regulations outlined in the most current version of the Association of Bay Area Governments (ABAG) Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. Applicant/Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. PW SWPPP to be Prepared Prior to Grading Permit Issuance; Implementation Prior to Start of Construction and On-going as needed 91. Stormwater Management Plan. A final Stormwater Management Plan shall be submitted for review and approval by the City Engineer. Approval is subject to the Applicant/Developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board PW Grading/ Site Work or Encroachment Permit Issuance 22 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: and Alameda Countywide Clean Water Program. Landscape Based Stormwater Management Measures shall be irrigated and meet WELO requirements. 92. SB 1383 Compliance. To comply with SB 1383 procurement requirements, all mulch and compost used in stormwater management measures and general landscape areas shall meet SB 1383 procurement requirements. Specifically, compost must be produced at a permitted composting facility; digestate, biosolids, manure and mulch do not qualify as compost. Eligible mulch must be derived from organic materials and be produced at a permitted transfer station, landfill, or composting facility. Examples of allowed compost include arbor mulch and composted mulch. PW Grading/Site Work or Encroachment Permit Issuance 93. Trash Capture. The project must include appropriate full trash capture devices for both private and public improvements. Specific details on the trash capture devices selected are required on the construction plan set demonstrating how MRP Provision C.10 (trash capture) requirements are met. A list of approved full trash capture devices may be found at the City’s website at the following web address: https://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require Please note that lead time for trash capture device delivery can be substantial. The applicant/contractor shall plan accordingly. PW Grading/ Site Work or Encroachment Permit Issuance 94. Phased Construction and Stormwater Management Measures. Required stormwater treatment, hydromodification management, and trash capture devices shall be installed concurrent with construction of the first phase of improvements. Temporary facilities are not permitted. PW Grading/ Site Work or Encroachment Permit Issuance Public Works – Special Conditions 95. Neighborhood Park on Parcel D: The Neighborhood Park on Parcel D shall contain a minimum of 5.5 acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by separate document. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Vesting Tentative Map 8563 to the satisfaction of the City Engineer and Parks & PW Final Map and Improvement Plans 23 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb and gutter, utility stubs to parcel. Neighborhood parkland and improvement credits to satisfy requirement in full will be provided at the completion of grading and street improvements or as specified in a Park Improvements agreement with the City 96. Neighborhood Park on Parcel O: The Neighborhood Park on Parcel O shall contain a minimum of 6.0 acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by separate document. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Vesting Tentative Map 8563 to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb and gutter, utility stubs to parcel. Neighborhood parkland and improvement credits to satisfy City requirement in full will be provided at the completion grading and street improvements or as specified in a Park Improvement agreement with the City. PW Final Map and Improvement Plans 97. Project Signs. All proposed project monument signs shall be placed on private property. Signs should be located outside of any easement areas unless specifically approved by the City Engineer. Any signage allowed to be located in an easement is subject to removal and replacement at the expense of the Applicant/Developer if required by the easement holder. PW Grading/ Site Work or Encroachment Permit Issuance 98. Solid Waste Requirements. The project must comply with all requirements in Dublin Municipal Code Chapter 7.98, including the following requirements:  Install trash, recycling and organics collection containers community congregation areas.  Install pet waste disposal stations along pedestrian trails.  Construct solid waste enclosures at community congregation areas. A solid waste enclosure checklist is required to accompany the submission of enclosure drawings. PW Grading/ Site Work or Encroachment Permit Issuance 24 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to:  Install trash, recycling and organics collection containers along public and private sidewalks. 99. Garbage Truck Access. Applicant/Developer shall provide plans and details on anticipated garbage truck access and routes, in addition to example set- out diagrams for waste carts/bins placement on garbage day demonstrating adequate space available for carts/bins. Carts and bins shall not block street or driveway access. PW Grading/ Site Work or Encroachment Permit Issuance 100. Bay Friendly Landscape Design. All publicly owned landscape (e.g., parks, right-of-way, etc.) shall be designed and rated to meet Bay Friendly Landscape standards. Applicant/Developer is encouraged to design all other landscape areas according to Bay Friendly Landscape standards. PW Grading/ Site Work or Encroachment Permit Issuance 101. Street Restoration. A pavement treatment, such as slurry seal or grind and overlay, will be required within the public streets fronting the site as determined by the Public Works Department. The type and limits of the pavement treatment shall be determined by the City Engineer based upon the number and proximity of trench cuts, extent of frontage and median improvements, extent of pavement striping and restriping, excessive wear and tear/damage due to construction traffic, etc. PW Certificate of Occupancy or Acceptance of Improvements 102. Overhead Utilities. All new and existing overhead utilities shall be placed underground. PW Grading / Site Work Permit or Encroachment Permit Issuance 103. Hydromodification Management Standards. This project is subject to hydromodification management measures. Applicant/Developer shall review the Bay Area Hydrology Model (BAHM) Review Worksheet for all projects that must meet Hydromodification Management Standards. The worksheet is available on the City’s website at the following webpage: http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require PW Grading / Site Work or Encroachment Permit Issuance 104. Electric-Preferred Construction. To the extent feasible, Applicant/ Developer shall comply with the new construction electric-preferred Reach Code. East Bay Community Energy offers free technical assistance to the development community and can be reached through the EBCE contact Beckie Menten at bmenten@ebce.org or by telephone at (510) 988- 1736. PW Grading/ Site Work Permit or Encroachment Permit Issuance and On-going 25 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: Public Works – Project Specific Conditions 105. Park Agreement Execution. The timing of park sites constructed by the Applicant/Developer shall be dependent upon Park Agreement executed with the City. PW First Final Map 106. Park Utilities. Utilities shall be provided to all park parcels. PW Improvement Plan Approval 107. Amenities and Semi-Public Parcels. At a minimum, utility stubs shall be provided to the Amenities Parcel, Semi-Public Parcel, and HOA Parcels, including but not limited to storm drain with field inlet. PW Improvement Plan Approval 108. Positano Biocell #4. Applicant/Developer shall coordinate with the property owner of Assessor’s Parcel Number 985-109-1 to the north to complete construction of the stormwater treatment area at the Croak Road/S. Terracina Drive intersection (Positano Biocell #4). Applicant/Developer shall provide a 24- inch storm drainage connection for the high flow by- pass at existing Diversion Structure #4 to provide the ultimate storm drain connection per the Drainage Master Plan. PW Encroachment Permit Issuance 109. Graded Open Space North of Street V. Grading and drainage in the open space north of Street V cul- de-sac shall be such to minimize ponding in the event of overland release of runoff, to the extent possible. PW Grading Permit Issuance 110. Diversion Structure Location. Diversion structures shall be located outside the public right-of-way in private or HOA maintained areas to the extent feasible to the satisfaction of the City Engineer. PW Improvement Plan Approval 111. Central Parkway Improvements. Applicant/Developer shall provide 12-foot-wide minimum lanes on Central Parkway along all sections East of Croak Road. Along Central Parkway West of Croak Road, section of roadway shall match what was previously installed west of the project site. . PW Grading / Site Work or Encroachment Permit Issuance 112. Parcel D Park Frontage at Croak Road. Applicant shall work with the City to provide a minimum five- foot separation from the parking to the shared use path along the park frontage at Parcel D on Croak Road, if feasible. PW Grading / Site Work Permit or Encroachment Permit Issuance 113. Wide Curb Ramps. Applicant/Developer shall provide wider curb ramps with a minimum width of eight feet at all intersections along Central Parkway and Croak Road for the continuation of the shared use paths along these two streets. PW Improvement Plan Approval 114. Traffic Camera. Applicant/Developer shall provide Econolite camera for video detection at the PW Improvement Plan Approval 26 # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: westbound Croak Road approach at the Dublin Boulevard/Croak Road traffic signal. 115. Traffic Signal Fiber Conduit. Applicant/Developer shall provide traffic signal fiber conduit on Croak Road for future north-south fiber connection between Dublin Boulevard and Central Parkway. PW Improvement Plan Approval 116. Stone Theme Wall. The stone theme wall at the intersections along Croak Road will need to comply with intersection sight distance requirements per AASHTO for vehicle speeds of 25 mph and corner sight distance requirements per the Dublin Municipal Code. Plans shall show sight distance triangles to the satisfaction of the City Engineer. PW Grading/ Site Work Permit Issuance 117. Existing Sign Replacement. All existing signs along Croak Road not meeting retro-reflectivity standards shall be replaced with new signs. PW Acceptance of Improvements 118. Flashing Curve Warning Signs. Applicant/Developer shall provide solar powered flashing curve warning signs or equivalent warning signs on off-site Croak Road at appropriate locations to warn vehicles of the approaching horizontal curves including but not limited to locations as generally shown on the VTM and to the satisfaction of the City Engineer. PW Improvement Plan Approval 119. Speed Feedback Signs. Applicant/Developer shall provide solar powered speed feedback signs at critical locations on off-site Croak Road including but not limited to locations as generally shown on the VTM, and to the satisfaction of the City Engineer. PW Improvement Plan Approval 120. Street Lighting. Street light standards and luminaires shall be designed and installed per approval of the City Engineer. The maximum voltage drop for street lights is 5%. Photometric plan shall be provided for review and approval. PW Improvement Plan Approval 121. Barrier. A k-rail barrier shall be provided between Fallon Road and Interim Croak Road to prevent vehicles from traveling across the gap between streets. PW Improvement Plan Approval 122. Subdrain Monitoring. Design of subdrains shall allow for monitoring of subdrain flow from the Positano development separately from the Croak Property. PW/GHAD Grading Permit Issuance 123. Runoff from Existing MSE Wall. Applicant/Developer’s Civil Engineer shall evaluate the potential for erosion at runoff from the existing mechanically stabilized earth (MSE) retaining wall adjacent to Parcel H and provide slope protection as PW/GHAD Grading Permit Issuance 27 PASSED, APPROVED, AND ADOPTED this ___ day of ________ 2021 by the following vote: AYES: NOES: # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: deemed necessary by the City Engineer and GHAD Engineer. 124. Slope Stability Adjacent to Existing Fallon Village and Jordan Ranch. Proposed grading adjacent to existing Fallon Village and Jordan Ranch projects shall be in conformance with the recommendations of the Geotechnical Report. . PW/GHAD Grading Permit Issuance 125. CFD Improvements & Maintenance. Developer shall not object to the initiation of any Community Facilities District ("CFD"), formed pursuant to the provisions of California Government Code Sections 53311 et seq., for the purpose of financing the maintenance, acquisition, and/or construction of certain public improvements on the Property. Developer and City shall be in agreement with the Rate, Method of Apportionment and Manner of Collection of Special Tax ("RMA") for public improvements as it relates to the Property. Developer shall pay its fair share of administrative costs incurred by the City associated with the formation of a CFD. Developer agrees that the boundaries of any CFD will include, but may not be limited to, all the Property. If a CFD for maintenance is not formed, City and Developer shall work together to establish a maintenance mechanism for neighborhood streets on the Property (excluding Croak Road and Central Parkway) for 20 years after City acceptance. PW Backbone Final Map 126. Panorama Pedestrian Connection Proposed trails to be located on Parcel D of Tract 8100 and Parcel I of Tract 8024 (Assessor’s Parcel Numbers 985-108-4 and 985-98-8) are located on GHAD-owned parcels. The Applicant/Developer shall secure approval from the Fallon Village GHAD for annexation into the GHAD. Proposed trail located in Parcel C of Tract 8100 (Assessor’s Parcel Number 985-108-3) is located on a privately-owned parcel. The City of Dublin will work in cooperation with the Applicant/Developer in their good faith efforts to obtain rights of entry from property owner. PW/GHAD Grading Permit Issuance 28 ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: ______________________________ City Clerk VESTING TENTATIVE MAP TRACT 8563 EAST RANCH (CROAK PROPERTY) CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA SEPTEMBER 2021 PARCEL PROPOSED OWNER MAINTAINED BY PROPOSED USE PARCELA HOA HOA IANDSCAPING/UTILmES/OVERIAND RELEASE PARCELB HOA HOA LANDSCAPING/DRAINAGE -.. 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HOA-LANDSCAPE• WATER QUALITY FAOUTY GHAD-SLOPESTABILITY0 HOA-LANDSCAPE 0, HM FAOUTY WATER QUALITY FAOUTY/ HM FACILITY GHAD-SLOPESTABILITY"0 HOA OPENSPACE{PRESERVEDWETlANDS) HOA LANDSCAPING GHAD RURALRESIDENTIAI/AGRICULTIIRE,EVAE,SDE �i);/ "'-��,{"_,,� "�-� "';:��·e;fi!;��$.: i ,_ 4:;;'-,;,,'"l":::.:.= !;;J?,; '. j HOA HOA LANDSCAPING/PEDESTRIAN ACCESS (PUBUCACCESS ESMT) -PARCELM HOA HOA LANDSCAPING/PEDESTAIANACCESS(PUBUCACCESSESMT) i��( LJ,.,-11u� -Nl-1/ -';�/ "-"=,,-_.-,-II �?17,:�;,;-;��_L PARCEL Z _,._ � 1 � 5 � '=--,-,-,~,_.,-,=-+:n •'N ■ PARCEL DD J 'm�M 7 I PAACEJJ_GG_ - - -1-7 Pf10 _tl_t�ij���1=!:!2£:0� PARCEL BBi / /CGIIIIDN.uc.t.Tll..:N -1''--::"=..,.,v PARCEL CC: / -••-ic.o, _,,, • I a �-•AA' '"'--=- _PARCELN PARCELQ PARCELR _PARCELS PARCELQQ PARCEL RR PARCELS$ PARCELTT PARCEL UU HOA HOA LANDSCAPING/POO:ETPAAK(PUBLICACCESS ESMT) CITYOFDUBUN NEIGHBORHOODPARK(PUBUC) TAUMARK SEMI-PUBLIC HOA-LANDSCAPE" GHAD GHAD-SLOPESTA8ILITY00 WATER QUAUTl FAOLITY/OPEN SPACE HOA HOA PRIVATE COMMON SPACE HOA HOA LANDSCAPING GHAD GHAD EVAE/SDE HOA HOA PRIVATE HOA HOA PRIVATE� HOA HOA HOA-LANDSCAPE" GHAD GHAD-SLOPESTABILITY00 LANDSCAPING/WATEAQUAUTY TRUMA.RK TRUMARK FUTURE RESIDENTIAL HOA HOA LANDSCAPING HOA-LANDSCAPE" GHAO GHAD-SLOPESTABILITY"" WATER QUALITY FAOLITY HOA HOA LANDSCAPING SINGLE FAMILY DETACHED I.On AIRSPACE CONDOMINIUM PURPOSES - T s= • 'I I '"11' ' ii •-� ; 1_,.,,., ::J1_t � I PARCE --I ! I -=>~--! -" ,-, -; -·--_,. • -- -• ! ' I .,;,::� I j-•-• -·-·--·J..--·---:;-:,.,_=----+----:. I •••••• 1 __ _ 'HOA MAINTENANCE RESPONSIBILITY WILL Be FOR LANDSCAPE, IRRIGA.TION, ANO GAR&\Ge REMOVAi.. PAJ!i�;.Jl L .... ,�i ......... . LOCATION MAP LEGEND NOT TOSCAI..E EXISTING I BY OlHERS PROPOSED -----------BOUNDARY I.NE ------PARCELUNE ------.,,,,.,.,..,.., . ., -------@---□-------·®a·-TREATED STORM DRAIN , w.NHOLE ANODRAINAGelNLET OPENSPACEANDHIGH FLOWBYPASS STORMDRAIN II FELD INLET WATERLNE{RECLAIMED) -----0-----SANITARYSEWERANDMANHClt.E Q • FIRE HYDRAtfT 2:1SLOPEUtl.ESSOllERWISE ""'"' RETAININGWALL CONCRETEDITQ-1 -DIRECTION OF STORM WATER OVERI..AHD "'-""' AC AGG BIG BNDY BfW GIL D� DW. DMA DSRSD ESMT EYAE EVA EX F/C FF FG Fl GB GHAO HM HP ABBREVIATION ACRES HOA AGGREGATE LP BACK OF CURB us BOUNDARY MAit<\ BACK OF SIDEWALK MH CENTERLINE p DIAMETER PAE DIVERSION STRUCTURE p� DRAINAGE MANAGEMENT PSE AREA PUE DUBLIN SAN RAMON SERVICES "" DISlRICT .,,, EASEMENT SD SDE EMERGE!iCY VEHICLE ACCESS SDO EASEMENT ss EMERGENCY VEHICLE ACCESS SSE EXISTING SW FACE OF CURB SN/ FINISHED FLOOR swa FINISH GRADE TC FIELD INLET w GRADE BREAK WlE GEOLOGIC HAZARD ABATEMENT DISTRICT HYDROMODIFICATION HIGHPOINT ""GI-Wl MANTE NANCE RESPONSIBUTYWIU.BE FORSI..OPE STABILITY, FIREw.JNTENANCE RDIID, CONCRETE DIWNAGE DITQ-1, FlNCTIOtW. REPAIR ';!.k�WATEROIJAUTY FACILITY,ANOWEEDABATEMENT FOR FIRE SUPPRESSION. THE PROJECT WOULD BE ANNEXED INTO THE FAl.LONVl.lAGE HOMEOWNERS' ASSOCIATION LOW POINT LANDSCAPE MAINTENANCE MANHOLE PAD GRADE PRIVATE ACCESS EASEMENT PROPERTY LINE PUBLIC SERVICE EASEMENT PUBLIC lJTIUTY EASEMENT WATER LINE (RECLAIMED) RIGHT OF WAY STORM DRAIN STORM DRAIN EASEMENT OPEN SPACE STORM DRAIN SANITARY SEWER SANITARY SEWER EASEMENT SIDEWALK SIDEWALK STORM WATER QUALITY TOP OF CURB WATER LINE (DOMESTIC) WATER LINE EASEMENT TENTATIVE MAP NOTES: APPLICANT: CROAK PROPERTIES LP 1262GABRIELCT SAN LEANOROCA 94STT-6821 TRUMARK COMMUNITIES 3001BISHOP DRIVESUITE 100 SAN RAMON, CA 94583 CONTACT: PAMELA NIETING MA.CKAY&SOMPS 5142 FRANKLIN DR. SUITE B PLEASANTON, CA 94588-3355 CONTACT: MARKMcCl£l..LANI COLETTE L 'HEUREUX ""'""""" GEOTECHNICA.l CONSULTANTS; BERLOGA.R STEVENS&ASSOCIA.TES 5587SUNOI.BLVD Pl.EASA.NTON.CA.94566 CONTACT: FRANK BERLOGAA/ NICK CARDANINI (925)"4-0220 AREA SUBJECT TO INUNOATION: PER FEMA ARM PANEL 06001C0329G. SITE IS IN ZONE X. AREAS SUBJECT TO MINIMAL FLOOD HAZARD. SUBOIVIDEDAREA: 165:tACRES ASSESSOR'S PARCEL NUMBER: 905-<XXl2-002,-00, 905-<XXl2-001-01 WATER/SEWER SYSTEM: TO BE INSTALLED IN CONFORMANCE'NITH DUBLIN SAN RAMON SERVICES DISTRICT(DSRSO) STANDARDS. TELEPHONE: CABLe· TO BE INSTALLED IN CONFORMANCE 'NITH STANDARDS OF PACIFIC GAS AND ELECTRIC CO. TO BE INSTALLED IN CONFORMANCE'NITH STANDARDS OF AT&T. TO BE INSTALLED IN CONFORMANCE'NITH STANDARDS OF COMCAST "· 18. EXISTING ZONING: EXISTING LAND USE: PROPOSED LAND USES: VICINITY MAP INDEX OF SHEETS SHEET NUW!ER SHEET TITLE SITE PLAN ANDPRELlllltwlYUTILITYPLAN SITE PLAN ANDPRELlllltwlYUTILITYPLAN SITE PLAN ANDPRELlllltwlYUTILITYPLAN SITE PLAN ANDPRELIMl�RYUTILITYPLAN SITE PLAN ANDPRELIMl�RYUTILITYPLAN SITE PLAN ANDPRELllll�YUTILITYPLAN GAADING INDEXANDSECTIONS GAADING SECTIONSAIIOOETAILS PRELIIIIIWIY GAADIMI Pl.AN PRELIIIIIWIY GAADINJ Pl.AN PRELIIIIIWIYGAADINJPLAN PRELIIIIIWIYGIWIING PLAN PRELIIIIIWIY GAADING Pl.AN PRELIIIIIWIY GAADIMI Pl.AN FIRE AC<:ESS ANDHYDA ANT LOCATION PLAN 19 OVEAAU.UTJLlTYPLAN 20 INTERIM UTILITY PLAN 22 RDt.NlABDUT DE TAILS 23 ROI.NlABDUT DE TAILS CfNTIW...PKWY.CIIOAKRD.CONM:CTION DETAILS POSITAIIOCROAKRDCONNECTION PI.NI � 27 INTERIII CIIDAKflOAOIIIPADVEilENTS(STA 1+00-24+50) 28 INTERIII CROAKflOAOIIIPFIO\IEilENTS(STA 24+50·43+00J 29 INTERIII CAOA.KflOAOIIIPFIO\IEilENTS(STA 43+00-6�) ,._, SS-3 INTERIM CIIDAKflOAOIMPFIO\IEilENTS(STA 59 +00-68+87) CIIOAKRtwlSIGNlHCIAIIDSTRIPIHCI CIIOAKAtwlSIGNINGAIIDSTAIPING CIIOAKAtwlSIGNIMIANOSTAIPING FALLON RDTRAFFIC SIGIW...IIODANOPRELIII SIGNINGAIIO STRIPING PER CITY OF DUBLIN STANDARDS ANO P.D.APPROVALS STREETS TO BE PUBLIC. Al..l.EYWAYS WITI-IIN THE MEDIUM DENSITY SITE ANO MOTORCOURTS INTENOEO TO BE PRIVATE. PREZONED PO-LOW DENSITY RESIDENTIAL, PD-MEDIUM DENSITY RESIDENTlAI., PO-RURAL RESIDENTIAL/AGRICULTURE, PO-NEIGHBORHOOD PARK, PD-OPEN SPACE, PD SEMI-PUBLIC RURAL RESIDENTIAl/AGRICUL TURE SINGLE F.AJr1Il Y RESIDENTIAL • 473 LOTS, Ml.It.TI -FAMILY RESIDENTIAL. 100 CONOOMINIUMS, NEICHIORHOOD PARK. SEMl.f>UBLIC, OPEN SP-'CE, RURAL RESIDENTIAl/AGRICUL TI/RE CONTOUR INTERVAL IS 1 FOOT. THE ELEVATION DATUM IS BASEO ON ALAMEOA COUNTY BENCHtMRKS. TOPOGRAPHIC INFORMATION SHOWN IS BASED ON AERIAL FLIGHT DONE ON OCTOBER 30, 2019 BY GEOMAPS. UNLESS OTHERWISE SPECIFICAI..L Y STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY APPROVAL OF THIS MAP SHALL CONSTITIITE AN EXPRESSED FINDING THAT THE PROPOSED DIVISION AND DEVELOPMENT OF THE PROPERTY WIU. NOT REASONABl. Y INTERFERE Will-I THE FREE N,ID COMPLETE EXERCISE OF OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(a)(3)(A)(i). UTILITY SIZES ANO LOCATION, STREET GRADES ANO LOT DIMENSIONS ARE PRELIMINARY ANO SUBJECT TO FINAL ENGINEERING DESIGN ANO HOUSE PLOTTING BUILDING SETBACKS A.RE ESTABLISHED BY STAGE 2 PD. SITE DEVELOPMENT STANDARDS FOR TI-IE PROJECT ESTABLISHED BYSTAGE 2PD. ALL SEWER AND WATER MA.INS ARE 8" UNLESS NOTED. ALL STORM DRAINS ARE 24" OR LESS UNLESS NOTED OR AS DETERMINED BY FINAL ENGINEERING DESIGN. TI-IE APPLICANT RESERVES THE OPTION TO PHASE THE MAPPING ANO CONSTRUCTION OF TI-IIS PROJECT IN VARIOUS COMBINATIONS OF FINAL MAPSITRACT DEVELOPMENT AGREEMENTSANDIOR IMPROVEMENT PLANS/IMPROVEMENT AGREEMENTS. A1..L AS APPROVED BY THE DIRECTOR OF PUBLIC WORKS IT IS TI-IE INTENT OF TI-IE DEVELOPER TO FILE AIRSPACE CONOOMINIUM Pl.ANS FOR TI-IE CONOOMINIUM UNITS AFTER TI-IE FINAL MAP APPROVAL. LOTS 536-546AND PARCEL R ANO U MAY BE SUBDMDED BY FUTIIRE FINAL MAP INTO MULTIPLE PARCELS CONSISTENT WITH THE CONOOMINIUM BUILDING LAYOUT DETERMINED DURING THE SITE DEVELOPMENT REVIEW (SOR) PROCESS. TOTAL NUMBER OF CONDOMINIUMS NOTTO EXCEED 100 UNITS. PROJECT INTENDS TO ANNEX INTO THE EXISTING FALLON VILLAGE GEOLOGICAL HAZARD ABATEMENT DISTRICT. SEE TABLE A.BOVE FOR PARCELS PROPOSED TO BE GHA.OOWNEDANO MAINTAINED. GHA.O MAINTENANCE TO BE FUNDED BY GHAD ASSESS'-ENTS ON ANNEXED PROPERTIES. J J�I ; • ! 8 � i � � I �n·1E,I.D -8� en! i! •1·::!,.. '" 51!' II: �I c,11, El!il t > l­a: w �i a::; 0. < ::.:: 'i<!I! o ,. 5u ;;Js 0 '" Z" <� a:!:! I­(/) <w 19343-000 OF .ll Attachment 4