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HomeMy WebLinkAboutItem 8.4 PA 90-115 Office Club Tentative Parcel Map No 6097TO: FROM: PREPARED BY: SUBJECT: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: February 19, 1991 Planning Commission Planning Staff ^^� b'� (� Carol R. Cirelli, Associate Planner PA 90-115 Office Club Tentative Parcel Map No. 6097 GENERAL INFORMATION: PROJECT: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: PARCEL SIZE: GENERAL PLAN DESIGNATION: EXISTING ZONING AND LAND USE: SURROUNDING LAND USE AND ZONING: The Applicant is requesting Tentative Parcel Map No. 6097 approval to subdivide the existing vacant lot (3.07 acres) into two parcels. Donald Celli & Associates 9960 Business Park Dr., Suite 140 Sacramento, CA 95827 Nolan M. Davis 665 S. Hartz Ave., #106 Danville, CA 94526 Vacant lot on south side of Dublin Court 941-1400-8 3.07 acres Retail/Office and Automotive C-2, General Commercial District; vacant North: South: Retail/office center - C-2, General Commercial District; equipment rental/outdoor storage facility - M-1, Light Industrial District I-580 Freeway - public right-of-way (Caltrans) ITEM NO. Soli COPIES TO: Applicant Owner Address File PAGE TO: FROM: PREPARED BY: SUBJECT: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: February 19, 1991 Planning Commission ief Planning Staff ,, �b`i`t Carol R. Cirelli Associate Planner GENERAL INFORMATION: PROJECT: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: PARCEL SIZE: GENERAL PLAN DESIGNATION: EXISTING ZONING AND LAND USE: SURROUNDING LAND USE AND ZONING: PA 90-115 Office Club Tentative Parcel Map No. 6097 The Applicant is requesting Tentative Parcel Map No. 6097 approval to subdivide the existing vacant lot (3.07 acres) into two parcels. Donald Celli & Associates 9960 Business Park Dr., Suite 140 Sacramento, CA 95827 Nolan M. Davis 665 S. Hartz Ave., #106 Danville, CA 94526 Vacant lot on south side of Dublin Court 941-1400-8 3.07 acres Retail/Office and Automotive C-2, General Commercial District; vacant North: Retail/office center - C-2, General Commercial District; equipment rental/outdoor storage facility - M-1, Light Industrial District South: I-580 Freeway - public right-of-way (Caltrans) ITEM NO. S•14 COPIES TO: Applicant owner Address File PAGE OF East: I-580 Freeway - public right-of-way (Caltrans); Vacant - C-2, General Commercial District West: Auto Dealership - C-2, General Commercial District ZONING HISTORY: C-1894: On June 24, 1968, the Alameda County Planning Commission approved a Conditional Use Permit (Fairway Investment Corp.) to allow two advertising signs, each 300 square feet in size. This approval expired on June 24, 1970. C-2182: On September 10, 1970, the Alameda County Planning Commission approved a Conditional Use Permit (American Mobilehome Corp.) to allow the establishment and construction of a sales center for mobile home units for a two year period and utilization of a mobile home unit as a sales office in a C-2, General Commercial District. C-3756: On March 26, 1980, the Alameda County Zoning Administrator approved a Conditional Use Permit (Ozzie Davis -Pontiac Toyota) to allow the operation of a new and used car dealership, including a service and parts facility. S-767: On April 17, 1980, the Alameda County Planning Commission approved a Site Development Review request for the construction of the Ozzie -Davis Pontiac Toyota car dealership facility. The parcel at the west end of the project site remained vacant. PA86-040: On June 2, 1986, the Dublin Planning Commission approved a Conditional Use Permit (Ozzie Davis -Pontiac Toyota) to allow the use of temporary promotional advertising displays. PA87-082: On June 15, 1987, the Dublin Planning Commission approved a Conditional Use Permit (Ozzie Davis- Pontiac/Toyota) to allow temporary promotional signage for a 60-day time frame. PA88-061: On June 20, 1988, the Dublin Planning Commission approved a Conditional Use Permit (Ozzie Davis- Pontiac/Toyota) to allow temporary promotional signage for a 60-day time frame. -2- PAGE PA88-062, PA89-083, PA90-067: Between June 15, 1988 and August 10, 1990, the Dublin Planning Department approved three Administrative Conditional Use Permits (Ozzie Davis - Pontiac/Toyota) to allow 30-day temporary promotional displays within a 12-month period. APPLICABLE REGULATIONS: Section 8-1.3(a) of the City of Dublin Subdivision Ordinance states in part, "The Planning Commission is the advisory agency for the approval or disapproval of parcel maps and tentative maps". Section 8-2.9 of the City of Dublin Subdivision Ordinance specifies that the approval of a tentative map shall be effective for two and one-half years, or for such shorter period as may be specified by the advisory agency in approving the tentative map. An extension of the effective period up to three years may be granted or conditionally granted by the Planning Commission, upon the determination that circumstances under which the map was approved have not changed to the extent which would warrant a change in the design or improvement of the tentative map. ENVIRONMENTAL REVIEW: The project has been found to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15315, Class 15 of the State CEQA Guidelines. The project will consist of a minor division of property located in an urbanized area zoned for commercial use. NOTIFICATION: Public Notice of the February 19, 1991 hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting Tentative Parcel Map No. 6097 approval to subdivide a vacant parcel of land (3.07 acres) into two parcels. Staff is currently processing a Site Development Review application for the Office Club project which is proposed to be located on Parcel 1 (see Exhibit A). All public improvements as depicted in Exhibit A for Parcel 1, such as curbs, sidewalks, gutters, driveways and drainage improvements, are proposed. Both parcels are zoned C-2, General Commercial District. The project has been reviewed by other City departments and public agencies. Their comments have been incorporated into the Draft Resolution (Exhibit B) as conditions of approval. In particular, the Applicant will be required to install public -3- PAGE improvements along Dublin Court to the center of the cul-de-sac and to indicate on the Final Map that the several feet of uncompacted fill which exists at the site must be removed and recompacted. According to Section 8-6.17 of the Dublin Subdivision Ordinance, the City Engineer is authorized to take action on the Final Parcel Map. Caltrans informed Staff that the ultimate interchange design of the I-580/I-680 Freeway Interchange project will impact the proposed project site. This ultimate interchange project, which is currently under study by Caltrans, is not an approved or funded project. As a result, the City is not requiring the Applicant to dedicate land to accommodate the ultimate right-of- way for the interchange project. The division of the property into two parcels is appropriate and will provide an opportunity for the future development of a commercial project on each parcel. The project is also consistent with the City's General Plan, Zoning and Subdivision Ordinance. Staff is recommending approval of Tentative Parcel Map No. 6097 request. RECOOENDATIONS : FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Draft Resolution approving Tentative Parcel Map No. 6097, PA 90-115, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the Draft Resolution (Exhibit B) approving Tentative Parcel Map No. 6097, PA 90-115, for the Office Club. ATTACHMENTS: Exhibit A: Tentative Parcel Map Exhibit B: Draft Planning Commission Resolution Approving PA 90-115 Background Attachments: Attachment 1: Location/Zoning Map -4- PAGE rwaum. Ki110 n AID 96o1Y•C uu) U•GO YJ mxmcvt dVW 1308Vd 1VI02131"W00 31"` "3 "" `M"5n6"" L609 '0N NOISIAI09fS dU]1WY , WWII. aomraa sa eioossy �g:46 dVW 3ALLVIN31 iii � Piguoa 8f110 30WO 10. u.uowwI 639o.oa. RECEIVE© co 2 cn ova • / '• ft`.; ai , e , e •.z I :, "t• 9•9• �J _ r y \` a r9.2r ti r,.A s.ez, �' ,e t. *F `tg.r6' co,�, t. • •r •6. . r�6 9 }� fzr.• rig• Z Qt Bs e F r.• g-1 � S 1 Los 3 dN dVW 130dVd 3AU d1N31 ..S`t ,ZS•L9L 4, •a. rU,dd/ A9 lau.9lJSJa 31.Vo 7.36 r ='t e tqw is a a, UO�Lff M,0,13. .01 de -le S. &MIT 66, X9 692C 7fd PAGE 5 174 1 aaw-aae GW aalw aa v0 nWlors Ya. >.,616 MIMI MIMI a �a.3A1a. • 61..r.1, •OM6N aavjooa3s moo mo oQ S 4. r �ti k I I •• '� I �I 2— - �— I1 orb .6l Ndld .ONIOV2n GAO AO vaanrn0 WNIN JO AID ' idnoo NnenO ONv av08 J�1N3HOn00 amo 30I330 aaa uloowid1. 0 9040m 'Yq • •RT• 19'0 oc MN OM M II II d „ I j: 7'�` 4• I Q -0 4 , E� rdb 11 $ a M fir• N011YOOI ONY 321S 1OYX3 iq3 • I I •k4 NYId 311.S ON1aI1f1ld 33S f 213A3S ANYIINYS 03SOdOLd L00-00fri-{I8 31Y0 •Nd vI NO1148000 w 2 > %— Z z a. U O Z �i r W �4 �/ c.:, m 0. oa f F7 E� cd rc�o: x�z��a �o: 0.Q �44y•{yx azYFS W o<f°3�i-i Zi<vUagiEELH 0 1 I 1 I 1 I 1 I I 1 1 1 1 1 J 1 1 I 1 1 1 1 1 1 1 1 1 1 1 44101-.1.00ex1 I\ z, l G. v- b .,./ m(iT 4 GG 1♦ PAGE OF llV// RESOLUTION NO. 91 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 90-115 OFFICE CLUB TENTATIVE PARCEL MAP NO. 6097 FOR VACANT LOT ON SOUTH SIDE OF DUBLIN COURT (941-1400-8) WHEREAS, Donald Celli & Associates, on behalf of the Office Club, has filed an application for Tentative Parcel Map No. 6097 to subdivide a 3.07 acre site to create two parcels from the existing single parcel; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease or financing unless a Tentative Map is acted upon, and a Final Map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision Regulations; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations allows the approval period of Tentative Maps to be for two and one half (2-1/2) years, with extensions not to exceed a total of three years; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 19, 1991; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be Categorically Exempt under Section 15315, Class 15 of the State CEQA Guidelines in that the project will consist of a minor division of property located in an urbanized area zoned for commercial use; and WHEREAS, the Staff Report was submitted recommending approval of Tentative Parcel Map No. 6097; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the Tentative Parcel Map No. 6097 request is consistent with the standards established in the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The Tentative Parcel Map No. 6097 request is consistent with the intent of applicable subdivision regulations and City zoning and related ordinances. B. The Tentative Parcel Map No. 6097 request is consistent with the City's General Plan as they apply to the subject property. EXOIBIT.6 recE? a14 C. The Tentative Parcel Map No. 6097 request will not result in the creation of significant environmental impacts. D. The Tentative Parcel Map No. 6097 request will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. E. The site is physically suitable for the proposed future development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. F. The site is physically suitable for the proposed future development in that the design and improvements are consistent with those of similar existing commercial developments which have proven to be satisfactory. G. The request is appropriate for the subject property in terms of being compatible with existing land uses in the area and will not overburden public services. H. General site considerations, including lot layout, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designed to provide a desirable environment for the development. I. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 90-115, Tentative Parcel Map No. 6097 prepared by Donald Celli & Associates, dated received by the Dublin Planning Department November 19, 1990, labeled Exhibit A, subject to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the recordation of the Final Map, and shall be subject to Planning Department review and approval. The following codes reoreyent those departiie9ts/agencies responsible for monitoring compliance of the conditions of approval: fPLJ Planning, fBl Building. fPWI Public Works, [Fl Dougherty Regional Fire Authority. fDSR1 Dublin San Ramon Services District. [Z71 Zone 7, Alameda County. Flood Control and Water Conservation District, IC1 Caltrans. - 2 - PAGE 1. This approval is for PA 90-115, the Office Club Tentative Parcel Map No. 6097, to subdivide a single parcel of land (3.07 acres) into two parcels. The design and improvements of Tentative Parcel Map No. 6097 shall generally conform with the design and improvements indicated on Exhibit A, Tentative Parcel Map and Grading Plan prepared by Donald Celli & Associates dated received by the Planning Department November 19, 1990 (2 sheets). [PL] 2. Prior to the approval of the Final Map, the geotechnical report prepared for Parcel 1 (see Exhibit A) shall be updated to cover the entire subdivision. [PW] 3. Prior to issuance of building permits, the recommendations outlined in the soils investigation report shall be completed under the constant inspection of the soils engineer and certified by the soils engineer as suitable for foundations. [PW, B] 4. An encroachment permit shall be obtained for all driveways for the parcel. [PW] 5. Address numbers for all development shall be visible from the street per Dougherty Regional Fire Authority (DRFA) requirements. [F] 6. The Applicant shall provide Dublin San Ramon Services District with plans showing the water and sewer services to the lots. [F, DSR] 7. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. [PL] 8. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being picked up by an approved drainage system. [PW, C] 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. [PW, PL, B] 10. Under -sidewalk drains shall be provided to allow on -site drainage to be tied in, and/or a storm drain system shall be provided for this purpose. [PW] 11. An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of- way, where this work is not covered under the Subdivision Improvement plans. [PW] 12. The conditions, as stated in the City of Dublin Typical Public Works Conditions of Approval for Subdivision, shall - 3 - PAGE OF also apply, except for condition numbers 7, 26, 31, 40, 44, 49, 50 and 53 (see attachment). [PW] 13. The minimum uniform street gradient is allowed to be less than 1.0 percent grade if it matches the existing condition. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 percent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. [PW] 14. Prior to filing the Final Map, the subdivider shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to the lot as shown on the Final Map of the subdivision. [PW, DSR] 15. The Final Map shall indicate that the several feet of uncompacted fill which exists at the site must be removed and recompacted. [B, PW, PL] 16. Prior to the filing of the Final Map, the Applicant shall submit drainage plans to Caltrans to obtain a permit to install improvements and to discharge drainage into the drainage channel along the I-580 Freeway. [C, PW] Debris 17. Measures shall be taken to contain all trash, construction debris, and materials on -site until disposal off -site can be arranged. The subdivider shall be responsible for corrective measures at no expense to the City of Dublin. [PL, B, PW] Public Improvements 18. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. [PW] 19. The developer shall install curb, gutter and sidewalk along Dublin Court from the end of the existing curb and gutter at the westerly property line to the center of the cul-de-sac. The sidewalk shall be 8 feet wide and conform to CD-301, SD- 306 and CD-304 of the City Standard Plans. Tree wells shall be installed at 45 foot intervals in the sidewalk. Back of sidewalk shall be at property line. [PW] 20. The developer shall overlay existing portion of Dublin Court, to centerline, with 1 1/2 inch AC over pavement reinforcing fabric. [PW] - 4 - PAGE Dust 21. New Dublin Court pavement structural section shall be designed with a minimum of 3 inch AC. [PW] 22. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director. The developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. [PW] 23. Areas undergoing grading, and all other construction activities, shall be watered, or other dust -palliative measures used to prevent dust, as conditions warrant. [PW] 24. Dust control measures, as approved by the Public Works Director, shall be followed at all times during grading and construction operations. [PW] Easements 25. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all areas. [PW] 26. A 10 foot public utility easement shall be shown along all street frontages. [PW] 27. All existing easements shall be shown on the Final Map unless evidence is furnished to the City showing that all parties having a right, title, or interest in a specific easement agree to its abandonment. [PW] Grading 28. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Director. [PW] 29. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. [PW] - 5 - PATE Miscellaneous 30. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" = 400 feet scale and 1" = 200 feet scale for City mapping purposes, one mylar copy and one blackline copy of the Final Map shall be delivered to the City after the map has been recorded. Three copies of the signed improvement plans shall be delivered to the City for inspection purposes. One reproducible and one blackline print of the improvement plans shall be delivered after "as -built" conditions have been incorporated. [PW, PL] 31. The subdivider/developer shall be responsible for controlling any rodent mosquito, or other pest problem due to construction activities. [PW] Street Trees 32. Street trees, of at least a 15 gallon size, shall be planted at the minimum ratio of one tree per 45 feet along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to sidewalks shall be provided with root shields, and shall be double -staked. [PW] Utilities Water 33. Electrical, gas, telephone, and Cable TV services shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within the public utility easements, sized to meet utility company standards. [PW] 34. Prior to the filing of the Final Map, the subdivider shall furnish the Public Works Director with a letter from Dublin San Ramon Services District stating that the District has agreed to furnish water and sewer service to the subdivision. [PW] 35. The Applicant shall plot the existing easement of Pacific Bell on the Final Map and prior to filing the Final Map, the Applicant shall provide the Public Works Director with a letter for waiver of signature from Pacific Bell. [PW] 36. Water facilities must be connected to the Dublin San Ramon Services District (DSRSD) system, and must be installed at the expense of the developer, in accordance with DSRSD standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform - 6 - PAGE OF with all of the requirements of the officially adopted Water Code of DSRSD and will be subject to field inspection by DSRSD. [DSR] 37. Zone 7 is responsible for enforcement of the Groundwater Protection Ordinance. Known water wells without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition of construction activity in accordance with a well destruction permit obtained from Zone 7. Other wells encountered prior to or during construction are to be treated similarly. [Z7] 38. This approval for Tentative Parcel Map No. 6097 shall expire on September 6, 1993. Prior to expiration of this approval, the Applicant may submit a written request (application) for an extension of the effective period of up to three years. [PL, PW] PASSED, APPROVED AND ADOPTED this 19th day of February, 1991. AYES: NOES: ABSENT: ATTEST: Planning Director Planning Commission Chairperson - 7 - PAGE FP 107 sss PALM s.ATA aPOOMOS CITY_ !Jell/ 1200 11 L S.T II,vJ988 ADD TRACT 5511, 5T77,5388,5780 5 P. M.5133, 5355 10 L.S.T. DN.1985 CHANGE WEST SIDE OF CITY LIMIT. 9 L.S.T xt.19 6 ADO. TRACT 4415, 5410, 5511 5 L.S.T JM/1958 ADD. TRACT 5402, 5131 • 7 L.S.T. Nov1955 ADO. TRACT 5072,5073,5074 . 6 L.S.L Am 4956 ADO. TRACT 4930 ,5180 & P.N.4050 5 L.S.T. 11o.I954 ADO. P.M.4006 , TRACT4T49, TRACT 4950 4 L.S1. 00.1954 ADD.RM2922,TR CT 4943, 4991 , 485965003 L.SL 09.1964I ADO. TRACT 4929 2 LSt: M41964I ADO. TRACT 4975 1 1 .1. CT.\...tonal nM To.-- ._. - — - I fII. S.OEPT. IOI JUSTICE CAMP PARRS MILITARY RESERVATION CAMP PA,I. \M• S. NAT. AERONAUTICS 0 E►ACE ADM. SEE BE14y, COIMTT Of A. AM(CA REDUCE SCALE: I"•2000' Lodi i7oN/2 /A16 144 ;4P FA 90 -I/S OFF!L-E CoA6 7eui ATi vL PEEL. 04 A° CITY OF DUBLIN SEE ABOVE PriNTED JAW S. SS PAGE ;I OF SANTINA & THOmPSON, INC. BASE MAP SCALE : Tin .8 00ft. JULY 1983 PREPARED BY, CITY OF DUBLIN 100 Civic Plaza (415) 833-6630 Dublin CA 94568 In order to assist Applicants in the preparation of Subdivision Plans (Tentative Maps and Parcel Maps), the City of Dublin has prepared the following list of Subdivision Conditions of Approval that have typically been applied to subdivisions. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of Subdivision plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS ARCHAEOLOGY: 1. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS: 2. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Improvement Plans and Specifications. b. All required landscaping shall be installed and established. 3. An as -built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer . 4. Grading of the subject property must conform with the approved Grading Plan and the recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 5. The following shall have been submitted to the Public Works Director/City Engineer : - 1 - Rev: 5/17/89 a. An as -built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as -graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. b. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. c. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 6. Performance, labor, and material securities to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the Public Works Director/City Engineer prior to approval of the Final Map. CREEK: 7. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two - horizontal -to -one -vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 8. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being picked up by an approved drainage system. 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 10. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 11. Under -sidewalk drains shall be provided to allow on -site drainage to be tied in, should the need arise. DEBRIS: 12: Measures shall be taken to contain all trash, construction debris, and materials on -site until disposal off -site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 13. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. 14. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. - 2 - Rev: 5/17/89 EASEMENTS: 15. The land divider shall acquire easements, and/or obtain rights -of -entry from the adjacent property owners for improvements required outside of the land division. Copies of the easements and/or rights -of -entry shall be in written form and be furnished to the Public Works Director/City Engineer. 16. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post - construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The post -construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 18. Prior to filing the Final Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off -site), and erosion and sedimentation control, shall be approved bythe Public Works Director/City Engineer. FIRE: 19. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 20. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. 21. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. - 3 - Rev: 5/17/89 FLOOD CONTROL: 22. Comply with Alameda County Flood Control District requirements. 23. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation be above the 100-year flood level. Commercial buildings shall either provide flood -proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 24. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off -site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 25. The design and improvements of the Tract shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the Tract, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. 27. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 28. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Public Works Director/City Engineer. - 4 - Rev: 5/17/89 29. If grading is commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the Public Works Director/City Engineer, shall be filed with the City of Dublin to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 30. Any grading on adjacent properties will require written approval of those property owners affected. 31. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the Public Works Director/City Engineer. 32. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 33. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity HANDICAPPED ACCESS: 34. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 35. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 36. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 37. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 38. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 39. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subidvision Improvement Agreement. - 5 - Rev: 5/17/89 MAINTENANCE OF COMMON AREA: 40. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 41. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes. 42. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 43. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the Public Works Director/City Engineer. PARKLAND DEDICATION: 44. The subdivider shall dedicate land or pay fees in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. PUBLIC IMPROVEMENTS: 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 46. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. 47. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way, where this work is not covered under the Subdivision Improvement plans. - 6 - Rev: 5/17/89 STREET LIGHTS: 48. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer. STREET SIGNS: 49. The subdivider shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET TREES: 50. Street trees, of at least a ratio of two trees per lot along accordance with a planting plan, by the Planning Director. Trees provided with root shields. TITLE: 15-gallon size, shall be planted at the minimum the street frontages. Trees shall be planted in including tree varieties and locations, approved planted within, or adjacent to, sidewalks shall be 51. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be divided and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map for the Public Works Director/City Engineer. UTILITIES: 52. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards. 53. Prior to the filing the Final Map, the subdivider shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 54. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. WATER: 55. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. - 7 - Rev: 5/17/89 56. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 484-2600) for additional information. ZONING: 57. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. - 8 - Rev: 5/17/89