HomeMy WebLinkAboutPCReso 99-04 PA98-063 Toll Bros SDR/VTmap Tract 7084 •
RESOLUTION NO.99-04
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP
AND SITE DEVELOPMENT REVIEW FOR
PA 98-063 TOLL BROTHERS(TRACT NO. 7084)
WHEREAS, Toll Brothers,Inc., has requested approval of a Planned Development Rezone(Attachment 1),
Vesting Tentative Map Tract No. 7084, and Site Development Review(Attachment 2), for a residential development
consisting of 143 single family dwellings(100 single family detached homes and 43 patio homes with reciprocal
sideyard easements)and 152 townhouses on approximately 28.9 net acres, including a recreation complex and tot-lot,
in the Eastern Dublin Specific Plan area; and
WHEREAS, a complete application for the above noted Tentative Subdivision Map, Site Development
Review(including Preliminary Landscape Plan (Attachment 2), and Planned Development Rezone are available and
on file in the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act(CEQA), CEQA Guidelines Section
15182,the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern
Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93,
and the Addenda dated May 4, 1993, and August 22, 1994(the "EIR"), and has further found that the proposed project
is consistent with the adopted Eastern Dublin Specific Plan; and
WHEREAS,the Planning Commission did hold a public hearing on said application on February 9, 1999; and
WHEREAS,proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Vesting
Tentative Map and Site Development Review, subject to conditions, and that the Planning Commission recommend
that the City Council approve the Planned Development Rezone; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for
the project as required by the conditions of approval of the Tentative Map and the Eastern Dublin Specific Plan; and
WHEREAS,the Planning Commission did hear and use their independent judgment and considered all said
reports, recommendations, and testimony herein above set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the
following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Toll Brothers Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
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2. The design and improvements of the Toll Brothers Vesting Tentative Map are consistent with and
conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that
it is a subdivision for implementation of a residential project in an area designated for Planned Development Medium
Density Residential.
3. The Toll Brothers Vesting Tentative Map is consistent with the Planned Development Rezone proposed
for this project and is,therefore,consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on approximately 28.9 acres of relatively flat
topography and is,therefore,physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR,action programs and policies of
the Eastern Dublin Specific Plan,and Conditions of Approval,the design of the subdivision will not cause environmental
damage or substantially injure fish or wildlife or their habitat or cause public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large or access
through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and
has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water
and sewer providers,if standards and conditions are met and fees paid. Sewer service for this subdivision shall be
provided pursuant to an agreement between the applicant/developer and DSRSD and Alameda County.
NOW,THEREFORE,BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Site Development Review:
1. The approval of this application(PA 98-063),as conditioned,is consistent with the intent/purpose of
Section 8.104(Site Development Review)of the Zoning Ordinance.
2. The approval of this application,as conditioned,complies with the policies of the General Plan,the
Eastern Dublin Specific Plan,and the Planned Development Rezone Provisions for the project which allow for residential
development at this location.
3. The approval of this application,as conditioned,is consistent with the design review requirements in the
Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
4. The approval of this application,as conditioned,is in conformance with regional transportation and
growth management plans.
5. The approval of this application,as conditioned,is in the best interests of the public health,safety,and
general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan
and Eastern Dublin Specific Plan.
6. The proposed site development,including site layout,vehicular access,circulation and parking,setbacks,
height,walls,public safety,and similar elements,as conditioned,has been designed to provide a harmonious
environment for the development.
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7. The project has been designed with architectural considerations(including the character, scale, design
quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility
among the design of this project,the character of adjacent uses, and the requirements of public service agencies.
8. Landscape elements(including the location,type, size, color,texture, and coverage of plant materials,
provisions, and similar elements)combined with Conditions of Approval have been established to ensure visual relief
and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting
Tentative Map, Tract No. 7084, and Site Development Review for PA 98-063, subject to the following Conditions of
Approval and subject to City Council approval of the proposed Planned Development Rezone and Development
Agreement::
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or
establishment of use, and shall be subject to Department of Community Development review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: fADMI Administration/City Attorney, FBl Building division of the Community Development Department,
[DSRI Dublin San Ramon Services District, f Fl Alameda County Fire Department/City of Dublin Fire Prevention,
fFIN} Finance Department, [PLI Planning division of the Community Development Department, fPOI Police, WW1
Public Works Department.
VESTING TENTATIVE MAP
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GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer PW Approval of Standard
shall comply with the Conditions of Approval for the Improvement
Vesting Tentative Map for Parcel Map No. 7355. In the Plans through
event of a conflict between the Conditions of Approval completion
and these Conditions,these conditions shall prevail.
2. Standard Public Works Conditions of Approval. PW Approval of Standard
Applicant/Developer shall comply with all applicable City Improvement
of Dublin Standard Public Works Conditions of Approval Plans through
(Attachment 3). In the event of a conflict between the completion
Standard Public Works Conditions of Approval and these
Conditions,these conditions shall prevail.
3. Approval of Vesting Tentative Map.Approval of the PW Approval of PW
Vesting Tentative Subdivision Map for PA98-063 (Tract Final Map
No. 7084) is approved to subdivide an existing portion of
APN986-0001-001-10 into individual parcels for 143
single family homes, a tot-lot and 24 lots for 152
townhouses, a recreation complex, and is conditioned
upon the requirement that the development be consistent
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with the approved Planned Development(PD), PA 98-
063, including the Land Use and Development Plan,and
the General Provisions, Standards and Conditions. The
City of Dublin, by its approval of the Vesting Tentative
Map, makes no finding, expressed or implied, as to
whether the proposed division and development of the
property will or will not reasonably interfere with the free
and complete exercise of rights described in Government
Code Section 66436(a)(3)(A)(1). This approval shall
conform generally to the Tentative Map prepared by RJA
&Associates dated January 12, 1999, unless modified by
the Conditions of Approval contained herein.
4. Filing of Parcel Map No. 7355. Applicant/Developer PW Approval of PW
shall file Parcel Map No. 7355 for recordation and secure Final Map
required improvements. The parcel map shall split this
project from the remainder of the Santa Rita Property and
shall dedicate to the City of Dublin the right of ways for
Dublin Boulevard, Central Parkway, Gleason Drive,
Tassajara Road and Park Drive.
5. EIR. Applicant/Developer shall comply with all PL Approval of Standard
applicable action programs and mitigation measures of Improvement
the Eastern Dublin General Plan Amendment/Specific Plans through
Plan and companion Final Environmental Impact Report completion
(EIR)that have not been made specific Conditions of
Approval.
6. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33,47,
effect at the time of building permit issuance, including, but no later 266
but not limited to, Planning fees, Building fees, Dublin than Issuance MM
San Ramon Services District fees, Public Facilities fees, of Building Matrix
Dublin Unified School District School Impact fees, Public Permits
Works Traffic Impact fees,Alameda County Fire Services
fees;Noise Mitigation fees, Inclusionary Housing In-Lieu
fees; Alameda County Flood and Water Conservation
District(Zone 7)Drainage and Water Connection fees;
and any other fees as noted in the Development
Agreement. Unissued building permits subsequent to new
or revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised fees.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies(Alameda but no later
County Flood Control District Zone 7, California than Issuance
Department of Fish and Game,Army Corps of Engineers, of Building
State Water Quality Control Board, Etc...)and shall Permits
submit copies of the permits to the Department of Public
Works.
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8. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
9. Conditions of Approval. In submitting subsequent plans B Issuance of PW
for review and approval,Applicant/Developer shall Building Standard
submit six(6) sets of plans to the Engineering Department Permits.
for plan check. Each set of plans shall have attached a
copy of these Conditions of Approval with Responses to
Conditions filled in indicating where on the plans and/or
how the condition is satisfied. A copy of the Standard
Public Works Conditions of Approval shall also be
submitted which has been marked up to indicate where on
the plans and/or how the condition is satisfied. The
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Conditions of
Approval will be complied with. Improvement plans will
not be accepted without the annotated conditions and
standards attached to each set of plans.
Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies.
10. Infrastructure. The location and siting of project PL, PW Approval of 39,40
specific wastewater, storm drain, recycled water, and Improvement MM
potable water system infrastructure shall be consistent Plans Matrix
with the resource management policies of the Eastern
Dublin Specific Plan.
11. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104,
comply with the City's solid waste management and 105, 279
recycling requirements. MM
Matrix
12. Refuse Collection. The refuse collection service provider PL Occupancy of 279
shall be consulted to ensure that adequate space is Any Building MM
provided to accommodate collection and sorting of Matrix
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
13. Water Quality Investigation. A water quality PL,PW Approval of ESDP EIR
investigation shall be submitted with each development Final Map MM
application, demonstrating existing water quality and 3.5/51.0
impacts that urban runoff would have. The water quality
investigation should address the quantity of runoff and the
effects form discharged pollutants from surface runoff
into creeks and detention facilities.
14. Water Quality Requirements. All development shall PL,PW Approval of ESDP EIR
meet the water quality requirements of the City of Final Map MM
Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 &
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Runoff Clean Water Program 55.0
15. Removal of Obstructions. The Applicant/Developer PW Issuance of Standard
shall remove all trees including major root systems and Grading Permit
other obstructions from building sites that are necessary
for public improvements or for public safety as directed
by the Director of Public Works.
DEDICATIONS AND IMPROVEMENTS
16. Public Services Easement Dedication. PW Approval of PW
Applicant/Developer shall dedicate a 25 foot wide Public Final Map
Service Easement across the common area located
between Parcel No. 16 and Lot No. 132,to provide access
from Dublin Boulevard to Street"F"as shown on the
Vesting Tentative Map No. 7084,prepared by RJA&
Associates, dated January 12, 1999.
17. Public Service Easement Dedications along Dublin PW Approval of PW
Boulevard. Applicant/Developer shall dedicate 8 foot Final Map
wide Public Service Easements along the Dublin
Boulevard right of way on the north side of the street for
installation of underground utilities and any other
additional Public Service Easements as deemed necessary
by the Director of Public Works and/or the public utility
companies to serve this area with utility services and to
allow for vehicular and utility service access.
18. Public Service Easement Dedications along Central PW Approval of PW
Parkway and Park Drive. Applicant/Developer shall Final Map
dedicate 10 foot wide Public Service Easements along the
Central Parkway and Park Drive right of ways on both
sides of the street for installation of underground utilities
and any other additional Public Service Easements as
deemed necessary by the Director of Public Works and/or
the public utility companies to serve this area with utility
services and to allow for vehicular and utility service
access.
19. Public Service Easement Dedications. PW Approval of PW
Applicant/Developer shall dedicate 5 foot wide Public Final Map
Service Easements behind all interior street right of ways
on both sides of the street for installation of underground
utilities and any other additional Public Service
Easements as deemed necessary by the Director of Public
Works and/or the public utility companies to serve this
area with utility services and to allow for vehicular and
utility service access.
20. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant/Developer or current landowner shall obtain an Final Map
abandonment from all applicable public agencies of
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existing easements and right of ways.
21. Location of Improvements/Configuration of Right of PW Approval of PW
Way. All public sidewalks, handicap ramps, or other Improvement
street improvements in the curb return area shall be Plans
located within the public right of way. The location of
improvements and configuration of right of way shall be
approved by the Director of Public Works prior to
construction.
22. Improvement and Dedication of a portion of Street PW Recordation of PW
"A". Applicant/Developer shall dedicate to the City of Final Map and
Dublin the road labeled as Street"A"(from Central Approval of
Parkway to Court"A"/Court"B")for public street Improvement
purposes(60' wide right of way)and shall improve the Plans
street to collector street standards with a width of 40' curb
to curb, as shown on the Vesting Tentative Map for Tract
No. 7084, prepared by RJA&Associates dated January
12, 1999, or as otherwise approved by the Director of
Public Works. A 5' wide monolithic sidewalk shall be
constructed adjacent to the curbs with a 6' wide landscape
strip behind the sidewalk on both sides of Street"A". The
street shall be posted for no parking. The street shall be
striped at the Central Parkway intersection to provide a
16' southbound lane, a 12' northbound lane, and a 12'
northbound right-turn lane.
23. Improvement and Dedication of a portion of Street PW Recordation of PW
"A". Applicant/Developer shall dedicate to the City of Final Map and
Dublin the road labeled as Street"A"(from Court Approval of
"A"/Court"B"to Street"B")for public street purposes Improvement
(54' wide right of way)and shall improve the street to Plans
collector street standards with a width of 40' curb to curb,
as shown on the Vesting Tentative Map for Tract No.
7084, prepared by RJA and dated January 12, 1999, or as
otherwise approved by the Director of Public Works. A 5'
wide monolithic sidewalk shall be constructed adjacent to
the curbs with a 4.5' wide landscape strip behind the
sidewalk on both sides of Street"A". Fences located
along this portion of Street"A" shall either be located in
line with the fences on the other portion of Street"A" or
else a 60' wide right of way shall be required to be
dedicated.
24. Improvement and Dedication of a portion of Street PW Recordation of PW
"B". Applicant/Developer shall dedicate to the City of Final Map and
Dublin the portion of the road labeled as Street"B"(from Approval of
Park Drive to Street"C")for public street purposes(60' Improvement
wide right of way)and shall improve the street to a width Plans
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of 40' curb to curb as shown on the Vesting Tentative
Map for Tract No. 7084, prepared by RJA and dated
January 12, 1999. The street shall be striped at the Park
Drive intersection to provide a 16' wide westbound lane,
a 12' wide eastbound right-turn lane, and a 12' wide
eastbound left-turn lane. The street shall be posted for no
parking between Park Drive and Court"C"/Court"D". A
5' wide monolithic sidewalk shall be constructed on both
sides of Street"B".
25. Improvement and Dedication of a portion of Street PW Recordation of PW
"B",a portion of Street"C"and Street"D". Final Map and
Applicant/Developer shall dedicate to the City of Dublin Approval of
the roads labeled as a portion of Street"B"(from Street Improvement
"C"to transition to Street"D"), a portion of Street"C" Plans
(from Street`B"to the common property line for Lots
No. 88 and 113)and Street"D" for public street purposes
(50' wide right of way)and shall improve the streets to a
width of 36' curb to curb as shown on the Vesting
Tentative Map for Tract No. 7084, prepared by RJA and
dated January 12, 1999.A 4' wide monolithic sidewalk
shall be constructed on both sides of the streets. The
public/private street boundary on Street"C" shall be
delineated by a decorative concrete band and signing. The
public/private boundary shall be relocated from midblock
to an intersection, or as approved by the Director of
Public Works.
26. Improvement and Dedication of a Court"A". PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin Final Map and
the road labeled as Court"A"for public street purposes Approval of
(40' cul-de-sac bulb radius and 50' wide straight right of Improvement
way)and shall improve the streets to a width of 36' curb Plans
to curb and 35' curb radius, as shown on the Vesting
Tentative Map for Tract No. 7084, prepared by RJA and
dated January 12, 1999. A 4' wide sidewalk shall be
constructed on both sides of the straight section of the
street and shall be extended around the cul-de-sac, along
the frontages of lots 11-12 and 42-43,to provide a
connection to the Tassajara Creek Trail as shown on the
landscape plan.
27. Improvement and Dedication of a Court"B". PW Recordation of PW
Applicant/Developer shall dedicate to the City of Dublin Final Map and
the road labeled as Court`B"for public street purposes Approval of
(49' cul-de-sac bulb radius and 50' wide straight right of Improvement
way)and shall improve the streets to a width of 36' curb Plans
to curb and 42' curb radius, as shown on the Vesting
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Tentative Map for Tract No. 7084, prepared by RJA and
dated January 12, 1999. A 4' wide sidewalk shall be
constructed on both sides of the street.
28. Improvement and Dedication of a transition between PW Recordation of PW
Street`B"and Street"D". Applicant/Developer shall Final Map and
dedicate to the City of Dublin the section of road which Approval of
forms the transition between the roads labeled as Street Improvement
"B"and Street"D" for public street purposes(51' wide Plans
right of way)and shall improve the street to a width of
36' curb to curb, as shown on the Vesting Tentative Map
for Tract No. 7084, prepared by RJA and dated January
12, 1999. A 4' wide monolithic sidewalk shall be
constructed on both sides of the streets.
29. Improvement and Dedication of a portion of Street PW Recordation of PW
"C"and the transition between Street"E"and Street Final Map and
"F". Applicant/Developer shall dedicate to the Approval of
Homeowners Association a portion of the road labeled as Improvement
Street"C"(from the common property line for Lots No. Plans
88 and 113 to Street"E")and the transition between
Street"E"and Street"F"for private street purposes(41'
wide right of way)and shall improve the streets to a width
of 36' curb to curb as shown on the Vesting Tentative
Map for Tract No. 7084, prepared by RJA and dated
January 12, 1999. A 4.5' wide sidewalk shall be
constructed on the easterly side of the transition street
between Street"E"and Street"F".
30. Improvement and Dedication of Street"E". PW Recordation of PW
Applicant/Developer shall dedicate to the Homeowners Final Map and
Association the road labeled as Street"E"for private Approval of
street purposes(41' wide right of way)and shall improve Improvement
the street to a width of 36' curb to curb, as shown on the Plans
Vesting Tentative Map for Tract No. 7084, prepared by
RJA and dated January 12, 1999. A 4.5' wide monolithic
sidewalk shall be constructed on the southerly side of the
street.
31. Improvement and Dedication of portion of Street"C". PW Recordation of PW
Applicant/Developer shall dedicate to the Homeowners Final Map and
Association a portion of the road labeled as Street"C" Approval of
(from Street"E"to Street"F")for private street purposes Improvement
(45' wide right of way)and shall improve the street to a Plans
width of 36' curb to curb as shown on the Vesting
Tentative Map for Tract No. 7084, prepared by RJA and
dated January 12, 1999. A 4.5' wide monolithic sidewalk
shall be constructed on both sides of the street.
32. Improvement and Dedication of Street"F". PW Recordation of PW
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Applicant/Developer shall dedicate to the Homewoners Final Map and
Association the road labeled as Street"F"for private Approval of
street purposes(35' wide right of way)and shall improve Improvement
the street to a width of 30' curb to curb, as shown on the Plans
Vesting Tentative Map for Tract No. 7084, prepared by
RJA and dated January 12, 1999. Parking shall be
restricted to the north side of the street as shown on the
"Parking Plan"and a 4.5' wide sidewalk shall be
constructed on the northerly side of the street.
33. Improvement and Dedication of Court"C" PW Recordation of PW
Applicant/Developer shall dedicate to the Townhouses Final Map and
Homeowners Association the private road labeled as Approval of
Court"C"as a private access and utility easement Improvement
(varying widths)and shall improve the private road to a Plans
width of 36' curb to curb,as shown on the Vesting
Tentative Map for Tract No. 7084, prepared by RJA and
dated January 12, 1999. A 4.5' wide sidewalk shall be
constructed on both sides of the private road as shown on
the Vesting Tentative Map.
34. Improvement and Dedication of Court"D" PW Recordation of PW
Applicant/Developer shall dedicate to the Townhouses Final Map and
Homeowners Association the private road labeled as Approval of
Court"D"as a private access and utility easement Improvement
(varying widths)and shall improve the private road to a Plans
width of 36' curb to curb, as shown on the Vesting
Tentative Map for Tract No. 7084, prepared by RJA and
dated January 12, 1999. A 4.5' wide sidewalk shall be
constructed on both sides of the private road as shown on
the Vesting Tentative Map.
35. Improvement and Dedication of Townhouse Courts. PW Recordation of PW
Applicant/Developer shall dedicate to the Townhouses Final Map and
Homeowners Association the private courts as 30' wide Approval of
private access and utility easements and shall improve the Improvement
private courts to a width of 30' curb to curb, as shown on Plans
the Vesting Tentative Map for Tract No. 7084, prepared
by RJA and dated January 12, 1999.
36. Improvement and Dedication of Recreation Complex PW Recordation of PW
Parking Facilities. Applicant/Developer shall dedicate Final Map and
to the Townhouses Homeowners Association the Approval of
Recreation Complex Parking Areas and shall improve the Improvement
parking facilities, as shown on the Vesting Tentative Map Plans
for Tract No. 7084,prepared by RJA and dated January
12, 1999. A detailed plan which shall be provided by
Applicant/Developer which includes the parking areas
and landscaping and is subject to approval by the Director
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of Community Development and the Director of Public
Works.
37. Decorative Paving. Applicant/Developer shall not PW Approval of PW
construct decorative pavement within City right-of-way Improvement
unless otherwise approved by the Director of Public Plans
Works. The type of decorative pavers and pavement
section shall be subject to review and approval of the
Director of Public Works. Decorative pavement across
entrances to all private streets shall be constructed to the
satisfaction of the Director of Public Works.
38. Decorative Paving Plan. Where decorative paving is PW, Approval of 17
installed in public streets, a Decorative Paving Plan shall ADM Improvement MM
be prepared to the satisfaction of the Director of Public Plans Matrix
Works. Pre-formed traffic signal loops shall be used
under the decorative paving, and sleeves shall be used
under decorative pavement to accommodate future utility
conditions. Where possible, irrigation laterals shall not be
placed under the decorative paving. Maintenance costs of
the decorative paving shall be included in a landscape and
lighting maintenance assessment district or other funding
mechanism acceptable to the Director of Public Works.
39. Dedication and Improvement of Emergency Vehicle PW,PO Approval of PO
Access Easement to Dublin Boulevard. Improvement
Applicant/Developer shall dedicate and improve a 20 foot Plans
wide emergency vehicular access easement that will allow
a vehicle to traverse the common area between Court"C"
and Dublin as shown on the Vesting Tentative Map for
Tract No. 7084,prepared by RJA and dated January 12,
1999. The access shall be a minimum of eight feet wide
and shall be approved by the Director of Public Works.
40. Dedication and Improvement of Emergency Vehicle PW,PO Approval of PO
Access Easement to Central Parkway. Improvement
Applicant/Developer shall dedicate and improve a 20 foot Plans
wide emergency vehicular access easement that will allow
a vehicle to traverse the common area between Court"D"
and Central Parkway as shown on the Vesting Tentative
Map for Tract No. 7084, prepared by RJA and dated
January 12, 1999. The access shall be a minimum of eight
feet wide and shall be approved by the Director of Public
Works.
41. Dedication and Improvement of Emergency Vehicle PW, PO Approval of PO
Access Easement to Tassajara Creek. Improvement
Applicant/Developer shall dedicate and improve a 20 foot Plans
wide emergency vehicular access easement that will allow
a vehicle to traverse over Lots No. 11 and 43 as a
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connection between Court"A"and Tassajara Creek as
shown on the Vesting Tentative Map for Tract No. 7084,
prepared by RJA and dated January 12, 1999. The access
shall be a minimum of eight feet wide and shall be
approved by the Director of Public Works.
42. Fire/Emergency Access. Applicant/Developer shall PW, F Approval of Standard
provide adequate access and turn-around for fire and other Improvement
emergency vehicles(as shown on the approved Tentative Plans
Map)per Alameda County Fire Department(ACFD)
standard requirements in all public streets. Internal private
streets and drive aisles shall be designed for fire and other
emergency vehicles to conveniently pass through(12 foot
minimum lane width)and have access to all buildings.
43. Streetlights. Streetlights on arterial streets adjacent to the PW Recordation of Standard
project shall be the City Standard cobra head luminaries Final Map
with galvanized poles. Either standard City cobra head
luminaries or decorative lights may be used on residential
streets. Decorative lights shall be designed so as to not
shine into adjacent windows, shall be easily accessible for
purchase over a long period of time(e.g., 30 or more
years), and shall be designed so that the efficiency of the
lights do not require close spacing to meet illumination
requirements. A street lighting plan demonstrating
compliance with this condition shall be submitted prior to
recordation of the Final Map and shall be subject to
review and approval by the Director of Public Works.
The type of residential streetlights used shall be
acceptable to the Director of Public Works.
44. Dedication and Improvement of Tot-Lot. PW Dedication Standard
Applicant/Developer shall dedicate the tot-lot(Parcel A) prior to
for the zero lot line patio homes to the Homeowners Recordation of
Association and shall construct the tot-lot facilities within Final Map/
Parcel "A", as shown on the Vesting Tentative Map for Design
Tract No. 7084, prepared by RJA and dated January 12, Approved with
1999, and to the satisfaction of the Director of Public Improvement
Works. Plans/
Constructed
prior to
Occupancy of
Any Building
45. Dedication and Improvement of Landscaping and PW Dedication Standard
Lighting Parcel.Applicant/Developer shall dedicate prior to
Parcel "B"to the City to be maintained by the Recordation of
Landscaping and Lighting District and shall construct the Final Map/
landscaping and lighting improvements within Parcel Design
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1
"B", as shown on the Vesting Tentative Map for Tract Approved with
No. 7084,prepared by RJA and dated January 12, 1999, Improvement
and to the satisfaction of the Director of Public Works. Plans/
Constructed
prior to
Occupancy of
Any Building
46. Dedication and Improvement of Recreation Complex. PW Dedication Standard
Applicant/Developer shall dedicate to the Townhouse prior to
Homeowners Association and shall construct the Recordation of
recreation complex facilities within Parcel"C", as shown Final Map/
on the Vesting Tentative Map for Tract No. 7084, Design
prepared by RJA and dated January 12, 1999, and to the Approved with
satisfaction of the Director of Public Works. The Improvement
recreation complex facilities shall comply with all Plans/
applicable City of Dublin Non-Residential Security Constructed
Ordinance requirements. Landscaping around the prior to
recreation complex facilities shall be kept at a minimal Occupancy of
height and fullness where needed to give patrol officers Any Building
and the general public surveillance capabilities of the
area. Security lighting shall be provided in the parking lot
area and above each entrance/exit from the buildings.
47. Sidewalks. Applicant/Developer shall construct the PW Occupancy of PW
project sidewalk system to lead into and connect to Any Building
sidewalks located in Dublin Boulevard, Central Parkway,
and the regional trail system located along Tassajara
Creek.
48. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard
ramps shall comply with all current State ADA Improvements
requirements and City of Dublin Standards.
49. Storm Drain Connections.Applicant/Developer shall PW Approval of PW
not be permitted to make a direct connection of private Improvement
storm drains into the stream/open space corridors. Plans
50. Improvement of Tassajara Creek.Applicant/Developer PW Design PW
shall widen and improve Tassajara Creek to provide Approved prior
adequate capacity to contain the 100-year flood within the to Approval of
creek banks and out of the subdivision. Improvements Improvement
shall extend from the existing improvements north of Plans/
Dublin Boulevard to the Santa Rita Property boundary Construction
north of Gleason Drive. prior to
Occupancy of
Any Adjacent
Building
51. Storm Drain Improvements. All storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown Any Building
13
on the Vesting Tentative Map for Tract No. 7084,
prepared by RJA and dated January 12, 1999, shall be
constructed and accepted for service as directed by the
Director of Public Works.
52. Reclaimed Water Lines. Applicant/Developer shall PW Design PW
show connection points from the public reclaimed water Approved with
lines to the on-site irrigation meters. The design is subject Improvement
to review and approval by the Director of Public Works. Plans/
Constructed
prior to
Occupancy of
Any Building
53. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility affected units Utilities
trenches(such as electric,telephone, cable TV, and gas)
in accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, cable TV
boxes, blow-off valves and any appurtenant utility items
thereto shall be underground and located behind the
proposed sidewalk within the public service easement,
unless otherwise approved by the Director of Public
Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow
for street tree planting. Utility plans, showing the location
of all proposed utilities(including electrical vaults and
underground transformers)behind the sidewalk shall be
reviewed and approved by the Director of Public Works.
Location of these items shall be shown on the Final
Landscaping and Irrigation Plan.
LANDSCAPING
54. Landscaping and Street Trees. The PL, PW Completion of PW
Applicant/Developer shall construct all landscaping Improvements
within the site, along the project frontage from the face of
curb to the site right-of-way, and all street trees proposed
within the public service easements,to the design and
specifications of the Specific Plan and City of Dublin
specifications and Policies and Approved Street Tree List,
and to the satisfaction of the Director of Public Works and
Director of Community Development. Street tree
varieties of a minimum 15-gallon size shall be planted
along all street frontages and shall be shown on the
Landscaping plans. Exact tree locations and varieties
shall be reviewed and approved by the Director of Public
Works. The proposed variety of trees to be planted
adjacent to sidewalks or curbs shall be submitted for
14
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review to and approval by the Director of Public Works.
Root shields shall be required unless otherwise
determined by the Director of Public Works and the
Director of Community Development.
55. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after Final Map/ PW
City-approved installation until the appropriate Completion of
homeowners association is established and assumes the Improvements
maintenance responsibilities. This maintenance shall
include weeding and the application of pre-emergent
chemicals. Landscape maintenance easements shall be
granted for all landscaped areas occurring on private,
individual homeowner lots which are to be maintained by
the Homeowners Associations.
56. Lighting and Landscape Maintenance Assessment PL Recordation of PW
Districts. The Homeowners Associations are responsible Final Map
for lighting and landscape maintenance or any other
method of maintaining the lighting and landscaping
approved as part of this project.
57. Landscaping at Aisle Intersections. Landscaping at PL,PW Completion of Standard
aisle intersections shall be such that sight distance is not Improvements
obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
58. Landscaping along Park Drive. The sidewalk width on PL,PW Completion of Standard
Park Drive shall be increased to 5' wide. The typical Improvements
section shall be modified to show landscaping and
sidewalks that conform to the landscape plan and shall be
subject to approval by the Director of Public Works.
GRADING
59. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM
graded slopes in open space areas shall be hydroseeded Improvements Matrix
and treated with erosion control measures immediately 3.7/3.0
upon completion to prevent soil erosion. The hydroseed
mix shall be subject to approval by the Director of Public
Works.
TRAFFIC AND CIRCULATION
60. Street"A"and Street`B"Intersection. PW Occupancy of PW
Applicant/Developer shall install STOP signs for a three- Any Building
way stop at the intersection of Street"A"and Street"B"
as recommended in the traffic study prepared by TJKM,
dated July 29, 1998.
61. Street"B"and Street"C"Intersection. PW Occupancy of PW
Applicant/Developer shall install a STOP sign on Street Any Building
"C"at the intersection with Street"B"as recommended in
the traffic study prepared by TJKM, dated July 29, 1998.
15
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62. LAVTA.Applicant/Developer shall cooperate with the PW Approval of PW
LAVTA to provide convenient access to public transit,to Final Map and
enhance local and regional mobility and integration of Improvement
LAVTA with other public transit systems,and to locate Plans
bus alignments,turnouts, service stops,bus shelters and
other transit amenities. The cost of procuring and
installing the necessary improvements to meet the
requirements listed above shall be paid by
Applicant/Developer. Applicant/Developer shall comply
with all applicable requirements of LAVTA.
EMERGENCY SERVICES
63. Secondary Emergency Vehicle Access Route.In PW,F Approval of PW
accordance with the ACFD requirements, for all phases of Improvement
development in excess of 25 lots,Applicant/Developer Plans
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases
of development in excess of 75 lots, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
achieved on the Improvement Plans to the satisfaction of
the City and the ACFD.
64. ACFD Rules,Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda Building MM
County Fire Services(ACFD)rules, regulations and Permits Matrix
standards, including minimum standards for emergency
access roads and payment of all applicable fees, including
a City of Dublin Fire Impact Fees.
65. Fire Conditions. Developer shall comply with all 1F Issuance of Standard
conditions of the Alameda County Fire Department Building
(ACFD)as listed in the letter from ACFD dated Permits
November 17, 1998, including:
a. Prior to the stockpiling of any combustible materials or commencement of
combustible construction on the site, approved access and water supply shall be in
place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the
requirements for construction, roof covering and fire sprinkler installation.
Landscape design plan shall meet the requirements of the Wildfire Management
Plan.
16
c. Within the"Open Space"areas the abatement of grasses and combustible materials
for areas both inside and outside of the designated Fire Buffer shall be completed
as required and maintained throughout the fire season, or as required by the Fire
Chief. Abatement standards require grasses and combustible materials be removed
when cut. Details related to the responsibility of the maintenance within these
areas shall be included in any CC&R's or Homeowners Associations Bylaws.
Detailed landscape plans including plant species and groundcover shall be
submitted for review and approval prior to installation.
d. Fire sprinklers shall be provided for the Townhouse portion of this development.
e. Fire hydrants shall be so spaced that the maximum distance between them does not
exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda
County Fire Department and Dublin San Ramon Services District prior to
installation. A complete utility plan showing main location, size and hydrant
locations shall be submitted to this office for review and approval. The minimum
fire flow for this development is 1500 gallons per minute from one hydrant flowing
for a 120-minute duration.
f. Final detailed layout and design of internal private and public streets and drive
aisles shall be subject to review and approval by the ACFD and the Director of
Public Works.
g. Plans may be subject to revision following review.
66. Fire Accesses. Fire accesses between residences shall be F,PO Occupancy of 70
controlled by fences and adequate gates to prevent Any Building MM
unauthorized pedestrian traffic. Matrix
67. Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70
timeline for project completion to the Dublin Police Building MM
Services Department,to allow estimation of staffing Permits Matrix
requirements and assignments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT,ZONE 7
68. Wells. ACFCD Zone 7 has four wells of record 2S/IE Zone 7 Issuance of Standard
32P1, 2S/IE 32P2,2S/IE 32P3, 2S/IE 32P4, located in the Grading
proximity of the subject site. Any water wells, cathodic Permits
protection wells or exploratory borings shown on the map
that are known to exist,are proposed or are located during
field operations without a documented intent of future
use, filed with Zone 7, are to be destroyed prior to any
demolition or construction activity in accordance with a
well destruction permit obtained from Zone 7 and the
Alameda County Department of Environmental Services
or are to be maintained in accordance with applicable
groundwater protection ordinances. Other wells
encountered prior to or during construction are to be
treated similarly.
69. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141 MM
applicable salt mitigation requirements of Zone 7. PW Matrix
70. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard
17
comply with all Alameda County Flood Control and PW Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT(DSRSD)
71. Construction by Applicant/Developer. All in-tract DSR Completion of Standard
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
72. Responsibilities for Subdivider. Applicant/Developer DSR,PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the"Water Efficient
Landscape Ordinance#18-92".
73. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD
connected to the DSRSD or other approved water system, Improvements
and must be installed at the expense of
Applicant/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 shall be subject to
field inspection by the District.Applicant/Developer shall
comply with all conditions of the DSRSD as shown in
their letter dated November 30, 1998, including:
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code,the DSRSD Building
"Standard Procedures, Specifications and Drawings for Design Permits
and Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building
development project's demand. Layout and sizing of mains shall Permits
be in conformance with DSRSD utility master planning.
18
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c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118
existing sanitary sewer system. Pumping of sewage is Improvement MM
discouraged and may only be allowed under extreme Plans Matrix
circumstances following a case by case review with DSRSD
staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design
criteria, and final plans and specifications. The DSRSD reserves
the right to require payment of present worth 20-year
maintenance costs as well as other conditions within a separate
agreement with Applicant/Developer for any project that requires
a pumping station.
d. Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be Improvement
looped or interconnected to avoid dead-end sections in Plans
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practices.
e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD
located in public streets rather than in off-street locations to the Improvement
fullest extent possible. If unavoidable,then public sewer or Plans
water easements must be established over the alignment of each
public sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement.
f. The locations and widths of all proposed easement dedications Issuance of DSRSD
for water and sewer lines shall be submitted to and approved by Grading Permit
DSRSD. or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD
separate instrument irrevocably offered to DSRSD or by offer of Final Map
dedication on the Final Map.
h. The Final Map shall be submitted to and approved by DSRSD Approval of DSRSD
for easement locations,widths, and restrictions. Final Map
i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge Building
permit shall be paid to DSRSD in accordance with the rates and Permits
schedules established in the DSRSD Code.
19
j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD
the District Engineer. Each drawing of improvement plans shall Building
contain a signature block for the District Engineer indicating Permits
approval of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, Applicant/Developer shall pay
all required DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts
and forms that are acceptable to DSRSD. Applicant/Developer
shall allow at least 15 working days for final improvement
drawing review by DSRSD before signature by the District
Engineer.
k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD
the proper utility construction permit has been issued by DSRSD. Building
A construction permit will only be issued after all of the DSRSD Permits and all
conditions herein have been satisfied. DSRSD
requirements
1. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD
Directors, commissions, employees, and agents of DSRSD
harmless and indemnify the same from any litigation, claims, or
fines resulting from the construction and completion of the
project.
74. DSRSD Recycled Water Use Zone.The project is DSR On-going DSRSD
located within the District Recycled Water Use Zone
(Ordinance 280),which calls for installation of recycled
water irrigation systems to allow for the future use of
recycled water for approved landscape irrigation
demands. Recycled water will be available in the future,
as described in the DSRSD Eastern Dublin Facilities Plan
Update, June 1997. Unless specifically exempted by the
District Engineer,compliance with Ordinance 280, as
may be amended or superseded, is required. The recycled
water irrigation system shall be designed to conform to
District standards and specifications, as described in the
DSRSD Standard Specifications Addendum, dated
September 30, 1997.
75. DSRSD Inactivated Recycled Water Mains. Inactivated DSR Approval of DSRSD
recycled water mains have been installed in the vicinity of Improvement
this project. Off-site recycled water main extensions to Plans
connect to existing facilities not yet activated are required
to be installed by Applicant/Developer. An irrigation
water service for this development shall be installed by
Applicant/Developer to connect to any off-site extension
and stub out to the property line adjacent to the irrigation
20
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service tap,to allow for conversion when recycled water
is available. Improvement plans shall include required
recycled water improvements.
76. DSRSD Coordination for Required Fire Flows. DSR Occupancy of DSRSD
Applicant/Developer shall coordinate with the District Any Building
and Alameda County Fire Department concerning
required fire flows. The present interim water system is
capable of providing a maximum of 3,500 gallons per
minute of fire flow to the site. A future reservoir is
anticipated to be constructed which will allow for a fire
flow of 4,500 gallons per minute. Applicant/Developer
shall hold the District harmless over the use of an interim
water system for fire protection.
OTHER CONDITIONS
77. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard
establish a Townhouse Homeowners Association and a Final Map
patio home Homeowners Association that will monitor
and provide oversight to the maintenance of owner-
maintained street landscape areas, streetlighting and
common areas. In the event that any such landscape area
falls into a state of disrepair,the City will have the right
but not the obligation to take corrective measures and bill
the homeowners association for the cost of such repair
and corrective maintenance work plus City overhead.
These requirements shall be included in the project
Conditions, Covenants and Restrictions documents
(CC&Rs). The Developer shall submit the project
CC&Rs for review and approval by the Director of Public
Works and the Director of Community Development.
78. Covenants,Conditions and Restrictions (CC&Rs). PL Submitted 17, 75, 77
Covenants, Conditions and Restrictions(CC&Rs) shall be Prior to MM
established for this development. The CC&Rs shall be Approval of Matrix
approved by the Director of Community Development to Final Map and
assure that: Approved Prior
to Issuance of
Any Building
Permits
a. Homeowners Associations are established for this development complete with
Bylaws.
b. There is adequate provision for at least the maintenance, in good repair,of all
commonly owned facilities, property and landscaping, including but not limited to
open space areas, lighting, recreation facilities, landscape and irrigation facilities,
fencing, and drainage and erosion control improvements.
21
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c. The parking of recreational vehicles between a building and a public street and
along a public street shall not occur. Recreational Vehicles are defined as a
motorhome,travel trailer,utility trailer, boat on a trailer,horse trailer, camper
where the living area overhangs the cab, camping trailer, or tent trailer, with or
without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-
family unit, including the landscape areas located along Street"A", shall be
maintained and kept in good order by the resident and/or owner of each residence.
e. Where applicable, Homeowners Associations comply with the City's Wildfire
Management Plan for covering long-term maintenance of the urban/open-space
interface.
f. Where applicable, Homeowners Associations shall keep perimeter walls clear of
graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant
materials and foliage shall be used.
g. Where applicable, Homeowners Associations shall keep landscaping within the
project at a minimal height and fullness where needed to give patrol officers and
the general public surveillance capabilities of the area.
79. Phased Occupancy Plan. If occupancy is requested to PL,B Submitted prior Standard
occur in phases,then all physical improvements within to issuance of
each phase shall be required to be completed prior to building
occupancy of units within that phase except for items permits/
specifically excluded in an approved Phased Occupancy Approved a
Plan, or minor hand work items, approved by the minimum of 45
Department of Community Development. The Phased days prior to
Occupancy Plan shall be approved by the Director of Occupancy of
Community Development a minimum of 45 days prior to Affected Unit
the request for occupancy of any unit covered by said
Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase, and
shall substantially conform to the intent and purpose of
the subdivision approval. No individual unit shall be
occupied until the adjoining area is finished, safe,
accessible, provided with all reasonably expected services
and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director
of Community Development,the completion of
landscaping may be deferred due to inclement weather
with the posting of a bond for the value of the deferred
landscaping and associated improvements.
80. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any unit Standard
written acknowledgment(secured from the individual B within a phase
property owner)acknowledging the continuance of
construction activity within the unoccupied phases of the
project. The written acknowledgment shall include a
statement that the property owner has reviewed and
22
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understands the phasing plan and the associated
Conditions of Approval. Said acknowledgment is subject
to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original
signed acknowledgment to the Department of Community
Development within three(3)days upon request of the
Director of Community Development. If
Applicant/Developer fails to comply,the Director of
Community Development may require the submittal of
the written acknowledgment prior to release of occupancy
of any future units and/or future phases.
81. Private Streets. Applicant/Developer shall either: (1) PW Occupancy of Police
Post private street areas in accordance with California Any Building
Vehicle Code regulations; and/or(2)Address all traffic
and towing issues in the Homeowners Association
CC&R's to the satisfaction of the Director of Public
Works.
82. Postal Service. Applicant/Developer shall confer with PL,PW Approval of Standard
local postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
PARK LAND-PAYMENT OF FEE/DEDICATION
83. The developer shall pay a Public Facilities Fee in the
amounts and at the times set forth in the City of Dublin
Resolution No. 32-96 including any subsequent resolution
which revises such fees.
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA 98-045 establishes the design concepts and regulations
for the project. Development pursuant to this Site Development Review generally shall conform to the
approved plans and documents available and on file in the Department of Community Development.
(Some of the items require revisions as noted in other Conditions herein):
23
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GENERAL CONDITIONS
1. Standard Conditions. The project shall comply with the PL, B Through Standard
City of Dublin Site Development Review Standard Completion
Conditions(Attachment 4).
2. Term. Approval of the Site Development Review shall PL Approval of Standard
be valid for one year from approval by the Planning Improvement
Commission. If construction has not commenced by that Plans
time,this approval shall be null and void. The approval
period for Site Development Review may be extended six
(6)additional months by the Director of Community
Development upon determination that the Conditions of
Approval remain adequate to assure that the findings of
approval will continue to be met. (Applicant/Developer
must submit a written request for the extension prior to
the expiration date of the Site Development Review.)
3. Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Zoning Code
Ordinance. Any violation of the terms or conditions of
this approval shall be subject to citation.
4. Colors and Materials Board. Applicant shall submit a PL Issuance of Standard
revised colors and materials board subject to approval of Building
the Director of Community Development to reflect any Permits
changes made during project review.
5. House Numbers List. Applicant/Developer shall submit PL Issuance of Standard
a house numbers list corresponding to lots shown on the Building
Tentative Map. Said list is subject to approval of the Permits
Director of Community Development.
6. Street Names. Street names shall not duplicate any PL,PO Approval of Standard
names already being used in other segments of the City. Final Map
Street names shall be subject to approval of the Director
of Community Development and the Dublin Police
Service.
7. Plot Plans.Plot Plans for each phase of the project and PL Issuance of Standard
dwelling unit type shall be submitted by the Building
Applicant/Developer to the Department of Community Permits
Development for approval by the Director of Community
Development prior to submitting for building permits in
each respective phase. Plot plans shall include pad
elevations, unit number and type, dwelling unit outline,
air conditioning units, setbacks, lot drainage, and street
utility locations. Houses shall be developed as illustrated
in the approved plotting plans. Variation of units may be
considered, subject to approval of the Community
Development Director.
8. Building Permits. To apply for building permits, B Issuance of Standard
24
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Applicant/Developer shall submit twelve(12)sets of Building
construction plans to the Building Department for plan Permits
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies prior to the issuance of bldg. permits.
9. Air Conditioning Units.Air conditioning units and B, PL Occupancy PL
ventilation ducts shall be screened from public view with of Unit
materials compatible to the main building and shall not be
roof mounted. Units shall be permanently installed on
concrete pads or other non-movable materials to be
approved by the Building Official and Director of
Community Development. Air conditioning units shall be
located in accordance with the PD text.
10. Automatic Garage Door Openers. Automatic garage B, PL Occupancy PL
door openers shall be provided for all dwelling units and of Unit
shall be of a roll-up type. Garage doors shall not intrude
into the public right-of-way.
11. Trash Receptacles. Plotting plans shall be submitted for PL Issuance of PL
each unit showing a designated location for a trash Building
receptacle and shall be subject to approval by the Permits
Community Development Director.
12. Refuse Collection Areas. The refuse collection areas PL Approval of 279
within the project shall be reviewed by the refuse Improvement MM
collection service provider to ensure that adequate space Plans Matrix
is provided to accommodate collection and sorting of
petrucible solid waste as well as source-separated
recyclable materials generated by the residents of the
project.
WALLS AND FENCING
13. Gates. Wherever possible, gates providing access to rear PL Issuance of PL
or side yards shall be located so that they open onto the Building
lot and the front yard area upon which they serve. Permits
14. Walls and Fences. All walls and fences shall conform to PL,PW Approval of PL
Section 8.72.080 of the Zoning Ordinance unless Improvement
otherwise required by this resolution. Plans/
Construction/installation of common/shared fences for all Issuance of
side and rear yards shall be the responsibility of Building
Applicant/Developer. Construction shall comply with Permits
fence detail submitted with the plans- solid wood fence
between lots along property lines, and 18-inch lattice-
25
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work panel on sideyard wooden fences along a street.
15. Wall and Fence Heights. All wall and fence heights PL, PW Approval of PL
shall be a minimum 6 feet high(except in those locations Improvement
where Section 8.72.080 of the Zoning Ordinance requires Plans/
lower fence heights and where an 8-foot sound Issuance of
attenuation wall is required). All walls and fences shall Building
be designed to ensure clear vision at all street Permits
intersections to the satisfaction of the Director of Public
Works.
16. Level area on both sides of fence. Fencing placed at the PW, PL Issuance of
top of banks/slopes shall be provided with a minimum Grading
one-foot level area on both sides in order to facilitate Permits
maintenance by the property owners.
POLICE
17. Residential Security. The project shall comply with the PL, B, PO Occupancy Standard
City of Dublin Residential Security Requirements. of Units
LANDSCAPING
18. Final Landscaping and Irrigation Plan. PL, PW Approval of Standard
Applicant/Developer shall submit a Final Landscaping Improvement
and Irrigation Plan, conforming to the requirements of Plans/
Section 8.72.030 of the Zoning Ordinance (unless Issuance of
otherwise required by this Resolution)for review and Building
approval of all plant varieties and spacing, by the Director Permits
of Public Works and the Director of Community
Development.
19. Prior Comments. Location, number, and species of all PL, PW Approval of Standard
landscaping materials shown on the above-referenced Improvement
Plan shall be subject to the review and approval of the Plans/
City's Planning and Public Works Departments. Issuance of
Building
Permits
20. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Standard
Varieties. The Final Landscaping and Irrigation Plan Improvement
referenced above shall include fire-resistant and/or Plans/
drought tolerant plant varieties in the plant palette. Issuance of
Building
Permits
21. Landscape Vines. Clinging Vines shall be utilized PL Approval of PL
adjacent to all community walls. Species which require Final
support shall be used in conjunction with trellises or shall Landscape
be replaced with self-clinging species. Plans
22. Front Yard Landscaping. Applicant/Developer or PL Within 6 PL
homeowner shall install front yard landscaping for all Months of
homes within 6 months following occupancy, unless Occupancy
landscape plans are submitted to and approved by the
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Community Development Department which include a
schedule for delayed installation. In no case shall front
yards be left without landscaping for longer than 1 year
following occupancy. This requirement shall also be
included in the Homeowners Association CC&R's.
23. Lighting,Utilities,Drainage. Final landscape plans PL, PW Approval of Standard
shall show location of all pedestrian lighting,utilities, Improvement
drainage ditches, underdrains at bottom of slopes, and Plans/
cone of vision on. Add note to plans addressing planting Issuance of
trees within the public service easements and avoiding Building
conflict with utilities. Permits
24. Lighting. Lighting in landscaped areas throughout PL,PW Approval of Standard
project shall be subject to review and approval of City's Improvement
Landscape Architect, Planning, and Public Works Plans/
Departments, in consideration of IES standards for Issuance of
lighting in public/community areas. Building
Permits
25. Slope Transitions. Adequate slope areas shall be PL, PW Approval of Standard
provided in all landscaped areas between Improvement
streets/roadways/curbs and fences to allow slope Plans/
transition at top and bottom and adjacent to fences. Issuance of
Building
Permits
26. Monument Signs. Design of any monument signs not PL, PW Completion PL
previously approved by the Director of Community of
Development shall be approved by the Director of Improvement
Community Development to assure compatibility with s
design elements of the project and by the Director of
Public Works to assure unobstructed traffic visibility.
27. Backflow Devices. Backflow devices shall be screened PL Issuance of Standard
from view by means of fencing, enclosures, landscaping Grading
and/or berms. Permits
28. Standard Plant Material,Irrigation System and PL Occupancy Standard
Maintenance Agreement. Applicant/Developer shall of Any Unit
sign and submit a signed copy of the City of Dublin
Standard Plant Material, Irrigation System and
Maintenance Agreement prior to the occupancy of any
units.
STANDARDS
29. Health,Design and Safety Standards. Prior to final PW,PL Occupancy Standard
approval allowing occupancy of any new home,the of Unit
physical condition of the subdivision and the lot where
the home is located shall meet minimum health, design,
and safety standards including, but not limited to the
following:
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•
•
a. The streets providing access to the home shall be PL Occupancy Standard
complete to allow for safe traffic movements to and of Unit
from the home.
b. All traffic striping and control signing on streets PW Occupancy Standard
providing access to the home shall be in place. of Unit
c. All street name signs on streets providing access to PL Occupancy Standard
the homes shall be in place. of Unit
d. All streetlights on streets providing access to the PW Occupancy Standard
homes shall be energized and functioning. of Unit
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard
which may create a hazard shall be completed to the of Unit
satisfaction of the Director of Public Works and any
non-hazardous repairs shall be complete and/or
bonded for.
f. All homes and units shall have an illuminated house PL, PO Occupancy Standard
number that is clearly visible from the middle of the of Unit
street.
g. The lot shall be finish graded, and final grading B Occupancy Standard
inspection shall have been approved by the Building of Unit
Department.
h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard
utility boxes shall be set to grade to the approval of of Unit
the Director of Public Works.
i. The homes shall have received all necessary B Occupancy Standard
inspections and have final approval by the Building of Unit
Department to allow occupancy.
j. All fire hydrants in streets providing access to the F Occupancy Standard
homes shall be operable to City and ACFD of Unit
standards.
k. All streets providing access to the homes shall be PW, F Occupancy Standard
improved to an adequate width and manner to allow of Unit
for fire engine circulation to the approval of the
Director of Public Works and ACFD.
1. All front yards of single family dwellings shall be PL Occupancy Standard
landscaped. Common areas of the project shall be of Unit
landscaped by phase.
m. All mailbox units shall be at the back of the curb. PL Occupancy Standard
of Unit
n. Exterior lighting shall be provided for dwelling PL Occupancy Standard
entrances and shall be of a design and placement so of Unit
as not to cause glare onto adjoining properties.
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o. Lighting used after daylight hours shall be adequate PL, PO,B Occupancy Standard
to provide for security needs. (Photometrics and of Unit
lighting plans for the site shall be submitted to the
Department of Community Development and
Dublin Police Services for review and approval
prior to the issuance of building permits).
1. Glare/Reflective Finishes. The use of reflective finishes PL Issuance of Standard
on building exteriors is prohibited. In order to control the Building
effects of glare within this subdivision, reflective glass Permits
shall not be used on all east-facing windows.
ENVIRONMENTAL REVIEW
2. Energy Conservation.Building plans shall demonstrate PL, PW Issuance of ESDP EIR
the incorporation of energy conservation measures into Building MM
the design, construction, and operation of proposed Permits 3.4/46.0
development.
PASSED,APPROVED AND ADOPTED this 9th day of February, 1999.
AYES: Cm. Jennings,Johnson, Hughes, Musser, and Oravetz
NOES:
ABSENT:
n
i
4 -
lanning Commission airperson
ATTEST:
letA/ r7l4Cf
Community Development Director
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