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HomeMy WebLinkAboutPCReso 99-26 PA99-009 Dublin Ranch L-6 VTmapRESOLUTION NO.99 - 26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6961- Neighborhood L6) PA 99-009 WHEREAS, Kevin Peters, on behalf of MSSH Dublin Development, LLC (Shea Homes), has requested approval of a Vesting Tentative Map, to subdivide a 24.9 + acre parcel and develop a residential subdivision with 117 lots, and private access and landscape parcels, in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"); and WHEREAS, the Planning Commission did hold a public hearing on said application on August 10, 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, subject to conditions; and WHEREAS, a Development Agreement has been previously approved prior to recordation of Final Subdivision Map 6925 and 6960 which created the master parcel as required by 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 Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and 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 Single Family Residential development and Open Space. 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on 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. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 6961 for Neighborhood L-6 of Dublin Ranch Phase I, PA 99- 009, subject to the following Conditions of Approval: 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: [ADM] Administration/City Attorney, [Bl Building division of the Community Development Department, [DSRI Dublin San Ramon Services District, [Fl Alameda County Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PLl Planning division of the Community Development Department, [POl Police, [PW1 Public Works Department. VESTING TENTATIVE MAP 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Phase I Plans through (Tract No. 6925) PA 97-037 and Neighborhood L5 (Tract completion 6960) PA 98-045 of which this site was a part. In the event of a conflict between the Master Conditions of Approval and these Conditions, these conditions shall prevail. shall comply with all applicable City of Dublin Standard Public Works Criteria (Attachment A). In the event of a conflict between the Public Works Criteria and these Conditions, these conditions shall prevail. Improvement Plans through completion 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 6961 - Improvement Neighborhood L6 is conditioned upon the requirement Plans through that the development be consistent with the approved completion Planned Development (PD), PA 95-030 and PA 96-038, 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). 4. Fees. Applicant/Developer shall pay all applicable fees in Various Various 31-33, 47, effect at the time of building permit issuance, including, times, but no 266 but not limited to, Planning fees, Building fees, Dublin later than MM San Ramon Services District fees, Public Facilities fees, Issuance of Matrix Dublin Unified School District School Impact fees, Public Building Works Traffic Impact fees, Alameda County Fire Services Permits 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. Applicant/Developer shall enter into an affordable housing agreement for the provision of affordable housing in accordance with Chapter 8.68 of the Dublin Municipal Code. 5. 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 Hermit. 6. Fire Codes and Ordinances. All project construction shall conform to all fire codes and ordinances in effect at the time of building permit. F Through Completion Standard 7. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building September 1997, the City of Dublin General Plan, all Permits applicable Specific Plans and Development Agreements. 8. Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Permits. Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction 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. 9. 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 10. 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. 11. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to the subdivision. 12. Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM portion of it in a Landscape and Lighting Assessment Matrix District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 13. Water Quality Requirements. All development shall PL, PW Approval of ESDP meet the water quality requirements of the City of Final Map EIR MM Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 Runoff Clean Water Program to the satisfaction of the & 55.0 Director of Public Works. DEDICATIONS AND IMPROVEMENTS 14. Public Service Easement Dedications. PW Approval of Standard Applicant/Developer shall dedicate 8' wide Public Service Final Map Easements adjacent to the right of way on both sides of all streets. 15. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Final Map street improvements in the curb return area shall be located within the public right of way or as otherwise approved by the Director of Public Works. The location of CONDITION TEXT RESPON. WIZEN SOURCE AGENCY REQ'D Prior to: improvements and configuration of right of way shall be approved by the Director of Public Works prior to recordation of the Final Map. 16. Improvement and Dedication of Round Hill Drive, PW Recordation PW Ledgewood Terrace and Penwood Lane. of Final Map Applicant/Developer shall dedicate to the City of Dublin and Approval the roads labeled as Round Hill Drive, Ledgewood of Terrace and Penwood Lane (or alternatively approved Improvement street names) for public street purposes (46' wide right of Plans way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 6961 - Neighborhood L6, dated March 1, 1999. A 5' wide sidewalk shall be constructed on both sides of the streets. 17. Improvement and Dedication of Hobstone Place and PW Recordation PW Woodvale Place. Applicant/Developer shall dedicate to of Final Map the City of Dublin the road parcels labeled as Hobstone and Approval Place and Woodvale Place (or alternatively approved of street names) for public street purposes (44' wide straight Improvement right of way and 47' cul-de-sac bulb radii) and shall Plans improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 6961 - Neighborhood L6, dated March 1, 1999. A 5' wide sidewalk shall be constructed on both sides of the streets. 18. Relinquishment of Access Rights to North Dublin PW Recordation PW Ranch Drive from Lots 2 and 3. Applicant/Developer of Final Map shall relinquish all access rights to North Dublin Ranch Drive from Lots 2 and 3. 19. [Offsite] Improvement and Dedication of Extension of F, PW Recordation PW Penwood Lane for Two Access Points. Due to the of Final Map number of units proposed for construction on this site, and there shall be a minimum of two access points to serve the Approval of subdivision. If not already accomplished by prior Improvement development, Applicant/Developer shall dedicate to the Plans City of Dublin an extension of Penwood Lane from the eastern boundary of Tract No. 6961 - Neighborhood L6, through Tract No. 6956 — Neighborhood L1, to North Dublin Ranch Drive, for public street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb to the satisfaction of the Director of Public Works. A 5' wide sidewalk shall be constructed on both sides of the streets. 20. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925. A street lighting plan which demonstrates Plans 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. 21. Retaining Walls. Fences which are proposed on top of any retaining walls that are greater than 30" high shall be offset a minimum of 1' to provide planting areas. PL Approval of Improvement Plans PL 22. Title 24 Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State Title 24 Improvements requirements and City of Dublin Standards. 23. Public Access Easement, Private Joint Access PW, F Approval of PW, F Easement, Private Sanitary Sewer Easement and Final Map Public Service Easement Dedication. Applicant/Developer shall dedicate Parcel "A" as a 22' wide public access easement, private joint access, private sanitary sewer and public utility easement from the intersection of Ledgewood Terrace and Round Hill Drive to the private landscape Parcel "Y" of Tract No. 6961 (Parcel "X" of Tract No. 6925) and shall improve the access road to a minimum of 20' from face of curb to face of curb, to the satisfaction of the Director of Public Works and Alameda County Fire Department. 24. Private Landscape Parcel Dedication and Improvement. The Private Landscape Parcels "B" and "Y" of Tract No. 6961 shall be dedicated and improved by Applicant/Developer and maintained by Community Homeowners Association to the satisfaction of the Director of Public Works. The Community Homeowners Association shall also maintain the said parcels "B" and "Y" to the satisfaction of the ACFD, Director of Public Works and Community Developer Director. PL, PW Approval of Final Map and Improvement Plans PW 25. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 26. 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 Landscaoine and Irrigation Plan. ,ter ;' IU n9i C yH mwa' RESPON. WHEN° uO'RGE � . �f � AGENCY REQ'D 4por to E 27. , Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32-96, and Permits project Development Agreement including any subsequent resolution which revises such fee. The amount of the "Neighborhood Parks, Land" dedication for this project is 0.5616 acres that is part of the total Phase I park dedication obligation of 3.56 acres referenced in the signed development agreement. 28. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any action Standard and any parties or individuals granted rights -of -entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 29. Landscaping in Parks, Open Spaces and Stream PW, PL Occupancy of PW Corridor Parcels. The landscape improvements for parks, Any Building open spaces and stream corridor parcels shall be installed by Applicant/Developer concurrently with the development of the adjacent residential parcel, unless otherwise specified by the City Manager or the Dublin Ranch Phase I Development Agreement. Restoration/establishment plans and monitoring programs are required for all stream corridors and open space areas that are proposed to be planted with trees and shrubs and shall be approved by the Director of Public Works and the Community Development Director. 30. Landscaping Fire Buffer Zone. The landscape plans PL, PW, F Completion of PW shall include a Fire Buffer Zone along the easterly (lots Improvements 19-30), northerly (lots 30-41) and westerly (lots 1, 2, 41- 55) boundary lines of the subdivision to prevent the spread of fires as specified in the Wildfire Management Plan. 31. 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 Community Homeowners Association. 32. Lighting and Landscape Maintenance Assessment PL Recordation PW Districts. Applicant/Developer is responsible for lighting of Final Map and landscape maintenance through updating the Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. 33. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of PW which are greater than 10 feet vertically shall be no steeper any Grading than 3H: 1V unless otherwise approved by the Director of Permits Public Works, and graded slopes steeper than 3H: 1 V and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the approved Planned Development, PA 95-030 and PA 96-038, for Tract No. 6925 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 34. Graded Slopes/Erosion Control. All graded slopes which are not to be developed shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. PW On -going PW 35. Grading of Lots 30-40. Wherever possible, sliver fills on PW Issuance of PW Lots 30-40 shall be eliminated and/or minimized, to the any Grading satisfaction of the Director of Public Works. Permits 36. Graded Berm along West Side of Project (Lots 41-51 PW Issuance of PW and 69). The graded berm along the west side of the any Grading project (Lots 41-55) shall be designed so that the lots are Permits screened from the view below as required in the Planned Development approval, and shall be to the satisfaction of the Director of Public Works. 111Hr rll. uttr iJ ui. 11Vl\ 37. Four -Way STOP Sign at the Round Hill Drive/ PW Approval of PW Woodvale Place/Penwood Lane intersection. Improvement Applicant/Developer shall install a four-way STOP sign at Plans the Round Hill Drive/Woodvale Place/Penwood Lane intersection . 38. Two -Way STOP Sign at the Round Hill Drive/North PW Approval of PW Dublin Ranch Drive intersection. Applicant/Developer Improvement shall install a two-way STOP sign at the Round Hill Plans Drive/North Dublin Ranch Drive intersection . 39. STOP Sign at the Round Hill Drive/Ledgewood PW Approval of PW Terrace intersection. Applicant/Developer shall install a Improvement a STOP sign on Ledgewood Terrace at the intersection Plans with Round Hill Drive. EMERGENCY SERVICES 40. 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. 41. 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. 42. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD) as listed in the letter from ACFD dated April 28, Permits 1999, 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 on Lots 1, 2 and 19-55 are within the Wildfire Management Plan area and shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. Structures on Lots 1, 2 and 19-55 shall be protected by the installation of an automatic fire sprinkler system designed, installed, tested and maintained to NFPA 13D and 25 Standards. Permits, plans and calculations shall be submitted for review and approval prior to installation. All permit fees shall be paid in full prior to review of plans or inspection of system. 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. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width would mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet. Fire hydrants shall be located in accordance with the requirements referenced in a memorandum from ACFD dated April 28, 1999, and shall be so spaced that the approximate distance between them does not exceed 350 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. I I f. I Plans may be subject to revision following review. I I 43. 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 44. 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 reauirements and assignments. 1JUDtJ_1 E11r 1(H1YlU1\ aLI( V 11.L0 Lla 1I(141 45. 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. 46. 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". 47. District Water Facilities and Major Infrastructure. DSR, PW Recordation DSRSD Applicant/Developer shall cooperate and negotiate in good of Final Map faith with DSRSD concerning land needed for water and Approval facilities and major District infrastructure. of Improvement Plans 48. 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 May 26, 1999, including: I General Conditions 10 SPI t ;;OURCE' P!LiI!!4MWP �K6 l �NX& ...... .. . 3•a.... 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 and Permits 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. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix 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 looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans 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 for Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading DSRSD. Permit or Site Development Permit g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD instrument irrevocably offered to DSRSD or by offer of dedication Final Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD 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 permit Building shall be paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. 11 CONDITION TEXT- RESPON. WIiEN1 SOURCE $i. AGENCY REQ'D Prior to: j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD 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 conditions herein have been satisfied. all 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. 49. DSRSD Annexation 94-1. The project lies within the DSR On -going DSRSD area annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions which restrict the availability of services. All parcels which seek service from DRSRD within this area are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 50. 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 infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 51. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this Improvement project. Offsite recycled water main extensions to connect Plans to existing facilities not yet activated shall be required. Recycled water irrigation service taps and lines for this development shall be required to connect to onsite and offsite recycled water mains and extended to the property line, to allow for conversion to the recycled water system 12 when available. Improvement plans shall include all required recycled water improvements. 52. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, June 1997, and Improvement policies of the Board of Directors require that recycled Plans water be provided to the Eastern Dublin area including Dublin Ranch, and potable water infrastructure has been sized reliant on this. The statement on Page 6 of the Vesting Tentative Map project description that states that recycled water "may" be available from the DSRSD wastewater plant shall be corrected accordingly to the satisfaction of the DSRSD. Additionally, the suggestion that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. OTHER CONDITIONS 53. Homeowners Association. Applicant/Developer shall PW, PL Approval of PW establish a Neighborhood Homeowners Association and a Final Map Community Homeowners Association that will monitor and provide oversight to the maintenance of owner - maintained street landscape areas 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. 54. Covenants, Conditions and Restrictions (CC&Rs). The PL, PW Submitted 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to MM updated as needed for this development to the satisfaction Approval of Matrix of the Director of Community Development, the Director Final Map and of Public Works and the City Attorney. Approved Prior to Issuance of Any Building Permits 55. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted Standard occur in phases, then all physical improvements within prior to each phase shall be required to be completed prior to issuance of occupancy of units within that phase except for items building specifically excluded in an approved Phased Occupancy permits/ Plan, or minor hand work items, approved by the Approved a Department of Community Development. The Phased minimum of Occupancy Plan shall be approved by the Director of 45 days prior 13 Community Development a minimum of 45 days prior to to Occupancy the request for occupancy of any unit covered by said of Affected Phased Occupancy Plan. Any phasing shall provide for Unit 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 cash bond for the value of the deferred landscaping and associated improvements. 56. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any Standard written acknowledgment (secured from the individual B unit within a property owner) acknowledging the continuance of phase construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. 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. 57. Street Sign/Naming Plan. A street sign/naming plan for PL Approval of Standard the internal street system shall be submitted and shall be Improvement subject to review and approval of the City Council. No Plans single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without a street name change for subsequent changes in direction, unless otherwise approved by the Director of Public Works. 58. 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. 14 PASSED, APPROVED AND ADOPTED this 10th day of August 1999. AYES: Cm. Jennings, Johnson, Hughes, and Musser NOES: ABSENT: Cm. Oravetz p I Planning ommission airperson ATT Community Development Director G:\pa#\99009\PCRESL6 • • IL Ci ~ a` CcbUlt ~ ~~'~ a~~®!~E® ~y. PGAN iNG L'o~•/.~1. t;~te: Au sT io /999 Pi3 a~, 99 00 "aoluttoe Dat ,4U6. /O / 1E I 1 1 \x 1' ~i ~ I - . 1 1S;T ~i' b 'I:tT~t I~.. ~ N N ~ .R eA ..~ .R I I i Lt _a ' u ®u 15ELTION _ aa, R /11 °^I O° STREET SF%.TIWN - ae' R ~• ~ u us /R 5 OF UNDER N0. ~ AND REMp,tN .._s~y~::l~~ DEg1GNA~ ~G('7Jf_ ~~ 5~~ f''~~_~' yT~ / i l< 20 es M ,\ 1 I~ 1 I ,, 15 t, ~•1`,~~,1yy`\`;4" 3R. ~• ` (•/ (... 1\~. ~L99 ~~(~ ~.n ~3 ! ~ ~11~5 ! w/\~\`J,` I~N\` ~~~ (- 32 % i96 9]l ~ i -. 105/' p llfi x5Cx6'Oa C' rt 9Ty8Y5i^x t" T I ! 95 i / ~ ~ / o '. 63 \` ,p I C s w 2,x.1.).''\~~\~.\ ~ •11 : r.: F. ' ;m. • ; J ` eq J r IJOfi :< / xeT°]tlXi' ¢1.961. ' ~~ ~~..,`.., a \ ( .. g ~~ :~~ ' ~ Bt J ; `Y9,_ 1.' ~ 1 S? /- N ` 'o . ~ ~' \~~,\ `` f: )<I e 1~ .S/J6. \ ~. .u .. 107 ~I 6a ~ LSD x'xnti F1w xS,'e~IW ) 1 / / a .. lla m ..1... /9]f '. 621 ( 1 ~ •.,\ .o- ~i•6`\ tD ~~r ' 11 N lls l 35 ~/ Lei i n V '._.7B : \ y'.. ~5 -1 xevm srr~ 55.93. .: ~ (~ ,- c / s / 19e . lit ~-; ~ ' K U xeT52 ST+MJ3l.iv ead 66\~ ... a ~ 64-' Q I I ~ 1 I '/ .1v7 1 ~ 1A9 n"' 1121 4 x~[ QR ~ I~„4•,` (J i f f i 1I 1 91i # Aa ( ~I i - ~ rl90ae'S9'~~6ji(f~ ~ / ~ 37 ~ 1 716 ~11b 1111` f 67 - IJa/ Y x (t F f J x / ~gb ~_? ~ ,_ c rrssnroTE N.1 j (, •' ` 3Br- .1 `'/S ~~ " ~ ° ~ ~ 1 t I I j : ! I I'eg ~ \ t ~ t 70 B9 " 68 i' I I . 7 . 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Eo .° x1.dY +~ -.-.- PY-.1r., .1.0[.0-.R ~ ~ oJpYm _ _ • • R w4Y1 ~~ ROPOSED tAND_USE_SUMMARY A r1MIC K.il]) LOtl11Nl J001I IaRSS fA4lpef RdYAR 9INfa9r SM9 E/SFYEMf rvalc IlITM (A41EIff 9 9aYNE LVOy/P[ FIN.L r RnvaR WaSpi[ VNEb PIIdJ( K455 fAW1EE1 1, 1} .A u at m+Y pRIVATF x AN - 0' RIO TATS 30 8 31 ~Rq~ VRc ~~~~ 6= Y ~1~-- i. 7 ~~~Zm ~ \P'~ee<('B ~ ~~. \,. i Jam'--~.` - i 1~.~ 1 \` i -,"- 1_ If Q i3 w R p°z :. sxy~.:. ll 11 !~ A ~ LS ~R L1 V F ~,R L. LS ` la ~ KEY W1P VIIIACf 1E LNCATION VITHIN g12LIN RANCH V •_ J%ii' a .f L `( /i Ir x5M'9xd s.er FUTURE TRACT 6957 .~~ . ~ , ~ ;~\ so PARCEL `K TRACT 6960 -~R~ r 1 EXHIBIT ° ~ ~ i- J dE y~a ~~~ TENTATIVE MAP NOTES: ~ ~~ Y~ ~ n .ewlcw„ 9cx rocs bi zlss La rmnxs COE1. n 3 Llrcnoa. a wss6 ~ 19x5) »,-:1~ 4 E€~ m11K1~ QYIN RI[K 1~ 21 (wll[CP IMtlwr t 9F3 vu rwnu dlrc. vnC s rtCTw1RL u vlsw <vzv zzsa5sa mllKl~ wH LMe~RC a aorzallrsL EEar am[m«IUL nMLIIMI Cwlr(LR Sy> °SQ py(YMe rt[awid. a vlsu C91a IR$A 0i1K1~ (RNK CRLOCIA [I lfuL SSUIIIId l-i Ila a IeKi a9a0 v eau vitas i6 Irdwlld loc u •E+ zl. r Ke(S m )) I~SIaF S /N02L MMEP 9111 [Ie a /M ves-x-9-I ~ ~ Fx 'as-)-~.t O F R YaRe/EER Sal[N 10 E II61N1C0 Ix [alpd/Q Yllx U s°Elx w aY1a ERlas 91sie1n IRe$m nMnv9T y C N F T eulwa r° E IRIYi[o Ix (pIQUUNQ Yllx cln a ro vun nMwea 1 Im (At L [unelun m E IwiK¢o Ix CDf6rWlt nix a PKIr IC uS 4 LLCCIe IC SIMwYM 6 p I ~ III iRLM1OE 10 E IMIKL[0 Ix Q)IdNMIS vl In PKIr IC ~ y Eu slMwea U W O > . IxI SIISCi IM49KKxli KR [In 6 °IEIx SIMSVp3 M9 P. n fi-lR SiE[IS 10 E RIIIC ~ < m la [[Iil lw IlNlw P. a Slfl[ rMILr 431EXi1K CP. a b-ID ~.1 z O III E[Iillw LMe V3E~ YNAYI W T F IY r~0 LMO IIIC. SIx2[ rMILr a11RXIIK - III 1-15 '1 IU 01101 IMRMI IS iLt 9QM M a[Wlld MlU li R9 A .Z KnEM 0E1r Elul 8192 M lalrFMn IS nIII1 d K91K Rldl mE Ix E[IMEF1918 '~ F CA nIwN1E Y iK 019111df a n a N Q W i dL SPCCIr ICNlr SO t I IMmYK. LaM r([wi MWYK a Ixls IYP LVtI m611Nt[ 7 M CYHff[s nMlw i1Ni iE PIm9St Rnsld Mo EYCL~ICMI a 11[ Ip'(Rn YILL wi UHa9N\ll IxICE[IE Vllx lw faE MO 0Pl[R (ERCIE 6 Rda ES[91Ee Ix (pllY(xl [7M SC[Ild W%[J(a(910. In vvln uss wm n aan [Ywas Mp Lm nEwlRa UG IX MC Pea INllxRr Mp Rllt[i Ip fIML [w11[LRiw ESId Me roe Raiilw 1n ErcLO(e N.r Pumv a d laa rlxK Rn9nnld ILYS d ~ MIf P0S9rt. ...1 zm ile£C vMms nu E 6Lree a MlnatES R IK mwelrr '-x InnlxCa gaClaild P.NSIIl 'e' if rd KfCa N aSN >P~ F PMm •~<rrem •r R 111K1 asrv u Ya[ a x alas i" z Kna [.LUn [aaLl, rvnert whin Erc9 uaKn ~ W ~. . P. T S. L I M0 1YrIC NILIR [A4r[MI O. LL U rd l°It P ll MIIf'Y t •r N£ NIYaR MOffNC PMaLi ~' . . L ~ . CL ~ 211 Ellltlw EIY03 M[ CS11E1°[t R P.l aY]1 ' 0 2 xR E[ EYn Me Mi[q M1R M[ r uata rm[n ~ W K[ sioa Wla NE Ir Ira[a lain ~ ~ v x'D PxIIQI'Y xxSE (OgISa vliX Iw 4LINIw [In a RC ld~ q /NIA Id a Nllld i1CHal rd t MIH vARRIILEaI rd N MIH wNRe 4fIrY91 z q0`F:~, v ~.,~ a m ~, x0. r'•1 v t y~ ~ .. T / ..- y y H J. CIVIL >K RCnn+a m~.. ami . .,`.+ L-6 w a ~ ~ ~ ~ ~ ~ L Y r.rp-o 1 1tusMld VICINITY NAP • C I • ~ LEGEND A911NSId1 BUMUMV -p- O- SIQIY MNµ YANIQF ~ LUB MILI • 7< Sr3.3 R QACf PSIS] Pb p[ADE s o~ UNpER No ~A~Ep R~ ~~ ~ y;,~~yp ES~~NA ~1 ~ 1y ~~5 ~~3- ~` . - ~= B~- " - ~ 3- 2' Q ~r5 !I J'lI Ii ~ ` 8H / GENERAL NOTES: 1. M IAg11p 9+11 a Ma r1/N u[ P6420 rn 0ilp 3 rL[R YPl V~ M OYMCrIa aM SSW W m111p In E 0pll pl-C M SMr EAS=1. (ICIPER 1 W M6 13 YlN1 IIQJSy yi$ M YfA OSAIm a Ylparl/®A SiWIIp. plp QAaC xAS RM (LM1RL 1(/SRS MC r0 E a(IIYE rLOr N nLIOSa ISiT u1 RM aAac UQATVa L 4L ~ mxrSCl N.19r16 qMl E YMi13m WM wr( r6r u[wS uIrNRCRD rSa PO9GY. pSrlMepl 4fli K n/au=II puxES rp NS SLWa YM M W WYAL E a Ar i Yull[11IMQ a In E REOLLO tl I(LLOxl M pICCl+1 Q 11E O ppX[[L yr nrrm cram n o nom, a maraGea Ar rmnnr xASIa LurL E a[ra wr Yara amKxr s M [s or ria sac o.r. rE,pa M smlcxr as„non uvn L..1-16 aWL.E wVCCI[D rOSW~I r aD SAr~tum./3 _ Ew[lG l m1 rllx Wr Ml (91P Ml M 9TMma vut AR a1K C Sir IaQ3 ali ua SV[IS YR A E a9CCRP MRS Wa11MCxa aL ro IMUrVAim rRn WUSa3 va srva ro mAws wo[ As x[m[o. r rroxs LAr E LAE m M n,w . M rru Lace ro o. smscxr auu E ELV.m Aro m.rwr ours ~ro®ro M uMOVr a an. ciea.L oalaaoa as Racxr xAS rarAARn ro s. w rAOS ua ro E EILm ry[x Er1y ro ravar rMOrr. rr rwr a wrlLr rurAna. [. ssoaar E.orm Iw rx.r Lru[ E m®rm M sArr[ rn sri¢r aro[s AE n wrs oMLas xoRa iocw Axo . Lla A Lara sur n .aL wr nm[. rr. auPUC smr Rs w.s m Eax ru. i PING M Sulr L.Sa y1 IAA YEU 9u11 E TPr pLu YMiutO l WM WrR4 W P06 M 9R SQL W 12 MS aAOrC r1AM u1bARi A WN6 ErL(D~ wr Ya RL r 30 AS W rrII 20Kx1 rlCa LNar SIWI MM Iq Val a [YPrr a umlAlro. SKI[Y. rl M aACMC 9uLL E M fOIbYNKl ~M M Orr V d8M [. CaSnaG1XM aa.xa ro E maw[o Ar ua RxaL [ass aAOMC oP-..xa aLLss onuaw •rvxam ra.r ro rsrsnxc vm soars rA M rmrt rr M erur..Lr a.wc rvx a ro Lw M .POVSo aA-G ra M wmccr. M ramnm a+o[s K Laccr ro rwu fMT([bG ESOx Ma arY Rt(S YO ArNIVYN. u Iu a+onc a ro E rrmxwL<n ra M EWxRMAIIai a OL ~~ K., ~JS' ~.Y. a.~ ~a~.~..m. -.av .. SILT PENLY "L•'Z t0.lP • i /~/) £r.~...~~ ~6•. J }~ _dL A mas vat rm uroa M asvr.Ara. a M was [xoEn. u, r[ [ors aa[ a+M ro M uormn sMn. r). (O]M1K [811M x1C1rY4 a /S 90x1. A A rs sorts Lrw ar uLAS uR ro E aso[n Ar • aIa[xr xor ro L A as ~M n® zr (szarn ro vanrrl. m n~ rs..u Max m E EwtTO u.LSS aMx.ss xoRn. m -/ ..~ xi sa srar a Ia sra[r scnas v r ( ~ ,x zvw _.~ c "' Le `~a( %/ 1~3. ~/: -'~ ~'~1` `` STORM INLET SEDIMENT TRAP y~ lt,'4" l\\~ ~f~*S1 `` \` `l N YN~O a r.• ~o S l / f yr•'y u. t` ` ` Eiw rno ~ Pb / •^' sa ~ . . ~ ~ Pb J x' \ y' {'~? ~ ^ 4C~~_ a f. a as TYPICAL LOT SECTION ~tlM~ M n. f.VID rtFN [iPa SECTION A-A n~ noE s~ Wi BENCN S~ ~_ PID SECTION B - B i ' ~ ~ ~~I fil:/i i ' ~ I / I I Ali /i i -- ~ ~o(~Irffi ~` .a ii f ~. t ~ ['M ~ ~/ • r ! NS 'I ~~ TYPICAL PINISHEH IUT GRADING fit. " FUTUP.E TRACT 6957 ``x.Rw. ~___ ~ '\/ SECTION• C - C Ex~ n asss Ma SECTION•AD - D E fA~c d ~ /H ~t" 1S ~~f ~~] E~= m m m N F ~• V ~ a F ~ I ~ F c0 m j: Q. X 5 41 z U c7 z q o= ~ ~e ~i ~ a A a ~= a~ W a 0. 11 r I' E Ris ~ Y T _E8 '~ f ~`~ ~. ~' ~~\\ r l' / t ti-t+ ~- ecra U ~II ~ ~ !89 'i 1 .s ~ ?S :7A 69 .. r< _ ~ ' \ ~ \ ! !/ // '-~ - r \ ¢ raaN[ .I I I I i~ i ~ /ea y z2 t ' L r r "'°t~ fr ~//I//~ /~ f~ ~~ vrmES-sEE wil ..I ..111 1 ! ! ~r 3y isa. rsa ~ # i ~ a.. sAR elal. ~ +; -£ I~i f f -L\~!(} { "~ / Iilr/ ~~ ,[Y+ \~ F TrT.'ll.. ..:y ~++ 5}>'~' - x~ c~ Y j "i fir' ~rln/~Il~~i~~ ~~l't'` z I ~ : ; ~r I j \` W t PAI nas yAr y],~ ~ nos ' ~ ~I ~ L: ~ S' !CRY OF PLEASANTON r~I :~ bi /i - ~ 5 r. ~~' . ~ `. Q ~ EM ~ ? CDxpRTL a 8 ~d ~~~+ i~ ~.„ ~.. 1 Ia'waj ~ is >~ 1 53 ~.: ~ iSERIAL N0. 92 37202}' if~ywl'q~f ~~- ~ ~ ~9~ ~ \\ ~].\ - ~ E I h v l \ r , \ L 49 55~I 81:.; I ~,P /~a ~ ~ ' S ~ \ \. ti ~ ~ltn~ a\\}. ~ t ` :~ ~~ ~ a: A !6 ~ ~ t~msa ~ t'>~^ IAU Aura y t~ ~ t f NOT A PART nI n ~ 1 / 1~` ~ at\\~`I\s~\! \ \+` n \`; \ _ W a / E I ~t\~\?~p`1~'~ 'nu ~ t 4\;_~` { I 'rl r \~`~`~`\\~~~ \\\ ~\. 3 1 ~~ z~~ Op J ~ - ~ ~ S r sn `-__ Al L~~~t/ < C V~~ ,q Qf i J W~ ~ra~ ~ ~ I+~`~~ - - ~ - =< <ss'~'~`~~- ~ ,sy ~ ~ !t ~ ~ `u' 1~..~~/,/~ ~.. ~!~~ PARCGI_ K \ ""\\`: J' CIVI1. ~ .m7 I w '•.11 s ~.4 FC_. ~" ~ ~ ~ ! ,~~ ti i ~ ~4~~ ~.. ~'~``~.-- ,,-a . ~ TRACT 6960 \ ~" S~ a\P/ ~ ~~~ c i a R' ~ ~ '~~ - ! ~~~/~ y7'-~ - y! ~` ~`` ~ ___-__ mrwrrm o .o w rsa .~ %~i/~--.•..~._.v,~' ~ ~___. ~-'~ Par: I '//~~a..__ `LL`'-~. ^ _ Dnwl[~ vemu raz ><ur~nsm[ or: SECTION F-F L-6 (aSav Yrlw A %OG OrEb atirn..u~ R/W 44R/W 8' 5'F/C 17' C/L 17' PSE A.C. PAVING -.2y r 2% I .. 2% -► .. - 2% AGGREGATE BASE STA SIDI STREET SECTION - 44' R/W N.S. PSE CURB, GUTTER, & A.B. CUSHION. R/W 46' R/W 8' 5' F/C 18' /L 18' F/C 5' 8' PSE j PSE A.C. PAVING 22 r 2%" I 2% -,► �- 2% . AGGREGATE BASE STANDARD CURB, GUTTER, SIDEWALK & A.B. CUSHION. STREET SECTION - 46' R/W LT.S. EXIS11NGiY OTHERS PROPOSED - ------ _- SUBDIVISION BOUNDARY-...._. -O-- S SANITARY SEWER AND MANHOLE -@ E3 -®-'___• - STORM DRAIN, MANHOLE & CURB INLET X ELECTROLIER - - - --�--- WATER MAIN & VALVE V Y FIRE HYDRANT i WATER MAIN BLOW -OFF ELECTROLIER PRIVATE LANE - 20' WIDE LOTS 30&31 PROPOSED LAND USE SUMMARY PARCEL NO. FUTURE LAND USE A PUBLIC ACCESS EASEMENT JOINT ACCESS EASEMENT PRIVATE SANITARY SEWER EASEMENT PUBLIC UTILITY EASEMENT B PRIVATE LANDSCAPE PARCEL Y PRIVATE LANDSCAPE PARCEL PUBLIC 1,.2E EASEMENT SITE _Ma Li L2 Q t o_ Ml + L2 L5 M2 N ONE W L3 H DRIVE L4 L5 M3 KEY MAP xls A- 4 E�V CITY 11110 LIW \ I DUBLIN � PLEASANTON VICINITY MAP I-580 \pp< 3 ell 9p•:^ _ix C. F- Z z Y 2 W VILLAGE L6 LOCATION a,N WITHIN DUBLIN RANCH Z b zv z TENTATIVE MAP NOTE~S:. 1) APPLICANT, SHEA HOMES z 2155 LAS POSITAS COURT, #T W I' LIVERMORE, CA 94550 (925) 373-2525 > a CONTACT' KEVIN PETERS 2) ENGINEER, MACKAY & SOMPS 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA 94588 (925) 225-0690 CONTACT, DAVE CHADBOURNE 3) GEOTECHNICAL BERLOGAR GEOTECHNICAL CONSULTANT ENGINEER, 5587 SUNOL BOULEVARD PLEASANTON, CA 94566 (925) 484-0220 CONTACT: FRANK BERLOGAR 4) LEGAL DESCRIPTION = LOT 116 OF TRACT 6960 5) AREAS SUBJECT TO INUNDATION, NONE 6) AREA, 24. 9± ACRES 7) ASSESSOR'S PARCEL NUMBER, PORTIONS OF APN: 985-2-3-4 985-3-3-8 o L 8) WATER/SEWER SYSTEM TO BE INSTALLED IN CONFORMANCE WITH =� DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) STANDARDS, 9) DRAINAGE TO BE INSTALLED IN CONFORMANCE WITH CITY OF DUBLIN STANDARDS. 10) GAS & ELECTRICITY TO BE INSTALLED IN CONFORMANCE WITH PACIFIC GAS & ELECTRIC STANDARDS, 11) TELEPHONE TO BE INSTALLED IN CONFORMANCE WITH PACIFIC BELL STANDARDS. V W 'C 12) STREET IMPROVEMENTS PER CITY OF DUBLIN STANDARDS AND N I P. D. 95-30, STREETS TO BE PUBLIC. 13) EXISTING ZONING, P. D. SINGLE FAMILY RESIDENTIAL (P. D. 95-30) w Z 0 14) EXISTING LAND USE, VACANT W 15) PROPOSED LAND USE: SINGLE FAMILY RESIDENTIAL - 117 LOTS H 16) CONTOUR INTERVAL IS AS SHOWN, THE ELEVATION DATUM IS PER ALAMEDA COUNTY BENCH MARKS, THE TOPOGRAPHY IS BASED ON Z C AERIAL FLIGHT DONE IN DECEMBER 1998, F w� 17) UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF -- W r a APPROVAL, LOCAL AGENCY APPROVAL OF THIS MAP SHALL CONSTITUTE i. AN EXPRESSED FINDING THAT THE PROPOSED DIVISION AND DEVELOPMENT // OF THE PROPERTY WILL NOT UNREASONABLY INTERFERE WITH THE FREE J AND COMPLETE EXERCISE OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(a)(3)(A)(I), 18) UTILITY SIZES AND LOCATION, STREET GRADES AND LOT DIMENSIONS ARE PRELIMINARY AND SUBJECT TO FINAL ENGINEERING DESIGN AND HOUSE PLOTTING, 19) DEVELOPER MAY RECORD ONE OR MORE FINAL SUBDIVISION MAPS ON THIS PROPERTY, 20) THREE PARCELS WILL BE OWNED & MAINTAINED BY THE COMMUNITY HOMEOWNERS ASSOCIATION, PARCEL 'A' IS FOR ACCESS TO OPEN SPACE, PARCEL 'Y'(PARCEL 'X' OF TRACT 6925) AS WELL AS A*JOINT .. . ACCESS EASEMENT (J. A. E.), PRIVATE SANITARY SEWER EASEMENT Z P. S, S. E. ) AND PUBLIC UTILITY EASEMENT (P, U. E. ) FOR LOTS 30 & 31. PARCELS 'B' & 'Y' ARE PRIVATE LANDSCAPE PARCELS, 21) BUILDING SETBACKS ARE ESTABLISHED BY P.D. 95-30, o • 22) ALL SEWER AND WATER MAINS ARE 8' UNLESS NOTED, W ALL STORM DRAINS ARE 18' UNLESS NOTED, oII W Pk 23) PARCEL 'B' MAYBE COMBINED WITH THE ADJOINING CITY OF PLEASANTON A PARCEL (OR A PORTION THEREOF) FO FUTURE WAT •-. LI of Di' Z 2 PLANN�NC�i�rss�o�/ A ,quGur /o /999 PA 99-6129 1 Q�iOFESStpy Reseutiofl D �lllG//Sr/ q9 Fo •iEMP I SHEET 1 0 40 80 160 Q- k• F` ER TH C ❑N ❑F 4 � I SCALE:1"=80' rn �' � m it �+ OFCALI� Civtt P JAMES F, TEMP TON JR. LICENSE EXPIR TI❑N DAT R.C.E. 3 31/00 61 19106-0 GENERAL NOTES: LEGEND 1. THE FACILITIES SHOWN ON THIS PLAN ARE DESIGNED TO CONTROL 5. INLETS NOT USED IN CONJUNCTION WITH EROSION CONTROL TO BE SEDIMENT DURING THE RAINY SEASON, OCTOBER 1 TO APRIL 15 AFTER BLOCKED UNLESS THE AREA DRAINED IS UNDISTURBED OR STABILIZED. PROPOSED - ROUGH GRADING HAS BEEN COMPLETED. MEASURES ARE TO BE - - OPERABLE PRIOR TO OCTOBER 1ST OF ANY YEAR GRADING OPERATIONS 6. ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED UNTIL HAVE LEFT AREAS UNPROTECTED FROM EROSION. DISTURBED AREAS ARE STABILIZED. CHANGES TO THIS EROSION - _ _ - " " SUBDIVISION BOUNDARY CONTROL PLAN SHALL BE MADE ONLY WITH THE APPROVAL OF OR AT -�-- i-^ STORM DRAIN, MANHOLE &' CURB INLET 2. MAINTENANCE IS TO BE PERFORMED AS FOLLOWS: THE DIRECTION OF THE CITY ENGINEER. A. REPAIR DAMAGES CAUSED BY SOIL EROSION OR CONSTRUCTION AT - 7. SEDIMENT BASINS SHALL BE CLEANED OUT WHENEVER SEDIMENT x TC 518.0 TC GRADE THE END OF EACH WORKING DAY. REACHES THE SEDIMEN7_ "EA''T LEVEL. B. SWALES SHALL BE INSPECTED PERIODICALLY AND MAINTAINED AS P523.5 PAD GRADE REQUIRED. 8. ! THIS PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING C. SILT FENCES, BERMS AND SWALES ARE TO BE INSPECTED AFTER CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS. EACH STORM AND REPAIRS MADE AS NEEDED. VARIATIONS MAY BE MADE TO THE PLAN IN THE FIELD SUBJECT TO THE APPROVAL OF CITY. D. SEDIMENT SHALL BE REMOVED AND SEDIMENT TRAPS RESTORED TO - ORIGINAL DIMENSIONS WHEN SEDIMENT HAS ACCUMULATED TO 9. ALL PADS ARE TO BE BERMED (PER DETAIL) TO PREVENT RUNOFF. WITHIN ONE FOOT OF OUTLET ELEVATION. E. SEDIMENT REMOVED FROM TRAP SHALL BE DEPOSITED IN SUITABLE 10. STREET GRADES ARE 1% UNLESS OTHERWISE NOTED. AREA AND IN SUCH A MANNER THAT IT WILL NOT ERODE. 11. SHADING INDICATES AREAS TO RECEIVE FILL. 3. DURING THE RAINY SEASON, ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE MAINTAINED 12. THIS GRADING PLAN ANTICIPATES A BALANCE BETWEEN CUT AND FILL. SO AS TO MINIMIZE SEDIMENT . LADEN RUNOFF. TO ANY .STORM DRAIN . NO IMPORT OR EXPORT IS ANTICIPATED.. SYSTEM. 13. THE GRADING SHALL BE CONF.,.:MANCE WITH THE CITY OF DUBLIN'S 4. CONSTRUCTION ENTRANCE TO BE PROVIDED AT EACH VEHICLE ACCESS GRADING ORDINANCE UNLESS OTHERWISE APPROVED. POINT TO EXISTING PAVED STREETS. 14. THE INTENT OF THE PRELIMINARY GRADING PLAN IS TO SHOW THE PROPOSED GRADING FOR THE PROJECT. THE PROPOSED GRADES ARE SUBJECT TO FINAL ENGINEERING DESIGN AND CITY REVIEW AND APPROVAL. 15_ „ALL GRADING IS TO BE ACCOMPLISHED PER THE RECOMMENDATIONS OF .S \ LLo 0 LO J A SOILS RT AND UNDER THE OBSERVATION OF THE SOILS ENGINEER, 16. ALL LOTS WILL DRAIN TO TH - A 17. EXISTING CONTOUR INTERVAL IS AS SHOWN. t 18. SLOPES WITHIN LOT AREAS ARE TO BE GRADED AT -A GRADIENT NOT TO EXCEED 2:1 (HORIZONTAL TO VERTICAL). 19. ALL TREES TO BE REMOVED UNLESS OTHERWISE NOTED. 20. SEE -SHEET ONE FOR STREET SECTIONS. I- ' .... X(/5,7) MIN. PLAN NOTES 1. THE ENTRANCE SH41L BE M4INTAINED IN A CONDII7ON Ti/AT WILL PREVENT TRACK/N6' OR FLOMNG OF SEPIMENT ONTO PU&IC RIGHT -OF --WAYS THIS MY REQUIRE TOP ORLS'S/Nfn REPAIR AND(W CLEANO(/T at ANY A/EASf/RES USED TO TRAP SEDIMENT. 2. WHEN N£CESS4R); WHEELS SHALL BE CLEWED PRIOR TO £7WM E ONTO PC/BLIC RIGHT -at -WAY TEMPORARY t7L� J NT/EN WA EN SHING S REQUIRED, IT SHALL BE GRAVEL EL DONE ON AN AREA STABL/Zm WRH CRI/SHED STONE THAT LWMNS INTO AN AAPROV£D CONSTRUCTION Sm/MENr TiLIP oR sEawENT e4Sw ENTRANCE EXIT -' }' t� �� 1�� f //' i \ \\ \ FRONT SLOPING PAD FRONT PL NTS • 1� \ �> / / % i \ \ C MPACTION AREA VARIES REAR YARD 1 _ 4 � ) % 1 : 7� _ ��� ` r TYPICAL LOT SECTION ' 10 \} N.T.S. I _ RAP SIZE BASED ON 60 SQ. FT./ACRE KICK at .%DEwax A Aral 84Sw 2X4 HOOD STUD 84CK OF CURB CavcRnE BLOCK ca7B MUT ,. WIRE SCREEN a4`J FKTER FABRIC A COKMETE Black rJ/4"�LS46VCR4kfl PLAN VIEW (2a n,) POMWW HE/alT - ---_-- .6VERFLOw ccwCRETE' BLOCK '-W/RE SCREEN a7ER FABR/C C47LYf g4 r C STUD 2X4 WOOD (100X50 0/BE 1R STUD) _ . NOTE 1. USE BLOCK AND GR4VEL 7YPE SEDIMENT BMW/ER WHEN CURB INLET IS LOCAIEO IN SECTION A — A GENRY SLOPING STREET SEGMENT, WHERE WATER C4N POND AND ALLOW SEDIMENT 70 SPAAATE FROM RUNOFF. 2. BARRIER SH411 ALLOW FOR 0✓ERFLOW FROM SEVERE STORM EYENr. I CURB INLE 3 INSPECT 54RRIERS AND REMOVE SmM n.'r SEDIMENT BA. AFTER EACH S70RM EVENT. SEDIMENT AND sTeEREMowFnaumE m4WLEMuO WAY AW Y. (BLOCK & GE TOP OF INLET AT TIME TRAP IS BUILT 2' MIN. STREET SUBGRADE CONSTRUCT 4" DIA. WEEPHOLE WITH RCP 1 CU. FT. SACKED FILTER MATERIAL SECTION A -A - NTS PL WIDE BENCH 1_ PAD yr I - / fl TYPICAL FINISHED LOT GRADING I (- N.T.S. -v FUTURE TRACT 6957 < /- - _ • - ,.- -,--n, ,-�.� �..;...�.. r.... ; , .e.--*,�,»ti^ -'�F.:, a•. - z .i--- --�. ' } 7 `�Ucvl*wrr,Z"' •-ti. F•js "i / 1 y ,. , �. s.7<'-;. , ,.try: , a. • ,.;. �, - - ,. <:. , a ,. i -: . a ,.-, ' '7 .� �.^�. �,,x. a i.:fi: � \ �' f \ - 9 s x s 8 sr . { r� , \\ 6.0 � � x ,., =s"\ •._ I �x1 . ; ' .,`-e-.r'�.�„wi�-' 1��'�"'+•r'4 �" ', /� - o '�� � i tf•"R I�f� s"` �' � j �Y \ \ 51g / j \ 1 �� 70526.0 '- 1GX. _ TC5 0523.0 - -�' 1 i 0 /1 y t \ .- 'i 1 NOT A PAR F i v 1 \ a P` .a 43 44} 4�J'r a i` 1 f r! ` t� { \\, \ \\\\\\ PW6.9 PS26:a �g "J 1 �/ 1 \� 1 f / ��'/ / -- -------- — ///� i ��_,._-, = PAD NAT UN[ SECTION F -F N.T.S. 7-26-1999 petet P:\16034\6961-16\qp-prell.dwq o ro a w UJ Z CZ.O Y occnn000 -C-I-' 00 Z Ic w� (nN Oz I Z g0 • (SrZ'' z zz a g • W U z z C W 0 J N vo. co 6 SECTION B - B � F N.T.S. Z.) PL Vi PAD 2:1 SLOPE - NROUND ^ W 1��.1 fly Q SECTION C - C. . ... N.T.& .. J + III BENCH BY TR. 6956 - PAD PAD 01�-4I -_--'/rye "2\ BY TR. 6956 .1 A II NATURALj GROUND i+l SECTION D - D - N.T.S. - PAD PL BERM HEIGHT VARIES -SEE PLAN I r C) a h Z '\CONCRETE DITCH O SECTION E - E E 0 40 80 160 SCALE:1" =80' SHEET 2 OF: - _ 19106-0 n !1 n n n '- n T } v C L 1 Fi 8' g• F� 17' ft. 17' PSE A.C. PAVING AGGREGATE BASE STREET SECTION - 44' R/W N.T.S. PSE CURB. GUTTER, & A.B. CUSHION. R/W 8' PSE PSE CURB, GUTTER, & A.B. CUSHION. Pt P/L 1�`FRONT20' ARD F/C 18' F/ PAD 1' MIN. 2X-► GROOVE CONCRETE PRIVATE LANE - 20' WIDE LOTS 30 & 31 N.TS. ttsTh* 4. CM Lmu LDE SITE DUBLIN $ WN-M MU"ARD I -me �gq Q PLEASANTON VICINITY MAP RTI rn •rn I a r xll • bJilil 0 (/) Z 0 W Z 0 0 0 ?o VILLAGE L6 LOCATION WITHIN DUBLIN RANCH z ' east' e `; eo Z g "ThNATVE MAP _ NOTES: 5! z �I wU 1) APPLICANT: SHEA HOMES 2155 LAS POSITAS COURT, #T W LIVERMORE, CA 94550 (925) 373-2525 . CONTACT: KEVIN PETERS " a 2) ENGINEER; MACKAY & SOMPS 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA 94588 (925) 225-0690 CONTACT, DAVE CHADBOURNE 3) GEOTECHNICAL BERLOGAR GEOTECHNICAL CONSULTANT ENGINEER, 5587 SUNOL BOULEVARD PLEASANTON, CA 94566 (925) 484-0220 CONTACT: FRANK BERLOGAR 4) LEGAL DESCRIPTION = LOT 116 OF TRACT 6960 5) AREAS SUBJECT TO INUNDATION, NONE 6) AREA, 24,9± ACRES 7) ASSESSOR'S PARCEL NUMBER: PORTIONS OF APN; -- 985-2-3-4 985-3-3-8 D E U 8) WATER/SEWER SYSTEM TO BE INSTALLED IN CONFORMANCE WITH DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) STANDARDS. Q) 9) DRAINAGE TO BE INSTALLED IN CONFORMANCE WITH CITY OF �I DUBLIN STANDARDS. I 10) GAS & ELECTRICITY TO BE INSTALLED IN CONFORMANCE WITH Q PACIFIC GAS &=Et,ECTRKC STANDARDS-,- •� ,. a I=, 11) TELEPHONE TO BE INSTALLED IN CONFORMANCE WITH PACIFIC BELL STANDARDS, V y v 12) STREET IMPROVEMENTS PER CITY OF DUBLIN STANDARDS AND - P. D. 95-30, STREETS TO BE PUBLIC. J 13) EXISTING ZONING; P. D. SINGLE FAMILY RESIDENTIAL (P. D. 95-30) 14) EXISTING LAND USE; VACANT W E 15) PROPOSED LAND USE; SINGLE FAMILY RESIDENTIAL - 117 LOTS r --r H. 16) CONTOUR INTERVAL IS AS SHOWN, THE ELEVATION DATUM IS PER z ALAMEDA COUNTY BENCH MARKS. THE TOPOGRAPHY IS BASED ON Io AERIAL FLIGHT DONE IN DECEMBER 1998. Cl) A 17) UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF W APPROVAL, LOCAL AGENCY APPROVAL OF THIS MAP SHALL CONSTITUTE 23) PARCEL 'B' MAYBE COMBINED WITH THE ADJOINING CITY OF PLEASANTUN PARCEL (OR A PORTION THEREOF) FOR A FUTURE WATER RESERVOIR. LEGEND. EXISTING/BY OTHERS PROPOSED PROPOSED LAND USE SUMMARY ------- ••� SUBDIVISION BOUNDARY ........................ -._ . - i ---0~- ---S- SANITARY SEWER AND MANHOLE PARCEL NO. FUTURE LAND USE g MANHOLE CURB Sli ��� (.}--�- STORM DRAIN, & INLET A PUBLIC ACCESS EASEMENT p� 99 D ( �( ELECTRouER JOINT ACCESS EASEMENT -----�----- -- WATER MAIN & VALVE PRIVATE SANITARY SEWER EASEMENT ( �`-+ V Y FIRE HYDRANT PUBLIC UTILITY EASEMENCEL -w-g9 6 i WATER MAIN BLOW -OFF Y PRIVATE LANDSCAPE PARCEL 29.OFESSIO/fr 'PUBLIC ACCESS EASEMENT 0 40 80 160 �< 'cE.MP G� P EPARED ER TH C ON OF SHEET 1 SCALE 1"=80' No IL1 -45 s OFCAU LICENSE EXPIR TION DAT 803/31/00061 191O6 -O 9 etet PI\16034\6961-16\tm-6961.dw GENERAL NOTES: LEGEND 1. THE FACILITIES SHOWN ON THIS PLAN ARE DESIGNED TO CONTROL 5. INLETS NOT USED IN CONJUNCTION WITH EROSION CONTROL TO BE s7E>:L aR SEDIMENT DURING THE RAINY SEASON, OCTOBER 1 TO APRIL 15 AFTER BLOCKED UNLESS THE AREA DRAINED IS UNDISTURBED OR STABILIZED. 1NJO° POST PROPOSE© ROUGH GRADING HAS BEEN COMPLETED. MEASURES ARE TO BE ArrA`x'sz.T£a FA r To uPsrn£Au OPERABLE PRIOR TO OCTOBER 1ST OF ANY YEAR GRADING OPERATIONS 6. ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED UNTIL HAVE LEFT AREAS UNPROTECTED FROM EROSION. DISTURBED AREAS ARE STABILIZED. CHANGES TO THIS EROSION - - - - - - SUBDIVISION BOUNDARY CONTROL PLAN SHALL BE MADE ONLY WITH THE APPROVAL OF OR AT - v 2. MAINTENANCE IS TO BE PERFORMED AS FOLLOWS: THE DIRECTION OF THE CITY ENGINEER. - {i}--1--^ STORM DRAIN, MANHOLE & CURB INLET A. REPAIR DAMAGES CAUSED BY SOIL EROSION OR CONSTRUCTION AT 7. SEDIMENT BASINS SHALL BE CLEANED OUT WHENEVER SEDIMENT SA' WtH THE END OF EACH WORKING DAY. , x TC 5180 TC GRADE REACHES THE SEDIMENT CLEANOUT LEVEL s T.Sa AMA7MUM SPACYAG ,r Ur wTT su aORr FENCE . B. SWALES SHALL BE INSPECTED PERIODICALLY AND MAINTAINED AS P523.5 PAD GRADE REQUIRED. 8. THIS PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING synz soon posT C. SILT FENCES, BERMS ANDREPAIRS SWALES ARE BE INSPECTED AFTER CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS. - (TON E EACH STORM AND MADE AS NEEDED. HS VARIATIONS MAY BE MADE TO THE PLAN IN THE FIELD SUBJECT TO Pp act x m H50hT THE APPROVAL OF CITY. now D. SEDIMENT SHALL BE REMOVED AND SEDIMENT TRAPS RESTORED TO L ( ORIGINAL DIMENSIONS WHEN SEDIMENT HAS ACCUMULATED TO 9. ALL PADS ARE TO BE BERMED (PER DETAIL) TO PREVENT RUNOFF. flow 9' MAX WITHIN ONE FOOT OF OUTLET ELEVATION. 225mm ' E. SEDIMENT REMOVED FROM TRAP SHALL BE DEPOSITED IN SUITABLE 10. STREET GRADES ARE 1% UNLESS OTHERWISE NOTED. AREA AND IN SUCH A MANNER THAT IT WILL NOT ERODE. � 7r Alav 11. SHADING INDICATES AREAS TO RECEIVE FILL.(L:)4 / (.7OOmm) 3. DURING THE RAINY SEASON, ALL PAVED AREAS SHALL BE KEPTt-CLEAR I_ OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE MAINTAINED 12. THIS GRADING PLAN ANTICIPATES A BALANCE BETWEEN CUT AND FILL. �T 7W°RH cow,iiccIw SO AS TO MINIMIZE SEDIMENT LADEN TO ANY DRAIN NO IMPORT OR EXPORT IS ANTICIPATED.. . .RUNOFF. .STORM Tswca mnaIflThflAnnN wrLxour-Tnrrcar� SYSTEM. 13. THE GRADING SHALL BE IN CONFORMANCE WITH THE CITY OF DUBLIN'S A EF PucED ON 4. CONSTRUCTION ENTRANCE TO BE PROVIDED Al EACH VEHICLE ACCESS GRADING ORDINANCE UNLESS OTHERWISE APPROVED. CONTOURS ra MAnwe PON°mc EMOENcY. T° SnaLE - - POINT TO EXISTING PAVED STREETS. 2. SECT AND REPAR FENCE AFTER EACW S70RM EYEHi SEDIMENT WHEN _ AMD RfMovE 14. THE INTENT OF THE PRELIMINARY GRADING PLAN IS .TO-,SHOW.THE PROPOSED RE7i�AAMEHDEO S GE GRADING FOR THE PROJECT. THE PROPOSED GRADES ARE SUBJECT TO FINAL J. REMOVED SEV/M£NF.srMLL B£DDFVSR£D SILT FENCE ENGINEERING DESIGN AND CITY REVIEW AND APPROVAL. .. N" S,7rA,OW51 Y STAS/UZ£D. 15. ALL GRADING IS TO BE ACCOMPLISHED PER THE RECOMMENDATIONS OF A SOILS REPORT AND UNDER THE OBSERVATION OF THE SOILS ENGINEER. CULOTS WILL BRAIN TO TI c ,ADJACENTrSTREET _� .. 17. _ EXISTING CON UkikIlVAL 1S AS SHOWN. A 18. "SLOPES WITHIN LOT AREAS ARE TO BE GRADED AT A GRADIENT NOT TO EXCEED 2:1 (HORIZONTAL TO VERTICAL). 19. ALL TREES TO BE REMOVED UNLESS OTHERWISENOTED. 20. SEE SHEET ONE FOR STREET SECTIONS. - C 0 1 j LCO1 fl -Jo 7-26-1999 *$I EXCEED D° .2% 2% oR C e£n1ER RaAomar F27M FABRIC SECTION A — A Nk7TE S .4W RICE3; SAAYAS4GS SP@LWAY SANDBAGS Sm1W B4L5 - ..... OR CaVYlNUOUS BERM OF ... DR OTHER APP/POt¢D METHODS ElXINELENr HEIGHT TO CH4,VAC E RUAY)FF 70 . B4SAY AS REOUARED. SUPPLY WATER S, ARY W9IEELS /F NESSCEIRY a ' ' CGYIRSE A=k MIN. B" (ISmnm) T2' ) `el _ThWCE I- 50• (TSm) &W. PLAN NOTES 7. THE EMRMCE SFMLL BE AMPIDIA'W /N A CA%O71ON 7NMT WLL PRfYNw TRACKING OR FLOATNO OF SEDIMENT ONTO PUac R/ONT-OF-WAYS ETA's M4Y REQUIRE TOP DRESSING REPAIR AN°/O4 CL£ANOUT GC ANY MEASURES USa) TO TRAP SEDIMENT. 2 JNS Nscnzs RY WN,1≤ES SHALL BE CLEANED PRIOR ID EN7R9NCE ONTO PJBLc ,WG+r-OF WAY. TEMPORARY 3. WHEN WAS,A•Nc /S REOU/RED ? SHALL BE GRAVEL IE SToOE av NETH4AN ARE4 rDRANS# aavw°` 'P`�RovE'n�'E° CONSTRUCTION ® SEDIMENT TRAP OR SEV. 'r S4SW ,ENTRANCE/EXIT 2AP SIZE BASED ON 30 SQ. FT./ACRE N\Qs \ \ STORM INLET SEDIMENT TRAP J\G��r� �I r `` C (� ���,L i ` ,l%j•, l� \\ \\ \1 \� R/w YARD TO REAR PL J��%� i / \ COMPACTION AREA VARIES REAR YARD rR JJRr TYPICAL LOT SECTION II.T.S. lt, —�- NU Zs RL.7ER sqRExRgERORS/ L -A CONCRETE BLOCK 314'o z 4ov cR*a PLAN VIEW (20mm) -• P()NU9At; HE16VT __ __ 1 OKIRF20W CA4GRC7E BLACK -- `,[:'"�rv<= ❑ CURB AUT T^. GTLYI ENS/N 2X4 W000 $TUB \ (700X50 DMBER 57UO)... NOTE5• T. USE BLOM AND CPAVEL 7TPE SEDIMENT RIRR/£R WHEN CURB MEET AS LOGTFD AV OENTLr SCOP/Nc smEET 51CMENT WE SECTION A - A WATER CAN POYD AND ALLOW SEDMENT TO SEPARATE FROM RUNOFF. 2. B4RR/ER SHALL ALLOW FOR OVERFLOW FROM SEVERE STORM EWNT. I CURB INLE 3. INSPECT BARRIERS AND RED/OYE SED1A/ENT AFThW D EATS R D SEDIMENT BA TR4Y£LED WAY IAIMED/ATELY. (BLOCK & GE -?% PAD TYPICAL FINISHED LOT GRADING N.T.S. V FUTURE TRAcT 6957 PL PROPERTY TO I CONFORM �7rTOP OF BANK PAD...r..,, TOP OF INLET AT TIME TRAP IS BUILT 2 MIN. STREET SUBGRADE CONSTRUCT 4" CIA. WEEPHOLE WITH RCP 1 CU. FT. SACKED FILTER MATERIAL SECTION A -A NTS 30' WIDE 3;1j M � _ m Z m W Z } p Yii - p N C3 p O -- a CD SECTION B - B y F N.T.S. PLC � W I.V Fr1 PAD 2:1 SLOPE �"-- ROUND rrr�.11 IITI BENCH BY TR. 6956 Z PAD ~ ? PAD 6956 ^ A a NATURAL GROUND - �-,� SECTION SECTION D - D - N.T.S. PL BERM a VARIES -SEE PLAN I -a Iit I i I SECTION E - E N.T.S. I_ W O w12 171 1........................... 0 40 80 160, SCALE:1"=8O' N ..-GROUND SHEET 2 �� ESIG D TH RVISION OF: N.T.S. * FIVAUF3 BY: JAMES F. MP T J #43061 EXPIRES: MAR H 31, 00 19106-0