HomeMy WebLinkAbout12-23-1997 PC AgendaPLANNING COMMISSION
Regular Meeting - Dublin Civic Center Tuesday - 7:00 p.m.
100 Civic Plaza, Council Chambers
December 23, 1997
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS - December 9, 1997
ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning
Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take
place on any item which is NOT on the Planning Commission Agenda. The Commission may respond
briefly to statements made or questions posed, or may request Staff to report back at a future meeting
concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a
matter of business on a future agenda. Any person may arrange with the Community Development Director
(no later than 11:00 a.m., on the Tuesday preceding a regular meeting) to have an item of concern placed on
the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1
Dublin Ranch Phase I Vesting Master Tentative Map - The applicant has
requested that this project be continued to the January 13, 1998 meeting.
8.2
PA 97-036 Summer Glen Planned Development Rezone, Tentative Tract Map
and Site Development Review. The applicant is requesting a Planned
Development Rezone and Development Agreement to place 347 single family
dwellings on approximately +70 gross acres. The project is located North of
Central Parkway, West of Tassajara Creek, and South of Gleason Drive
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT FOR DECEMBER 23, 1997
PROJECT: PA 97-036, Summer Glen
PREPARED BY: Dennis Carrington, Senior Planner
Michael Porto, Planning Consultant
DESCRIPTION: Request for a Tentative Map, Site Development Review, and PD Planned
Development Rezone to allow a residential project consisting of 347
single-family detached dwellings consisting of three (3)product types on
65.51 gross acres, excluding a 10-acre school site: a) Product A - 109
two-story units ranging in size from 1,640 to 2,040 square feet; b)
Product B - 150 one and two-story units ranging in size from 2,088 to
2,576 square feet; and c) Product C - 88 two-story units ranging in size
from 2,708 to 3,044 square feet. Lot sizes vary, as discussed below, for
each of the three product types. The proposed project is located within
the Eastern Dublin Specific Plan Area.
RECOMMENDATION: Adopt Draft Resolution (Exhibit B) for PA 97-036, Summer Glen,
recommending City Council approval of the Planned Development
Rezone; and Adopt Draft Resolution approving the Tentative Map and
Site Development Review(Exhibit C) for PA 97-036, as recommended
by Staff
BACKGROUND:
The project site is part of the larger 800+acre property, known as the Santa Rita Property,
owned by the Alameda County Surplus Property Authority. It was formerly was used for agricultural
and storage purposes and by the U. S. Army for military uses. The County last used the project site
area as a hospital. The Eastern Dublin General Plan Amendment and Specific Plan were approved by
the City Council on May 10, 1993. Adoption of these plans designated the project site for Low,
Medium, and Medium-High Density Residential as well as Industrial uses on both the General Plan
and the Eastern Dublin Specific Plan. A Specific Plan Amendment was approved which configured
land uses as they currently are proposed for development with the Industrial designation being
assimilated into other Santa Rita properties. All structures from previous uses have been removed,
with exception of a few streets remaining from the Camp Parks Reserve Forces Training Area.
COPIES TO: Applicant
Owner
PA File
ITEM NO. 8.,k
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DEVELOPMENT AGREEMENT
The Development Agreement is under preparation at this time and is expected to be presented
to the Planning Commission and City Council for consideration in January or February 1998. For the
purposes of this application,the Development Agreement is not being considered at this time.
However,all approvals currently under consideration are subject to approval of the Development
Agreement.
ANALYSIS:
PLANNED DEVELOPMENT
The Planned Development District is to be established to provide for and regulate the
development of the Summer Glen Subdivision. Section 11.2.7 of the Eastern Dublin Specific Plan
requires that"Planned Development Plans"be prepared in greater detail than the Specific Plan,in
keeping with Zoning Ordinance requirements(Sections 8-31.0 to 8-31.19 and Section 8-57.0). The
plan must show the location and arrangement of all proposed uses,specify the circulation system,
define parcels,refine the development standards,specify the infrastructure requirements and their
sequencing,reflect the applicable mitigation measures of the EIR,and include master neighborhood
landscape plans. Planned Development plans must be consistent with the Dublin General Plan,as
amended by the Eastern Dublin Specific Plan.
This application proposes to change 75.51 gross acres of the old zoning category(PD Business
Park Industrial)to PD Residential,including a 10-acre school site and 347 dwelling units on 65.51
acres. For the purposes of this project,the Land Use and Development Plan required by the Ordinance
is represented by the written statement supplied by the Applicant and by Exhibit A which includes the
Tentative Map,the Site Development Plan,the Preliminary Landscape Plan,Architectural Plans and
Elevations,and a reduced site plan showing residential product type by phase. Exhibit D describes the
proposed Planned Development Standards for this project site.
SITE DEVELOPMENT REVIEW
The Eastern Dublin Specific Plan requires that Site Development Review occur at the Tentative
Map stage. The purpose of the Site Development Review process is to promote orderly,attractive,and
harmonious site and structural development. It addresses building location,architectural and landscape
design and theme,vehicular and pedestrian access,on-site circulation,parking,and traffic impacts.
A. Architecture—Description of Residential Product
The single-family residential dwelling units will conform to architectural plans prepared by the
KTGY Group Architects dated received November 18,1997 by the City of Dublin Planning
Department described and summarized in Exhibit E.
2
B. Plotting Plan
The plotting of each product by floor plan is shown on each residential lot as part of the Site
Development Plan(Exhibit A-2). The project is designed with Product A(at the greatest density)in
two locations-1)east of Hacienda Drive,and 2)west Central Parkway. Product B,which makes up
the most of the units in this project,back onto Gleason Boulevard. Product C on the largest lots,
comprises the area nearest Tassajara Creek.
C. Phasing
The homes are proposed to be constructed in two phases as shown on page 2 of Exhibit A-1
which is a reduction of the project site showing the proposed residential products by phase. Phase I is
located in the southerly section of the project along Central Parkway,"S"Street,and Tassajara Creek.
Phase II is located in the northerly section of the project along Hacienda Drive,Gleason Boulevard,
and Tassajara Creek.
PRODUCT PHASE I* PHASE II TOTAL
Product A 53 56 109
Product B 57 93 150
Product C 42 46 88
TOTAL 152 195 347
*Phase I figures includes 10 model homes and 3 residential lots used as parking areas adjacent to the
models that will be sold or built following the sell-off of Phase II.
A Condition of Approval requires that,if occupancy is requested to occur in phases,then all
physical improvements within each phase will be required to be completed prior to occupancy of units
within that phase except for items specifically excluded in an approved Phased Occupancy Plan,or
minor work items approved by the Director of Community Development. This requirements is to
ensure that homeowners have adequate vehicular access and that no units are occupied until the
adjoining area is finished,safe,provided with all reasonably expected services and amenities,and
completely separated from remaining additional construction activity. An additional constraint on
phasing is discussed under noise mitigation,as follows.
D. Noise Mitigation
An acoustical analysis performed for Alameda County Surplus Property Authority Santa Rita
Properties included several requirements to ensure that residences in the project meet City noise
standards. These requirements have been incorporated into conditions of approval. Specific insulation
standard will be required for the units closest to Gleason Boulevard and Hacienda Drive in addition to
an 8-foot sound attenuation wall along these streets discussed further,below.
A condition or mitigation measure applicable to this project was approved with the Eastern
Dublin Specific Plan and holds significance to both noise mitigation and the constraints on phasing.
This condition requires relocation of the County Sheriff's firearms range prior to construction of any
3
residential units within 400 feet of Gleason Boulevard. Phase I is located outside of the distance limits.
However,the commencement of construction of any Phase II units would be dependent upon
satisfaction of this condition.
E. Parking/Streetscape
The project design is based on a"neo-traditional"concept with pedestrian-friendly objectives.
Elements include a narrowing street to slow down and disperse traffic,siting landscape elements closer
to the street parkways,and providing front porches to encourage outdoor activity in the front yards of
homes. Examples of the elements used are:
a. Courts,Cul-de-Sacs and Curvilinear Streets-Courts,cul-de-sacs and curvilinear streets
have been designed thereby creating a more diverse visual impact and discouraging
short-cuts through the neighborhood by area-wide traffic,as well as enhancing safety.
The Product A units are served by private streets with less than the standard right-of-
way widths required to serve as a city street. Decorative colored and/or stamped
concrete pavement will be installed at the entrances to the private streets within the
project.
b. Parkway Planting Strips-Parkway planting strips have been situated between the curb
and the sidewalk along nearly all internal residential streets and along all three streets
bordering Gleason Boulevard,Hacienda Drive,and Central Parkway. The planting
strips allow landscaping and street trees which create a vertical visual element,as well
as shade in years to come.
c. Guest Parking-Guest parking is provided in clustered areas on the private streets
serving Product A. These areas are delineated by tree wells extending approximately
five feet into the street from the curb,and 2 elliptical median tree wells,which also
serve the purposes of neo-traditional design of slowing down traffic. Court streets with
21-foot right-of-way shall be red-curbed with posted no parking.
d. Emergency Vehicle Access Rights-of-Way-Four areas have been developed for
emergency vehicle access: 1)between Streets"M"and"0," 2)between Gleason
Boulevard and Way"K,"and 3)between Street"S"and Streets"H"and"I." The
Gleason Boulevard access is provided with a 15'maintenance road,which also connects
to the 5-foot creekside trail,with bollards at each end to discourage ordinary vehicle
access. The others are equipped with turf block ranging in width from 12'to 14'and a 4'
or 5'pedestrian path with chains or other barricades to deter improper vehicle access.
F. Landscaping/Linear Park
The Site Plan and Preliminary Landscape Plan provide for a wide variety of street trees,shrubs,
vines,perennials and ground covers. A Condition of Approval requires the submittal of a Final
Landscape and Irrigation Plan prior to the issuance of building permits. Street trees must be of a
minimum 15-gallon size. Exact tree locations and varieties and shrub,vine,espalier,and groundcover
4
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varieties will be reviewed and approved by the Director of Community Development. The Final
Landscaping and Irrigation Plan must conform to the City's Water Efficient Landscape Ordinance.
Tassajara Creek will be improved in the spring of 1998. Improvements will include increasing
its flood control capabilities and enhancing its features for recreation and wildlife purposes. A single-
loaded roadway along the creek corridor has been designed to maximize views for pedestrians and
from autos and from homes oriented toward the creek corridor.
a. Creekside Trail-The west side of Tassajara Creek has been designed to take advantage
of a natural open space feature through the development of a creekside park. A 15-foot
wide trail,also serving as a maintenance road,will parallel the west bank. The park will
include both natural and introduced trees and shrubs. A pedestrian bridge is proposed to
cross the creek near the intersection of Street"S"and Way"K." Other than for five feet
of right-of-way behind the curb of Way"K,"the Applicant/Developer will not directly
be responsible for improvements comprising the creekside trail. A separate parcel will
be created for right-of-way area adjacent to the creek to accommodate utility easements
and billing for maintenance charges,as needed.
b. Linear Park-A linear park of common open space will be developed along the north
side of Street"S"Street from Hacienda Drive to Tassajara Creek ranging in width from
40 feet 65 feet within the section across from the school site. An 8-foot wide
meandering path undulating over or through mounded landscaping will accommodate
pedestrians and bicycles. A decorative,textured,or colored concrete"rest stop"with a
bench and trellis will be provided in the section north of the school site.
Stamped/colored concrete paving across Way"K"will provide a visual element linking
the linear park with the local trail/maintenance road along the west side of the creek.
G. Recreation Center
A 2,195 sf recreation building,with a pool and spa,will be built along"S"Street between"F"
Street and Hibernia Drive. The recreation building includes a multi-purpose room with a fireplace,a
mini-kitchen,restrooms,and on-site parking. The building is designed with a hip roof structure,stucco
exterior with a cast stone accents along the building base near the entry,and window elements
complementary to those used for the homes. A landscaped patio area is situated between the rear of the
building and the pool. The location of the Recreation Center is shown on the Landscape Plan(Exhibit
A-3),and the design is shown on the Architecture-Building Plans and Elevations(Exhibit A-4).
H. Walls and Fences
a. Sound Attenuation Wall-Gleason Boulevard and Hacienda Drive shall have an 8-foot
sound attenuation wall between the residential lots and the right-of-way. The material will be pre-cast
concrete panels with pre-cast concrete columns consistent with the wall erected for the California
Creekside project
5
•
b. Recreation Center/Linear Park Buffer-Applicant/Developer is proposing a 6-foot wall,
of similar design to the sound attenuation wall,along the north side of the linear park adjacent to Street
"S"between recreation center the lots 62,83,and 180 and from the Recreation Center to Way"K"
along Tassajara Creek.
c. Sideyard Fences-A 6-foot solid wood fence,as shown in the detail provided with the
plans,shall be constructed between residential lots. Wooden fences that are 6-feet tall,designed with
an lattice panel along the top 18 inches of the fence,shall be constructed along sideyards adjacent to all
other streets. Rear yards abutting the linear park along Street"S"shall be provided with the linear park
buffer wall referenced above.
I. Maintenance of Open Space/Landscaping
The City generally is responsible for maintenance of landscaping within the rights-of-way of
streets that it accepts for dedication. Product A is served by private streets. The homeowners
association for the Product A units will be responsible for maintaining the streets,as well as all front
yard landscaping,parkways,and other landscaped areas within or along the private streets. Provisions
are being made to assure that the homeowners association for the Products B and C units will maintain
all parkway landscaping along the dedicated public rights-of-way. Prior to recordation of the Final
Map,the City will determine the most appropriate means of providing maintenance of open space and
landscaped areas and the method for calculating the associated recharge rates.
TENTATIVE MAP
The developer has submitted Tentative Map 6976 proposing to subdivide an existing parcel of
65.51 gross into 347 single-family lots and several parcels to be developed as landscaped and
recreation areas to be held in common by the homeowners association.
The project consists of 347 conventional detached single-family homes and 5 other lots of
common area open space and recreation center. The primary access to the project will be from: a)
Central Parkway(intersecting with Hibernia Drive,"M"Street,and"N"Street),and b)Street"S"
(intersecting at Hacienda Drive). Single-family homes will back up onto Gleason Boulevard and
Hacienda Drive. Property lines adjacent to both of these streets will be buffered by an 8-foot sound
attenuation wall.
Improvements provided by the Tentative Map,along with the Conditions of Approval,address
flood control,street improvements,utilities,schools,phasing,noise mitigation,and the regional trail
system. Flood control measures require grading of building sites and improvements to Tassajara Creek
to meet standards established for protection against a 100-year storm event. Street improvements and
right-of-way dedications are shown in detail on the Tentative Map and Site Development Plan
(Exhibits A-1 and A-2). Requirements of the affected utilities and special districts have been
incorporated into the Conditions of Approval as part of the required"will-serve"commitments.
Recreation improvements and links to regional trails also are shown on the plans.
6
ENVIRONMENTAL REVIEW:
The proposed residential project is exempt from further environmental review according to
Section 15182 of the State CEQA Guidelines because it is within the scope of the Final Environmental
Impact Report(EIR)for the Eastern Dublin General Plan Amendment certified by the City Council by
Resolution No.51-93,and the Addenda dated May 4,1993,and August 22,1994. Analysis of the
Initial Study submitted for this project indicate that no new effects could occur and no new mitigation
measures would be required for the Summer Glen project that were not addressed in previously
considered environmental documents.
CONSISTENCY WITH GENERAL PLAN AND SPECIFIC PLAN
An analysis of the project,with specific consideration to all elements of the City General Plan,
determined that the project is consistent with the General Plan. The analysis also found that the project
is in conformity with the Eastern Dublin Specific Plan. As conditioned,the project will comply and
conform to all of the Action Programs and Policies of the Eastern Dublin Specific Plan.
EXHIBITS&ATTACHMENTS:
Exhibit A: Project Plans
A-1 Vesting Tentative Map 6976
A-2 Site Development Plan
A-3 Landscape Plan and Details
A-4 Architecture-Building Plans and Elevations
A-5 Project Site Showing Product Type By Phase(Reduction)
Exhibit B: Draft Resolution recommending City Council approval of the Planned
Development Rezone for PA 97-036,Summer Glen
Exhibit C: Draft Resolution approving the Tentative Map and Site Development Review for
PA 97-036,Summer Glen,with Conditions of Approval including the following
Attachments:
C-1 Public Works Standard Conditions of Approval
C-2 Site Development Review Standard Conditions of Approval
C-3 Typical Parking Striping Detail
C-4 Residential Security Requirements
C-5 Standard Plant Material,Irrigation System&Maintenance Agreement
Exhibit D: Planned Development Standards
Exhibit E: Architecture-Description of Residential Products
7
GENERAL INFORMATION:
APPLICANT: Summerhill Homes
777 California Avenue
Palo Alto, CA 94304
PROPERTY OWNER: Surplus Property Authority of Alameda County
224 West Winton Avenue, Room 151
Hayward, CA 94544
LOCATION: North of Central Parkway, West of Tassajara Creek, South of Gleason
Boulevard, and East of Hacienda Drive.
ASSESSOR PARCEL: 986-0001-001-10
GENERAL PLAN
DESIGNATION: Low Density Residential (0-6.0 du/ac), Medium Density Residential (6.1-14.0
du/ac), and Medium-High Density Residential (6.1 to 25 du/ac).
SPECIFIC PLAN
DESIGNATION: Low Density Residential (0-6.0 du/ac), Medium Density Residential (6.1-14.0
du/ac), and Medium-High Density Residential (6.1 to 25 du/ac).
EXISTING ZONING
AND LAND USE: Zoning: PD Business Park Industrial
Land Use: Presently Vacant site of County Hospital, since demolished
SURROUNDING GENERAL
PLAN, SPECIFIC PLAN
ZONING, AND
LAND USE: North(across Gleason Boulevard):
General Plan: Public/Semi-Public
Specific Plan: Public/Semi-Public
Zoning: G/I Public/Semi-Public
Land Use: California Highway Patrol (CHP) and County Sheriff
Facilities
South(across Central Parkway):
General Plan: Medium-High Density Residential (6.1 to 25 du/ac)
Specific Plan: Medium High Density Residential (6.1 to 25 du/ac)
Zoning: PD Medium-High Density Residential
Land Use: Residential (California Creekside)
8
South/West(adjacent to south west corner of project):
General Plan: Medium-High Density Residential
Specific Plan: Medium-High Density Residential
Zoning: PD Medium-High Density Residential
Land Use: Vacant/Proposed Apartments
East(across Tassajara Creek):
General Plan: Open Space/Park
Specific Plan: Open Space/Park
Zoning: P-City Park
Land Use: Vacant/abandoned site of Naval Hospital and Reserve
Forces Training Area.
West(across Hacienda Drive):
General Plan: Industrial/Office
Specific Plan: Industrial/Office
Zoning: PD Business Park Industrial
Land Use: Vacant/proposed Opus Project
g:pa\97\97036\pcsr2
9
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DEC 0 5 1997
DUBLIN PLANNING
SUMMER GLEN
VESTING TENTATIVE MAP
TRACT NUMBER 6976, PHASE 1 AND 2
DUBLIN ALAMEDA COUNTY CALIFORNIA
ABBREVIATIONS
AB
AC
AGGREGATE RISE
ASPHALT CONCRETE
HIS
PCC
NOT TO SCALE
POINT OF COMPOUND CURVE w
AD
AREA DRAIN
PORRAHO CEMENT CONCRETE
BIDG
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BLDWOFF
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PRC
PACIFIC GAS ANO ElEC RIC
POINT OF REVERSE CURVE
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CATCH BASIN
PROP
PROPOSED
C&G
CA
CURB It GUTTER
CENTERUNE
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PVC
PUBLIC SERVICE$ EASEMENT
POLYVINYL CHLORIDE
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RADIUS
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CONCRETE
RCP
REINFORCED CONCRETE PPE
CR
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CURB RETURN
ELEVATION
RCS
RAL
REDWOOD OTY STANDARD DETAILS
NECWYED WATER LINE
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EDGE OF PAVEMENT
R/W
NIGHT OF WAY
EX
EXISTING
SD
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FACE OF CURB
FINISHED FLOOR ELEVATION
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FINISHED GRADE
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SANITARY SEWER
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FIRE HYDRANT
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SANITARY SEWER MANHOLE
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SPOT ELEVATION
GENERAL NOTES
I.
VESTING TENTATIVE IAAP: THIS VESTING TENTATIVE MAP IS BEING FILED IN ACCORDANCE
WITH ARTICLE 2, SECTION 66452 AND CHAPTER 4.5 OF THE SUBDIVISION MAP ACT.
2. MULTIPLE FINAL MAPS: TWO FINAL LAPS WILL BE FILED FOR THIS PROJECT. PHASE 1
AND PHASE 2 WILL EACH HAVE A SEPARATE FINAL MAP.
3. AREA. THE BOUNDARIES OF THIS SUBDIVISION CONTAIN 65.51 ACRES AND ARE PROPOSED
FOR SUBDIVISION INTO 347 SINGLE '.WILY LOTS PLUS COMMON AREAS (LOTS A. B, C. D,
AND E). LOT F TO BE TRANSFERRED TO LOCAL SCHOOL DISTRICT.
4. STREET SYSTEM, THE STREETS DEPICTED HEREIN ARE PROPOSED AS PUBLIC STREETS
UNLESS OTHERWISE NOTED AS A PRIVATE DRIVEWAY.
5. A SOILS INVESTIGATION HAS BEEN PREPARED FOR THE SUMMER GLEN PROJECT BY
TERRASEARCHH, INC. DATED SEPTEMBER 26. 1997.
6. THE EXISTING CONTOUR MAPPING WAS BASED UPON:
A. AERIAL PHOTOGRAPHY DATED AUGUST 28, 1997,
B. AERIAL MAPPING BY AERO-GEODETIC CORPORATION, DATED SEPTEMBER 19, 1997,
ALL BASE MAP, SURVEY: CONTROL, HORIZONTAL AND VERTICAL, WAS PERFORMED BY BRIAN
KANGAS FOULK. AUGUST 26. 1997.
I 7. NO PORTION OF THE SITE LIES WITHIN THE FELLA 100 YEAR FLOOD ZONE PER FLOOD
INSURANCE RATE MAP, ALAMEDA COUTTY, CALIFORNIA. COMMUNITY PANEL NO. 060001 0115B.
YAP REVISED FEBRUARY.19, 1988.
S. STREET LIGHTS IN PUBLIC STREETS TO BE COBRA HEAD, 70W HIGH PRESSURE SODIUM LAMP
ON 31'-8' POLE. STREET LIGHS IN PRIVATE DRIVEWAYS SHALL BE POST TOP, 70W HIGH
PRESSURE SODIUM LAMP ON 16'-6' POLE.
'b
EAST BAY REGIONAL
PARK DISTRICT
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ALAMEDA COUNTY SURPLUS PROPERTY BOUNDARY
REMAINDER PARCEL
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PROJECT DATA
OWNERL SURPLUS PROPERTY AUTHORITY OF ALAMEDA COUNTY
224 W. WINTON AVENUE. ROOM 151
HAYWARD, CA 94588
(510) 670-6533
SUBDIVIDER: SUMMERHILL HOMES
777 CALIFORNIA AVENUE
PALO ALTO, CA 94304
(650) 857-0122
ENGINEER: BRIAN KANGAS FOULX
540 PRICE AVENUE
REDWOOD CITY, CA 94D63
(650)482-6300
GEOTECHNICAI FNCINFFR, TERRASEARCH, INC.
11840 DUBLIN BLVD.
DUBLIN, CA 94588
(SIG) 820-6360
LAND USE DATA
EXISTING USE: VACANT (API 986-1-1-10)
PROPOSED USE: 347 SINGLE FAMILY DETATCHED PLUS RECREATIONAL AND
LANDSCAPE COMMON ELEMENTS
PRODUCT TYPE: 'A" B. C. COMMON AREA TOTAL
ACRES 14.70 27.75 20.55 2.42 65.51 GROSS
SCHOOL SITE: LOT 'F" -10.0 ACRES (GROSS)
PRESENT ZONING: PD BUSINESS PARK
PROPOSED ZONWG PD RESIDENTIAL
MINIMUM LOT S1ZE (INTERIOR): 3475 S.F.
(CORNER): 3654 S.F.
SHEET INDEX
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7' TWO STORY
1
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REAR SETBACK:
5SINGLE STORY
15' TWO STORY
2
PHASING PLAN, UNIT DESIGNATION PLAN, SHEET IN m
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LOT COVERAGE:
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50% SINGLE STORY (WITH GARAGE
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SITE, UTILITY AND GRADING PLAN
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43X TWO STORY (FIRST FLOOR PATH GARAGE)
4
SITE, UTILITY AND GRADING PLAN
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HEIGHT LIMIT:
3W (TWO STORY)
5
SITE, UTILITY AND GRADING PLAN
(�� l�V,
FLOOD
DESIGNATION:
ZONE C (ENTIRE SITE)
6
SITE, UTILITY AND GRADING PLAN
WATER
SUPPI CY.'
DUBLIN SAN RAMON SERVICES DISTRICT
7
TYPICAL CROSS SECTIONS
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DISPOSA :
DUBLIN SAN RAMON SERVICES DISTRICT
8
PRELIMINARY EROSION CONTROL PLAN
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STORM
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CITY OF DUBLIN
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PACIFIC BELL
BASIS
OF BEARING
cARIF
W � -
FTAVON:
TG CABLEVI90N
A
THE BEARING 'NORTH 01 11' 51' EAST' ALONG THE MOMAAENT LINE OF HACIENDA DRIVE AS
SHORN ON PARCEL LAP 6879, FILED NOVEMBER 4, 1995 IN BOOK 225 OF PARCEL MAPS AT PAGE
67, ALAMEDA COUNTY RECORDS, WAS USED AS THE BASIS OF BEARING FOR THIS MAP.
BENCHMARK
MOMAMENT NO. 49 IS A 3-3/8' ALUMINUM DISK STAMPED BART CONTROL NO. 49. SET IN THE
NORTHEAST CORNER OF THE TASSAJARA ROAD OVERCROSSING OVER HIGHWAY 560 IN PLEASANTON.
MONUMENT NO. 49 IS LOCATED IN THE SIDEWALK 0.65' ABOVE THE ASPHALT ROADWAY AND
0.80' BACK FROM THE FACE OF THE WALK AND 4.18' TO THE BASE OF THE WALL SUPPORTING
THE GUARDRAIL. ELEVATION a 358.033 FEET (B.A.R.T.O. 1990).
ENGINEER'S STATEMENT
THIS VESTING TENTATIVE MAP HAS BEEN PREPARED BY ME OR UNDER
SAX MY DIRECTION IN ACCORDANCE WITH STANDARD ENGINEERING PRACTICE.
5
4 R AND N.V. HAGA
.GE. N0. 43971, EXPIRES 8/30/01
BRIAN KANGAS FOULK
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TYPICAL HOMES I I
TYPICK DRIVEWAY LOCATIONS
rX _ LG I I r-T------�
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L__________ I
HOMES
r I I h I %VALE 111WAY TO BE,
I 1 IPDSTED 'NO PANI
, I1MTN CURBS PAINTED
RFDI
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Jr-i 5' PUBLIC SERMCES
5' P.iE I f FC TO FC �\ LJ.._ J EASEMENT (P,SEJ, TTP.
PARALLEL P.D. I
- — - - PROPOSED PUBLIC STREET - — _ _ _ — _ -
GLEASON OLV0.
SINGLE FAMILY LOTS
109 (4,000 S.F.
150 5,040 S.F.
88 6.5O0 S.F.
JV
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SINGLE FAMILY RESIDENTIAL UNIT DESIGNATION PLAN
SCALE.• 1'-200'
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PROPERTY I I
LINE — I I
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RADIUS SHOWN ARE FOR THE
FACE OF CURS. FOR RADIUS
i AT THE PROPERTY UHE. ADD (Le
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60 MIRE NON-EXCLUSIVE ACCESS <
EASEMENT. PARCEL E4 PER S
2439 0.R 213 AND 2439 O.R. 222
TD BE ABANDONED
. . .... .... .... .... .... . \
20' WIDE WATER PARCEL E5 PER 2439 QR 213T 1
AND 2439 OJL 222 1
WATER UK EASEMENT TO BE
ABANDONED AND WATER MAIN
S" "A
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STREET E, 0 & PORTION OF WAY A
TYPICAL 56' OR 54' ROADWAY SECTION
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STREET L, COURT A & B
TYPICAL 56' ROADWAY SECTION
STREETB,C,10&G, AND WAY A&K,
AND A PORTION O!R STREET S
TYPICAL 601. ROADWAY SECTION
HIBERNIA DRIVE, STREET M 5 A PORTION OP STREET S
►ti rn.
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1 P IU D STUPAE111 L NTSP01 M1 SUPI S!IALI fi L11:C111E'(IR
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i S'l1tl WA 4 LI RC AL_0,1f 1 O LRA'A "NECl/Y :f II
1 rJPI _ . iY..ItV Di tLPL NC l`i4 T1 STORM IRA:Ii S'M1 It.4•
Si S IS CPCAa LN i E 14(W O:SI'E SIUIAU SY':IFM IS
'cl THE N BASIN- SIT,It UE NSTAIIC ROSTO1 COAIROL
It 1.Li 11 BE ARPII i IHISE A. .CII H v:IS till .'IOIVI I -II
111. A a EO C `• Y! CATNAP., I' V.
S Oh SFU ONSIIE S'URM SYSTEM NOT BE INSTALLED 8,'
U'. 0 T 5 I JTARY SEDIMENT DAS:NS S.YA,L BE INSTALLED AROUND
CJ . N S '# 'Nl _MSN NL .STORM S1:1LM —ES —CH DRMAA Na NI•
C E tIL S MAD JA HWR i lEP 10f E ALVREH O IA,E PIRSENI
R V SB L IGR YE MPLEMLIATAT'GA OF EROSION MAD SEENMENTATIOU
L'. RGt PIAN 5 L BE PROI'OO TO THE CITY.
.M M O DFEAAN ROCK, I TO S DIAMETER OR tARGN- At A
V ', D-. D O B SHALL BE INSIALLID At EACH DAAVEWAY FNIPANCT
TG SI-E PER !.Y STMDARO BLI.1 CD-801. LIES DOES NOT NEED
Ui MVP AT MR-YFW e WHICH 'A L HE CLOSED O> IMMOVABLE BAITICAUI.S
DIIANG CG. SIP: .O
41 l'OSIGA CONIP(y CONTROL MEASURES SHALL DC MMNTAINED UNTIL
OIST:IRBED AREAS ARE SWAMI) I) CHANCES TO THIS EROSION C041P.OL
r ,w - AL BE MADE TO MEECOCONDITIONS ON . F,ELD CONDITIONS PATH tHE APPROI•A:
OF OR AI ;HE DIRECTION OF THE .-?TY CNGNEER
ALL PALED AREAS SHALL BE KEPT UCAR OF EARTH MATERIALS AND OFDR:S
I SITE SHALL BF V44TAINED SO AS TO VINWIZE SEDIVE14T LADEN RLRiOF
TRW ENIERING MAY STORM DRAINAGE SYS1FAJ.
ME EROSION CONTROL PLAN COVERS ONLY THE FIRST WINTER W"IG YMICH
CCNSRUCIIPY IS TO TARE PLACE. PLANS ARE TO BE RESUBUITTED PRIOR TO
SEP1EODER IST OF EACH SUBSEQUENT YEAR UNTIL THE SITE IMPROVEMENTS
ME ACCEPTED BY THE CITY.
IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO 44SPECT MAD REPAJR
ALL EROSION CONTROL FACILITIES AT THE END OF EACH WORK DAY WRING
THE RMNY SEASON,
IT IS ME RESPONSI&LITY Cf THE CONTRACTOR TO PROTECT TEMPORARY
BORROW AREAS AND/OR STOCKPILES MTM APPROPRIATE EROSION CONTROL
VEASURES SANSFACTORY TO THE CITY ENGINEER
ADDITIONAL EROSION CONTROL MEASURES MAY BE REWIRED DURING
GRMY.NG OPERATION, BEFORE OCTOBER 1 AND PRIOR TO INSTALLATION
OF STORM DRAINAGE SYSTEM. SUCH ADDITIONAL MEASURES YALL BE CONMCE14T
UPON THE STAGE Or GRADING OPERATION. CONTRACTOR SHALL AWL WENT
MAY ADOTONAL EROSION CONTROL MEASURES AS REWIRED BY ME ENGNEEP..
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24.00 23+00 26+00 27+00 29+00 29+00 30+00 M+00 32.00 M+00 31•+00 17
CENTRAL PARKWAY
O. 6822
TRACT NO. 6822
n —.903 hOOIN
1-7
Q
of
0
ty
Q
U
IT
® tlr100 Konq®• Fouik
z
0
a
U
PRODUCTION PHASING
PRODUCT A 1-7
PRODUCT ® 1 -
PRODUCT C 1 -
M - INDICATES YODEL
P - INDICATES MCIDEI- PARKING
I/ '
PLANTING CONCEPT STATEMENT
The planting theme for the streetscape along Hacienda Boulevard and Gleason
Drive will be an extension of the planting design and plant palette developed by Gates
S Associates for the Opus off site Improvements of Hacienda and Gleason.
The Gleason planting design, west of Hacienda, will be extended across Hacienda
and continue along the Summer Glen frontage to Tassajara Creek. Hacienda
Boulevard, along the Summer Glen frontage will reflect the planting scheme
established by Gates & Associates for the Opus off site Improvements.
The planting theme for the street frontage along Central Parkway will reflect as many
of the design elements and plant materials as possible, previously established by
Gates a Associates for the street frontage end median adjacent to the Kaufman 6
Broad project -
The street tree acme reflects some trees that have been chosen from the plant palette
established by Gates 6 Associates for neighboring projects with additional species
added to give identity to the project and variety to the streetscepea. The street tree
species are all listed as low or medium water users as listed by the State of California
classification of landscape species.
The planting concept for the front yard landscaping Is to provide each owner with a mix
of turf, shrubs and ground cover to compliment the architecture of each home, provide
some privacy, defining each lot edge but still offer enough variety in design and plant
selection to provide each homeowner with a choice of landscaping that is different
from his neghtor&
The streetseape from Hacienda Boulevard to Tassajara Creek features a linear park
type theme, varying in width from 40' to 60'. with a meandering 8' path, that undulates
over low mounds through a generous tree planting, with lawn, ground cover and
background shrubs.
WATER CONSERVATION CONCEPT STATEMENT
The Irrigation system for all roadways around the perimeter of Summer Glen &half
Incorporate spray Irrigation and bubblers where appropriate. All trees shall be
provided with a bubbler to Insure supplemental deep watering to encourage a strong
root system. In areas where one gallon or larger shrubs are planted 3 feet on center or
greater, bubblers may be utilized to minimize overspray onto roadways and walks and
to maximize Irrigation efficiency. In locations where spray Irrigation will be used due to.
plant type or spacing, sprinklers will be spaced head to head and appropriate nozzle
radii used to minimize overspray. The sprinkler body will come equipped with a
manufacturer installed check valve to prevent low sprinkler drainage onto roadways
and walks. The irrigation system for the connector street between Hacienda Drive and
Tassajara Creek will be Irrigated similary, but In wider landscaped areas rotor
sprinklers may be used. The recreation center will be irrigated with spray sprinklers
and bubblers.
AN Irrigation will be serviced with separate water meters to allow for monitoring of
Irrigation water. The use of reclaimed water for irrigation will be evaluated with the
Clty of Dublin and the Dublin San Raman Services District. Multiple program, solid
stale controllers will be installed which will encourage irrigation multiple shorter cycles
rater than one long cycle. Cycling allows the water 10 penetrate the soil before runoff
occurs.
RICHARD SCHWEDHELM
LANDSCAPE ARCHITECT
137 RUBY AVENUE
SAN CARLOS, CA 94070
TEL 650/592-1159 FAX 650/592-0375
0
SUMMER GLEN
PRELIMINARY
LANDSCAPE PLANS
PREPARED FOR:
SUMMERHILL HOMES
SHEET LEGEND
L-1 PRELIMINARY LANDSCAPE PLAN
L-2 LANDSCAPE DETAIL PLANS
L-3 TYPICAL LANDSCAPE SECTIONS
L-4 TYPICAL FRONT YARD CONCEPT PLANS
L-5 LANDSCAPE DETAIL PLANS (EVAS & BUFFER)
L-6 STREET "S" ENTRY DETAILS
Size
SHRUBS
I Gat.
Ag.prthus africa"
5 Ga.
Abalag.'Edwrd Gouch.'
1 Gal.
Dletes-r'ta
5 Gal.
Escahata rtbr.
5 Gal
Ese fk N—Vort Dwrf'
I Gal.
Ficmerocallfs hybrid
1 Gal.
Lents—t id—ls
5 Gal
L.vatera mwchu
I Gal.
L—A.112 damata
5Gal
Nat-oIcwda
'CasabL—'
5 Gal.
Nm,&u d.'compacti
5 Gal
P-t:Wa frasert
5GA
PMtospor—t. Vrie44ti
5GA
Raphlolepb L'5prk4tkns'
I GAL
Rurohra d—t4fonnJ6
5 GA
Rosa rr dlad Xdtdr
I GA
Tr-helo" m-
1 Gal.
Jas^+�
Tub.*" Nolacea
5 G.L
%yio,m.conyeeu-
TREES
15 Gal,
Aker pum awut
15 GA
Celtls.hm is
15 Gal
Cccts o-d-tals
15 GA
Clnamomxn camphors
15 Gal.
Fran»orycapa
'Raywood
24"13ox
Lagaetrom" Indic.
15 Gal.
Plata arerfola
'y.."od'
24"Box
Prunus bFearu
24" Box
Prunus sagatl'Cokxmab'
15 GA
Pyn»calwryra'Bradford
15 GaL
Pyrvs G'Chrtklec'
15 Gal
Quatus r bra
24'15oc
Quereus'hw F-tlagata'
15 Gal
Q—o» eoeekwa
15 Gal
5e011la xnaervirene
GROUND COVERS
from flats O
Gazada sp.
12"os.
'Mltwva WHte'
from fiats O
Ape. rapt;— Carpet 5ug6
6" o.c.
Burgundy Lacs'
1 Gal. 03'o.c.
Arotostaphybs
'Emerald Carpet'
4' pote 0
Eryaon 1 vl,.4 a
12' o.G
from flare O
Fragarta c}tloanhi
12'oc
from flats 0
Trachebepamm nlaticum
iB O.G
from flats O
Vlhu mkwr
12" o.G
Sod
Festuca rndnaea
VINES
1 G.L Clytostama ci rite joldes
1 GAL Pw[ha+osd ui trtcuspldata
I G.L Jasmkxan poyrth m
I G.L 501-Iasrnnokws
ESPALIERS
5 Gal Grewla caffr.
5 G.L Cameia sasarvp
5 Gal Pyrus k—lcii-1
5 GaL Mai» spades
Common Name
Lly of the Me
Gbaey Abcb
I'mtright a
Rrd Esrailori.
Dwarf Escalorla
yeOow Dayly
L-taru
Dlwlor Tree McOaw
French La —,Id
01 ad
Compact Wrdru
Fraser Photkta
Mock Orrge
Ida h—&hare
L—thericaf fan
"Ferdy' Mel um Rose
St- J.snnlw
Society G.rie
%yfosnu
Japarwse maple
Ch n— Hadberry
WestonR bid
Camphor
P.aywood AM
Gape Myrtle
Lcrdon Platy Tres
Plum
Cokama S-gmt Cherry
Bradford Pea
Ch-twwer Pea
R`d Oak
Up *i; Englsh Oak
Soarlet Oak
Coast Red+ood
WHt. Gaut&
Emaal C+Pet Mar¢arita
Fleaber
Wild Strawberry
Asiatic Jaanlw
Owwf Parywinw
Tal fesan
Lawrda tn-pet 0.
BostonI'
Phi Jasn*d
Potato Yr.
Lavader5taflower
Camel.
Evergreen Pew
FTo 'gaabppw
EXHIBIT A*3
R�CEIVLra
DEC 1 1 1997
DUBLIN PLA%ir,4i,40
ypicai C@ End of
Private Street)
.F'yru5 caiieryana
Bradford
RE TREE
Fraxinu5 oxycarpa
Landscaped Entry Treatment
Low Flowering Shrubs
aricl Anual nColor
bra
17 W 50,
i
Car2inu5 betulu5
� � rive
'FaStigata'
A
A
B z B'
See Detail Plan "B"
S,ieet L-2 For U
Enlargement of Typical
Landscape Design For d
This Roadway Section
See Detail Plan "A" Shcet_ I-.-2 For
n argement o y ical Landscape design
If or This Roadway ection
i7*vPreca W I STREET TREE
A P atanus aceri 0 la
(see detail 5ht. L i Yarwood'
GLEASON DRIVE
O
STREET TREE n n
PyruS calleyana
'Bradford' o 0 0
Q
Precast Wall
(see detail 5ht. L-1)
LandSca ed EntryTreatment
Low Flowering 51hrub5 with
Annual Color See Detail Plan "E' & "I"
EVA Lands a ed w/Turf BI ck
Minimum Clear Acce55 of 20'
See Sheet L-5 & L-6
for Typical Detail STREET TREE
of Landscape P atanus aver: oia
Design For This 'Yarwood
Area
1
M K. TO SIMR Shtl CWAW W'5-
M"TOCM TROCha1L 5HOWHG See Detail Plan "I"
fiW f N5hLS. —TERMS. COL MS Recreation Center
tt OE�XAITO RE5E"LE MKWTFR &5TRUCTL 9FOAM Ti
—L MOAP. See Sht. L-6
50 200
100
Rlch.rd Schnedh.l.a 177 n.n7 A...-
S.. C.d— CA 93 0
TEL 415/593.1159
Planning d FAX 4151592-0375
L.--pl Arehif.ef.re CA Lk— — 3.95
CC
s
,
-
-•
e o
fi
4r!
ii
9 :%
Rid
Nil O
IN
®E
IN
Ginnamomum campnl
See Detail Plan "I"
See
D
tail Plan "C" See Sht. L-6
Fc
L-
r Enlargement of See Detail Plan "H"
Ty
pica
Landscape Design See Sht. L-5
For
T
is Section
SCHOOL SITE 10 AC.
Boger Concept:
The Courtyard lot5 shall
51,1a
25'tw. Rcar Yard
to the —yards 20'-35'va
of the 6500 s.f. lots a
-atku
a one to one r6atiorlsfil, 15* mh 5i L and
tetw the two pro
s bet
the depth of the Courtyard
bts yctter correepohis
to
width of the 6500 s.f. lots. Voharo areas over LVh w/one-stop
rased plan
Thecowty-dipism6halbe
de
Iged to offs soft .FFwl2aFborarca
oro-story raised plans
mi
imal 2rd fboh seas Typical eiazkv condition shall
abrlg the sidyards for
loula
Ion.S well ae privacy Issues. offer high sill 1dght5 to mhlmoo
M hcna9ed 5ideyard ofI
5'Sh
dl be created as a buffer vew Into yard etas
zore alo'" for A'r—
SPacc area for addltbnal See Detail Plan "F"
�.p
EVA Landscape W/Turf Blc
See Sheet L-5 for Typical
Detail of Landscape Design
For This Area
CENTRAL
' ssss
See
See sheet L-5 for Typical
Detail of Landscape Design
For This Area
.J.
V., EL
...
' 1
• • / b. ` t
CREISIDE PARK
ru
�• a'
e
dQi� �"-
�� �aa�
NEW,,COW • FLOW
a1
YYY��R� w 141r►Y o ► •
50' lx 7, Z _.j L 50' Ix 75' .1 L 50' Ix 75'
75' r1 r!l 50'Ix 75'
AMMON
'• � �� • . ease+...
ARKW Y- 1
ee-Detail
R
i S : EET TREE
�rcu5 coccinea
U
ical J@jEnct of 1 CREEK CORRIDOR
�lvat , treet) I IMPROVEMENTS BY OTHERS
1REEj TREE
ants u5 acerltolia
Prw7j
REET�TREE
5 c er ana ra ord'
1 '
i11RE T T EE
xinu5 oxycarpa
BEET TREE
ti5 51nen515
a
9/17/97
10/3/97
1114/97
12/12/97
9/17/91
11/4/97
11/18/97
12/12/97
for Opu5 Off Site
DRIVEGLEASON
wl
tricuePidata @ 10' o.c. (Ground Cover)
Train To Wall
DETAIL PLAN "A"
DETAIL PLAN "C"
10 40
0 20
H A C I Ei N D A D R I V E North Bound Lane
ETAIL PLAN `B" @ 10' o.c. Train To Wall
Rear
Yard
West Bound Lane
WIN
PARKWAY
Median Planting
See Gates' Plane
For Kaufman & Broad
nt Off Site
SUMMERHILL HOMES
-2
9/17/97
12/12/9
GLEASON DRIVE
8' Pede5trian/Bike Path
i
S
Sequoia 5emverviren5
'Santa Cruz'
t
z,, ,.
Shrubs and S .
g Ground Cove
1. Path
sear Park To
HACIENDA ,
TASSAJARA CREEK
Varies
Cinnamomum cam hors
�y J h
yrTf
ZfS
J
t
SECTION i i
HACIENDA DRIVE
SECTION t 1
CENTRAL
Rlchecd Schwedhelm 137 Rab9 A.....
S.. C
alm
.
CA 94070
TEL 415/592- 159
Planning & FAX A15/592.0375
1 a,dveave ,architecture Ck Ll — Le5
9117/97
10/3/97
11/4/97_
PyruS calleryana 'Bradford'
PRODUCT .
(5W X 759 LOT)
CONCEPTPLAN
t
t •' l
'1 •
CONCEPTPLAN
Platanus acerifolia'Yarwood'
Fraxinue vclutMa 'Rlo Grande'
Qucrcu5 cocclnea
I1 •
CONCEPT
Z
W
a
Rkh.rd Sch3 00. 117 Isb7 A.e.0
5sm Ca"- CA N:/®
TEL J151392-I 159
Planning & VAX 41 S1592-037S
Lund-p9 Archiac1u19 CA u...- a. 291J
Im
ETAIL PLAN " "
® 15' Maintenance/
Pedestrian Trail
DETAIL L " "
Rlehard Schwedhelm Ill R.b9 A•....
Se. Carts CA "070
TEL �I51592.1159
pla mg & FA!X a15:592-0575
Landscape .lrchitecrare CA u<.•.. tau
Lot 320 I Lot 319
Lot 346 1 Lot 341
ETAIL PLAN 6"F9
11/4/ 97
11/17/ 97
12/12/97
Q
U
z
a
ett
276 A
274 275
Trees To 8e Plante Awa From Al ern e Tree Plat Alon
Fence On Public Side ( " Product Side ence ine ("A" Product/"G" Product
Of Fence Line To Prev Easy Access ith' RearYar Area Only
To Rear Yards (of "G" du i Fence t rub Selection To Include Plants
Wi h Thorno To Discourage Acces
.. Rear Yard Tb ear. Yards Of "G" Products
.R 'Yard
-Rear Yard
f N.
Rear. Yard FrontFront Yard .•Rem Yard. ..* • Front Yard
• . 5 _ "•Rear Yard .' ErQn1: Yard
318 ' 317 312
Driveway I Driveway
Driveway Driveway
1 g The Cart and lotsa0 sde on to the red acMs
No Parkin Zane y y
of the 6500 s.f. 1-t5 aen" a ene to ore relatbnshlp End of Pavem
between the two prohict5 because the A pch of tFa Cartyad No Parking Zone
t lots better corresponds to the width of the 6500 s.f. lots.
The Canard plans stw be d Lyed to offer soft
ore or y rased plates ad —r-1 Z d fl a a,_
along she sdyards for artlwlatbn as wed as prNacy Issues.
M irseased sdeyad of 15'shal be created as a buffer
care ab+rrig for a gercrous open space area for addvo w IardscapFv}
ETAIL PLAN " "
10 �o SUMMERHILL HOMES
0 20
11/24/97
12/ 12/97
a
A ,
Q '
A
z -
w -
U °
x I '
i
Lr4
Entr Son i na e F
- I
Ln6' Hi h Precast Wall Around
ecreatiOn Center (Lot B)
I �„ • Access Gate
to Ze2`tion enter
8' High Precast Wall I l t
Model Homes
EVA - ' High Precast Wall
EVA Along Linear Parl,.
3'-6" Hi h Precast Wall
-6" Hiiih Precast
Meanderincl Walk
Frce5tandinq Columns '
Each Side Of Street Entrance1vqf
r r'.
t'
f
' W I
h P st �i
Wall 1 � A�
\ R C IONTER '
a
20 80 ETAIL PLAN "I"
0 40
STREET
6' Hleih Wrou ht -
Iron Fence
6' High Precast Wall '
Along Linear Park
2 Freestandln Columns
Each Side Of Street Entrance
Linear Park
6' High Precast Wall
Along Linear Park
s ;: a ��� �J f +r�J S:%:a"� `�i' S,% `' ` / ,i�j •cal
'c01
1 � --� o3N �4�,( 1 � N �'� -?�. � ,.�-j -�-.• 1 •%� '' _Al. v3N �G
.old w �f cl w�. .)' . wg • 1�. � '� � � �l w�• • cl
l w
Fr
` :: of nzen�liic ,. ,� 4 •:
HACIENDA yi `
DRIVE ;oN ° EVA :. STREET"F
r r
STREET "S" STREET "S"
" High Precast Wall 8' High Freestandin Column
3'-6" High Precast Wall 8' Hiclh Freestanding Column 3'-6' High Precast Wall 6' High Precast Wall
Entry 511nage on Wall
Along Linear Park
8' Hi h Precast Wall ELEVATION ``I" 0 4 ,6
a
SUMMERHILL HOMES
Richard Schardhelm 137 R.b7 A.....
Su Carlos. CA 94070
TEL 415159E-1159
Planning & FAX 413IS92-037
u3
l.andapr Architru. crarc CA .... .— S9u L®
6' High Precast Wall Around
Recreation Center (Lot B)
Acceoo Gate
to Recreation Center
• I YP — i
301
SUMMER GLEN
MFR. TO 50MIT SHOP DRAWWCf ,
DUBLIN, CA PRIOR TOCON5TRUCTION.5HOWING
FW1 FINI5HE5. MATERA.5, COLOR5
WALL DESIGN TO RESEMBLE PERIMETER & 5TRUCTURAL INFORMATION
WALL FOR KAUFMAN 6 BROAD,
DESIGN, COLOR AND STYLE TO BE SIMILAR. -r
-
MEN
-sueTERMA
Wrouoh
ELEVATION Iron Fence
SUMMERHILL HOMES
PLAN 6' High Precast Wall
Along Linear Park
1/16"=V-0" I I I -- - li i -ii_
Linear hark - EXHM1T A-�
u
M
SummerHill Homes
❑ KTGY NO. 97140
Pc
We:PA
��-
q�_ 3b
a- a3.91
Date
PLAN 1 B PLAN 2A PLAN 3A
CHARACTER ELEVATION
3116'=I-V
_
0 4
❑ ❑
SUMME2RB GLEN
PRO DUCT A (so' x 75' lots)
Dublin, Calif o r n i a
RkCLIVEJ
C rr_* C 12 1997
DUBLIN PLARlWNG
K T G Y GROUP
EXHIBIT A-4 10/1/97 ❑
REVISED 11/18/97 l
REVISED 12/08/97
�tj 1-1
"JIL
LD LLJ
'!\pt. Master
Bedroom I
J,
Master Bedroom Option
R
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f
P
I a n
0
8
❑
❑
4
16
M-9087 =1- MUMMITIP"t, =-
Plan I Floor Plan
0 4 0 _mmm� m====w— El
2 8
S U M M ER G L EN
PRO DUCT A (50'x75'lots)
Dublin, Calif o r n i a
O
35'-0-
1=R7
Kitchen—
6ni
9'.0" 08
Living
1 2'
T-V -6" X 14%10
14.0" dg
(5'-0" MIN.)
Pdv"
L
(7), < T-6-
Entry
S V L IrvAl (5'-0- MIN.)
I?
First Floor
Floor Plan
3 Bedroom
2 1/2 Bath
1640 Sq Ft
R. 1). 1'�
■❑
EXTERIOR MATERIALS:
PRODUCT A
- STUCCO FINISH W/ STUCCO WINDOW AND DOOR
FOAM TRIM SURROUNDS
- FLAT CONCRETE TILE ROOFING
- 2 X 10 BELLY BAND, TYP %TMRE SHOWN
0 4
❑ ❑
2 8
PRO DUCT (50' x 75' lots)
Dublin, California
�i.
K T G Y G R O U P
11
ea>
KTGY NO. 97140
10/10/97
REVISED 11/18/97
REVISED 12/08/97 3
1-1
F1
KTGY NO, 97140
rlqrr4ff.wo-I
0
FENCE LE
- FENCE LINE
Mrmm�
E L E V A T 1 0 N I , 150
0 4
❑ El
w Y
s Lj M M E 11"cul G L E N
PRO DUCT A (50'X75'lots}
Dublin, Calif o r n i a
1:1
ANWIL K T G Y G R, OU P
10/10/97
REVISED 11/18/97
REVISED 12/08/97 4
70
11 1
0
R
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of
P
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El
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4
16
SummerHill Homes
KTGY NO. 97140
No
37-0"
[7fqoo,
--O- x 91v
1�amity
6'!6"
60-MIN.)
- Kitchen
9, r-6-
16'4-6!�
!j
[Dining 1
11'-.- X 2T-t
Living
rage�
Plan 2 Floor Plan
0 4
2 8
Li MMER GLEN
P R 0 D U C T A (50' x 75' lots)
D u b I i n, Calif o r n i a
El
iry�
6'-6-
'-0" MIN.1
Floor Plan
3 Bedroom - Loft
2 1/2 Bath
1982 Sq Ft w/ Opt. Serv.
T G.Y, G R 0 U P
10/10/97 [A I
REVISED 11/18/97 5
REVISED 12/08/97
m
im
w]
KTGY NO. 97140
119
EXTERIOR MATERIALS:
PRODUCT A
- STUCCO FINISH W / STUCCO WINDOW AND DOOR
FOAM TRIM SURROUNDS
- FLAT CONCRETE TILE ROOFING
- 2 % 10 BELLY B.kND, TYP WHERE SHOWN
Y
E L E V A T I 0 N 2
0 a
2 8
M E R SUM G L E N
PRO T A (so' x 75' lots)
Du b 1 i n, Ca I i f o r n i a
El
K T G Y G R O U P
10/10/97
REVISED 11/18/97
REVISED 12/08/97 6
m
7
m
KTGY NO. 97140
0
FENCE
m
T-Y
It-f
I j METERS.
LEF 1
LINE
0 4
❑ ❑
2 8
SUM M ER GLEN
PRO DUCT (50' x 75' lots)
Dublin, California
El
r ;r
K T G Y G R O U P
10/10/97 ❑
REVISED 11/18/97 y
R
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of
P
I
an
0
8
4
16
Summer ill Homes
KTGY NO. 97140
Plan 3 Floor Plan
0 4
El —`%med— El
SUM M ER GLEN
PRO DUCT A (50'x75'lots)
Dublin, California
El
40'-0"
15 -0" MIN
&ninj Kitchen
Living
W-01 CIS.
r
L
LJ
F
L -A Sery
F -,,I
F- —
5 MIN
91--
OPelff
OPTIONAL N
F'A�Aa
WHE I
-
a.; Floor Plan
4 Bedroom / Opt Loft
First Floor 2 1/2 Bath
204OSq Ft
K��. ,Y�„ G R.11.0 J.
10/10/97 ❑
REVISED 11/18/97
REVISED 12/08/97
x
Ls
PLAN 3A
❑ KTGY NO. 97140
EXTERIOR MATERIALS:
PRODUCT A
- STUCCO FINISH W/ STUCCO WINDOW AND DOOR
FOAM 'TRIM SURROUNDS
- FLAT CONCRETE TILE ROOFING
- 2 X 10 BELLY BAND, TYP WHERE SHOWN
E L EVATI O N 3
0 4
❑ ❑
2 8
DUCT (50' x 75' lots)
Dublin, California
AMMhk
K T G Y G R O L P
ti epee r�P - gee
10/10/97 ❑
REVISED 11/18/97
REVISED 12/08/97
n
FENCE
1:1 KTGY NO. 97140
ENCE LINE
ELEVATION 3 B
0 4
El - El
2 8
rkl-*')'UM M ER GLEN
P R 0 D U C T A (50' x 75' lots)
D u b I i n, Calif o r n i a
El
R�O U P
10/10/97 ❑
REVISED 11/18/97
REVISED 12/08/97 10
a
PLAN 1 B PLAN 2A
PLAN 3A PLAN Q
C H A RACT E R E L EVATI O N
3/16" = P•0"
Q • GLE
PRO
DUCT B •
Dublin, California I
K T G Y G RiO U P
eh� P.
� �r�♦�.a �.a�ss ..x say •�a•
101
KTGY NO. 97141
REVISED 12/08/97
10/1197
REVISED 11 / 18/97
m
a
PLAN IC PLAN 2C
PLAN 3C PLAN 4C
3/16" = 1'-0"
•
GLE
PRO DUCT B (56'x9O'lots)
Dublin,
KTGY / R O U P
P
KTGY NO. 97141
11/18/97 ❑
REVISED 12/08/97 REVISED 11/18/97 12
a
R
o
of
P
l an
0
8
❑
❑
4
16
SummerHill Homes
❑ KTGY NO. 97141
I
z
ry
b
N
40'•0"
i
Kitchen
anvil ook1� -- -
to.0•x14.0" LJ
9'-0" Ct8 i-❑.
_ I _
8 0 Pmt S Ini
XII
T•0" MI — —. " C N;
Fireplea • - -"
Media
i Sirv.
o ❑ �� Liviktg)
t2•-o• ct&
I
i
'far.
I ! � 2 ar G ago-
e � a
�' so E 2a-i f
`g I
DenL L] I
Opt ,Bed 5
II � t2•-1• � ta-a•)
I
a
Floor Plan
a
3 Bedroom/Den/Loft
Opt Bed. 4 & 5
2 1/2 Bath
Second Floor First Floor i 2300 sq Ft
Plan 1 Floor Plan'
0 4
❑ ❑
2 8
SUM M ER GLEN
K T G Y G R O 1` V
PRO
a
DUCT (56' x 9O' lots) :?
Dublin, Calif o r n i a
❑ 10/10/97 ❑
REVISED 11/18/97 13
RE,VISE1) 12/08/97
19;1"Mm it
o a
2 a
PRODUCT B (56' x 9O' lots)
Dubl i n , Calif o r n i a
PRODUCT B
-SIDING W/WOOD WINDOW AND DOOR TRIM
SURROUNDS
- STUCCO FINISH W/STUCCO WINDOW AND DOOR
FOAM TRIM SURROUNDS
- STONE/BRICK VENEER, AS SHOWN
- WOOD RAILINGS
- FLAT CONCRETE TILE ROOFING
v
K'i(;) N(). 971,11
a
1o�1o;s7
11EA11�;E1� 11iIS97 14
R1[1 fSl(� 1Lns'9S
FENCE Ll
LEFT
LINE
ELE'TATION
0 4
- —
2 8
L EN
PRODUCT B (56' x 9O' lots)
Dublin, California
K T G. Y <, R C; 1
ea
Kl(; Y Nl, 47141
10,10:-47
17E� 15E'1, ll�is
PI-N A' 12;O�,' 91 15
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P
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0
8
❑
—
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❑
4
16
SummerHill Homes
❑ KTGY NO. 97141
10'-0"
i
P l a n 2 Floor Plan
0 4
❑ ❑
2 8
S U M M ER GLEN
P R O D U C T B (56' x 90' lots)
D u b l i n, Calif o r n i a
11
Floor Plan
3 Bedroom/ Den/
Opt. Bedroom 4
2 1/2 Bath
2171 Sq Ft
KTGY,. 0 R O U P
e ei a ri
10/10/97 ❑
REVISED 11/18/97
REVISED 12/08/97 16
a
rlqrrcT.WN
SummerHill Homes
ELEVATION 2T*
0 4
El 0
SUM M ER %"--Y--LEN
PRO DUCT B (56' x 9O' lots)
Dublin, California
'ENCE LINE
FaWW',
K T G Y U H 0 1 F
F 1, KIM NO 87141
N
10/10'97
F N I "; F 1, 11 / 18,197
JWN ISEI , 121WR,97 18
1-1
x
R
o
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f
P
l
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0
8
❑
—
❑
4
16
Summer ill Homes
KTGY NO, 97141
0
�i A
Nook f`
_ =.
J
F I
— —�
er
FamilyRoom
29'•8"" X W-6"
}•
i
th 3'
r -_Pircpiac�
-
R 11 Meat.
l
Kitchen
- c,
M.O
N
y 40''0"
I
�ook�
Deny I L j
(r-o" MIN) Opt: Bed 5 Family -
I2'dP x Ir-2- Ii••o' x,re• c" g•.0^
,i =t 9'-0"CEILING --_,_ 9'•0'CEILING (T-0" MIN)
Kitchen
- Flrcpiace _
Pdr. — �I Medie
� Cd
All
P - - ara -- - -
j -r a 2"
CEILI --SL ED 1_LI---t
paPH
sTaa srsTEM —1 II
-t'' -- Livying�
EL2Ifp "_
— � 4
Floor Plan
4 Bedroom / Den
Second Floor First Floor 23B3tSq Ft
Plan 3 Floor Plan
0 4
2 8
r,.
PRODUCT (56' x 90' lots)
Dublin, California
❑ 10/10/97 ❑
REN ISF.D 11/18/97 19
RFVISFD 12/08/97
a®
m
1J 1
E L E V A T I O N 3
0 4
❑
2 8
U C T B (56' x 90' lots)
u b l i n, California
PRODUCT B
- SIDING W/WOOD WINDOW AND DOOR TRIM
SURROUNDS
- STUCCO FINISH W/STUCCO WINDOW AND DOOR
FOAM TRIM SURROUNDS
STONE/BRICK VENEER, AS SHOWN
- WOOD RAILINGS
- FLAT CONCRETE TILE ROOFING
K T G Y G R O. 1 P
b
❑ KTGY NO. 97141
U
10/10/97 ❑
RE\ ISED 11/18/97
REX ISED 12/08/97 20
a
101
FIvre-W."
FENCE LINE
FENCE LINE
ELE"T"ATION 3—V
0 4
El D
2 8
s U m M E j Re, G L E N
PRO DUCT B (56'x9O'lots)
Dublin, California
K T G Y GROtP
El KTGY NO. 97141
x
10/10/97
REV ISED 11/18/97
REVISED 12/08/97
x
�T
e
SLO Bedr
Opt. Mast 1dr7i !2'4
Opt. Retreat
SLOPED
Opt:' -Study
6.P 8�,V C E I L
Optional Retreat
Optional Study
4, JI
77 Loft
Opt. Bonus R om x 1W.0"
21'1" X 14'-4" 8 CEILING
g'-O" CEILING
Optional Bonus Room Optional Loft
R o of P I an
0 8
4 16
Summer ill Homes
KTGY NO. 971,11
Master 1, -)
Bath L
112 '
wic
Open to
Below
Second Floor
j
al Bedro
as rj0 e;�",,
14'-0" X 16'.2"
12'-4" X
IP-0" CEI
SLOPED
Hall
x
edroom 3
�_ I'-2- X 10'8-
8 0" CEILING
Bath 2
Bedroom 4
J In 8, 10.0. X 12'.0" t-,
.0, CEILING f-
Ni O
40'-0"
h'Noo
Kitchen
(T-0 MIN.)
(T-0-
IN.)
0-cEILING
L 1 -0-CEILING
Family
•0"T
i II
16'-8" X 164"
II
Workshop/
Sery
B40r-
Opt. Bedroom 61
F =1
---I r
Tandem Garage 43
Dining
11 =t Tit
9'.0"CEILING
RP PM
STNR SYSTEM
22'.2"
SLOPED
t
Ivin
y
arag
0" X 21'.
ip
&EM-T
First Floor Floor Plan
5 Bedroom /
Workshop
Opt Bed 6/Opt Study/Opt Loft
2 1/2 Bath
2572 Sq Ft
Plan 4 Floor Plan
0 4
El -""%==- El
2 8
SUM M ER GLEN
PRO DUCT B (56x9O'lots)
Dublin, Calif o r n i a
1:1
10/10/117 ❑
j.'. R'j8F'j) , 1/18/97 22
REVISFI) 12/08/97
a
a
0 4
❑ ❑
2 8
P R ODUCT B (56' x 9O' lots)
Dublin, California
PRODUCT B
- SIDING W/WOOD WINDOW ,AND DOOR TRIM
SURROUNDS
- STUCCO FINISH W/STUCCO WINDOW AND DOOR
FOAM TIUM SURROUNDS
- STONE/BRICK VENEER, AS SHOWN
- WOOD RAILINGS
- FLAT CONCRETE TILE ROOFING
K T G Y G R O U P
❑ KTGY NO. 97141
w
10/10/97 F1
REVISED 11/18/97 23
RR\ ISF;D 12/n.4/97
m
RIGHT
D
KTGY NO. 97141
FENCE LINE
FENCE LINE
E L E V A T I ON 4A
0 4
2 8
kc'31UM M ER GLEN
PRO DUCT B (56' x 9O' lots)
Dublin, California
11
(i R 0 F P
10/10/97
REVISED 11/18,197 24
111"NASED 12/08,197
x
m
El KTGY NO. 97090
PLAN I C PLAN 2A PLAN3A
CHARACTER ELEVATION
3/16— F—T
SU M M ER GLEN
PRODUCT C (65'xI00'lots)
Dublin, Calif ornia
El
T G.Y,., G R � 0. U �P
<ei
10/1/97
REVISED 11/18/97 25
REVISED 12/08/97
701
❑ ❑
❑ KTGY NO. 97090
PLAN I PLAN 2C PLAN 3C
CHARACTER ELEVATION
PROSUM M ER GLEN
DUCT C 0 •
Dublin, ornia
El
K T G Y G R O U P
1011/97 ❑
REVISED 11/18/97 26
REVISED 12/08/97
(�
Master
Master —� ;
Bath
��)
Bedroom
,
15'•0" X I6'-6"
10'.0" clg
-�
�-J
=ti
W1C �-
1111���
Hall ��-_-
—.�-..
a
Open to Below Be room 2
y2"
� 1-- --7 � Bath
y Bedroom r- 7
13'-0" x 12"-01, ��
7 8,0" o1g _ f
�11
Yli11
141
i
!
I
1
Second Floor
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P
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0
8
❑
-
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4
16
Summer ill Homes
❑ KTGY NO. 97090
I
jz
N!
li Y
i
T
[ 1
y
Ioo
1�o"xq Bedg•.o
To 4�A
•7 0' clg -� iy.bx 1� \ T-6"
i , �
(T-6" MIN.) i
_ Family 4 �:
(T•6" MICA.) — 1 9'.0" `Ig
I�
. I
Kitchen 1
�." Media L J
� POP1Yli
OCCURS nr S— —�
CORNER LOTS
nde
l�II��IG
( ) 91-0" clg
9d. s.h A�
S -- _ th 3
51•0 x 11's" �I -_ Sery
11:�
1 -� �\ �_ (--- — )
L- - 1--- 1 -
.:_--
Living
a.
it � / 9'•0" cl
I
First Floor a;
�1
bFloor
Plan
N!
4 Bedroom
3 Bath
2708 Sq Ft
Opt. Spaces
191 Sq Ft
Plan 1 P l o o r Plan
0 4
2 8
SUM M ER GLEN
PRODUCT C (65' x 100' lots)
Dublin, Calif o r n i a
11
Note: Veneers are buyer options.
KTGY R O 11 P
10/1/97
REVISED 11/18/97
REVISED 12/08/97
w
Opt. Bd. Suite 4
63""117MR31MIE: •
11 KTGY NO. 97090
Opt. Den
Plan I Options
0 4
El El
2 8
SUM M ER GLETJL*JN
PRO DUCT C (65'xl00'lots)
Dublin, Calif o r n i a
El
Opt. Bd. 5
Bedroom 4
13',6" X 11'4"
Bedroom 5
10'.0" x 15,40"
K T G Y G R,O 11 P
10/1/97
RE,VISED 11 /18/97 28
REVISED 12/08/97
11
❑�
la's\s�:�
0
ELEVATIONI
0 a
❑ ❑
2 8
Summer ill Homes
CT C (65' x 100' lots)
u b l i n, C a l i f o r n i a
KTGY NO. 97090 ❑
PRODUCT C
- SIDING W/WOOD WINDOW AND DOOR TRIM
SURROUNDS
- STUCCO FINISH W/STUCCO WINDOW AND DOOR
FOAM TRIM SURROUNDS
- STONE / BRICK VENEER, AS SHOWN
- WOOD RAILINGS
FLAT CONCRETE TILE ROOFING
9 t
K T G Y G R O U P
10/1/97
REVISED 11/18/97 ��
REVISED 12/08/97
07
. ■
Lit
u
a
KTGY NO. 97090
ELEVATION 1 A
o a
❑ ❑
2 8
F K T G Y G R O [! Y
L
PRODUCT (65' x 100' lots)
Dublin, Ca l i f o r n i a
❑ 1o/v97
REVISED 11/18/97 30
REVISED 12/08/97
C
Master
Be
J room
Low Vol.
IT. r . 19.0.
fl.pO
E
L V.I.
, fiff,
OPL Both 4
I
IL
Qg Ll
ional
om 4
'J I
Second Floor
R
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8
El
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4
16
SummerHill Homes
❑ IKTGY NO. 97090
Master
Bath
7��_ 11, 11 (1 �114 1111, 11 11H I'l
WIC
ED
1�
-
B
2
_�
��
101-o"
7
Bath 2
Hall
— --- --
41
OR1
Be 10
M
'
F1
old
7' 6-
M o rkin loom 0" MIN)
int
6-
Family
Kitchen
15'.8' x lr-Q"
91.01 �9.
1=1 7
T-6", ILL
N) 0 1 A
�i�v i n Pdr',, Sery
IT-o"dg.
F
Bath
try ara
r`01 1�1
In
1171
ben)
Bedio--tim 5
QPN.NAL
42W WZ"
f�.Jarage
Floor Plan
6 r
First Floor
3 BaBedoom Lof tth
2891 Sq Ft
Plan 2 Floor Plan
0 4
El El
2 8
SUM M ER GLEN
P R 0 D U C T C (65'x 100'lots)
Dublin, Calif o r n i a
El
Note: Veneers are buyer options.
K T G Y G R, 0. U P
10/1/97 CJ
RFC, (SEA) 11 /18/97 31
RE\ ISED 12/08/97
C
0
WnH OPT. BEDROOM 4 PLAN 2B
❑ KTGY NO. 97090
E L E V A T I® N 2
0 a
❑ ❑
2 g
SUM M ER L
U C T C (65' x 100' lots)
Dublin, Calif o r n i a
11
WDUCT C
IDING W/WOOD WINDOW AND DOOR TRIM
RROUNDS
CUCCO FINISH W/STUCCO WINDOW AND DOOR
CAM TRIM SURROUNDS
CONE / BRICK VENEER, AS SHOWN
'OOD RAILINGS
LAT CONCRETE TILE ROOFING
JFML KTGY GROUP
10/1/97 ❑
REVISED 11/18/97
RE:VISRD 12/08/97 32
n
■ rer,
❑ KTGY NO. 97090
LEFT (W/ OPTIONAL BEDROOM 4)
120
E L,EVATI0 N 2
0 4
❑ ❑
2 8SUM M ER T
L
EN
PRO DUCT C (65' x 100' lots)
Dublin, California
,' 7
K T G Y G R O U P
10/1/97
REVISED 11/18/97 33
REVISED 12/08/97
0
'(J,
_j
Master
Bath
_J]"roolm 2 1 (Retreat
12'.2" Iry M is e r
Beor
't
.loped
uiki' imn 11�'
Bat>�' 2 Y wic
f 1 6: Opt Built-in FO J M
Hall
Loft/
O t, Bedroom 4 r.'.I—.
-2"
L L
Be
Second Floor
R
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4
16
SummerHill Homes
❑ KTGY NO. 97090
k�
OPTIONAL
, L)
-(Noo
x aids'
9' - rg
Bath Den
Irr x 11'.6-
91.0"Clig
Oppt. Su
Faintly
14'-8"X IVA"
F, 7
Workshop
10'.0" X 13'-0" J
9'-0"dg
pt. Bd. 6 Kitchen
Suite
Media
A Servfi
Pdr in
ra
0W' ".1
7�
��X I
Entry g
J1
Porch
61 Floor Plan
5 Bedroom / Loft
Opt Workshop
3 1/2 Bath
3044 Sq Ft
First Floor
+138 Opt Bed 6
Plan 3 Floor Plan
0 4
0 _200"01IIIIIIIIii1lil"N""'I"I'm� D
2 8
SUM M ER G L EN
PRO DUCT C (65' x 100' lots)
Dublin, Calif o r n i a
El
Note: Veneers are buyer options,
f
R OP
1.
10/1/97 D I
11 /18/97 34
F?1`1V ISED 12/08/97
P I
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Sum merHill Homes
0 KTGY NO, 97090
neuroorn o
10,0-
jII
Tsery
Option Bd. 5/Bd. 6
09,
3
$493 amity
11 X
..............
Workshop
10'-0"X 13'-0'
"Sery
Option Super Family/Workshop
Sery
Option Bd. 6 Suite
Option Bd. 4
MM
B 3
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REVISED 12/08/97 38
RESOLUTION NO. 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH
FINDINGS,GENERAL PROVISIONS AND DEVELOPMENT STANDARDS AND
CONDITIONS OF APPROVAL FOR A PD,PLANNED DEVELOPMENT REZONE
FORPA 97-036, SUMMER GLEN
WHEREAS, Summerhill Homes of Palo Alto, California, ("Applicant/Developer")has
requested approval of a Planned Development Rezone to establish General Provisions and Development
Regulations for a residential development consisting of 347 single family detached homes on
approximately 75.51 gross acres, including a 10-acre school site, (portion of APN 986-0001-001-10) in
the Eastern Dublin Specific Plan area; and
WHEREAS, Applicant/Developer has submitted a Land Use and Development Plan as required
by Section 8.31-13 of the Zoning Ordinance which meets the requirements of said section, and
WHEREAS, Applicant/Developer has submitted a complete application for a Planned
Development Rezone which is available and on file in the Planning Department; and
WHEREAS, a development agreement will be approved prior to recordation of a Tract
Map/Parcel Map for the project as required by the Eastern Dublin Specific Plan and the Conditions of
Approval of the Tentative Map and Site Development Review; and
WHEREAS, pursuant to the California Environmental Quality Act(CEQA), CEQA Guidelines
Section 15182,the City has found that 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 held a public hearing on said application; 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
recommend that the City Council approve the Planned Development Rezone; and
WHEREAS,the Planning Commission did hear and use their independent judgment and
considered all said reports,recommendations, and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT the Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezone:
EXHIBIT B
1. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned
Development Rezone will be appropriate for the subject property in terms of providing General Plan
provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance,range of
permitted and conditionally permitted uses, and Development Standards which will be compatible with
existing and proposed residential, business, and public uses in the immediate vicinity and will enhance
development of the Specific Plan Area; and
2. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards
implementation of said Plan; and
3. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the General Plan which designates this area as Low Density
Residential, Medium Density Residential, and Medium-High density Residential and would result in
development within the densities allowed by said designation; and
4. The Planned Development Rezone, as conditioned, will not have a substantial adverse
effect on health or safety or be substantially detrimental to the public welfare or be injurious to property
or public improvement as all applicable regulations will be satisfied; and
5. The Planned Development Rezone,as conditioned,will not overburden public services
as all agencies must commit to the availability of public services prior to the issuance of building permits
as required by the Eastern Dublin Specific Plan policies and mitigation measures; and
6. The Planned Development Rezone, as conditioned, and accompanying Site Development
Review,will create an attractive, efficient, and safe environment; and
7. The Planned Development Rezone, as conditioned,will benefit the public necessity,
convenience, and general welfare and is in conformance with Sections 8-31.0 through 8-31.19 of the
Dublin Zoning Ordinance; and
8. The Planned Development Rezone, as conditioned, and accompanying Site Development
Review will be compatible with and enhance the general development of the area; and
9. The Planned Development Rezone, as conditioned, will provide an environment that will
encourage the use of common open areas for neighborhood or community activities and other amenities;
and
10. The Planned Development Rezone, as conditioned, will provide efficient use of the land
pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and
natural and topographic landscape features along Tassajara Creek with minimum alteration of natural
land forms; and
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
recommend that the City Council approve a Planned Development Rezone for PA 97-036, Summer Glen,
subject to the attached "General Provisions and Development Standards" (Exhibit 1)which constitute
regulations for the use, improvement, and maintenance of the 75.5 acre parcel (portion of 986-0001-001-
2
10), excluding the 10-acre school site. Except as specifically included in Exhibit lattached and made a
part of this Resolution, development and operation of land use activities within this Rezone shall be
subject to the current City of Dublin Zoning Code.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
condition this Planned Development Rezone on substantial conformance of the Land Use and
Development Plan(comprised of the Tentative Map and Site Development Review)with the General
Provisions and Development Standards approved with this Planned Development Rezone and the Eastern
Dublin Specific Plan.
a. The Community Development Director shall determine conformance or non-
conformance and the appropriate approval procedure for modifying this Planned Development
Rezone(e.g., administrative, conditional use permit, or revised Planned Development Rezone).
b. Major modifications or revisions found not to be in substantial conformance
with this Planned Development Rezone shall require a new Planned Development Rezone. Any
subsequent Planned Development Rezone may address all or a portion of the area covered by
this action.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
condition this Planned Development Rezone on execution of an Development Agreement in accordance
with the Eastern Dublin Specific Plan.
PASSED,APPROVED,AND ADOPTED this day of , 1997.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
Exhibit B-1 to Resolution- General Provisions and Development Standards for PA 97-036, Summer
Glen
g:pa97-036/perdreso
3
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT REZONE
PA 97-036, SUMMER GLEN
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development(PD)District Rezone for PA 97-036,
Summer Glen.This PD District Rezone is part of a Land Use and Development Plan which also
is represented by the Tentative Map 6976 and Site Development Plan(both dated November 14,
1997),the Preliminary Landscape Plan dated November 18,1997,and the written statements
provided by the Applicant dated received October 3,1997 all on file in the Planning Department.
The PD District Rezone allows the flexibility needed to encourage innovative development while
ensuring that the goals,policies,and action programs of the General Plan and Eastern Dublin
Specific Plan are satisfied. More particularly,the PD District Rezone is intended to ensure the
following:
1. The approval of this PD District Rezone shall be pursuant to the terms set forth in the
Development Agreement to be approved by the City of Dublin and recorded prior to
recording of the Final Map. In the event of conflict between the terms of the
Development Agreement and the following conditions,the terms of the Development
Agreement shall prevail.
2. Encourage innovative approaches to site planning,building design,and housing
construction offering a wide range of living styles,unit sizes,and amenities for all
segments of the community.
3. Create an attractive,efficient,and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas and other amenities for neighborhood or community activities.
5. Create an environment that decreases dependence on the private
automobile.
B. Dublin Zoning Ordinance-Applicable Requirements
Except as specifically modified by the provisions of this PD District Rezone,all
applicable general requirements and procedures of the Dublin Zoning Ordinance R-1 District
shall be applied to the area designated in this PD District Rezone.
EXHIBIT B-1
4
i3
C. General Provisions and Development Standards
1. Intent:This PD District Rezone is to establish,provide for,and regulate the
development of the Summer Glen Subdivision. Development shall be generally
consistent with the Land Use and Development Plan.
2. PD Residential-Single Family
Permitted Uses: The following principal uses are permitted by this PD
Residential District:
A. Residential development limited to:
1. Single Family Detached houses
2. 347 units
Prohibited Uses: The following uses are prohibited in this PD Residential
District:
1. Field Crops
2. Orchards
3. Plant Nurseries
4. Greenhouses used only for cultivation of plant materials for sale
5. Hospital
Conditional Uses: All conditional uses in the R-1 District are conditional uses in
this PD Residential District with the exception of prohibited uses listed above.
Development Standards: Development standards within this PD Residential
District are as follows.
Product A:
Lot Dimensions: 50' x 75'min.
Front Yard
Setbacks: Front yard setbacks for detached residences should vary for
visual interest,where possible,along through-streets.
1. Front entry garages 18'min.from back of sidewalk
2. Front porch 10'min.from back of sidewalk
3. Front of house 13'min.from back of sidewalk
(All dimensions shall be from back of right-of-way line.)
5
ly
Note: Sectional garage doors with automatic openers are
required for all residences with driveways less than 20 feet.
Side Yard
1. Setbacks: 5 feet min.sideyards
2. corner lots: 10 feet min.on street side
3. adjacent to Product C:15 feet min.
Note: Allowances may be made for decreased sideyards to
a minimum of 5 feet on"pie shaped"lots.
Rear Yard
Setbacks: Rear yard setbacks are important for establishing privacy and
separation between residences,as well as providing for usable
recreation space.
15'min.
Architectural Projections: Eaves,fireplaces,niches,bay windows,cantilevered
floor area,porches,and air conditioning equipment
may project 2'into required sideyards,but never
closer than 3'from the property line and 2'into
required rear yard,except air conditioning
equipment,which must be fully situated within the
rear yard set-back.
Residential Massing: Single story elements are encouraged at corners and
throughout to break up 2-story massing. The
maximum building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the placement,
orientation,and treatment of the garages and garage
doors. Two covered spaces are required.
Suggested design criteria include:
1. Designing the residence to extend forward of the
garage door(s).
Provide two(2)garage spaces,minimum 19'x 19'
clear,and two(2)spaces in the driveway apron.
6
15
Product B:
Lot Dimensions: 56' x 90'min.
Front Yard
Setbacks: Front yard setbacks for detached residences should vary for
visual interest,where possible,along through-streets.
1. Front entry garages 18'min.from back of sidewalk
2. Front porch 10'min.from back of sidewalk
3. Front of house 13'min.from back of sidewalk
(All dimensions shall be from back right-of-way line.)
Note: Sectional garage doors with automatic openers are
required for all residences with driveways less than 20 feet.
Side Yard
Setbacks:
1. Setback(typical) 7 feet min.sideyards
2. Setback(one-story) 5 feet min.sideyard
3. corner lots 10 feet min.on street side
Note: Allowances may be made for decreased sideyards to
a minimum of 5 feet on"pie shaped"lots.
Rear Yard
Setbacks: Rear yard setbacks are important for establishing privacy
and separation between residences,as well as providing for
usable recreation space.
20'min.with exception of single story homeswhich may have a
minimum of 5 feet,providing the resulting rear yard contains a
minimum of rear yard of 500 sf..
Architectural Projections: Eaves,fireplaces,niches,bay windows,cantilevered
floor area,porches,and air conditioning equipment
may project 2'into required sideyards,but never
closer than 3'from the property line and 2'into
required rear yard except air conditioning
equipment,which must be fully situated within the
rear yard set-back.
7
Residential Massing: Single story plans/elements are encouraged at
corners and throughout to break up 2-story massing.
The maximum building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the
placement,orientation,and treatment of the garages
and garage doors. Two covered spaces are required.
Suggested design criteria include:
1. Designing the residence to extend forward of the
garage door(s)
Provide two(2)garage spaces,minimum 19'x 19'
clear,and two(2)spaces in the driveway apron.
Product C:
Lot Dimensions: 65' x 100'min.
Front Yard
Setbacks: Front yard setbacks for detached residences should vary for
visual interest,where possible,along through-streets.
1. Front entry garages 20'min.from back of sidewalk
2. Side entry garages 15'min.from back of sidewalk
3. Front porch 14'min.from back of sidewalk
4. Front of house 20'min.from back of sidewalk
(All dimensions shall be from back of curb if no sidewalk is
constructed.)
Note: Sectional garage doors with automatic openers are
required for all residences with driveways less than 20 feet.
Side Yard
Setbacks:
1. Setback(typical) 7 feet min.sideyards
2. corner lots 10 feet min.on street side
Note: Allowances may be made for decreased sideyards to
a minimum of 5 feet on"pie shaped"lots.
8
Rear Yard
Setbacks: Rear yard setbacks are important for establishing privacy
and separation between residences,as well as providing for
usable recreation space.
15'min.with a 20'average
Architectural Projections: Eaves,fireplaces,niches,bay windows,cantilevered
floor area,porches,and air conditioning equipment
may project 2'into required sideyards,but never
closer than 3'from the property line and 2'into
required rear yard except air conditioning
equipment,which must be fully situated within the
rear yard set-back.
Residential Massing: Single story plans/elements are encouraged at
corners and throughout to break up 2-story massing.
The maximum building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the
placement,orientation,and treatment of the garages
and garage doors. Two covered spaces are required.
Suggested design criteria include:
1. Designing the residence to extend forward of the
garage door(s)
2. Side entry garages
3. Split two-car and single-car garages
4. tandem bay for a 3-car garage
Provide two(2)garage spaces,minimum 19'x 19'
clear,and two(2)spaces in the driveway apron.
9
RESOLUTION NO. 97-29
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR
PA 97-036 SUMMER GLEN
WHEREAS, Summerhill Homes has requested approval of a Planned Development Rezone,
Vesting Tentative Map 6976(Exhibit A), and Site Development Review(Exhibit B)for a residential
development consisting of 347 single family dwellings on approximately 75.5 gross acres, including a
10-acre school site, in the Eastern Dublin Specific Plan area; and
WHEREAS, complete applications for a Tentative Subdivision Map, Site Development Review
(including Preliminary Landscape Plan- Exhibit C), 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 City has found that 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 applications on
December 23, 1997; 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 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 a Tract
Map/Parcel 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 hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Tentative Map:
1. The Summer Glen Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
EXHIBIT C
2. The design or improvements of the Summer Glen Tentative Map is consistent with and
conforms to the City's General Plan and Eastern Dublin Specific Plan policies(Exhibit D)as they apply
to the subject property in that it is a subdivision for implementation of a residential project in an area
designated for Low Density,Medium Density,and Medium-High Density Residential development.
3. The Summer Glen 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 75.5 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 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 letters
dated October 28,1997 from the Alameda County Fire Department and November 18,1997 from Dublin
San Ramon Services District(DSRSD),if conditions are met and fees paid. Sewer service for this
subdivision shall be provided pursuant to an agreement between Alameda County and DSRSD. The
developer has entered into an agreement to provide school facilities mitigation with the Dublin Unified
School District to assure school capacity.
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:
I. The approval of this application(PA 97-036),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 Regulations 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 Eastern Dublin Specific Plan.
2
TO
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.
7. The project has been designed with architectural considerations(including the character,
scale, design quality, and the relationship of the among buildings), along with Conditions of Approval, in
order to ensure compatibility among the design of this project,the character of adjacent buildings and
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 Tentative Map and Site Development Review for PA 97-036 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. [PL.I Planning, [Bi Building, LPO1 Police, WW1
Public Works [ADMI Administration/City Attorney, [FIN} Finance, [F] Alameda County Fire
Department, [DSR1 Dublin San Ramon Services District, [COI Alameda County Department of
Environmental Health.
TENTATIVE MAP
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL CONDITIONS
1 Approval. PA 97-036, Summer Glen, Tentative Map PL, PW Approval of N/A
Tract 6976 is approved to subdivide an existing portion of Any Plan
APN 986-0001-001-10 into individual parcels for 347
single family homes, community recreation area, common
open space, and a 10-acre school site. This approval shall
conform generally to: a)the Tentative Map(8 sheets),
and b)the Site Development Plan(5 sheets), both
prepared by Brian Kangas Foulk Engineers, Surveyors&
Planners dated November 14, 1997 and received by the
Department of Community Development on November
18, 1997, unless modified by the Conditions of Approval
contained herein.
2 Standard Conditions of Approval. Applicant/Developer PW Approval of Standard
shall comply with all applicable City of Dublin Public Improvement
3
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Works Standard Conditions of Approval(Attachment A). Plans through
In the event of a conflict between the Public Works completion
Typical Conditions of Approval and these Conditions,
these conditions shall prevail.
3 Development Agreement/Expiration. The approval of PW, PL On-going Standard/
this Tentative Map shall be predicated upon and pursuant Municipal
to the terms set forth in the Development Agreement to be Code
approved by the City of Dublin. The Summer Glen
Tentative Map shall expire at the standard time of two and
one half(2 1/2)years as set forth in the Dublin Municipal
Code and in the regulations of Section 66452.6 of the
Subdivision Map Act unless the Development Agreement
is terminated at an earlier date. In the event of conflict
between the terms of the Development Agreement and the
Conditions of Approval contained herein,the terms of the
Development Agreement shall prevail.
4 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.
5 Action Programs/Mitigation Measures. PL Approval of Standard
Applicant/Developer shall comply with all applicable Improvement
action programs and mitigation measures of the Eastern Plans through
Dublin General Plan Amendment/Specific Plan and completion
companion Final Environmental Impact Report(EIR)that
have not been made specific Conditions of Approval.
6 Requirements. Applicant/Developer shall meet or PW Approval of Standard/
perform all of the requirements of the Subdivision Map Final Map PW
Act,the City's Subdivision Ordinance, and the approved 11-26-97
Tentative Map for the project prior to City Council Final Map
acceptance of offers of dedication No. 13
7 Ordinances/General Plan/Policies. The Developer shall PW,PL Issuance of Standard/
comply with the City of Dublin Subdivision Ordinance, Building PW
City of Dublin Zoning Ordinance adopted September Permits 11-26-97
1997,the City of Dublin General Plan,the Eastern Dublin Improve-
Specific Plan, Public Works Policies and City grading ments
ordinance. No. 7
8 Improvement Agreement/Plans. Applicant/Developer PW Approval of Standard/
shall enter into an Improvement Agreement with the City Improvement PW
for all subdivision improvements prior to issuance of Plans 11-26-97
improvement permit. Complete improvement plans, Final Map
specifications, and calculations shall be submitted to, and No. 13
approved by,the Director of Public Works/City Engineer
and other affected agencies having jurisdiction over
public improvements prior to execution of the
Improvement Agreement. Improvement plans shall show
4
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
the existing on-site and off-site subdivision improvements
and proposed improvements along the adjacent public
street and property that relate to the proposed
improvements.
9 Preconstruction Survey. Applicant/Developer shall PW, PL Issuance of 217
comply with all Eastern Dublin Specific Plan EIR Grading MM
mitigation measures for mitigating potentially significant Permit Matrix
plant and animal species impacts. Within 60 days prior to
any habitat modification, Applicant/Developer shall
submit a preconstruction survey, prepared by a biologist
(to be approved and hired by the City prior to
commencement of the survey.) Said survey shall examine
whether any sensitive species exist on or adjacent to the
site and, if any exist, shall include recommended
protection plans, including any modifications to site
design, for those sensitive species that may be discovered
as a result of the survey. Applicant/Developer shall be
responsible for the cost of the survey and staff review of
the survey. The significance of any discoveries and
adequacy of recommended protection measures shall be
subject to the discretion of the Director of Community
Development. Said protection plans and measures shall
occur at least 21 days prior to anticipated habitat
modification. Any updated surveys and/or studies that
may be completed subsequently shall be submitted to the
Department of Community Development.
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 Tassajara Creek. Any proposed modifications or PW, PL Approval of 41,200,
alterations to Tassajara Creek shall be approved by the Improvement 201,210
City of Dublin and any required permitting agencies, and Plans MM
shall be consistent with the policies of Eastern Dublin Matrix
Specific Plan and EIR,the Eastern Dublin Comprehensive
Stream Restoration Program, and the Master Drainage
Plan.
12 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
13 Refuse Collection. The refuse collection service provider PL Finaling 279
shall be consulted to ensure that adequate space is Building MM
provided to accommodate collection and sorting of Permits Matrix
5
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
14 Utility Providers. Applicant/Developer shall provide PL Approval of Standard
documentation from utility providers that electric, gas, Final Map
and telephone service can be provided to the subdivision.
15 Public Utility Easements. Applicant/Developer shall PW Approval of Standard
provide Public Utility Easements per requirements of the Final Map
Director of Public Works and/or public utility companies
as necessary to serve this area with utility services and
allow for vehicular and utility service access.
16 Title Reports/Deeds. A current title report and copies of PW Approval of Standard
the recorded deed of all parties having any recorded title Final Map
interest in the property to be divided, copies of the deeds,
and the Final Maps for adjoining properties and
easements shall be submitted as deemed necessary by the
Director of Public Works.
17 Document Preparation. The improvement plans for this PW Approval of Standard
Tentative Map(including Improvement Plans, Grading Improvement
Plans, and subdivision maps) shall be prepared, designed, Plans
and signed by a registered civil engineer to the
satisfaction of the Director of Public Works in accordance
with the Ordinances, standards, specifications, policies,
and requirements of the City of Dublin using standard
City title block and formats. Minimum lettering size on
all plans submitted shall be 1/8 inch. After approval,
original mylars or photo mylars with three sets of blue
prints must be submitted to the City.
18 Removal of Obstructions. The Applicant/Developer PW Issuance of Standard
shall remove all trees including major root systems and Grading
other obstructions from building sites that are necessary Permit
for public improvements or for public safety as directed
by the Director of Public Works.
SPECIAL CONDITIONS
19 Parcel Map. Applicant/Developer shall prepare a final PW Approval of PW
Parcel Map creating the parcels of proposed sites 1 la, lib Final Map 11-26-97
and proposed school site parcels shown on the Vesting Final Map
Tentative Map 6976. This map shall dedicate to the City No. 1
of Dublin a 104-foot right-of-way for Gleason Drive with
a 10-foot public Services Easement(PSE)on the north
side of Gleason Drive from Hacienda Drive to Tassajara
Creek including transitions acceptable to the Director of
Public Works. This map shall also dedicate a 60-foot
right-of-way for Hibernia Drive from Central Parkway
north to proposed Street S shown on the Vesting Tentative
6
� l'
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Map 6976 prepared by Brian Kangas Foulk,dated
November 14, 1997.
20 Improvement and Dedication of Streets. PW Approval of PW
Applicant/Developer shall dedicate to the City of Dublin Final Map 11-26-97
for public street uses all proposed streets shown on the Final Map
Vesting Tentative Map 6976 prepared by Brian Kangas No. 2 and
Foulk dated November 14, 1997. Proposed Streets A Improve-
(east of Street F), B, C, F, J,K&N shall have a 56 foot ments
wide right-of-way,with 36-foot pavement width(curb to No. 1
curb)and a 5-foot wide sidewalk on both sides of the
street unless approved by the Public Works Director.
Proposed Street L and Courts A&B shall have a 50-foot
wide right-of-way with 34-foot pavement width (curb to
curb)and 5-foot sidewalk on both sides of the street.
Streets M and S and Hibernia Drive shall have a 60-foot
minimum right-of-way width, a 40-foot pavement width
(curb to curb)with a 5-foot sidewalk on both sides of
street S from westerly Way K to Tassajara Creek shall be
36 feet curb to curb. Proposed streets A(west of Street
F), E and 0 shall have a 50-foot right-of-way width with
36-foot pavement width(curb to curb)and a 5-foot
sidewalk on both sides of the street.
21 Public Services Easement. Applicant/Developer shall PW Approval of PW
dedicate to the City of Dublin a five(5)foot wide Public Final Map 11-26-97
Services Easement behind all interior street rights-of-way Final Map
on both sides of the street for installation of underground No. 3
utilities.
22 Public Services Easement. Applicant/Developer shall PW Approval of PW
dedicate a 20-foot wide Public Service Easement across Final Map 11-26-97
common area lot B as shown on the Vesting Tentative Final Map
Map 6976, dated November 14, 1997. No. 4
23 Public Services Easement. Applicant/Developer shall PW Approval of PW
dedicate a 50-foot wide Public Services Easement(P.S.E.) Final Map 11-26-97
and an Emergency Vehicle Access Easement(E.V.A.E.) Final Map
across the end of Street 0 to Street M as shown on No. 5
Vesting Tentative Map 6976, dated November 14, 1997.
24 Public Services Easement. Applicant/Developer shall PW Approval of PW
dedicate a 20 foot wide Public Services Easement(P.S.E) Final Map 11-26-97
and an Emergency Vehicle Access Easement(E.V.A.E.) Final Map
across the end of Streets H and Ito proposed Street S as No. 6
shown on Vesting Tentative Map 6976, dated November
14, 1997.
25 Fire/Emergency Access. Applicant/Developer shall PW Approval of PW
provide adequate access and turnaround for fire and other Final Map 11-26-97
emergency vehicles(42-foot minimum radii)per Final Map
7
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Alameda County Fire Department (ACFD) standard No. 7
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.
26 Final Layout and Design of Streets. Final detailed PW Issuance of PW
layout and design of internal private and public streets Grading 11-26-97
and drive aisles must be approved by the ACFD and Permit and Final Map
Director of Public Works. Building No. 7
Permit.
27 Dedication of School Site. Applicant/Developer shall PW Approval of PW
reserve for future dedication an approximate 10-acre Final Map 11-26-97
parcel shown as Lot F on Vesting Tentative Map 6976 to Final Map
Dublin Unified School District for a future school site. No. 8
Driveway locations of this parcel shall be per Figure 16 of
the Traffic Report for this project site prepared by TJKM,
dated November 19 1997.
28 Dedication of lots to the HOA. Applicant/Developer PW Approval of PW
shall dedicate Lots A, B, C, D and E to the proposed Final Map 11-26-97
subdivision Homeowners Association for the purposes of Final Map
common use areas as shown on the Vesting Tentative No. 9
Map 6976.
29 Abandonment of Easements. Applicant/Developer or PW Occupancy of PW
current landowner shall obtain an abandonment from all affected units. 11-26-97
applicable public agencies of existing 20-foot wide water Final Map
line easements(per 2439 or 213 and 2439 or 222)that No. 10
encumber the proposed project site. Applicant shall
obtain an abandonment from all applicable public
agencies of existing 60-foot nonexclusive access
easements(per 2439 or 213 and 2439 or 222)that
encumber the proposed project site.
30 Location of Improvements/Configuration of right-of- PW Construction PW
way. All public sidewalks, handicap ramps, or other 11-26-97
street improvements in the curb return area shall be Final Map
located within the public right-of-way. No. 11
Applicant/Developer shall show on the Final Map that the
right-of-way at all public street curb returns is a straight
line starting from the beginning of the curb return
extending to the end of the curb return. The location of
improvements and configuration right-of-way shall be
approved by the Director of Public Works prior to
construction.
31 Handicap Ramps. All handicap ramps shall comply with PW Completion of Standard
all current Federal ADA requirements and City of Dublin Improvements
Standards.
8
32 Tassajara Creek Top of Bank Improvements and PW,Zone Completion of PW
Dedications. Applicant/Developer shall improve and 7, F Improvements 11-26-97
dedicate by separate instrument to the City of Dublin a Final Map
minimum 8-foot wide pedestrian path along the west top No. 12
of bank as part of the County's agreement to construct
Tassajara Creek.
Grading&Drainage
33 Grading Plans. Grading plan designs must be based on PW Issuance of Standard
approved soils reports. In addition to the civil engineer, a Grading
soil engineer must sign the grading plans. The soil Permit
engineer or his technical representative must be present at
all times during grading.
34 Updated Santa Rita Drainage Master Plan Study. PW Submitted PW
Applicant/Developer shall prepare an updated Santa Rita prior to 11-26-97
Drainage Master Plan Study(originally prepared by Brian issuance of Grading&
Kangas Foulk, dated October 1996). Grading Drainage
Permit with No. 1
approval prior
to occupancy
35 Protection from 100-year storm event. PW Issuance of PW
Applicant/Developer shall prove to the City that this Grading 11-26-97
project has been adequately designed for protection from Permit Grading&
a 100-year storm event, especially from waters in Drainage
Tassajara Creek. No. 1
36 Lot Drainage. Applicant/Developer shall grade all lots PW Issuance of PW
to drain to the front of the public streets or private streets Grading 11-26-97
according to City of Dublin Grading Ordinance and Permit Grading&
Standard Conditions of Approval. If needed,the Drainage
Developer shall construct retaining walls along the rear No. 2
yard lot lines of lots 230 and 231; 292 and 293 and side
yard lot lines of lots 232 and 294 so that each lot will
drain directly to its respective front street. All grading
improvement plans shall be reviewed and approved by the
Director of Public Works prior to start of any grading.
37 Drainage study. Applicant/Developer shall prepare and Issuance of PW
submit to the Director of Public Works for review a Grading 11-26-97
detailed drainage study of all proposed storm drain Permit Grading&
improvements of the project. Final pipe sizes, slopes, Drainage
depths, etc. shall be based upon final storm water design No. 3
calculations by a licensed professional engineer in
California.
38 No change To Overall Drainage Patterns. Issuance of PW
Applicant/Developer shall not change the overall drainage Grading 11-26-97
patterns of the existing topography by the grading Permit Grading&
construction of this project. Drainage
No. 3
9
39 Finished Floor Elevation. The finished floor elevation PW Issuance of PW
of the lowest building pad must be one foot above 100- Grading 11-26-97
year flood levels. Permit Grading&
Drainage
No. 3
40 Mitigation Measures/Drainage Impacts. PW Occupancy of PW
Applicant/Developer shall demonstrate to the satisfaction Any Building 11-26-97
of the Director of Public Works that all mitigation Grading&
measures that need to be improved as a result of drainage Drainage
impacts of this project will be constructed prior to No. 3
occupancy of any building. All drainage improvements
shall be constructed to the satisfaction to of the Director
of Public Works.
41 Retaining Walls. Where finish grade of this property is PW Issuance of Standard/
in excess of twenty-four(24) inches higher or lower than Building PW
the abutting property or adjacent lots within the Permit 11-26-97
subdivision, a concrete or masonry block retaining wall or Improve-
other suitable solution acceptable to the Director of Public ments
Works/City Engineer shall be required and any fence or No. 14
wall shall be measured from the top of grade on the
higher side of the retaining wall or slope.
42 Required Permits. Applicant/Developer shall obtain the PW, CO, Issuance of PW
required permits from Alameda County,Zone 7, and the Zone 7 Grading 11-26-97
California Department of Fish and Game to discharge and Permit Grading&
construct drainage improvements within the Tassajara Drainage
Creek area. No. 4
43 Geotechnical Investigation Report. PW Issuance of PW
Applicant/Developer shall prepare a Geotechnical Grading 11-26-97
Investigation Report covering the project site for review Permit Grading&
by the City, and (as a minimum)shall design the grading Drainage
plan based the recommendations outlined in said Report, No. 5
on the plans and notes for the project, and as required by
the City's Grading Ordinance.
44 Drainage Fees. This project is subject to the payment of PW,Zone Issuance of PW
drainage fees through the City of Dublin to Alameda 7 Grading 11-26-97
County Flood Control District,Zone 7. Permit Grading&
Drainage
No. 6
Improvements
45 Detailed Improvement Plans. Detailed dimensioned PW Issuance of PW
improvement plans will be required to be reviewed and Grading 11-26-97
approved by the Director of Public Works. Permit Improve-
ments
No. 8
46 Sidewalks. Applicant/Developer shall construct a PW Occupancy of PW
minimum 5-foot wide sidewalk unless otherwise Any Building 11-26-97
approved by the Director of Public Works on both sides Improve-
10
of all public streets,particularly Street L and Courts A ments
and B,to the satisfaction of the Director of Public Works. No.1
The project sidewalk system shall lead into and connect to
sidewalks located in Hacienda Drive,Central Parkway,
and the regional trail system located along Tassajara
Creek.
47 Street Improvements. Applicant/Developer shall PW Occupancy of PW
improve private streets H,I,P,Q,and R with a minimum Any Building 11-26-97
pavement width of 20 feet(curb to curb). All work shall Improve-
be completed to the satisfaction of the Director of Public ments
Works. No.1
48 Through Access in Streets H and I. PW Occupancy of PW
Applicant/Developer shall provide through-access in Any Building 11-26-97
Streets H and I as shown on the Vesting Tentative Map Improve-
6976,(dated 11/17/97)so traffic will be able to access ments
Way A from Street E to the satisfaction of the Director of No.5
Public Works.
49 Pedestrian Path/Bridge. Applicant/Developer shall PW Prior to PW
construct a pedestrian path and bridge over Tassajara completion of 11-26-97
Creek between the proposed Central Parkway and Creek Improve-
Gleason Drive. The elevation of the bridge shall be Improvements ments
designed to the satisfaction of Zone 7 and the Director of No.11
Public Works.
50 Decorative Paving Across Way K. Applicant/Developer PW,PL Occupancy of 98,100,
shall install decorative paving across Way K to create a Any Building 101
visual link from the linear park along Street S to the MM
bridge across Tassajara Creek. Matrix
51 Landscape Strip. Applicant/Developer shall design and PW Occupancy of PW
professionally landscape anirrigated 4 1/2 foot landscape Adjacent 11-26-97
strip between the sidewalk and the back of curb unless Building Improve-
otherwise approved by the Director of Public Works. ments
Root barriers shall be installed surrounding each tree or No.2
along the sidewalk and back of curb on each side of the
street. This landscape strip shall be adequately
maintained by the individual homeowners under the
direction and oversight of the tract homeowners
association and the City of Dublin Public Works
Department. These landscaped areas shall be subject to
the City's Water Efficient Landscape Regulations.
52 Improvements Constructed Prior to Occupancy. All PW Occupancy of PW
improvements within the public right-of-way(including Adjacent 11-26-97
curb,gutter,sidewalks,driveways,paving,landscaping Building Improve-
and utilities)must be constructed prior to occupancy of ments
the first building in accordance with approved City No.13
standards and to the satisfaction of the Director of Public
Works/City Engineer and only after the Subdivision
Development Agreement has been approved and required
bonds and fees have been delivered to the City.
11
53 Landscaping Maintenance. Applicant/Developer shall PL,PW Completion of Standard/
maintain landscaping for not less than 90 days after City- Improvements PW
approved installation. This maintenance shall include 11-26-97
weeding and the application of pre-emergent chemicals. Improve-
ments
No.13
54 Homeowners Association. Applicant/Developer shall PW,PL Approval of PW
establish a subdivision Homeowners Association that will Final Map 11-26-97
monitor and provide oversight to the maintenance of Improve-
owner-maintained City street landscape areas and ments
common areas. In the event that any such landscape area No.3
falls into a state of disrepair,the City will have the right
but not the obligation to take corrective measures and bill
the appropriate homeowner and/or 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.
55 Turnarounds. Applicant/Developer shall construct a PW Occupancy of PW
minimum 20-foot long passenger vehicle turn-around Adjacent 11-26-97
(hammer head)on each side of the street at the end of Building Improve-
Streets H and I as shown on the Vesting Tentative Map ments
6976 to the satisfaction of the Director of Public Works. No.4
The turn-around shall be paved and striped to the
satisfaction of the Director of Public Works.
56 Driveway Flares. Applicant/Developer shall flare the PW Occupancy of PW
ends of each driveway behind the sidewalk(2 feet wide Adjacent 11-26-97
by 10 feet long)in addition to the 3 foot flare in the Building Improve-
driveway approach to all 20 foot wide private streets to ments
provide adequate pavement area for vehicles turning into No.10
the driveway.
57 Permits for Oversized and Overweight Construction PW Issuance of Standard/
Loads/Haul Routes. Permits shall be required for Grading PW
oversized and/or overweight construction loads coming to Permit 11-26-97
and leaving from the site. If soil is to be imported or Improve-
exported from the site,a haul route plan shall be ments
submitted to the City for review and approval. No.6
58 Decorative Paving. Applicant/Developer shall not PW Occupancy of PW
construct decorative pavement within City right-of-way Adjacent 11-26-97
unless otherwise approved by the Director of Public Building Improve-
Works. The type of decorative pavers and pavement ments
section shall be subject to review and approval of the No.12
Director of Public Works.Applicant/Developer shall
construct decorative pavement across entrances to all
private streets to the satisfaction of the Director of Public
12
3o
Works.
59 Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17
installed in public streets, a Decorative Paving Plan shall 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. 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 Community Development.
60 Relocation of Improvements. Any relocation of PW Completion of Standard
improvements or public facilities shall be accomplished at Improvements
no expense to the City.
Parking,Traffic&Circulation
61 Layout and Design. Layout and design of the project PW Issuance of PW
parking striping, drive aisles, and sidewalks within the Building 11-26-97
project shall be configured to maximize safety, Permits Improve-
circulation, convenience, and sight distance per the City ments
of Dublin zoning ordinance, standard plans and details, No. 8
and current policies.
62 Guest Parking. Applicant/Developer shall supply one PW Finaling PW
half guest parking space per unit within product A. Building 11-26-97
Permits within Traffic
Product A No. 10
63 Transitioning Existing Improvements. PW Approval of Standard
Applicant/Developer shall be responsible for transitioning Improvement
existing improvements to match improvements required Plans
as Conditions of Approval for this Tentative Map.
64 Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard
submit a Line and Striping Plan for Gleason Drive, Building
Central Parkway, and Hacienda Drive to the Director of Permits
Public Works for review and approval. The Plan shall
show interim lane configurations and transitions, and
shall provide adequate street width to allow two-way left-
turn lanes.
65 Hacienda Drive from Gleason Drive and Central PW Occupancy of PW
Parkway. Applicant/Developer shall construct street Any Building 11-26-97
improvements as follows: Hacienda Drive shall be Improve-
widened on the east side from Central Parkway to ments
Gleason Drive. The widening shall consist of one No. 16
northbound 12 foot lane with an 8 foot emergency
parking/bike lane. In addition, a right-turn lane at
Gleason Drive and a left-turn lane at Central Parkway
shall be provided unless constructed by others.
66 Gleason Drive from Hacienda Drive to Tassajara PW Occupancy of PW
Creek. Applicant/Developer shall construct street Any Building 11-26-97
improvements as follows: A portion of the ultimate Adjacent Improve-
13
southern half of Gleason Drive including one 12 foot within Phase ments
travel lane,one 8 foot emergency parking/bike lane,and a II No.16
12 foot wide landscaped parkway including a 5 foot wide
sidewalk. The improvements shall include transitions
from the easterly property line to existing Gleason Drive
per a design approved by the Director of Public Works.
The north side of Gleason Drive shall be overlaid with 2
inches of asphalt.
67 Central Parkway from Hibernia Drive to Tassajara PW Occupancy of PW
Creek. The Applicant/Developer shall construct street Any Building 11-26-97
improvements for the north side of Central Parkway as Adjacent Traffic
follows: Street improvements north of the median within Phase I No.5
including a 14 foot travel lane,a 6 foot bike lane,and an 8
foot parking lane including,curb,gutter,sidewalk,and
landscaping. Applicant/Developer also shall construct
additional improvements on the south half of the roadway
to include a 20 foot travel lane,and a 30 foot landscaped
median island(with curbs)which shall be constructed at
the centerline of the right-of-way. The south half
improvements shall include headerboard and earth
drainage ditch. The south half improvements do not need
to be constructed by the Applicant/Developer if already
constructed by others before the first Certificate of
Occupancy.
68 Central Parkway/Street S Right Turn Lanes. PW Occupancy of PW
Applicant/Developer shall remove bulb and restrict Any Building 11-26-97
parking within 150-feet from westbound Central Parkway Traffic
to northbound Way K,Hacienda Drive and Hibernia No.2
Drive;and from westbound Street S to northbound
Hacienda Drive.
69 Traffic Signals. Applicant/Developer is responsible for PW PW
installation,modification,or payment of pro rata share of 11-26-97
signalization at the following intersections to the Traffic
satisfaction of the Director of Public Works: No.I
a. Tassajara Road and Gleason Drive. Construct traffic signal. In Accordance PW
with the 11-26-97
Development Traffic
Agreement No.1
b. Hacienda Drive and Dublin Boulevard. Modify existing Occupancy of PW
traffic signals unless otherwise modified by others. Any Building 11-26-97
Traffic
No.1
c. Hacienda Drive and"S"Street. Contribute 1/4 cost of signal, Issuance of PW
or construct signal or incorporate this improvement into the Building 11-26-97
County/City deferred improvement security agreement. Permits Traffic
No.1
14
70 LAVTA. Applicant/Developer shall consult with the PW Occupancy of PW
Livermore-Amador Valley Transit Authority(LAVTA) Any Building 11-26-97
on the bus route,location,and size of proposed bus stops Improve-
within and on the periphery of the proposed project. The ments
location and configuration of the all bus stops and shelters No.9
shall be constructed under direction of the City's Director
of Public Works.
71 I-580 at Santa Rita Road/Tassajara Road eastbound PW Occupancy of PW
off ramp. Applicant/Developer is responsible for the Last 11-26-97
construction of improvements in CalTrans right-of-way at Building Traffic
the intersection I-580 eastbound off-ramp at Santa Rita No.7
Road at Pimlico Drive. At westbound approach on
Pimlico Drive to Santa Rita Road,Applicant/Developer
shall construct a second left-turn lane on to southbound
Santa Rita Road. At the eastbound off-ramp to Santa Rita
Road,Applicant/Developer shall install one exclusive
left-turn lane to northbound Santa Rita Road,one
exclusive through-lane to Pimlico Drive,and one free
right-turn lane to southbound Santa Rita Road. In
conjunction with these improvements,the traffic signal
shall be modified to replace the existing split phasing
operation with left-turn phasing which will allow
concurrent eastbound and westbound left-turn
movements. This condition is required by Dublin Ranch
Phase I development. However,if this development is
started prior to Dublin Ranch Phase I project(building
permit),these improvements shall be constructed in
accordance with the Development Agreement of this
project.
72 Tassajara Road. PW Occupancy of PW
the Last 11-26-97
I-580 to north of Dublin Boulevard. The Building Traffic
Applicant/Developer shall construct street improvements No.9
as follows: Four 12-foot through lanes with two
northbound lanes,two southbound lanes,two northbound
left-turn lanes and two 8 foot wide shoulders as shown in
the project traffic study prepared by TJKM dated
November 19,1997 or as directed by the Director of
Public Works. The widening shall extend north of Dublin
Boulevard with smooth transitions to existing conditions
to the satisfaction of the Director of Public Works and
shall include the relocation of existing signals at Dublin
Boulevard.
73 Dublin Boulevard from westerly BART entrance to PW Occupancy of PW
Hacienda Drive. The Applicant/Developer shall the Last 11-26-97
construct street improvements as follows: Extend the new Building Traffic
15
2
alignment for Dublin Boulevard from the BART westerly No.8
access road to Hacienda Drive(at Dublin Boulevard
adjacent to the Tri-Valley Crossings Project)to four 12
foot wide lanes.
74 Pedestrian Path. If not constructed by another PW Occupancy of PW
development or improvement project, the Last 11-26-97
Applicant/Developer shall construct a pedestrian path Building of Traffic
extending from this project to the Southern Pacific right- Phase I No.4
of-way. Path shall be 5 feet wide,2 inch deep asphalt
placed on 4 inch deep Class II Aggregate Base.
75 Traffic Impact Fees. Applicant/Developer shall be PW Issuance of PW
responsible for payment of traffic impact fees(TIFs) Building 11-26-97
adopted by the City Council at the time of issuance of Permits Traffic
building permits including,but not limited to,the Eastern No.11
Dublin TIF,Interchange TIF(reimbursements to the City
of Pleasanton for freeway interchanges),and Regional
(Tri-Valley)TIF.
76 Traffic Impact Fees. Applicant/Developer shall receive PW Occupancy of PW
TIF credit for constructing any other Eastern Dublin Any Building 11-26-97
Traffic Impact Improvements in their ultimate locations. Traffic
No.3
77 No street parking on Gleason Drive or Hacienda Drive PW,PO Completion of [check]
Adjacent to Project. No street parking shall be Improvements
permitted on Gleason Drive or Hacienda Drive adjacent to
the project. Streets shall be posted in accordance with
city standards.
78 Construction Traffic Routing. All construction traffic PW Issuance of 268
may be subject to specific routing,as determined by the Grading MM
Director of Public Works,in order to minimize Permit Matrix
construction interference with regional non-project traffic
movement.
79 Traffic Signage/Red Curbing. Traffic safety signs and PW,PO Approval of Standard
"red-curbing"shall be provided in accordance with the Improvement
standards of the City of Dublin subject to plan approval Plans
by the Director of Public Works.
80 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 approval of the Community Director.No single Plans
street may intersect any other street more than once. No
continuous street may change direction by 90 degrees
more than once without change a street name change for
subsequent changes in direction(such as Way A,Way K,
and Way L shown on the Tentative Map).
81 Street Name Sign Content. Street name signs shall PW Issuance of Standard
display the name of the street together with a City Grading
standard shamrock logo. Posts shall be galvanized steel Permit
pipe.
16
34
Utilities
82 Utilities Service Report and Plan. Applicant/Developer PW, PL Approval of Standard
shall submit a utilities service report and plan to the Improvement 110
satisfaction of the Public Works Director and Community Plans MM
Development Director along with documentation that Matrix
domestic fresh water, electricity, gas,telephone, and cable
television service can be provided to each residence
within the project and when such service will be
available.
83 Construction of Utilities. The Developer shall construct PW Occupancy of PW
all utilities as may be deemed necessary to provide for the Any Building Utilities
proper, clean, and safe functioning of utility services for 11-26-97
each proposed residence within the project. All utility No. 1
construction is subject to the requirements and
specifications of the agency having jurisdiction over the
respective utility facilities.
84 Utility Undergrounding/PUE's. All utilities within the PW Approval of 108, 109,
project and to each lot shall be underground in accordance Final Map 228
with the City policies and existing ordinances. All MM
utilities shall be located and provided within public utility Matrix
easements and sized to meet utility company standards. PW
Standard
85 Transmission Lines. All transmission lines shall be PW Completion of 109
away from sensitive areas unless otherwise approved by Improvements MM
the Director of Public Works. Matrix
86 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) 11-26-97
in accordance with the appropriate utility jurisdiction. All No. 4
communication vaults, electric transformers, and cable
TV boxes shall be underground in designated landscape
areas between the proposed sidewalk and back of curb.
Utility plans, showing the location of all proposed utilities
(including electrical vaults and underground transformers)
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.
87 Recycled Water. The Applicant/Developer shall PL, DSR Occupancy of PW
construct a recycled water line and contract with the affected units Utilities
Dublin San Ramon Services District(DSRSD)to provide 11-26-97
water, wastewater, and and/or recycled water service No. 2
connection points to the project, including all landscaped
common area lots A, B, C, D, and E. The plans for these
facilities shall be reviewed and approved by DSRSD.
88 Recycled Water Laterals. The landscaped common PW Occupancy of See
areas of the project shall have laterals installed to the any Building DSRSD
satisfaction of the Director of Public Works to enable conditions
17
35
future recycled water connection in addition to potable , below
water connection. Recycled water lines shall be installed
to serve landscaped areas adjacent to Gleason Drive,
Hacienda Drive, Central Parkway, and collector street
frontages, in addition to the landscaped buffer adjacent to
the west side of Tassajara Creek. All landscaped areas
shall be subject to the City's Water Efficient Landscape
Regulations.
89 Adequate Access and Utility Connections. PW Approval of
Applicant/Developer shall work with the Developer of the Improvement
adjacent property at the corner of Hacienda Drive and Plans
Central Parkway to provide adequate access and utility
connections to the satisfaction of the Director of Public
Works.
90 Utility Installation Prior To Installation of Paving, PW Approval of PW
Curb,Gutter or Sidewalks/Utility Stub Connections. Improvement Utilities
All water, gas, sewer, underground electric power, cable Plans 11-26-97
television or telephone lines, and storm drain facilities No. 5
shall be installed before any paving, curb, gutter, or
sidewalks are installed or as approved by the Director of
Public Works. Utility stub connections to property
boundaries shall be required unless waived by the
Director of Public Works in writing.
91 Lighting and Landscape Maintenance. PL Recordation PW
Applicant/Developer is responsible for lighting and of Final Map. Utilities
landscape maintenance through Lighting and Landscaping 11-26-97
Maintenance Assessment Districts or any other method of No. 3
maintaining the lighting and landscaping approved as part
of this project.
EMERGENCY SERVICES
92 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 applicable fees, including a
City of Dublin Fire Capital Impact Fee.
93 Fire Conditions. Developer shall comply with all F Issuance of Letter
conditions of the Alameda County Fire Department Building dated 10-
(ACFD)(letter dated October 28, 1997) including: Permits 28-97
a. Final location of fire hydrants shall be approved by the Alameda County Fire Letter
Department in accordance with current standards. Minimum fire flow design shall dated
be for 1500 gallons per minute with 20 psi residual flowing from a single hydrant. 10-28-97
Raised blue reflectorized traffic markers shall be epoxied to the center of the paved
street opposite each hydrant. A drawing of the approved locations shall be
submitted for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to Letter
installation. dated
10-28-97
18
c. Emergency Vehicle Access roadways shall be designed and installed to support the Letter
imposed loads of fire equipment. The minimum standard shall be H2O design. dated
Design shall be approved by ACFD prior to installation. 10-28-97
d. Gates or barricades designed for emergency vehicle access shall meet the standards Letter
of the ACFD and the City of Dublin. dated
10-28-97
e. Prior to delivery of any combustible material storage on the site, fire hydrants, Letter
water supply, and roadways shall be installed and sufficient water storage and dated
pressure shall be available to the site. Approved roadway shall be first lift of 10-28-97
asphalt.
f. Plans may be subject to revision following review. Letter
dated
10-28-97
94 Fire Accesses. Fire access between residences shall be F, PO Finaling 70
controlled by fences and adequate gates to prevent Building MM
unauthorized pedestrian traffic. Permits Matrix
95 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.
STORM WATER /POLLUTION
96 Best Management Practices. Applicant/Developer shall PW Issuance of 171
demonstrate to the Director of Public Works that the Building MM
project development meets the requirements of the City of Permits Matrix
Dublin's "Best Management Practices"to mitigate storm
water pollution.
97 NPDES Permit. Pursuant to requirements of federal law, PW Finaling 172
a NPDES permit shall be obtained from the RWQCB, and Building MM
any terms of the permit shall be implemented, if Permits Matrix
applicable.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT,ZONE 7
98 Legal responsibility for maintenance and the liability Zone 7 Completion of
for flood damage caused by inadequate maintenance Improvements
of creek. The legal responsibility for maintenance and
the liability for flood damage caused by inadequate
maintenance of this reach of Tassajara Creek remains
with the landowner until dedicated to Zone 7. Zone 7 will
not maintain any flood control facilities it does not own in
fee title.
99 Setback. A minimum setback of 20 feet from (a)top of Zone 7 Completion of
bank, or(b)a 2 to 1 (horizontal/vertical)projection from Improvements
the toe of the arroyo to the top of ground(whichever is
greater) shall be provided. No buildings or permanent
structures should be constructed within this setback area.
100 Grading to drain away from creek. To avoid overbank Zone 7 Approval of
erosion,the area adjacent to the flood control right-of- Improvement
way should be graded to drain away from the creek and to Plans
the on-site storm drain system.
19
101 Wells. Zone 7 has four wells of record 2S/IE 32P1,2S/IE Zone 7 Issuance of
32P2, 2S/IE 32P3, 2S/IE 32P4, located in the proximity of Grading
the subject site. Known water wells without a Permits
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. Other wells
encountered prior to or during construction are to be
treated similarly.
102 Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141
applicable salt mitigation requirements of Zone 7. PW MM
Matrix
103 Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard
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)
104 DSRSD Conditions. Applicant/Developer shall comply DSR DSRSD
with all conditions of the DSRSD(letter dated November 11-18-97
18, 1997)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 11-18-97
"Standard Procedures, Specifications and Drawings for Design Permits
and Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and policies,and all Recycled
Water Design and Construction Standards.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building 11-18-97
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 Improvement MM
discouraged and may only be allowed under extreme Plans Matrix
circumstances following a case by case review with DSRSD staff DSRSD
Any pumping station will require specific review and approval by 11-18-97
DSRSD of preliminary design reports, design criteria, and final
plans and specifications. The DSRSD reserves the right to require
payment of present value 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 11-18-97
or interconnected to avoid dead-end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engineering practices.
20
3
,II
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 11-18-97
extent possible. If unavoidable,public sewer or water easements Plans
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 11-18-97
DSRSD. 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 11-18-97
dedication 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 1-18-97
i. All utility connection fees,plan checking fees,inspection fees, Issuance of DSRSD
permit fees,and fees associated with a wastewater discharge Building 11-18-97
permit shall be paid to DSRSD in accordance with the rates and Permits
schedules established in the DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD
the District Engineer. Each drawing of improvement plans shall Building 11-18-97
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 11-18-97
A construction permit will only be issued after all of the DSRSD Permits and
conditions herein have been satisfied. all DSRSD
requirements
I. The Applicant/Developer shall hold DSRSD,its Board of On-going DSRSD
Directors,commissions,employees,and agents of DSRSD 11-18-97
harmless and indemnify the same from any litigation,claims,or
fines resulting from completion of the project.
21
3c
SPECIFIC CONDITIONS
105 a. The Area Wide Facility Agreement between DSRSD and Issuance of DSRSD
Alameda County Surplus Property Authority, executed December Building 11-18-97
20, 1994,regulates the allocation of wastewater service capacity Permits
to developable properties owned by the Authority within the Santa
Rita area. This agreement allocates up to 300 dwelling unit
equivalents(DUE)connections per year over a period of 5 years
commencing January 1, 1996. A maximum of 150 DUE may be
carried over to a subsequent year. On the date of the "will-serve"
letter referenced above, 351.1 DUEs remain of the sewer capacity
allocated from the Agreement.
b. The project is located within the District Recycled Water Use Completion of DSRSD
Zone#1 (Ord. 276), which calls for installation of recycled water Improvements 11-18-97
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.
Inactivated recycled water mains have been installed in the
vicinity of this project. An irrigation water service for this project
shall connect to any off-site recycled water main and stub out to
the property line to allow for connection when recycled water is
available. Significant landscaping areas will be located along
major roads adjacent to and through the subdivision,which areas
are proposed to be maintained by a Homeowners Association. In
accordance with District Ordinance 276,Applicant/Developer
shall construct recycled water facilities as may be required to
serve irrigation water to common landscaping within the project,
and shall make all necessary provisions for service of recycled
water to such areas.
c. Applicant/Developer shall coordinate with DSRSD and Alameda Approval of DSRSD
County Fire Department on required fire flows. The present Improvement 11-18-97
interim water system is capable of providing a maximum of 3,500 Plans
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 per minute. Applicant/Developer shall hold harmless
DSRSD over the use of an interim water system for fire
protection.
106 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.
107 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
22
Responsibilities" and Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference.
OTHER CONDITIONS
108 Encroachment Permit-An encroachment permit shall PW Issuance of Standard
be secured from the Director of Public Works for any Grading
work done within the public right-of-way where this work Permits
is not covered under the public improvement plans.
Development Agreement
109 Development Agreement. Approval of this Tentative PL Recording of Standard
Map is subject to Applicant/Developer securing approval Development
from the City Council of the proposed Development Agreement
Agreement as required by the Eastern Dublin Specific
Plan.
110 Infrastructure Sequencing Program. The Development PW, PL Recording of 29
Agreement shall include an infrastructure sequencing Final Map MM
program and shall be recorded, Matrix
111 Fees-Applicant/Developer shall be responsible for PW, PL Finaling 31-33, 47,
payment of public facilities fees,noise mitigation fees, Building 266
school impact fees, fire impact fees, affordable housing Permits MM
in-lieu fees, specific plan implementation fees,regional Matrix
transportation fees, and any other fees as noted in the
Development Agreement. Unissued building permits
subsequent to new or revised TIFs shall be subject to
recalculation and assessment of the fair share of the new
or revised fees.
112 Parkland Dedication-The project requires 5.54 acres to PL N/A 13
be dedicated for community and/or neighborhood MM
parkland under the City's Quimby Act Ordinance Matrix
(Municipal Code Section 9.28). The project does not
provide open space eligible for a credit against the
dedication requirement. The Alameda Surplus Property
Authority has a surplus credit of 9.07 acres, of which 5.54
acres may be allocated to satisfy this requirement as part
of the Development Agreement.
CC&Rs Maintenance/Homeowners Association
113 Covenants,Conditions and Restrictions (CC&Rs). PL Recording of 17
Covenants, Conditions and Restrictions(CC&Rs) shall be Final Map MM
established for this development. The CC&Rs shall be Matrix
approved by the Director of Community Development to
assure that:
a. A Homeowners Association is 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.
23
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 shall be maintained and kept in good order by the resident and/or owner
of each residence.
114 Waiver of right to protest. Applicant/Developer waives PL,ADM Finaling 17
any right to protest the inclusion of the property or any Building MM
portion of it in a Landscape and Lighting Assessment Permits 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.
115 Wildfire Management Plan. Developer shall comply F, PL,PW Recording of 17, 75, 77
with the City's Wildfire Management Plan for covering Final Map MM
long-term maintenance of the urban/open-space interface. Matrix
The Plan requirements shall be incorporated into the
CC&Rs for the project. If a Wildfire Management Plan
has not been adopted prior to approving the CC&Rs for
the project, Developer shall provide a project-specific
wildfire management plan and shall submit this plan.
Phased Occupancy Plan
116 Phased Occupancy Plan. If occupancy is requested to PL, B Prior to
occur in phases,then all physical improvements within Occupancy for
each phase shall be required to be completed prior to any affected
occupancy of units within that phase except for items unit.
specifically excluded in an approved Phased Occupancy
Plan, or minor hand work items, approved by the
Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of
Community Development for review and approval a
minimum of 45 days prior to 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
24
s-•
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.
117 Acknowledgment. Applicant/Developer shall obtain a PL,ADM, Sale of any
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.
Bonds/Surety
118 Bonds or securities. A Faithful Performance Bond or PW,ADM Issuance of PW
securities that are 100%of Improvement costs, and a Grading Standard
Labor and Materials Bond or securities that are 50% of Permits No. 2 and
Improvement costs, must be provided prior to issuing any 11-26-97
grading and/or improvement permits. Improvement costs Improve-
will include street, drainage, grading,back-fill of utilities, ments
and landscaping costs to the satisfaction of the Director of No. 15
Public Works.
119 Release of bonds. Labor and materials bond will be PW, ADM Completion of Standard
released after City's acceptance of improvements. The Improvements
Maintenance bond will be released one year after
acceptance of improvements and after all defects have
been repaired. Applicant/Developer, with the approval of
the Director of Public Works, has the option of providing
a Maintenance Bond after acceptance of improvements by
the City in the amount of 25% of Improvement costs.
This bond will serve instead of the Faithful Performance
Bond. Prior to release of the Faithful Performance Bond
or the Maintenance Bond,all improvements and
landscaping shall be installed and established per
approved plans and a declaration by the project civil
engineer that the finished graded building pads are within
±0.1 feet in elevation of those shown on approved plans.
25
120 Hold Harmless/Indemnification- Applicant/Developer, PL,ADM Through Standard
and any parties or individuals granted rights-of-entry by completion of
Applicant/Developer, shall defend, indemnify, and hold Improvements
harmless the City of Dublin and its agents, officers, and and
employees from any claim, action, or proceeding against Occupancy of
the City of Dublin or its agents, officers, or employees to the Last
attack, set aside,void, or annul an approval of the City of Building
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; 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.
Noise Mitigation
121 Construction Noise Management PL and/or Issuance of 263, 264,
Program/Construction Impact Reduction Plan. PW Grading 269,270
Applicant/Developer shall conform to the following Permit MM
Construction Noise Management Program/Construction Matrix
Impact Reduction Plan: Construction of the Summer
Glen Subdivision shall be conducted so as to
minimize the effect of the construction as required by
the Environmental Impact Report on the existing
community and on the occupants of the new homes
as they are completed.
The following measures shall be taken to reduce
construction impacts:
1. Off-site truck traffic shall be routed as directly
as practical to and from the freeway (I-580)to the job
site. Primary routes shall be from I-580 along
Hacienda Drive and Dublin Boulevard to the site, and
from I-580 along Tassajara Road, Gleason Drive and
Dublin Boulevard to the site. An Oversized Load
Permit shall be obtained from the City by the
contractor prior to hauling of any oversized loads on
City streets.
26
2. The construction site shall be watered at
regular intervals during all grading activities. The
frequency of watering should increase if wind speeds
exceed 15 miles per hour. Watering should include
all excavated and graded areas and material to be
transported off-site. Use recycled or other non-
potable water resources where feasible.
3. Construction equipment shall not be left idling
while not in use.
4. All construction equipment shall be fitted with
noise muffling devises.
5. Erosion control measures shall be
implemented during wet weather to assure that
sedimentation and erosion do not occur.
6. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
7. Excavation haul trucks shall use tarpaulins or
other effective covers.
8. Prior to the start of construction a fence shall
be constructed along Tassajara Creek to assure that
the creek wildlife habitat is not disturbed.
9. Upon completion of construction,measures
shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as
possible.
10. Houses will be constructed in phases such that
most of the construction traffic can be routed into the
subdivision without traveling in front of existing
homes that are occupied.
11. Construction of the Central Parkway
widening will be performed such that a minimum of
disruption of traffic flow will occur.
27
2. The construction site shall be watered at
regular intervals during all grading activities. The
frequency of watering should increase if wind speeds
exceed 15 miles per hour. Watering should include
all excavated and graded areas and material to be
transported off-site. Use recycled or other non-
potable water resources where feasible.
3. Construction equipment shall not be left idling
while not in use.
4. All construction equipment shall be fitted with
noise muffling devises.
5. Erosion control measures shall be
implemented during wet weather to assure that
sedimentation and erosion do not occur.
6. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
7. Excavation haul trucks shall use tarpaulins or
other effective covers.
8. Prior to the start of construction a fence shall
be constructed along Tassajara Creek to assure that
the creek wildlife habitat is not disturbed.
9. Upon completion of construction,measures
shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as
possible.
10. Houses will be constructed in phases such that
most of the construction traffic can be routed into the
subdivision without traveling in front of existing
homes that are occupied.
11. Construction of the Central Parkway
widening will be performed such that a minimum of
disruption of traffic flow will occur.
28 to
D. Providing ride-share incentives for
contractor and subcontractor personnel.
14. Emissions control of on-site equipment shall
be minimized through a routine mandatory program
of low-emissions tune-ups.
122 Hours of operation. Construction and grading PL On-going PW
operations shall be limited to weekdays, Monday through Standard
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:00 p.m. The Director of Public Works may
approve work on Saturday and hours beyond the above
mentioned days and hours with the understanding that the
developer is responsible for the additional cost of the
Public Works inspectors' overtime.
123 Fencing. A detailed fencing/wall plan for the 8-foot PW,PL Approval of 261
sound attenuation walls along Gleason Drive and Improvement MM
Hacienda Drive shall be submitted with the improvement Plans Matrix
plans for the first phase of development. The design,
height, and location of the fences/walls shall be subject to
approval of the Director of Community Development.
Wall sections shall not be butted together(as in California
Creekside project with resulting cracks)but separated by
pilasters(this may be accomplished by using 20 foot wall
sections).
124 Disclosure. Applicant/Developer shall disclose,to all PL Sale of any 260
prospective buyers,the proximity to the County Sheriff unit within a MM
training facilities and associated noise from the firing phase Matrix
range, emergency vehicle training, etc.
125 Archaeology- Should any prehistoric or historic artifacts PL,PW,B Final PW
be exposed during excavation and construction Inspection of Standard
operations,the Department of Community Development Grading No. 1 and
shall be notified and work shall cease immediately until 251 -253
an archaeologist,who is certified by the Society of MM
California Archaeology(SCA)or the Society of Matrix
Professional Archaeology(SOPA), is consulted to
evaluate the significance of the find and suggest
appropriate mitigation measures, if deemed necessary,
prior to resuming ground breaking construction activities.
Standardized procedures for evaluating accidental finds
and discovery of human remains shall be followed as
prescribed in Sections 15064.5 and 15126.4 of the
California Environmental Quality Act Guidelines.
Environmental
126 Phase 1 and Phase 2 environmental assessment PL, PW Issuance of 289
studies. Applicant/Developer shall supply the Grading MM
Department of Community Development with a copy of Permit Matrix
the Developer's Phase I and Phase 2 environmental
29
assessment studies. All remediation required by those
studies shall be implemented to the satisfaction of the
Director of Public Works prior to Improvement Plan
approval.
127 Firearms Ranges. Before the construction by the PL Issuance of 288
Applicant/Developer of any residential units west of Building MM
Tassajara Road and within 400 feet of Gleason Drive,the Permits within Matrix
Alameda County Sheriff's firearms ranges shall be 400'of
relocated or reconstructed by that Applicant/Developer Gleason Drive
for appropriate sound and safety mitigation.
Reimbursement for costs associated with said relocation
or reconstruction will be considered by the City when
adjacent affected properties are developed.
128 Fencing of Firearms Ranges. The Applicant/Developer PL Issuance of 288
shall fence the Sheriff's firearms ranges for public safety Building MM
purposes prior to the issuance of building permits. Permits Matrix
129 Stationary Source Emissions. Applicant/Developer PL Issuance of 269,278
shall ensure that stationary source emissions associated Grading MM
with project development are minimized. The Permit Matrix
requirements of Mitigation Measure 3.11/12.0 of the
Eastern Dublin EIR shall be accomplished by the
following requirements:
A. The houses shall be designed to meet or exceed the
requirements of Title 24 of the California Code of
Regulations(energy efficiency requirements). By
meeting or exceeding these requirements,the houses will
require less energy to heat and cool,thereby reducing the
emissions created in the production of electric power and
created by burning natural gas.
B. The subdivision will utilize curbside recycling,which
will reduce the amount of solid wastes from the
subdivision which would be deposited at a landfill site,
thereby minimizing the amount of nitrous oxide emissions
from the landfill.
C. During rough grading construction the construction
site will be regularly watered to contain dust,and after
construction the front yards and street landscaping will be
installed,thereby minimizing the amount of air pollution
caused by airborne dust from the site.
130 Rodenticides and Herbicides. The use of rodenticides PL Issuance of 221
and herbicides within the project area shall be performed Grading MM
in cooperation with and under the supervision of the Permit Matrix
Alameda County Department of Agriculture and will be
restricted,to the satisfaction of the Director of
Community Development,to reduce potential impacts to
30
wildlife.
131 Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance of 219
site either during the Preconstruction Survey or during Grading MM
project construction,the Applicant/Developer shall be Permit Matrix
responsible for complying with the Kit Fox Protection
Plan.
Miscellaneous
132 Dust Control/Cleanup. Applicant/Developer shall PW On-going 267
ensure that areas undergoing grading and all other MM
construction activity are watered or other dust control Matrix
measures are used to prevent dust problems as conditions
warrant or as directed by the Director of Public Works.
Further,Applicant/Developer shall keep adjoining public
streets and driveways free and clean of project dirt, mud,
materials and debris, and clean-up shall be made during
the construction period as determined by the Director of
Public Works.
133 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. The notations shall clearly indicate how all
Conditions of Approval will be complied with.
Construction plans will not be accepted without the
annotated conditions attached to each set of plans.
Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies.
134 Postal Service. Applicant/Developer shall confer with PL 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.
135 Temporary Fencing at Top of Bank. Temporary PL,PW,B Issuance of
fencing shall be installed along the eastern property line, Grading
adjacent to Tassajara Creek,effectively separating the site Permit
from Tassajara Creek. Said fencing is to remain in place
throughout the construction process.
136 Plot Plan. A plot plan for each single family residential PL Issuance of
lot shall be submitted and approved by the Director of Building
Community Development before approval of building Permits
permits for the respective lot. Said plot plan shall include
pad elevations, unit number and type, dwelling unit
outline, air conditioning units, setbacks, lot drainage, and
street utility locations.
31
SITE DEVELOPMENT REVIEW
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL CONDITIONS
137 Approval. This Site Development Review approval for PL On-going Standard
PA 97-036 establishes the design concepts and
regulations for the Summer Glen project. Development
pursuant to this Site Development Review generally shall
conform to the following plans and documents available
and on file in the Department of Community
Development. (Some of the following items require
revisions as noted in other Conditions herein):
Architectural Plans prepared by the KTGY Group for
single family homes dated received November 18, 1997,
by the City of Dublin Department of Community
Development; Site Plan and Preliminary Landscaping
Plan prepared by Richard Schwedhelm,Landscape
Architect,dated received November 18, 1997 by the City
of Dublin Department of Community Development
stamped approved and on file. The Site Development
Review shall also generally conform to the colors and
materials board dated received October 3, 1997, on file in
the City of Dublin Department of Community
Development; the written statement prepared by the
Applicant dated received October 3, 1997; and Traffic
Analysis prepared by TJKM Consultants, dated
November 19, 1997, and on file in the City of Dublin
Department of Community Development.
138 Standard Conditions. The project shall comply with the PL, B Through Standard
City of Dublin Site Development Review Standard Completion
Conditions(Attachment B).
139 Colors and Materials Board. Applicant shall submit a PW Issuance of
colors and materials board subject to approval of the Building
Director of Community Development to reflect any Permits
changes made during project review.
140 House Numbers List. Applicant/Developer shall submit PL Issuance of
a house numbers list corresponding lots shown on the Building
Tentative Map. Said list is subject to approval of the Permits
Director of Community Development.
141 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
32
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Approval remain adequate to assure that the above stated
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.)
142 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.
143 Plotting Plans-Plotting Plans for each phase of the PL Issuance of
project and 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.
144 Recreation Center-A detailed plan shall be provided for PL Issuance of
the recreation/pool area to include parking lot and grading
landscaping subject to approval by the Director of permits
Community Development.
145 Air Conditioning Units- Air conditioning units and B, PL Occupancy
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.
146 Automatic Garage Door Openers-Automatic garage B, PL Occupancy
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.
Walls and Fencing
147 Walls and Fences. All walls and fences shall conform to PL Occupancy
Section 8.72.080 of the Zoning Ordinance unless of Unit
otherwise required by this resolution.
Construction/installation of common/shared fences for all
side and rear yards shall be the responsibility of
Applicant/Developer. Construction shall comply with
fence detail submitted with the plans- solid wood fence
between lots along property lines, and 18-inch lattice-
work panel on sideyard wooden fences along a street.
148 Wall or Fence Heights. All wall or fence heights shall PW Approval of
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
attenuation wall is required). All walls and fences shall
33
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
be designed to ensure clear vision at all street
intersections to the satisfaction of the Director of Public
Works.
149 Wall Between Recreation Center And Adjacent Lots. PL Completion
A 6-foot wall shall be constructed between the Recreation of Improve-
Center(Lot B)and the adjacent residential lots(Lots 62, ments
83 & 180).
150 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.
151 Streetlights - Streetlights on arterial streets adjacent to PW Recording of Standard
the project shall be the City Standard cobra head Final Map
luminaries 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.
Parking
152 Parking. Applicant/Developer shall provide parking as PL Completion Standard
shown on the Site Plan and Preliminary Landscape Plan of
received November 18, 1997 by the Dublin Department of Improvement
Community Development. All parking spaces shall be s
double-striped with 4-inch wide stripes set approximately
2 feet apart as shown on the "Typical Parking Striping
Detail" (Attachment C). Handicapped,visitor, employee,
and compact parking spaces shall be appropriately
identified on the pavement.
153 Recreational Vehicle Parking. Recreation vehicle On-going Municipal
parking shall be prohibited on public streets. Signs shall Code
be posted to that effect.
Police
154 Parking. Eliminate guest parking shown on plan on at PL, P Approval of
the ends of Streets P, 0& R abutting the Product C units Improvement
and "red-curb" any turn-outs or vehicle maneuvering area Plans
at the ends of these streets.
155 Residential Security. The project shall comply with the PL, B Occupancy Standard
34
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
City of Dublin Residential Security Requirements of Units
(Attachment D).
Landscaping
156 Final Landscaping and Irrigation Plan. PL, PW Issuance of
Applicant/Developer shall submit a Final Landscaping Building
and Irrigation Plan, conforming to the requirements of Permits or
Section 8.72.030 of the Zoning Ordinance(unless according to
otherwise required by this Resolution), stamped and Phased
approved by the Director of Public Works and the Occupancy
Director of Community Development and Alameda Plan,
County Fire Department while this project is adjacent to whichever is
wildfire areas. That plan should generally conform to the first
Site Plan and Preliminary Landscape Plan prepared by
Richard Schwedhelm, Landscape Architect November 18,
1997. It must reflect any revised project design shown on
the Tentative Map with a later date.
157 Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW
gallon size shall be planted along all street frontages as Building Standard
shown on the Landscape Plan. Exact tree locations and Permits or
varieties shall be reviewed and approved by the Director according to
of Community Development. Trees planted within, or Phased
adjacent to, sidewalks or curbs shall be submitted to the Occupancy
Department of Community Development for review and Plan,
approval by the Director of Community Development and whichever is
the Director of Public Works to determine the need for first
root shields.
158 Review. Shrub,vine, espalier, perennial, and ground PL Issuance of
cover varieties shall be reviewed and approved by the Building
Director of Community Development. Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
159 Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of
resistant or drought tolerant plant varieties shall be Building
required in the plant palette. Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
35
53
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
160 Monument Signs. Design of monument signs shall be PL, PW Completion
approved by the Director of Community Development to of
assure compatibility with design elements of the project Improvement
and by the Director of Public Works to assure s
unobstructed traffic visibility.
161 Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, landscaping Grading
and/or berms. Permits
162 Standard Plant Material,Irrigation System and PL Occupancy Standard
Maintenance Agreement. Applicant/Developer shall of Any Unit
sign and submit a copy of the City of Dublin Standard
Plant Material, Irrigation System and Maintenance
Agreement(Attachment E)prior to the occupancy of any
units.
163 Water Efficient Landscape Regulations. PL, PW, Issuance of Standard
Applicant/Developer shall ensure that the Final DSR Grading
Landscaping and Irrigation Plan conforms to the City's Permits
Water Efficient Landscape Regulations, including dual
piping to facilitate future recycled water.
Standards
164 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:
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 required or any of Unit
non-hazardous repairs shall be complete and
bonded for.
f. The homes shall have a back-lighted illuminated PL Occupancy Standard
house number. of Unit
g. The lot shall be finish graded, and final grading B Occupancy Standard
inspection shall have been approved by the Building of Unit
Department.
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NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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.
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).
165 Glare/Reflective Finishes- The use of reflective finishes PL Issuance of
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.
Miscellaneous
166 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.
167 Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard
shall comply with all applicable requirements of the Zone 7, Improvement
Alameda County Fire Department,Public Works DSR, PL Plans
Department, Dublin Police Service, Alameda County
Flood Control District Zone 7,and Dublin San Ramon
Services District.
37
r
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
168 Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit six(6) 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 building
permits.
PASSED,APPROVED AND ADOPTED this 23rd day of December 1997.
AYES: Cm. Jennings, Hughes, Musser,and Oravetz
NOES: Cm. Johnson
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
38
S-
CITY OF DUBLIN
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
FOR VESTING TRACT MAP 6976,SUMMERGLEN
The Developer and it's representatives(engineer,contractor,etc.)must meet and follow all the
City's requirements and policies,including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
ARCHAEOLOGY:
1. If,during construction,archaeological materials are encountered,construction within 100 feet of
these materials,shall be halted until a professional Archaeologist who is certified by the Society
of California Archaeology(SCA)or the Society of Professional Archaeology(SOPA)has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures,
if they are deemed necessary.
BONDS:
2. Developer shall provide Performance(100%),labor and material(50%)securities and a cash
monumentation bond to guarantee the installation of subdivision improvements,including
streets,drainage,grading,utilities and landscaping subject to approval by the Director of Public
Works/City Engineer/City Engineer prior to approval of the Final or Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by
the Project Landscape Architect that all work was done under his supervision and in accordance
with the recommendations contained in the landscape and soil erosion and sedimentation control
plans shall be submitted to the Director of Public Works/City Engineer/City Engineer.
d)Photo mylar and AutoCAD(or approved equal)electronic copies of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps,if any,
which are tied to the City's existing mapping coordinates including all as-built plans prepared by
a registered Civil Engineer.
e) A complete record,including location and elevation of all field density tests,and a summary
of all field and laboratory tests.
EXHIBIT a- 1
- 1 -
Rev: 5-97 /„(
f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in
accordance with the recommendations contained in the soil and geologic investigation reports
and the approved plans and specifications.
4. Upon acceptance of the improvements and receipt of required submittals,the performance
security may be replaced with a maintenance bond that is 25%of the value of the performance
security. The maintenance bond is released one year after acceptance of the project and after the
repair of deficiencies,if any,are completed.
5. The labor and materials security is released in accordance with the City's Subdivision Ordinance
and the Subdivision Map Act.
DRAINAGE:
6. All lots shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
7. 18"minimum diameter reinforced concrete pipe(RCP)shall be used for all public storm drain
main lines and 12"minimum diameter RCP shall be used for laterals connecting inlets to main
drain line.
8. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area Design Storm
less that 1 sq.mile 15 year
1 to 5 sq.miles 25 year
over 5 sq.miles 100 year
9. All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder
area. In addition arterial streets shall have one lane of traffic in both directions of travel above
the 100-year storm level
10. No buildings or other structures shall be constructed within a storm drain easement.
11. Developer shall provide"trash racks"where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash racks.
12. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved
drainage channel.The slope on these ditches shall not be less than 5%.
13. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the
subdrain. There shall be a clean-out at the upper end of all subdrains.
14. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets
within 50 feet of the low area.
2 1 Rev: 5-97
15. No drainage shall be directed over slopes.
16. The storm drainage system shall be designed and constructed to the standards and policies of the
City of Dublin. Design calculations shall be submitted to the City,reviewed by staff and
approved by the City Engineer prior to issuance of any approvals,grading permits,etc.
17. All concentrated storm drain flow shall be discharged into established drainage channels,not
onto slopes. Concentrated flow on-site shall be conveyed overland(not in paved areas in pipes)
via concrete swales,ditches or curb and gutter to an approved drainage facility.
18. All public streets shall drain into storm drain systems before being discharged into established
drainage channels.
19. All median islands which will have landscaping installed shall include subdrains to capture and
convey water away from the adjacent street.
DUST:
20. Areas undergoing grading,and all other construction activities,shall be watered,or other dust-
palliative measures may be used,to control dust,as conditions warrant or as directed by the
Director of Public Works/City Engineer.
r1PDES(172&173):
General Construction:
21. For projects disturbing five(5)acres or more,the applicant shall submit a Storm Water Pollution
Prevention Plan(SWPPP)for review by the City prior to the issuance of any building or grading
permits. The SWPPP shall be implemented by the general contractor and all subcontractors and
suppliers of material and equipment. Construction site cleanup and control of construction
debris shall also be addressed in the SWPPP. The developer is responsible for complying with
the SWPPP. Failure to do so will result in the issuance of correction notices,citations or a
project stop work order. For projects disturbing less than five(5)acres an erosion control plan
shall be submitted with the grading plan(169&201).
22. Prior to the commencement of any clearing,grading or excavation resulting in a land disturbance
greater than five acres,the developer shall provide evidence that a Notice of Intent(NOI)has
been sent to the California State Water Resources Control Board.
23. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer and shall be shown on the approved grading plan.
24. Gather all construction debris daily and place them in a covered dumpster or other container
which is emptied or removed on a weekly basis. A secondary containment berm shall be
3 1
Rev: 5-97
constructed around the dumpster. When appropriate,use tarps on the ground to collect fallen
debris or splatters that could contribute to storm water pollution.
25. Remove all debris from the sidewalk,street pavement and storm drain system adjoining the
project site daily or as required by the City inspector. During wet weather,avoid driving
vehicles off paved areas.
26. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis.
Caked on mud or dirt shall be scraped from these areas before sweeping.
27. Install filter materials(e.g.gravel filters,filter fabric,etc.)at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1)start of the rainy season(October 15)
2)site de-watering activities,
3)street washing activities,
4)saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
28. Create a contained and covered area on the site for the storage of bags of cement,paints,
flammable,oils,fertilizers,pesticides or any other materials used on the project site that have the
potential for being discharged to the storm drain system.Never clean machinery,tools,brushes,
etc.or rinse containers into a street,gutter,storm drain or stream. See"Building
Maintenance/Remodeling"flyer for more information.
29. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
30. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the
potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as
soon as possible after completion of grading. No site grading shall occur between October 15
and April 15 unless a detailed erosion control plan is reviewed by the Director of Public
Works/City Engineer and implemented by the contractor.
31. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments(172&173):
32. The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval of the Director of Public Works/City
Engineer. The project plan shall identify Best Management Practices(BMPs)appropriate to the
uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff.
Rev: 5-97 Irn_o�J
33. The project plan BMPs shall also include erosion control measures described in the latest version
of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook,to prevent soil,dirt and debris from entering the storm drain system.
34. The developer is responsible for ensuring that all contractors are aware of,and implement,all
storm water pollution prevention measures. Failure to comply with the approved construction
BMPs will result in the issuance of correction notices,citations and/or a project stop order.
35. All washing and/or steam cleaning must be done at an appropriately equipped facility which
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such
a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the review,
approval,and conditions of the Dublin-San Ramon Services District(DSRSD).
36. All loading dock areas must be designed to minimize"run-on"to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained to
the sanitary sewer,or filtered for ultimate discharge to the storm drain system. BMPs should be
implemented to prevent potential storm water pollution. Implement appropriate BMPs such as,
but not limited to,a regular program of sweeping,litter control and spill clean-up.
37. All metal roofs and roof mounted equipment(including galvanized),shall be coated with a rust-
inhibitive paint.
38. Trash enclosures and/or recycling area(s)must be completely covered;no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary connections are subject to the review,
approval,and conditions of the DSRSD.
39. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and
contained as required by the Director of Public Works/City Engineer.
40. All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff,promote surface filtration,and minimize the use of fertilizers and
pesticides which contribute to runoff pollution.
41. Sidewalks and parking lots must be swept weekly,at a minimum,to prevent the accumulation of
litter and debris. If pressure washed,debris must be trapped and collected to prevent entry to the
storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning
agent or degreaser is used,wash water shall not discharge to the storm drains;wash waters
should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are
subject to the review, approval and conditions of the DSRSD.
42. A structural control,such as an oil/water separator,sand filter,or approved equal,may be
required to be installed,on site,to intercept and pre-treat storm water prior to discharging to the
storm drain system. The design,location,and a maintenance schedule must be submitted to the
- s - (PI
Rev: 5-97
Director of Public Works/City Engineer for review and approval prior to the issuance of a
building permit.
43. Restaurants must be designed with contained areas for cleaning mats,equipment and containers.
This wash area must be covered or designed to prevent"run-on"to,or runoff from,the area. The
area shall not discharge to the storm drains;wash waters should drain to the sanitary sewer,or
collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs
posted indicating that all washing activities be conducted in this area. Sanitary connections are
subject to the review,approval,and conditions of the DSRSD.
44. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters
should discharge to the sanitary sewer. Sanitary connections are subject to the review,approval,
and conditions of the DSRSD.
45. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this
facility shall discharge to the storm drain system. Wash areas should be limited to areas that
drain to the sanitary sewer collection system,or the wash water collected for ultimate disposal to
the sanitary sewer. This wash area must be covered and designed to prevent"run-on"to,and
runoff from,the area. A sign must be posted indicating the designated wash area. Sanitary
connections are subject to the review,approval and conditions of the DSRSD.
46. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0"from the face
of the fuel dispenser and a minimum of 4'-0"from the nose of the pump island. Fuel dispensing
areas must be degraded and constructed to prevent"run-on"to,or runoff from,the area. Fuel
dispensing facilities must have canopies;canopy roof down spouts must be routed to prevent
drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The
fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected
routinely for proper functioning and leak prevention.
47. All on-site storm drain inlets must be labeled"No Dumping-Drains to Bay"using an approved
methods.
48. All on-site storm drains must be cleaned at least twice a year;once immediately prior to the rainy
season(October 15)and once in January. Additional cleaning may be required by the Director of
Public Works/City Engineer.
GENERAL DESIGN
49. The developer is responsible for the construction site and construction safety.
50. All public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Director of Public Works/City Engineer.
51. Special paving or concrete paving a minimum of ten feet wide shall be installed an private streets
where they intersect public streets. No special paving or concrete paving will be allowed in
public streets.
Rev: 5-97
(05
52. All of the plans,including Improvement and Grading Plans,and subdivision maps,must be
designed to the City of Dublin's standards plans and specifications,policies and requirements
using standard City title block and format. Minimum lettering size on all plans submitted shall
be 1/8". All engineering plans must be designed and signed by a Registered Civil Engineer.
Plans are subject to the review and approval of the Director of Public Works/City Engineer,and
after his approval,original mylars or photo mylars with three sets of blue prints must be
submitted to the City.
53. All approved Plans,Maps,etc.shall be submitted to the City of Dublin in electronic files. The
files shall be AutoCAD release 12 format or approved equal.
54. The minimum uniform street gradient shall be 1%. The structure design of the road shall be
subject to approval of the Director of Public Works/City Engineer. Parking lots shall have a
minimum gradient of 1%and a maximum gradient of 5%unless approved otherwise by the
Director of Public Works/City Engineer.
55. A registered civil or structural engineer shall design all retaining walls over three feet in height
(or over two feet in height with a surcharge)and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the developer or
homeowners'association for the periodic inspection and maintenance of all retaining walls that
could possibly affect the public right-of-way.
56. Minimum sight distance for public streets,including intersection sight distance,shall meet the
CALTRANS Highway Design Manual.
57. Prior to filing for building permits,precise plans for street improvements,grading,drainage
(including size,type and location of drainage facilities both on and off-site)and erosion and
sedimentation control shall be submitted and subject to the review and approval of the Director
of Public Works/City Engineer.
58. The Contractor shall be responsible for acquiring permits required by other agencies.(Fish&
Game,Army Corps of Engineers,Zone 7,Etc.)
EROSION:
59. Prior to any grading of the site and filing of the Final Map or Parcel Map,a detailed construction
grading/erosion control plan(including phasing);and a drainage,water quality,and erosion and
sedimentation control plan,for the post-construction period,both prepared by the Project Civil
Engineer and/or Engineering Geologist;shall be approved by the Director of Public Works/City
Engineer. Said plans shall include detailed design,location,and maintenance criteria,of all
erosion and sediment control measures. The plans shall provide,to the maximum extent
practicable,that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion control plan shall
be implemented in place by October 15th and shall be maintained in place until April 15th unless
- 7 -
Rev: 5-97 /.�n
otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP/PARCEL MAP:
60. Prior to filing the Final Map or Parcel Map,precise plans and specifications for street
improvements,grading,drainage(including size,type,and location of drainage facilities both
on-and off-site),and erosion and sedimentation control,shall be approved by the Director of
Public Works/City Engineer.
61. Submit three(3)sets of approved blueprints and approved original mylars or photo mylars of
improvement plans,grading plans,and recorded Final/Parcel Map to the City of Dublin Public
Works Department. Upon completion of construction,the City's mylar shall be modified to an
"as-built"plan(mylar)prepared by a Registered Civil Engineer. A declaration by a Civil
Engineer and Soils Engineer that all work was done under his supervision and in accordance with
recommendations contained in the soils report shall be submitted to the Public Works
Department.
62. For storm drains outside the public right-of-way,a"Storm Drain Easement"or"Private Storm
Drain Easement"shall be dedicated on the final/parcel map.
63. A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided,copies of the deeds and the Final/Parcel Maps for adjoining
properties and easements shall be submitted at the time of the submittal of the final subdivision
maps.
64. Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works/City Engineer prior to approval of the Final/Parcel
Map. These easements shall allow for vehicular and utility service access.
65. A 10-foot public utility easement shall be shown on the Final/Parcel Map along all street
frontages,in addition to all other easements required by the utility companies or governmental
agencies as required by the City Director of Public Works/City Engineer.
66. The boundary of all lots and the exterior boundary of the Subdivision,as well as the centerline of
the streets,shall be survey monumented. At least three(3)permanent benchmarks shall be
established. Plats and elevation data shall be provided to the City in a form acceptable to the
Director of Public Works/City Engineer.
FIRE:
67. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue reflectorized
traffic marker shall be epoxied to the center of the paved street opposite each hydrant.
- s -
Rev: 5-97 /0
68. All materials and workmanship for fire hydrants,gated connections,and appurtenances thereto,
necessary to provide water supply for fire protection,must be installed by the developer and
conform to all requirements of the applicable provisions of the Standard Specifications of Dublin
San Ramon Services District and Dougherty Regional Fire Authority. All such work will be
subject to the joint field inspection of the Director of Public Works/City Engineer and Dublin
San Ramon Services District.
69. The improvement plans must be approved by the Dougherty Regional Fire Authority,as
indicated by their signature on the title sheet.
FLOOD CONTROL:
70. The developer shall comply with Alameda County Flood Control District requirements.
71. In the 100-year Flood Hazard Zone,all residential units shall have their finished floor elevation a
minimum of one foot(1') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing,or have their finished floor elevation above the 100-year flood level.
FRONTAGE IMPROVEMENTS:
72. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets'right-of-way. Improvements shall be made,by the applicant,along all streets
within the development and as required off-site including curb,gutter,sidewalk,paving,
drainage,and work on the existing paving,if necessary,from a structural or grade continuity
standpoint.
FUTURE CONFORMANCE:
73. The design and improvements of the Subdivision shall be in conformance with the design and
improvements indicated graphically,or as modified by the Conditions of Approval. The
improvements and design shall include street locations,grades,alignments,and widths,the
design of storm drainage facilities inside and outside the Subdivision,grading of lots,the
boundaries of the Tract,and shall show compliance with City standards for roadways.
GRADING:
74. Grading shall be designed in conformance with the approved tentative map and the approved
soils report. Final plans shall be signed by the Civil Engineer and the Soils Engineer prior to
final approval of the City Engineer. The grading plan shall incorporate the recommendations of
the soil report. The grading plan shall conform with the City specifications and ordinances,City
policies and the Uniform Building Code(UBC). In case of conflict between the soil engineer's
recommendations and City ordinances the City Engineer shall determine which shall apply.
75. Prior to final preparation of the subgrade and placement of base materials,all underground
utilities shall be installed and service connections stubbed out to property lines. Public utilities,
Cable TV,sanitary sewers,and water lines,shall be installed in a manner which will not disturb
Rev: 5-97
the street pavement,curb,gutter and sidewalk,when future service connections or extensions are
made. All public and private utilities shall be undergrounded.
76. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading
shall be completed in compliance with the construction grading plans and recommendations of
the Project Soils Engineer and/or Engineering Geologist,and the approved erosion and
sedimentation control plan,and shall be done under the supervision of the Project Soils Engineer
and/or Engineering Geologist,who shall,upon its completion,submit a declaration to the
Director of Public Works/City Engineer that all work was done in accordance with the
recommendations contained in the soils and geologic investigation reports and the approved
plans and specifications. Inspections that will satisfy final subdivision map requirements shall be
arranged with the Director of Public Works/City Engineer.
77. If grading is commenced prior to filing the Final Map or Parcel Map,a surety or guarantee shall
be filed with the City of Dublin. The surety shall be equal to the amount approved by the City
Director of Public Works/City Engineer as necessary to insure restoration of the site to a stable
and erosion resistant state if the project is terminated prematurely.
78. Any grading,stockpiling,storing of equipment or material on adjacent properties will require
written approval of those property owners affected.Copies of the rights-of-entry shall be
furnished to the Director of Public Works/City Engineer prior to the start of work.
79. Street grades shall be designed and built in accordance with the General Plan,unless otherwise
approved by the Director of Public Works/City Engineer.
80. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and
approved by the Director of Public Works/City Engineer.
81. The developer shall keep adjoining public streets free and clean of project dirt,mud,materials,
and debris.
82. Where soil or geologic conditions encountered in grading operations are different from that
anticipated in the soil and geologic investigation report,or where such conditions warrant
changes to the recommendations contained in the original soil investigation,a revised soil or
geologic report shall be submitted for approved by the Director of Public Works/City Engineer.
It shall be accompanied by an engineering and geological opinion as to the safety of the site from
hazards of land slippage,erosion,settlement,and seismic activity.
83. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must
be imported or off-hauled,the Applicant shall submit details as to how it will be done and routes
of travel for the Director of Public Work's approval.
84. All unsuitable material found at the site shall be removed from the site or stockpiled for later use
in landscape areas.
Rev: 5-97
to 6 1
85. The project civil engineer shall certify that the finished graded building pads are within± 0.1
feet in elevation of those shown on approved plans.
IJANDICAPPED ACCESS:
86. Handicapped ramps and parking shall be provided as specified in the American Disability Act
(ADA).
IMPROVEMENT PLANS,AGREEMENTS,AND SECURITIES:
87. Obtain copies of and comply with conditions as noted on"City of Dublin General Notes on
Improvement Plans"and"City of Dublin Improvement Plan Review Check List."
88. All improvements within the public right-of-way,including curb,gutter,sidewalks,driveways,
paving,and utilities,must be constructed prior to occupancy and in accordance with approved
City Standards and/or Plans.
89. Complete improvement plans,specifications,and calculations shall be submitted to,and be
approved by,the Director of Public Works/City Engineer and other affected agencies having
jurisdiction over public improvements,prior to execution of the Subdivision Improvement
Agreement. Improvement plans shall show the existing and proposed improvements along
adjacent public street(s)and property that relate to the proposed improvements.
90. The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to,and approved by,the Director of Public
Works/City Engineer and other affected agencies having jurisdiction over public improvements
prior to execution of the Improvement Agreement. Improvement plans shall show the existing
and proposed improvements along the adjacent public street and property that relate to the
proposed improvements.
91. All required securities,in an amount equal to 100%of the approved estimates of construction
costs of improvements,and a labor and material security,equal to 50%of the construction cost,
shall be submitted to,and be approved by,the City and affected agencies having jurisdiction over
public improvements,prior to execution of the Subdivision Improvement Agreement.
MISCELLANEOUS:
92. Copies of the Final Map and improvement plans,indicating all lots,streets,and drainage
facilities within the subdivision shall be submitted at 1"=400'scale,and 1"=200'scale for City
mapping purposes.
93. The developer shall be responsible for controlling any rodent,mosquito,or other pest problem
due to construction activities.
11 - 7 l
Rev: 5-97 U
94. All construction traffic and parking may be subject to specific requirements as detennined by the
Director of Public Works/City Engineer.
95. The 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,to attack,set aside,void,or annul,an approval of the City of
Dublin or its advisory agency,appeal board,or legislative body concerning a subdivision,which
action is brought within the time period provided for in Section 66499.37 of the Government
Code of the State of California. The City of Dublin shall promptly notify the developer of any
claim,action,or proceedings.
96. In submitting subsequent plans for review and approval,each set of plans shall have attached an
annotated copy of the project's conditions of approval. The notations shall clearly indicate how
all conditions of approval will be complied with. Construction plans will not be accepted
without the annotated conditions attached to each set of plans. The Applicant will be responsible
for obtaining the approval of all participating non-City agencies prior to the issuance of building
permits.
PERMIT:
97. Applicant shall obtain Caltrans'approval and permit for any work performed within their right-
of-way or impacting their facilities.
98. An encroachment permit shall be secured from the Director of Public Works/City Engineer for
any work done within the public right-of-way where this work is not covered under the
improvement plans.
99. The developer and/or their representatives shall secure all necessary permits for work including,
but not limited to,grading,encroachment,Fish and Game Department,County Flood Control
District,Corps.of Engineers and State water quality permits and show proof of it to the City of
Dublin,Department of Public Works.
NOISE:
100. Construction and grading operations,including the maintenance and warming of equipment,
shall be limited to weekdays,Monday through Friday,and non-City holidays,between the hours
of 7:30 a.m.and 5:30 p.m. The Director of Public Works/City Engineer may approve days and
hours beyond the above mentioned days and hours. The developer is responsible for the
additional cost of the Public Works inspectors'overtime.
101. During the construction,noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of public
streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
12 - I
Rev: 5-97
102. Park land shall be dedicated or in-lieu fees shall be paid,or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel
Map,whichever occurs first,in accordance with the Subdivision Ordinance.
STREETS:
103. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer/City Engineer shall review the project's Soils Engineer's structural pavement design.
The developer shall,at his sole expense,make tests of the soil over which the surfacing and base
are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer/City Engineer. The Developer's soils engineer shall determine a preliminary structural
design of the road bed. After rough grading has been completed,the developer shall have soil
tests performed to determine the final design of the road bed. In lieu of these soil tests,the road
may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
104. Street light standards and luminaries shall be designed and installed per approval of the Director
of Public Works/City Engineer. The maximum voltage drop for street lights is 5%.
STREET SIGNS:
105. The developer shall furnish and install street name signs,bearing such names as are approved by
the Planning Director,and traffic safety signs in accordance with the standards of the City of
Dublin. Addresses shall be assigned by the City Building Official.
106. Street names shall be submitted and processed through the Planning Department and shall be
indicated on the Final Map.
107. The Developer shall furnish and install street name signs,in accordance with the standards of the
City of Dublin,bearing such names as are approved by the City. The developer shall furnish and
install traffic safety signs in accordance with the standards of the City of Dublin.
STREET TREES:
108. Street trees,of at least a 15-gallon size,shall be planted along the street frontages. Trees shall be
planted in accordance with a planting plan,including tree varieties and locations,approved by
the Planning Director and Director of Public Works/City Engineer. Trees planted within,or
adjacent to,sidewalks or curbs shall be provided with root shields.
TRAFFIC:
- 13 -
Rev: 5-97 /()N
109. The City of Dublin is currently studying the adoption and implementation of a regional traffic
impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for
Public Works projects to improve traffic circulation for accommodating new development within
the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of
any building permits,the Applicant shall pay its fair share of this regional traffic impact fee.
110. All new traffic signals shall be interconnected with other new signals within the development and
to the existing City traffic signal system by hard wire. In addition,conduits with pull ropes shall
be installed along the project frontage to accommodate future extension of the interconnect
system. The extent of this work shall be determined by the Director of Public Works/City
Engineer.
111. Multi-family and non-residential facilities shall provide bike racks. In addition industrial and
office centers shall provide car and van pool preferential parking spaces as required by the
Director of Public Works/City Engineer.
112. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer.
UTILITIES:
113. Electrical,gas,telephone,and Cable TV services,shall be provided underground to each lot in
accordance with the City policies and existing ordinances. All utilities shall be located and
provided within public utility easements and sized to meet utility company standards. All
utilities to and within the project shall be undergrounded.
114. Prior to the filing of the Final Map or Parcel Map,the developer shall furnish the Director of
Public Works/City Engineer/City Engineer with a letter from Dublin San Ramon Services
District(DSRSD)stating that the District has agreed to furnish water and sewer service to each
of the dwelling units and/or lot included on the Final Map of the subdivision.
115. The Dublin San Ramon Services District shall review and approve the improvement plans prior
to issuance of a building permit as evidenced by their representative's signature on the
appropriate plan sheets.
116. Any relocation of improvements or public facilities shall be accomplished by the developer and
at no expense to the City.
WATER:
117. Water facilities must be connected to the DSRSD or other approved water system,and must be
installed at the expense of the developer,in accordance with District standards and specifications.
All material and workmanship for water mains,and appurtenances thereto,must conform with all
of the requirements of the officially adopted Water Code of the District and will be subject to
field inspection by the District.
- 14 -
Rev: 5-97 '73
118. Any water well,cathodic protection well,or exploratory boring shown on the map,that is know
to exist,is proposed,or is located during the course of field operations,must be properly
abandoned,backfilled,or maintained in accordance with applicable groundwater protection
ordinances. For additional information contact Flood control,Zone 7.
119. Developer shall design,incorporate,and institute water conservation measures for the entire
project. Refer to"Water Efficient Landscape Ordinance#18-92."
120. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
121. Developer shall design and construct the water and sewer system in accordance with the DSRSD
requirements.
G:\DEVELOP\OPUSIND\STCOA197.DOC
15 -
Rev: 5-97
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard conditions unless
specifically exempted by the Community Development Department.
1. Final building and site development plans shall be reviewed and approved by the Community
Development Department staff prior to the issuance of a building permit. All such plans shall
insure:
a. That standard commercial or residential security requirements as established by the Dublin
Police Department are provided.
b. That ramps,special parking spaces,signing,and other appropriate physical features for the
handicapped,are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto adjacent properties and the
light source is shielded from direct offsite viewing.
e. That all mechanical equipment,including electrical and gas meters,is architecturally
screened from view,and that electrical transformers are either underground or architecturally
screened.
f. That all trash enclosures are of a sturdy material(preferably masonry)and in harmony with
the architecture of the building(s).
g. That all vents,gutters,downspouts,flashings,etc.,are painted to match the color of adjacent
surface.
h. That all materials and colors are to be as approved by the Dublin Community Development
Department. Once constructed or installed,all improvements are to be maintained in
accordance with the approved plans. Any changes which affect the exterior character shall be
resubmitted to the Dublin Community Development Department for approval.
i. That each parking space designated for compact cars be identified with a pavement marking
reading"Small Car Only"or its equivalent,and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the exterior of the building.
k. That all other public agencies that require review of the project be supplied with copies of the
final building and site plans and that compliance be obtained with at least their minimum
Code requirements.
EXHIBIT C-
-15
2. Final landscape plans,irrigation system plans,tree preservation techniques,and guarantees,shall
be reviewed and approved by the Dublin Planning Department prior to the issuance of the
building permit. All such submittals shall insure:
a. That plant material is utilized which will be capable of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of a height and density so that it provides a positive
visual impact within three years from the time of planting.
c. That unless unusual circumstances prevail,at least 75%of the proposed trees on the site are a
minimum of 15 gallons in size,and at least 50%of the proposed shrubs on the site are
minimum of 5 gallons in size.
d. That a plan for an automatic irrigation system be provided which assures that all plants get
adequate water. In unusual circumstances,and if approved by Staff,a manual or quick
coupler system may be used.
e. That concrete curbing is to be used at the edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and
vertically.
g. That all cut and fill slopes graded and not constructed on by September 1,of any given year,
are hydroseeded with perennial or native grasses and flowers,and that stock piles of loose
soil existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks,walnuts,etc.,which are to be saved are
fenced during construction and grading operations and no activity is permitted under them
that will cause soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and
ground cover,all trees,and the irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation,fertilization and week abatement.
3. Final inspection or occupancy permits will not be granted until all construction and landscaping
is complete in accordance with approved plans and the conditions required by the City.
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ENLARGED
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ENLARGED PLAN
SECTION NOT TO SCALE
CITY OF DUBLIN PLANNING DEPT.
APPROVED PARALLEL PARKING
DETAIL
SHEET I OF I �g
City of Dublin
Municipal Code
Residential
Building Security
�dC�iicse s C
7.32.260
ceeds the area or height limitation set 732.272 Section 2326.113,Chapter
forth in this section.Whenever the use of 23,Bracing,Item S—
an existing building or portion thereof is Deleted.
changed in any manner so as to require Section 2326.11.3, Item 5 is deleted.
the installation of an automatic fire-extin- (Ord. 12-95§27)
guishing system, said system shall be
installed in that portion of the building 732.273 Section 2326.113,Chapter
housing the new use. 23,Bracing,Item 7—
Amended.
(Ord. 12-95 §§ 22,23: Ord. 12-92 § 19: Section 2326.11.3,Item 7 is amended as
Ord.21-89§22.15) follows:
732.270 Section 1806,Chapter 18, Portland cement plaster on studs
Footings—Amended. spaced 16 inches on center installed in
Section 1806 is amended by adding the accordance with Table No.47-I.Limited
following at the end of the first paragraph: to single story R-3 and U-1 occupancies.
A minimum of one top and one (Ord. 12-95§28)
bottom continuous bars of'/z"diameter
reinforcing steel shall be required in all 732.274 Section 3403.2,Chapter
continuous concrete or masonry bearing 34,Suspended ceilings—
foundations of Group R residential occu- Amended.
pancies. Section 3403.2 is amended by adding the
following paragraph at the end of the Sec-
(Ord. 12-95§25) tion following exceptions:
732.271 Section 1924,Chapter 19, When a permit is issued for alter-
Minimum Slab ations or repairs,the existing suspended
Thickness—Amended. ceiling system within the area of alter-
Section 1924 is amended as follows: ation or repair shall comply with the
lateral design requirements of UBC Stan-
(a)General.The minimum thickness dard 25-2 Part IIL
of concrete floor slabs supported directly
on the ground shall be not less than 3'/z". (Ord. 12-95§29)
The slab shall be reinforced with not less
than six inches by six inches ten-gauge 732.280 Section 1023,Appendix
wire mesh or an approved alternate in- Chapter 10,Building
stalled at mid height of the slab. security—Amended.
Appendix 10 is amended to read:
(Ord. 12-95§26)
Section 1023 Residential Security
Requirements.
387 (Dublin 496)
•
7.32.280
(a) Exterior doors. All exterior garage to the dwelling shall have non-
wood doors shall be of solid wood con- removable pins.
struction,no less than 1N inches thick or
hollow metal doors. Except for sliding (f) Sliding glass doors. Sliding
glass doors,exterior doors shall not have glass doors shall comply with Chapter
glazing larger than 2"unless glazing is 24. Sliding glass doors shall be fitted
1/4"tempered glass. with a locking device that shall engage
the strike sufficiently to prevent its being
(b) Locking devices. Exterior disengaged by any possible movement of
swinging doors shall have a lock on the the door within the space or clearances
latching device and an auxiliary cylinder provided for installation and operation.
dead bolt.The dead bolt shall be hard- The bolt and strike shall be reinforced by
ened steel and have a 1"throw. If the hardened material so as to prevent their
cylinder of the lock protrudes from the separation by pulling,prying or similar
face of the door it shall be fitted with a attack.An auxiliary locking device shall
cylinder ring guard so it cannot be be installed on the door which may be a
gripped with pliers or other wrenching pin, lock, or similar device of not less
devices. Double doors shall have the than r/s inch diameter.The pin shall be of
inactive leaf secured with flush bolts at a hardened material and engage the metal
top and bottom.The bolts shall be hard- portion of the sliding door.Doors with
ened steel 1/4"minimum in diameter and two sliding panels shall be locked at the
shall engage a metal strike plate to a meeting rails and shall have an auxiliary
minimum depth of s/s". locking device as described above.
(c) Strike plates. Strike plates for (g) Entry vision.All main or front
wood jambs shall be the high security entry doors shall be fitted with a viewing
type and shall be secured with a mini- device having a field of view of not less
mum of two wood screws 3"long which than 180 degrees.
shall engage the door studs.
(h) Windows.All accessible dwell-
(d) Jambs. Inswinging doors with ing windows shall be secure as follows:
wood jambs shall have rabitted jambs.
The jambs on the strike side shall have 1. Sliding glass windows shall be
continuous solid shims above and below secured on the inside with a locking
the strike plates and the opposite jamb device capable of withstanding prying or
shall have solid shims at the level of the wrenching. An auxiliary lock shall be
strike plate. Both door studs shall be installed on each sliding window that
reinforced with horizontal solid blocking prevents movement in the sliding track.
at the approximate height of strike.
2. Louvered windows shall not be
(e) Hinges. Exterior hinges and used within eight feet of ground level,
hinges of outswinging doors from the adjacent structures,or fire escapes.
(Dublin 4-96) 388
7.32.280
3. Casement type windows shall be Section 1024 Non Residential Securi-
secured with a metal to metal locking ty Requirements.
device contacting both frames of the
window at the meeting edge.Auxiliary (a) Doors.Exterior doors which are
locks such as a pin that penetrates both located at the rear or side or away from
frame structures shall be installed on the primary entrance shall be solid doors
casement and double hung windows. with no glazing and shall be installed in
metal frames.Exterior wood doors shall
4. Windows fitted with a crank type be solid wood construction 13/4 inches
gear opening device shall be fitted with thick or hollow metal doors.
a positive window lock that engages
metal to metal. (b) Locking device.Exterior swing-
ing doors which are exit doors as set
Windows shall not be located within forth in Chapter 10 shall have cylinder
40 inches of the locking device of any dead-bolt locks which shall be openable
door unless protected by a steel grill with without the use of key,special effort,or
1/4" minimum diameter bars not more knowledge.In Group B occupancies, a
than 2"on center or by a screen with Vs" double cylinder dead-bolt lock may be
diameter wire mesh more than 2" on used on the main exit door if there is a
center mounted on the inside or glazed readily visible,durable sign on,or adja-
with'/4"tempered glass. cent,to the door stating, "This door to
remain unlocked during business hours."
(i) Garage doors. Vehicle garage The sign shall be in letters not less than
doors shall be secured with a metal to. 1 inch high on contrasting background.
metal locking device that prevents the When unlocked the single door and both
door from being pulled or pried up from leaves of a pair of doors shall be free to
the outside. No electric garage door swing without operation of any latching
openers shall be permitted that will auto- device.Doors which are not exit doors
matically activate when the door is shall have a double-keyed cylinder dead-
forced open. Garage doors fitted with bolt.Double doors that are not exit doors
automatic openers shall be permitted with shall have the inactive leaf secured with
an alternative form of locking device flush-bolts at the top and bottoms.The
activated from the interior of the garage. bolts shall be hardened steel 1/4" mini-
Other garage doors shall comply with all mum diameter and shall engage a metal
of the provisions of this section. strike plate to, a minimum depth of 3/s
inch.
(j) Storage areas.Any exterior stor •
-
age area attached to a dwelling, apart- The dead bolts shall be hardened
ment or condominium and enclosed by a steel and shall have a minimum of 11/2
door shall comply with this section or inch throw. If the cylinder of the lock
have a minimum 3/4"diameter hardened protrudes from the face of the door it
padlock hasp. shall be fitted with cylinder ring geared
389 (Dubin)4-96)
THE CITY OF DUBLIN
P.O.Box 2340 (a15)829-�600
Dublin.CA 94568
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
{ agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address) . All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
• Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
EXHIBIT C - Cc-
1 /R;
PLANNED DEVELOPMENT STANDARDS
for Summer Glen (PA 97-036)
The proposed Planned Development Rezone would establish the following general
provisions and development standards for this project:
Gross acreage and density for each of the product types is as follows:
Acreage Density
Product A: 14.78 acres 7.4 du/acre
Product B: 27.75 acres 5.4 du/acre
Product C: 20.56 acres 4.3 du/acre
Common Area: 2.42 acres
Total: 65.51 acres 5.3 du/acre
PD Residential - Single Family
Number of Units: 347 dwelling units
Permitted uses: Residential development limited to single-family detached houses
subject to Section 8.20.030 of the Municipal Zoning Ordinance
Prohibited uses: Field crops, orchards, plant nurseries, greenhouses used only for
cultivation of plant materials for sale, and hospitals
Conditional uses: All conditional uses in the R-1 District are conditional uses in the
PD Single Family Residential District with the exception of
prohibited uses listed above
Except as specifically modified in the provisions of the PD District Rezone, all applicable
and general requirements of the Dublin Zoning Ordinance R-1 District will be applied to the PD
Single Family designated lands.
General Development Standards are attached to the Resolution recommending City
Council approval of the proposed PD Rezone (Exhibit B). These standards are summarized in a
matrix on the following page.
Exhibit D
Page 1 of 2t(
GENERAL DEVELOPMENT STANDARDS
MINIMUM PRODUCT A PRODUCT B PRODUCT C
AVERAGE LOT 3,750 sf 5,.040 sf 6,500 sf
SIZE
Dimensions 50 ft x 75 ft 56 ft x 90 ft 65 ft x 100 ft
FRONT YARD'
Front-entry 18 feet 18 feet 20 feet
Garages
Side-entry n/a n/a 15 feet
Garages
Front Porch 10 feet 10 feet 14 feet
Front of House 13 feet 13 feet 20 feet
SIDE YARD`
Setback(typical) 5 feet 7 feet' 7 feet
Setback(one- n/a 5 feet n/a
story)
Corner Lots 10 feet 10 feet 10 feet
REAR YARD 15 feet 20 feet' 5 feet(w/20-foot
average)
BUILDING 35 feet/2-stories 30 feet/Two Stories 35 feet/Two Stories
HEIGHT
PARKING 2 garage spaces"/ 2 garage spaces"/ 2 garage spaces"/
2 spaces in driveway 2 spaces in driveway 2 spaces in driveway
apron apron apron
All dimensions shall be measured from right-of-way line.
2 Allowances may be made for decreased sideyards to a minimum of 5 feet on"pie-shaped"
lots.
s Exceptions are allowed for single-story elements which may be a minimum of 5 feet
provided the resulting rear yard contains a minimum of 500 sf.
a 19'x 19'clear interior space
Exceptions to the Setback requirements are as follows:
Architectural projections(such as eaves,fireplaces,niches,bay windows,cantilevered
floor area,porches,and air conditioning equipment)may project up to two(2)feet into
required sideyard setbacks,but never closer than three(3)feet from the property line;and
two(2)feet into the rear yard,except for air conditioning equipment which must be
situated within the rear yard.
Exhibit D
Page 2 of 2 85
ARCHITECTURE
DESCRIPTION OF RESIDENTIAL PRODUCT
for Summer Glen(PA 97-036)
Three product types have been proposed which are defined by lot size as well as unit
design. Products A and C each have three plans. Product B has four plans,including a one-story
model,of which all are located on corner lots to reduce residential massing. The floor plans also
include a number of options for building out space as additional bedrooms,dens,loft,
workshops,third or tandem parking spaces,and super family rooms.
SUMMER GLEN by SUMMERHILL HOMES
SQ.FT LOT STORIES BEDROOMS BATHS GARAGE #of
SIZE UNITS
PRODUCT A
Plan 1 1,640 sf 3,750 sf 2 3 2 1/2 2 32
Plan 2 1,982 sf 3,750 sf 2 3 2 1/2 2 43
Plan 3 2,040 sf 3,750 sf 2 4 2 1/2 2 34
PRODUCT B
Plan 1 2,088 sf _ 5,040 sf 2 4 3 2 37
Plan 2 2,171 sf 5,040 sf 1 3 or 4 2 1/2 2 23
Plan 3 2,353 sf 5,040 sf 2 4 or 5 3 2 53
Plan 4 2,576 sf 5,040 sf 2 5 or 6 2 1/2 2 37
PRODUCT C
Plan 1 2,708 sf 6,500 sf 2 4 or 5 3 2 or 3 26
Plan 2 2,956 sf 6,500 sf 2 4 or 5 3 1/2 3 29
Plan 3 3,044 sf' 6,500 sf 2 4,5 or 6 3 1/2 3 33
10 Plans TOTAL UNITS 347
Unit size would be 2,899 sf with conversion of tandem garage space to fifth bedroom.
2 Unit size would be 3,212 sf with fifth bedroom built over garage;fourth bath optional
with fifth bedroom.
3 Unit size would be 3,182 sf with conversion of garage workshop to bedroom;other
bedrooms may be created in place of super family room or garage workshop space.
1. Floor Plans-A model of all 10 floor plans,with adjacent temporary parking,will
be constructed during the marketing phase(Phase I)and sold during Phase II.
a. Product A-Product A is described as housing for first-time buyers. The units
are situated on wide and shallow lots and served by private streets or courts. All three floor plans
are designed with living area,half bath or powder room,and service area on the ground floor.
Each unit is designed with a front porch and optional fireplace. All sleeping areas are on the
second floor with a several bathroom/walk-in closet design options for Plans 1 and 2. Plan 3
offers retreat/loft build-out options for the bedroom space on the second floor.
Exhibit E
Page 1 of 4
b. Product B-Product B is a mid-range family sized product that creates an edge
along Gleason Boulevard,surrounds the recreation center,and comprises the core of the project.
This product provides four floor plans and contains the only single-story plan(Plan 2). The one-
story design of Plan 2 makes it suitable for siting on corner lots to reduce residential massing.
Because of its corner location,the front door is located on a 90-degree elevation from the garage
doors.
Ground floors of the 2-story plans(1,3,and 4)each have living area,breakfast nook,one
full bathroom,service area,and one optional passive area(den,bedroom,or workshop).Living
and dining areas in each of these plans are open to the second story above to provide natural light
and openness. The second floors contain the master bedroom and bathroom with walk-in closets
and retreat or loft options along with the remaining bedrooms. The one-story Plan 2 design
disperses bedroom areas,with the master bedroom located separately from the secondary
bedrooms near the garage area and the optional den,study,or fourth bedroom located near the
entry. All Product B plans include a fireplace.
c. Product C-Located nearest Tassajara Creek,a number of these homes are a
oriented toward the creek corridor to take advantage of a natural visual and open space amenity.
These plans are the largest in terms of living area square footage and are designed with a front
porch. Each of these plans can accommodate parking for 3 cars. Plan 1 is designed with a 2-car
garage front and one tandem space within. Plan 2 provides a single-car garage space on different
elevation from the 2-car garage. Plan 3 recesses the single car garage space from the primary 2-
car garage door. Stepped massing on first and second stories and architectural features are used
to visually break up elevation planes and reduce exterior mass.Only 6 of the 88 Product C homes
with 3-car garages are located on corners. Living and dining areas in each of the 3 plans are
designed as one-story as is the roof over the separate single-car garage in Plan 2.
Plan 1 includes an optional fireplace off of the family room. Plan 3 provides a family-
room fireplace,and Plan 2 includes a fireplace in both family and living rooms. Each plan
includes a service area,breakfast nook or morning room,and at least one bedroom and one full
bathroom on the ground floor. On the ground floor of Plan 1,the tandem parking space and
ground floor bedroom may be built out 3 optional configurations-additional living area and
bedroom with additional bathroom,as a bedroom and den with additional bathroom,or as two
bedrooms with full bathroom. The Plan 3 ground floor bedroom/den may be built-out as open to
create a super family room. However,this bedroom/den may be replace by a ground floor
workshop area adjacent to the garage.
The master bedroom and master bathroom with walk-in closet are located on the second
floor along with one or two other bedrooms.
2. Elevations-Exterior Design Features
Stucco is the primary exterior material of each unit. Exterior elevations are enhanced
with wood siding,wood trim,and concrete stone veneer front porch elements in keeping with the
Exhibit E
Page 2 of 4
•
neo-traditional theme of the neighborhood. Window articulation is provided by shutters,pot
shelves with exposed end corbels,false balconies,and heavy lintels and sills. The elevations
make use of shadow relief through architectural projections and recessed wall openings. Sill
bands,gable end bands,and exterior accent materials(such as wood siding,wood shingles,and
concrete stone veneer)are used to provide visual relief on exterior wall planes. Care has been
given to wrap exterior around side elevations visible from the street and on gable ends on side
and rear elevations visible from other properties.
The Site Development Review approval includes a number of conditions relating to
design such as landscape requirements,roll-up garage doors(some with top-row window panes),
mailbox and house number illumination standards,and exterior materials. Reflective glass will
not be allowed in order to control the effects of glare.
a. Product A-Product A has only two elevation design styles. Both styles have a
stucco exterior with vertical window elements.Windows on front and side elevations visible
from the street are accented with shutters,heavy sills,pot shelves with corbels,or false balconies
(either vertical or cris-crossed balusters)and heavy lintels. Gable ends include siding and dual or
single louvered vent embellishment. An upstairs bedroom window projects onto the partial shed
roof over the garage door,and clerestory windows allow natural light in living area open two-
story living area. Style B provides decorative eave supports above one set bedroom windows on
the front and rear elevations. Roof structures are generally a hip configuration.Style A windows
have one centerline mullion with one or two horizontal mullions,and shutters. Plan 1 features an
angular arched porch entry. Style B presents slightly more window mullions without shutters
and with heavy sills and headers.
b. Product B-Wood siding,primarily horizontal siding,is an identifying exterior
design element of Product B. Wooden exterior elements are applied from the roof line to
window mid-point,up to the window midpoint,or covering a full wall of on entry or second
story window projection.Windows on front and side elevations visible from the street are
enhanced with shutters,pot shelves with corbels,or heavy lintels. Gabled ends are embellished
with horizontal siding and decorative louvered vents. Wide,horizontal midpoint bands are used
on side and rear elevations to provide visual relief on two-story walls. Styles A and B use wood
siding or shingles among each of the plans. Style A uses wood siding on the two-story plans,
and shutters are used on upstairs windows on the front elevation. Style B also uses wood siding
and stucco elements such as an arched entry for Plan 3. Distinctions in Plan design are more
consistently identified for Plan 2,the one-story plan,and for Style C which features stucco
accents such as mid-point foam trim-surrounds,bands,and arches over entries and upstairs
windows. Attention to the roof line of Plan 2 is provided by the application of wooden exterior
accent material from the roof line to mid-point.
c. Product C-Product C is distinguished by the use of concrete stone,exposed roof
ribs at gabled ends,and heavy sills with heavy or multiple corbels. Wood siding or stucco niches
with foam build-out sill are used to embellish gable ends. Some combinations of plans and
exterior elevation styles use a triple window pattern with heavy sills and lintels. All styles of
Product C pay attention to entries through materials and roof structure elements.The provision of
Exhibit E
Page 3 of 4
low porch walls or iron gates and railings is unique to Product C. The concrete stone veneer,is
often used to accent arched entries,or as a wainscoting below a concrete cap or stucco band.
Stucco exterior without wood siding or stone veneer exteriors(such as on Plan 2,Styles B and C
and on Plan 3,Style C)are delineated with a midpoint,sill,or header-level band.
3. Color&Materials
A color and materials board have been submitted to the Community Development
Department for review. The approved colors and materials include: stucco,shutters,horizontal
bands,wooden window trim,wood siding,shingles,stone,false balcony railings,and roof tiles.
4. Roofs
Roofs are generally pitched at 5:12 and configured with hip,gable,or combination of the
two. However,several plan designs use an abbreviated gable to draw attention to a window or to
reduce the scale of roof mass.
Exhibit E
Page 4 of 4
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT REZONE
PA 97-036,SUMMER GLEN
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development(PD)District Rezone for PA 97-036,Summer Glen.This
PD District Rezone is part of a Land Use and Development Plan which also is represented by the Tentative
Map 6976 and Site Development Plan(both dated November 14,1997),the Preliminary Landscape Plan
dated November 18,1997,and the written statements provided by the Applicant dated received October 3,
1997 all on file in the Planning Department.The PD District Rezone allows the flexibility needed to
encourage innovative development while ensuring that the goals,policies,and action programs of the
General Plan and Eastern Dublin Specific Plan are satisfied. More particularly,the PD District Rezone is
intended to ensure the following:
I. The approval of this PD District Rezone shall be pursuant to the terms set forth in the Development
Agreement to be approved by the City of Dublin and recorded prior to recording of the Final Map. In
the event of conflict between the terms of the Development Agreement and the following conditions,
the terms of the Development Agreement shall prevail.
2. Encourage innovative approaches to site planning,building design,and housing construction offering
a wide range of living styles,unit sizes,and amenities for all segments of the community.
3. Create an attractive,efficient,and safe environment.
4. Develop an environment that encourages social interaction and the use of common open areas and
other amenities for neighborhood or community activities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance-Applicable Requirements
Except as specifically modified by the provisions of this PD District Rezone,all applicable general
requirements and procedures of the Dublin Zoning Ordinance R-1 District shall be applied to the area
designated in this PD District Rezone.
EXHIBIT E
C. General Provisions and Development Standards
1. Intent: This PD District Rezone is to establish,provide for,and regulate the development of
the Summer Glen Subdivision. Development shall be generally consistent with the Land Use
and Development Plan.
2. PD Residential-Single Family
Permitted Uses: The following principal uses are permitted by this PD Residential District:
A. Residential development limited to:
1. Single Family Detached houses
2. 347 units
Prohibited Uses: The following uses are prohibited in this PD Residential District:
1. Field Crops
2. Orchards
3. Plant Nurseries
4. Greenhouses used only for cultivation of plant materials for sale
5. Hospital
Conditional Uses: All conditional uses in the R-1 District are conditional uses in this PD
Residential District with the exception of prohibited uses listed above.
Development Standards: Development standards within this PD Residential District are as
follows.
Product A:
Lot Dimensions: 50' x 75'min.
Front Yard
Setbacks: Front yard setbacks for detached residences should vary for visual interest,
where possible,along through-streets.
1. Front entry garages 18'min.from back of sidewalk
2. Front porch 10'min.from back of sidewalk
3. Front of house 13'min.from back of sidewalk
(All dimensions shall be from back of right-of-way line.)
Note: Sectional garage doors with automatic openers are required for all residences with
driveways less than 20 feet.
Exhibit E
Page 2 of 6
F7
Side Yard
1. Setbacks: 5 feet min.sideyards
2. corner lots: 10 feet min.on street side
3. adjacent to Product C:15 feet min.
Note: Allowances may be made for decreased sideyards to a minimum
of 5 feet on"pie shaped"lots.
Rear Yard
Setbacks: Rear yard setbacks are important for establishing privacy and separation
between residences,as well as providing for usable recreation space.
15'min.
Architectural Projections: Eaves,fireplaces,niches,bay windows,cantilevered floor area,
porches,and air conditioning equipment may project 2'into
required sideyards,but never closer than 3'from the property
line and 2'into required rear yard,except air conditioning
equipment,which must be fully situated within the rear yard
set-back.
Residential Massing: Single story elements are encouraged at corners and throughout
to break up 2-story massing. The maximum building height
shall be 35 feet.
Parking/Garages: Consideration shall be given to the placement,orientation,and
treatment of the garages and garage doors. Two covered spaces
are required. Suggested design criteria include:
1. Designing the residence to extend forward of the garage
door(s).
Provide two(2)garage spaces,minimum 19'x 19'clear,and
two(2)spaces in the driveway apron.
Product B:
Lot Dimensions: 56' x 90'min.
Front Yard
Setbacks: Front yard setbacks for detached residences should vary for visual interest,
where possible,along through-streets.
1. Front entry garages 18'min.from back of sidewalk
Exhibit E
Page 3 of 6
Ea
2. Front porch 10'min.from back of sidewalk
3. Front of house 13'min.from back of sidewalk
(All dimensions shall be from back right-of-way line.)
Note: Sectional garage doors with automatic openers are required for all
residences with driveways less than 20 feet.
Side Yard
Setbacks:
1. Setback(typical) 7 feet min.sideyards
2. Setback(one-story) 5 feet min.sideyard
3. corner lots 10 feet min.on street side
Note: Allowances may be made for decreased sideyards to a minimum
of 5 feet on"pie shaped"lots.
Rear Yard
Setbacks: Rear yard setbacks are important for establishing privacy and separation
between residences,as well as providing for usable recreation space.
20'min.with exception of single story homes which may have a minimum
of 5 feet,providing the resulting rear yard contains a minimum of rear yard
of 500 sf..
Architectural Projections: Eaves,fireplaces,niches,bay windows,cantilevered floor area,
porches,and air conditioning equipment may project 2'into
required sideyards,but never closer than 3'from the property
line and 2'into required rear yard except air conditioning
equipment,which must be fully situated within the rear yard
set-back.
Residential Massing: Single story plans/elements are encouraged at corners and
throughout to break up 2-story massing. The maximum
building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the placement,orientation,and
treatment of the garages and garage doors. Two covered spaces
are required. Suggested design criteria include:
1. Designing the residence to extend forward of the garage
door(s)
Provide two(2)garage spaces,minimum 19'x 19'clear,and
two(2)spaces in the driveway apron.
Exhibit E
Page 4 of 6
Product C:
Lot Dimensions: 65' x 100'min.
Front Yard
Setbacks: Front yard setbacks for detached residences should vary for visual interest,
where possible,along through-streets.
1. Front entry garages 20'min.from back of sidewalk
2. Side entry garages 15'min.from back of sidewalk
3. Front porch 14'min.from back of sidewalk
4. Front of house 20'min.from back of sidewalk
(All dimensions shall be from back of curb if no sidewalk is constructed.)
Note: Sectional garage doors with automatic openers are required for all
residences with driveways less than 20 feet.
Side Yard
Setbacks:
1. Setback(typical) 7 feet min.sideyards
2. corner lots 10 feet min.on street side
Note: Allowances may be made for decreased sideyards to a minimum
of 5 feet on"pie shaped"lots.
Rear Yard
Setbacks: Rear yard setbacks are important for establishing privacy and separation
between residences,as well as providing for usable recreation space.
15'min.with a 20'average
Architectural Projections: Eaves,fireplaces,niches,bay windows,cantilevered floor area,
porches,and air conditioning equipment may project 2'into
required sideyards,but never closer than 3'from the property
line and 2'into required rear yard except air conditioning
equipment,which must be fully situated within the rear yard
set-back.
Residential Massing: Single story plans/elements are encouraged at corners and
throughout to break up 2-story massing. The maximum
building height shall be 35 feet.
Parking/Garages: Consideration shall be given to the placement,orientation,and
treatment of the garages and garage doors. Two covered spaces
are required. Suggested design criteria include:
Exhibit E
Page 5 of 6
9v
1. Designing the residence to extend forward of the garage
door(s)
2. Side entry garages
3. Split two-car and single-car garages
4. tandem bay for a 3-car garage
Provide two (2) garage spaces, minimum 19' x 19' clear, and
two (2) spaces in the driveway apron.
g:pa\97-036\gp&ds
Exhibit E
Page 6 of 6