HomeMy WebLinkAboutReso 92-16 Schaefer Ranch Unit 3 SDR RESOLUTION NO. 92-16
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR
18 SINGLE-FAMILY HOMES AND
VESTING TENTATIVE MAP 8136
FOR THE SCHAEFER RANCH UNIT 3 PROJECT
(PLPA-2012-00013)
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a
development of 18 single-family detached homes and open space, on approximately 17.30 acres
known as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The
proposed development and applications are collectively known as the "Project"; and
WHEREAS, the application includes Site Development Review for 18 single family detached
residential units and open space, and Vesting Tentative Map 8136 which subdivides 7.04 acres of the
17.30-acre area for 18 residential lots; and
WHEREAS, the application also includes a General Plan Amendment to change the land use
designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single-Family Residential
and 10.26 acres of Open Space and consistent PD-Planned Development rezoning with Stage 1 and
Stage 2 Development Plan; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly
portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north
of Interstate 580 and west of Schaefer Ranch Road; and
WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a
portion of Parcel "Q" of Tract 6765; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The City prepared an Initial
Study and an Addendum to the environmental impact report that was certified by the City in 1996
(Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and
WHEREAS, a Staff Report dated October 27, 2015 was submitted to the City of Dublin
Planning Commission recommending City Council approval of the Project, including the Site
Development Review request and Vesting Tentative Tract Map 8136; and
WHEREAS, on October 27, 2015, the Planning Commission held a properly notice public
hearing and adopted Resolution 15-13 recommending that the City Council not approve the CEQA
addendum, the General Plan amendment, the Planned Development rezoning with related Stage 1
and 2 Development Plans, and the requested Site Development Review and Vesting Tentative Tract
Map 8136. The above resolution are incorporated herein by reference and are available for review at
City Hall during normal business hours; and
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WHEREAS, on December, 15, 2015, the City Council held a duly noticed public hearing on the
Project at which time all interested parties had the opportunity to be heard. The City Council voted 4
to 1 to deny the project; and
WHEREAS, on April 19, 2016, the City Council voted to reconsider the project; and
WHEREAS, on June 7, 2016, the City Council held a duly noticed public hearing to reconsider
the Project at which time all interested parties had the opportunity to be heard. Following the public
hearing, the City Council approved Resolution 90-16 approving the proposed CEQA addendum,
Resolution 91-16 approving an amendment to the General Plan, and adopted Ordinance XX-16
approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for the
Schaefer Ranch Unit 3 Project. The above resolutions and ordinance are incorporated herein by
reference and are available for review at City Hall during normal business hours; and
WHEREAS, the City Council did hear and use its independent judgment and considered the
addendum and prior EIR, all said reports, recommendations, and testimony hereinabove set forth
before approving the Project.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made
a part of this resolution.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding the proposed Site Development Review for a
development of 18 single-family detached homes on 7.04 acres and 10.26 acres of Open Space
within a 17.30 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended
Planning Area at westerly portion of the Schaefer Ranch planned community at the westerly terminus
of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road:
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because: 1)
the project will be consistent with the architectural character and scale of development in
the area; 2) the project will provide a needed and attractive housing opportunity; 3) the
project is consistent with the General Plan land use designations of Single Family
Residential and Open Space; and 4) the project complies with the development standards
established in the Planned Development ordinance for the Project.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible with the intended use, proposed subdivision, and the surrounding properties;
and 2) the project complies with the development regulations set forth in the Zoning
Ordinance where applicable and as adopted for PLPA 2012-00013.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and
the lot in which the project is proposed because: 1) the size and mass of the proposed
houses is consistent with other existing and approved residential development in the
surrounding area; 2) the project will contribute to housing opportunities as a complement to
the surrounding neighborhoods; 3) the project will serve the current buyer profile and
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market segment anticipated for this area; and 4) the project contributes to the preservation
of Open Space.
D. The subject site is suitable for the type and intensity of the approved development because:
1) the Project development envelope is tailored to protect the hillsides which are
designated for open space and provide proper drainage; 2) the Project will implement all
applicable prior adopted mitigation measures; and 3) the project site is or will be fully
served by public services and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) the Project
is required to comply with all previously adopted mitigation measures designed to ensure
slope stability; 2) grading on the site will ensure that the site drains away from any
structures and complies with the Regional Water Quality Control Board requirements; 3)
most of the steeper areas of the site are in designated open space; and 4) retaining walls
will be constructed as required to support grade differentials between building envelopes
and setback or right-of-way areas.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing uses in the area; 2) the structures reflect the architectural styles and development
standards for residential buildings currently under construction by Toll Brothers in another
portion of Neighborhood A; 3) the materials proposed will be consistent with the City's
expectations for a quality level of development; and 4) the color and materials proposed will
be coordinated among the structures on site.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because: 1)
topography has been taken into consideration for design of the landscape plan; 2)
generous and appropriate landscaping is proposed along the street; 3) landscaping in
common areas is coordinated with adjacent areas; and 4) the project will conform to the
requirements of the Stage 2 Development Plan and the Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the project site provides opportunities for
pedestrian and bicycle circulation; 2) the project will connect to the regional trail system
through adjacent neighborhoods and access points.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding Vesting Tentative Tract Map 8136:
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Vesting Tentative Tract Map 8136
A. The proposed Vesting Tentative tract Map 8136 is consistent with the intent of applicable
subdivision regulations and related ordinances.
B. The proposed subdivision together with its design and improvements of the proposed Vesting
Tentative Tract Map 8136 are consistent with the General Plan, as amended, as they relate to
the subject property in that it is a subdivision for residential and open space uses consistent
with the approved land use designations and density.
C. The proposed Vesting Tentative Tract Map 8136 is consistent with the Planned Development
zoning approved for Project and therefore consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Map 8136 will have adequate
access to major constructed or planned improvements.
E. Project design, architecture, and concept have been integrated with topography of the project
site created by the Vesting Tentative Tract Map 8136 to incorporate water quality measures
and minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures adopted with the Schaefer Ranch EIR would be applicable as
appropriate for addressing or mitigating any potential environmental impacts of the Project, as
documented in the adopted Addendum.
G. The proposed Vesting Tentative Map 8136 and the type of improvements will not result in
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns with compliance to applicable adopted Mitigation Measures and Conditions of
Approval.
H. 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.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site
Development Review Permit for a development of 18 single-family detached homes on 7.23 acres
and 10.05 acres of Open space within a 17.28 acre site known as Schaefer Ranch Unit 3 located in in
the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community
at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch
Road, as shown on plans prepared by Discovery Design Group, MD Fotheringham & Associates, and
lsakson & Associates dated received May 5, 2016 and subject to the conditions included below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative
Map 8136 prepared by Discovery Design Group, MD Fotheringham & Associates, and lsakson &
Associates dated received May 5, 2016 and subject to the conditions included below.
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CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.1 Planning, [B1 Building, [PO1 Police,
fPW] Public Works [P&CS1 Parks & Community Services, [ADM] Administration/City Attorney,
[FIN] Finance, [F] Alameda County Fire Department, [DSR1 Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [Z71 Zone 7.
NO. CONDITIONS OF APPROVAL Agency Prior to: Source
PLANNING GENERAL CONDITIONS
1. Approval. This Site Development Review approval is for PL Ongoing Planning
the Schaefer Ranch Unit 3 (PLPA 2012-00013). This
approval shall be as generally depicted and indicated on
the project plans prepared by Discovery Design Group,
MD Fotheringham & Associates, and lsakson &
Associates dated received May 5, 2016, on file in the
Community Development Department, and other plans,
text, and diagrams relating to this Site Development
Review, and as specified as the following Conditions of
Approval for this project. This approval is subject to
adopting the CEQA addendum, and companion General
Plan and Specific Plan Amendments and related Planned
Development Zoning.
2. Permit Expiration. Construction or use shall commence PL One Year After DMC
within one (1) year of Site Development Review Permit Effective Date 8.96.020.D
approval or the Permit shall lapse and become null and
void. If there is a dispute as to whether the Permit has
expired, the City may hold a noticed public hearing to
determine the matter. Such a determination may be
processed concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the
requirements of this Ordinance.
3. Time Extension. The original approving decision-maker PL Prior to DMC
may, upon the Applicant's written request for an extension Expiration 8.96.020.E
of approval prior to expiration, upon the determination that Date
all Conditions of Approval remain adequate and all
applicable findings of approval will continue to be met,
grant an extension of the approval for a period not to
exceed six (6) months. All time extension requests shall
be noticed and a public hearing shall be held before the
original hearing body.
4. Compliance. The Applicant/Property Owner shall operate PL Ongoing DMC
this use in compliance with the Conditions of Approval of 8.96.020.F
this Site Development Review Permit, the approved plans
and the regulations established in the Zoning Ordinance.
Any violation of the terms or conditions specified may be
subject to enforcement action.
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5. Revocation of Permit. The Site Development Review PL Ongoing DMC
approval shall be revocable for cause in accordance with 8.96.020.1
Section 8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be
subject to citation.
6. Requirements and Standard Conditions. The Various Building Permit Standard
Applicant/Developer shall comply with applicable City of Issuance
Dublin Fire Prevention Bureau, Dublin Public Works
Department, Dublin Building Department, Dublin Police
Services, Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority, Alameda
County Public and Environmental Health, Dublin San
Ramon Services District and the California Department of
Health Services requirements and standard conditions.
Prior to issuance of building permits or the installation of
any improvements related to this project, the
Applicant/Developer shall supply written statements from
each such agency or department to the Planning
Department, indicating that all applicable conditions
required have been or will be met.
7. Required Permits. Applicant/Developer shall obtain all PW Building Permit Standard
permits required by other agencies including, but not Issuance
limited to Alameda County Flood Control and Water
Conservation District Zone 7, California Department of
Fish and Game, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
8. Fees. Applicant/Developer shall pay all applicable fees in Various Building Permit Various
effect at the time of building permit issuance, including, Issuance
but not limited to, Planning fees, Building fees, Traffic
Impact Fees, TVTC fees, Dublin San Ramon Services
District fees, Public Facilities fees, Dublin Unified School
District School Impact fees, Fire Facilities Impact fees,
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; or any
other fee that may be adopted and applicable.
9. Indemnification. Applicant/Developer shall defend, ADM Ongoing Administrat
indemnify, and hold harmless the City of Dublin and its ion/City
agents, officers, and employees from any claim, action, or Attorney
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, Planning Commission, City Council,
Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City
to the extent such actions are brought within the time
period required by Government Code Section 66499.37 or
other applicable law; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/ Developer of any said claim,
action, or proceeding and the City's full cooperation in the
defense of such actions or proceedings.
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10. Clarification of Conditions. In the event that there needs PW Ongoing Public
to be clarification to the Conditions of Approval, the Works
Director of Community Development and the City
Engineer have the authority to clarify the intent of these
Conditions of Approval to the Applicant/Developer without
going to a public hearing. The Director of Community
Development and the City Engineer also have the
authority to make minor modifications to these conditions
without going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts to this project.
11. Clean-up. The Applicant/Developer shall be responsible PL Ongoing Planning
for clean-up & disposal of project related trash to maintain
a safe, clean and litter-free site.
12. Modifications. Modifications or changes to this Site PL Ongoing DMC
Development Review approval may be considered by the 8.104.100
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance. _
13. Lighting. Lighting is required over exterior PL, PW Building Permit Municipal
entrances/doors. Exterior lighting used after daylight hours Issuance Code
shall be adequate to provide for security needs.
PLANNING PROJECT SPECIFIC
14. Satellite Dishes. The Developer's Architect shall prepare I PL Project
a plan for review and approval by the Director of Specific
Community Development and the Building Official that
provides a consistent and unobtrusive location for the
placement of individual satellite dishes. Individual conduit
will be run on the interior of the unit to the satellite location
on the exterior of the home to limit the amount of exposed
cable required to activate any satellite dish. It is preferred
that where chimneys exist, the mounting of the dish be
incorporated into the chimney. In instances where
chimneys do not exist, then the plan shall show a common
and consistent location for satellite dish placement to
eliminate the over proliferation, haphazard and irregular
_ placement.
15. Street Lights. Street lights selected for this subdivision PL In conjunction Project
shall have the ability to accept cut-off shielding to the with approval Specific
satisfaction of the City Engineer. of
improvement
plans
LANDSCAPING
16. Final Landscape Construction Documents. The final PL Issuance of Standard
planting and irrigation design shall: building
a. Utilize plant material that will be capable of healthy permits
growth within the given range of soil and climate.
b. Provide landscape screening that is of a height and
density so that it provides a positive visual impact
within three years from the time of planting.
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c.Provide that 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 a
minimum of 5 gallons in size.
d. Provide concrete curbing at the edges of all
planters and paving surfaces where applicable.
Final landscape construction documents shall:
a. Provide specific landscape and irrigation plans for
non-typical and corner lots. This requirement
includes any lot that varies more than five feet in
width from the typical plan.
b. Specify that all cut and fill slopes graded and not
constructed by September 1, of any given year, are
hydroseeded with perennial or native grasses and
flowers, and that stockpiles of loose soil existing on
that date are hydroseeded in a similar manner.
c.Specify 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, if
applicable.
d. Include a warranty from the owners and/or
contractors to warrant all trees, shrubs and ground
cover and the irrigation system for one year from
the date of project acceptance by the City.
17. Maintenance Agreement. A permanent maintenance PL Issuance of the Standard
agreement on all common area landscaping will be building permit
required from the owner insuring regular irrigation,
fertilization and weed abatement.
18. Tree Preservation. Tree preservation techniques, if PL Issuance of the Standard
applicable, shall be reviewed and approved by the Dublin building permit
Planning Division prior to the issuance of the building
permit.
19. Street Trees and Accent Trees. Street trees shall be PL Issuance of the Standard
spaced between 30 and 50 feet on center or approximately building permit
one per typical lot. Corner lots shall provide a minimum of
two trees and a maximum of three street trees per lot.
Generally, each lot will provide one accent tree, space
permitting.
20. Water Efficient Landscaping Regulations. The PL Issuance of the Standard
Applicant shall meet all requirements of the City of Dublin's building permit
Water-Efficient Landscaping Regulations, Section 8.88 of
the Dublin Municipal Code.
21. Bio-Retention Areas. The designed bio-retention areas PL Issuance of the Standard
shall be enhanced to create an open space landscape that building permit
is landscape attractive, conserves water, and requires
minimal maintenance.
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22. Plant Clearances. All trees planted shall meet the PL Issuance of the Standard
following clearances: building permit
a. 6' from the face of building walls or roof eaves
b. 7' from fire hydrants, storm drains, sanitary sewers
and/or gas lines
c. 5' from top of wing of driveways, mailboxes, water,
telephone and/or electrical mains
d. 15' from stop signs, street or curb sign returns
e. 20' from either side of a streetlight
23. Irrigation System Warranty. The Applicant shall warranty PL Issuance of the Standard
the irrigation system and planting for a period of one year building permit
from the date of installation. The Applicant shall submit
for the Dublin Community Development Department
approval, a landscape maintenance plan for the Common
Area landscape including a reasonable estimate of
expenses for the first five years. _
24. Walls, Fences and Mailboxes. Applicant shall work with PL Issuance of the Standard
staff to prepare a final wall, fencing and mailbox plan that building permit
is consistent with Dublin Municipal Code and the design
character of the architecture. The design of the mailbox
station shall be upgraded to provide an enclosure or
housing for the gang mailboxes so that they are integrated
into the structure. Mailbox locations shall be integrated
within the landscape and shall comply with USPS
requirements.
25. Sustainable Landscape Practices. The landscape PL Issuance of the Standard
design shall demonstrate compliance with sustainable building permit
landscape practices as detailed in the Bay-Friendly
Landscape Guidelines by earning a minimum of 60 points
or more on the Bay-Friendly scorecard, meeting 9 of the 9
required practices and specifying that 75% of the non-turf
planting only requires occasional, little or no shearing or
summer water once established. Final selection and
placement of trees, shrubs and ground cover plants shall
ensure compliance with this requirement. Herbaceous
plants shall be used along walks to reduce maintenance
and the visibility of the sheared branches of woody ground
cover plants. Planters for medium sized trees shall be a
minimum of six feet wide. Small trees or shrubs shall be
selected for planting areas less than six feet wide.
26. Copies of Approved Plans. The Applicant shall provide PL Construction Standard
the City with one full size copy, one reduced (1/2 sized)
copy and one electronic copy of the approved landscape
plans prior to construction.
CIVIL CONDITIONS
27. Plans Coordination. Civil Improvement Plans, Joint PL Preparation of Standard
Trench Plans, Street Lighting Plans and Landscape final grading,
Improvement Plans shall be submitted on the same size planting and
sheet and plotted at the same drawing scale for utility plans
consistency, improved legibility and interdisciplinary
coordination.
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28. Utility Placement and Coordination: Utilities shall be PL Preparation of Standard
coordinated with proposed tree locations to eliminate conflicts final grading,
between trees and utilities. Submit typical utility plans for each planting and
house type to serve as a guide during the preparation of final utility plans
grading, planting and utility plans. Utilities may have to be
relocated in order to provide the required separation between
the trees and utilities. The applicant shall submit a final
tree/utility coordination plan as part of the construction
document review process to demonstrate that this condition
has been satisfied.
32. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
33. Retaining Walls. All retaining walls over 30 inches in height B Through Standard
and in a walkway shall be provided with guardrails. All Completion
retaining walls over 24 inches with a surcharge or 36 inches
without a surcharge shall obtain permits and inspections from
the Building &Safety Division.
34. Phased Occupancy Plan. If occupancy is requested to B Occupancy of Standard
occur in phases, then all physical improvements within each any affected
phase shall be required to be completed prior to occupancy of building
any buildings within that phase except for items specifically
excluded in an approved Phased Occupancy Plan, or minor
handwork items, approved by the Community Development
Dept. The Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works for
review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be occupied
until the adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and amenities,
and separated from remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may be deferred
due to inclement weather with the posting of a bond for the
value of the deferred landscaping and associated
improvements.
35. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of construction Building Permits
plans to the Building & Safety Division for plan 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 participation non-City agencies prior to the
issuance of building permits.
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36. Construction Drawings. Construction plans shall be fully B Issuance of Standard
dimensioned (including building elevations) accurately drawn building permits
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or
Engineer. All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer. The site
plan, landscape plan and details shall be consistent with each
other.
37. Air Conditioning Units. Air conditioning units and ventilation B, PL Occupancy of Standard
ducts shall be screened from public view with materials Unit
compatible to the main building and shall not be roof mounted.
Units shall be permanently installed on concrete pads or other
non-movable materials approved by the Chief Building Official
and Director of Community Development. Air conditioning
units shall be located such that each dwelling unit has one
side yard with an unobstructed width of not less than 36
inches. Air conditioning units shall be located in accordance
with the PD text. Air conditioning units shall comply with
Section 8.36.060,C,3 of the Zoning Ordinance.
38. Temporary Fencing. Temporary Construction fencing shall B Through Standard
be installed along the perimeter of all work under construction. Completion
39. Addressing B Standard
a) Provide a site plan with the City of Dublin's address
grid overlaid on the plans (1 to 30 scale). Highlight all Prior to release
exterior door openings on plans (front, rear, garage, of addresses
etc.). The site plan shall include a single large format
page showing the entire project and individual sheets
for each neighborhood. 3 copies on full size sheets
and 5 copies reduced sheets. Prior to
b) Provide plan for display of addresses. The Building permitting
Official shall approve plan prior to issuance of the first
building permit. (Prior to permitting) Prior to
c) Addresses will be required on the front of the permitting
dwellings. Addresses are also required near the
garage door opening if the opening is not on the same Occupancy of
side of the dwelling as the front door. any Unit
d) Address signage shall be provided as per the Dublin Occupancy of
Residential Security Code.
any Unit
e) Exterior address numbers shall be backlight and be
posted in such a way that they may be seen from the Prior to permit
street. issuance, and
f) Driveways servicing more than one (1) individual through
dwelling unit shall have a minimum of 4 inch high completion
identification numbers, noting the range of unit
numbers placed at the entrance to each driveway at a
height between 36 and 42 inches above grade. The
light source shall be provided with an uninterruptible
AC power source or controlled only by photoelectric
device.
40. Engineer Observation. The Engineer of record shall be B Scheduling Standard
retained to provide observation services for all components the final
Page 11 of 27
of the lateral and vertical design of the building, including frame
nailing, hold-downs, straps, shear, roof diaphragm and inspection
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
41. Foundation. Geotechnical Engineer for the soils report B Permit Standard
shall review and approve the foundation design. A letter issuance
shall be submitted to the Building Division on the approval.
42. B Standard
Green Building Through
Green Building measures as detailed in the SDR package Completion
may be adjusted prior to master plan check application
submittal with prior approval from the City's Green Building
Official provided that the design of the project complies
with the City of Dublin's Green Building Ordinance and
State Law as applicable. In addition, all changes shall be
reflected in the Master Plans. (Through Completion)
The Green Building checklist shall be included in the
master plans. The checklist shall detail what Green Points Prior to first
are being obtained and where the information is found permit
within the master plans. (Prior to first permit).
Prior to each unit final, the project shall submit a completed
checklist with appropriate verification that all Green Points
required by 7.94 of the Dublin Municipal Code have been Through
incorporated. (Through Completion) Completion
Homeowner Manual — if Applicant takes advantage of this
point the Manual shall be submitted to the Green Building
Official for review or a third party reviewer with the results
submitted to the City. (Project) Project
Landscape plans shall be submitted to the Green Building
Official for review. (Prior to approval of the landscape
plans by the City of Dublin)
Applicant/Developer may choose self-certification or
certification by a third party as permitted by the Dublin Prior to
Municipal Code. Applicant shall inform the Green Building approval of the
Official of method of certification prior to release of the first landscape
permit in each subdivision / neighborhood. plans by the
City of Dublin
43. Electronic File: The Applicant/Developer shall submit all B Issuance of the Standard
building drawings and specifications for this project in an final
electronic format to the satisfaction of the Building Official occupancy
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the project
shall be incorporated into an "As Built" electronic file and
submitted prior to the issuance of the final occupancy.
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44. I Construction trailer: Due to size and nature of the B TUP required Standard
development, the Applicant/Developer, shall provide a prior to
construction trailer with all hook ups for use by City placement of
Inspection personnel during the time of construction as trailer
determined necessary by the Building Official. A
Temporary Use Permit is required prior to placement of the
construction trailer. In the event that the City has their own
construction trailer, the applicant/developer shall provide a
site with appropriate hook ups in close proximity to the
project site to accommodate this trailer. The
applicant/developer shall cause the trailer to be moved
from its current location at the time necessary as
determined by the Building Official at the
_ Applicant/Developer's expense.
45. Copies of Approved Plans. Applicant shall provide City B 30 days after Standard
with 2 reduced (1/2 size) copies of the City of Dublin permit and
stamped approved plan. each revision
issuance
46. Solar Zone—CA Energy Code B In conjunction Standard
Show the location of the Solar Zone on the site plan. with Master
Detail the orientation of the Solar Zone. This information Plan check,
shall be shown in the master plan check on the overall site prior to
plan, the individual roof plans and the plot plans. This issuance of
condition of approval will be waived if the project meets the Building
exceptions provided in the CA Energy Code. Permits
47. Wildfire Management. Provide in the master B Prior to Standard
drawing set, a sheet detailing which lots are adjacent to issuance of
open space and subject to the Wildfire Management Building
provisions of the code. Permits
48. Household Waste Materials. Removal of existing B Prior to Project
household waste materials on the site shall be monitored issuance of Specific
by a qualified professional and that normal and customary Grading
testing be performed for lead based paint and asbestos Permits and
building materials prior to demolition of existing on-site issuance of
buildings. Compliance with this condition shall be demolition
demonstrated to the Building Official prior to obtaining a permit
demolition permit.
FIRE
49. New Fire Residential Sprinkler System Requirements. F Prior to CA
In accordance with The Dublin Fire Code, fire sprinklers issuance of Building /
shall be installed in all buildings. The system shall be in Building Residential
accordance with the NFPA 13D, the CA Fire Code and CA Permits Code
Building / Residential Code.
50. Fire apparatus. Roadways shall have a minimum F In conjunction CA
unobstructed width of 20 feet and an unobstructed vertical with Site Building /
clearance of not less than 13 feet 6 inches. Roadways Improvement Residential
under 36 feet wide shall be posted with signs on one side; Drawings Code
roadways under 28 feet wide shall be posted with signs
both sides of the street as follows: "NO STOPPING FIRE
LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to within 150
ft. of the most remote first floor exterior wall of any
building.
Page 13 of 27
2. The maximum grade for a fire apparatus roadway is
12%.
, 3. Fire apparatus roadways in excess of 150 feet in
length must make provisions for approved
apparatus turnarounds.
51. Gate Approvals. Fencing and gates that cross pedestrian F Prior to CA
access and exit paths, as well as vehicle entrance and exit issuance of Building /
roads and Emergency Vehicle Access ways, need to be Building Residential
approved for fire department access and egress as well as Permits Code
exiting provisions where such is applicable. Plans need to
be submitted that clearly show the fencing and gates and
details of such. This should be clearly incorporated as part
of the site plan with details provided as necessary. _
52. Hydrants & Fire Flows. Show the location of any on-site F Prior to CA
fire hydrants and any fire hydrants that are along the issuance of Building /
property frontage as well as the closest hydrants to each Building Residential
side of the property that are located along the access Permits Code
roads that serves this property. Provide a letter from the
water company indicating what the available fire flow is to
this property.
DSRSD
53. Complete improvement plans shall be submitted to DSRSD Issuance of Standard
DSRSD that conform to the requirements of the Dublin San any building
Ramon Services District Code, the DSRSD "Standard permit
Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities", all
applicable DSRSD Master Plans and all DSRSD policies.
54. All mains shall be sized to provide sufficient capacity to DSRSD Issuance of Standard
accommodate future flow demands in addition to each any building
development project's demand. Layout and sizing of permit
mains shall be in conformance with DSRSD utility master
planning.
55. Sewers shall be designed to operate by gravity flow DSRSD Issuance of Standard
to DSRSD's existing sanitary sewer system. Pumping of any building
sewage is discouraged and may only be allowed under permit
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require
payment of present worth 20 year maintenance costs as
well as other conditions within a separate agreement with
the applicant for any project that requires a pumping
station.
56. Domestic and fire protection waterline systems for Tracts DSRSD Issuance of Standard
or Commercial Developments shall be designed to be any building
looped or interconnected to avoid dead end sections in permit
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practice.
57. DSRSD policy requires public water and sewer lines to be DSRSD Issuance of Standard
located in public streets rather than in off-street any building
locations to the fullest extent possible. If unavoidable, permit
then public sewer or water easements must be established
over the alignment of each public sewer or water line in an
Page 14 of 27
off-street or private street location to provide access for
future maintenance and/or replacement. _
58. Prior to approval by the City of a grading permit or a site DSRSD Issuance of Standard
development permit, the locations and widths of all any building
proposed easement dedications for water and sewer lines permit
shall be submitted to and approved by DSRSD.
59. All easement dedications for DSRSD facilities shall be by DSRSD Issuance of Standard
separate instrument irrevocably offered to DSRSD or by any building
offer of dedication on the Final Map. permit
60. Prior to approval by the City for Recordation, the Final Map DSRSD Issuance of Standard
shall be submitted to and approved by DSRSD for any building
easement locations, widths, and restrictions. permit
61. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard
Construction Permit by the Dublin San Ramon Services any building
District, whichever comes first, all utility connection fees permit
including DSRSD and Zone 7, plan checking fees,
inspection fees, connection fees, and fees associated with
a wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the
DSRSD Code.
62. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard
Construction Permit by the Dublin San Ramon Services any building
District, whichever comes first, all improvement plans for permit
DSRSD facilities shall be signed by the District
Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities
shown. Prior to approval by the District Engineer, the
applicant 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. The applicant shall allow at least
15 working days for final improvement drawing review by
DSRSD before signature by the District Engineer.
63. No sewer line or waterline construction shall be permitted DSRSD Issuance of Standard
unless the proper utility construction permit has been any building
issued by DSRSD. A construction permit will only be permit
issued after all of the items in Condition No. 9 have been
satisfied.
64. The Applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard
Directors, commissions, employees, and agents of any building
DSRSD harmless and indemnify and defend the same permit
from any litigation, claims, or fines resulting from the
construction and completion of the project.
65. Improvement plans shall include recycled water DSRSD Issuance of Standard
improvements as required by DSRSD. Services for any building
landscape irrigation shall connect to recycled water mains. permit
Applicant must obtain a copy of the DSRSD Recycled
Water Use Guidelines and conform to the requirements
therein.
Page 15 of 27
66. DSRSD has no objections to this proposed alternate site DSRSD Issuance of Project
plan should such a site plan be permissible under Dublin any building Specific
Zoning regulations. permit
PUBLIC WORKS — PROJECT SPECIFIC CONDITIONS OF APPROVAL
67. Ownership and Maintenance of Improvements. Prior to PW Final Map Public
approval of the Final Map, the Developer shall submit an Works
"Ownership and Maintenance" exhibit indicating ownership
and maintenance responsibilities for the project street,
common area parcels and open space improvements. The
"Ownership and Maintenance" exhibit shall be subject to
review and approval by the City Engineer.
68. Covenants, Conditions and Restrictions (CC&Rs): If PW Final Map Public
the project subdivision is not included in the existing Works
Schaefer Ranch Homeowners Association, a new
Homeowners Association shall be formed by recordation
of a declaration of Covenants, Conditions, and
Restrictions to govern use and maintenance of Schaefer
Way, all common area improvements and all stormwater
treatment measures. The said declaration shall set forth
the Association name, bylaws, rules and regulations. The
CC&Rs shall also contain a provision that prohibits the
amendment of those provisions of the CC&Rs requested
by its members without the City's approval. The CC&R
shall ensure that there is adequate provision for the
maintenance, in good repair and on a regular basis, of
Schaefer Way: landscaping and irrigation, fences, walls,
drainage and stormwater treatment features, lighting,
signs, and other related improvements. The CC&Rs shall
also contain all other items required by these conditions.
The Developer shall submit a copy of the CC&R
document to the City for review and approval.
69. Covenants, Conditions and Restrictions (CC&Rs): If PW Final Map Public
the project subdivision is included in the existing Schaefer Works
Ranch Homeowners Association, the CC&Rs shall be
amended as needed to govern use and maintenance of
Schaefer Way and all other common area improvements
specific to the subdivision.
70. Covenants, Conditions and Restrictions (CC&Rs): A PW Final Map Public
disclosure shall be provided in the CC&Rs clearly alerting Works
residents that the driveway design may cause the bottom
of their cars to scrape or otherwise come in contact with
the surface of the driveway, which may cause damage to
their vehicle(s). The disclosure shall further state that the
Buyer should test the driveway before entering into an
agreement to purchase the lot.
71. Private street and common area subdivision PW Final Map Public
improvements. Common area improvements, private Works
streets, private drives and all other subdivision
improvements owned or maintained by the HOA are
subject to review and approval by the City Engineer prior
to Final Map approval and shall be included in the Tract
Improvement Agreement. Such improvements include, but
are not limited to: curb & gutter, pavement areas,
Page 16 of 27
sidewalks, access ramps & driveways, enhanced street
paving, parking spaces, street lights (wired underground)
and appurtenances, drainage facilities, utilities, landscape
and irrigation facilities, open space landscaping,
stormwater treatment facilities, striping and signage, and
fire hydrants.
72. Schaefer Way: Schaefer Way shall be a Private Street, PW Final Map Public
owned and maintained by the Homeowners' Association. Works
The Developer shall install complete roadway and utility
improvements along Schaefer Way as shown on the
Tentative Map. Required roadway and utility
improvements on Schaefer Way shall include, but are not
limited to the installation of curb, gutter, sidewalk, curb
ramps, driveways, drainage structures, utilities, street
lights, and fire hydrants.
a. Existing roadway pavement shall be evaluated
and overlaid with a minimum 2" AC overlay (grind and
overlay), or replaced as necessary.
73. Schaefer Way: The sidewalk shown along the south side PW Occupancy of Public
of Schaefer Way shall extend to the driveway on Lot 302 Units or Works
Acceptance of
Improvements
74. Schaefer Way Driveway Design: Driveways shall be PW Approval of Public
constructed such that a minimum 4-foot wide accessible Improvement Works
path is provided across the driveways, similar to the Plans or Final
design used for Schaefer Ranch Units 1 and 2. Map
75. Schaefer Way: Developer shall design and construct a PW Occupancy of Public
paved roadway from the end of Schaefer Way to the City Units or Works
limit line. Improvements shall also include an Acceptance of
appropriately designed gate and cattle guard at the Improvements
western terminus. The paved roadway shall consist of
minimum 20' wide pavement and structural section
comparable to the existing street section for Schaefer
Way. Curb and gutter shall be installed on both sides of
the street, and the existing catch basins shall be relocated
to the new curb and gutter to intercept the storm water
run-off and prevent concentrated flows from being
released on the adjacent property. All costs of design and
construction of these improvements shall be borne by the
Developer.
76. Schaefer Way Parking and Restrictions: 29 parallel PW Final Map Public
parking stalls shall be provided along the south side of Works
Schaefer Way as shown on the Tentative Map. The
Developer shall install "No Parking" signs along the north
side of Schaefer Way. Final sign location shall be
coordinated with and approved by the City Traffic
Engineer.
77. Monuments: The Final Map shall include private street PW Final Map Public
monuments to be set along Schaefer Way as determined Works
by the City Engineer.
78. DSRSD Gate: The Developer shall remove the existing PW Acceptance of Public
cable across DSRSD's reservoir access road off of the Tract Works
Dublin Boulevard cul-de-sac and install a new access gate Improvements
Page 17 of 27
per DSRSD standard details. The gate shall be subject to
review and approval by DSRSD and be set back from the
back-of-sidewalk such that a standard truck may
completely pull off the cul-de-sac while opening the gate.
79. Dublin Blvd.: Special care shall be taken to protect PW Final Map Public
existing sidewalks, driveways, roadways, landscaping, or Works
other improvements near the entrance to Schaefer Way
that may be damaged as a result of operation of
construction equipment or construction activities. The
Developer shall be solely responsible to repair or replace
any damaged improvements as directed by the City
Engineer or his representative.
80. Existing Davilla Easement: The Developer shall PW Prior to Public
coordinate and complete the recordation of a Quitclaim Issuance of 1st Works
Deed from Davilla Easement Holders. Building Permit
a) Developer shall prepare legal descriptions, plats and on Lot
Quitclaim Deed for execution by the Davilla Easement Encumbered by
Holders. the Existing
b) The Developer shall offer an access easement to the Easement
heirs and successors of the Davilla Easement that
aligns with the existing Schaefer Way from the
terminus at Dublin Blvd to the city limit.
81. Offsite Landscape Improvements: The Developer shall PW Final Map Public
plant clinging vine material at the base of the entire section Works
of soundwall installed with the Schaefer Ranch Unit 1
Dublin Blvd. extension, along the south side of Dublin
Blvd. near Rays Hill Lane. Vines shall be planted on both
sides of the soundwall. Developer shall also be
responsible for providing a water source and irrigation
system to the vines.
82. Public Service Easements: Public utility vaults, boxes, PW Final Map Public
appurtenances or similar items shall be located within the Works
Public Service Easement behind the back-of-sidewalk.
Private improvements such as fences, gates or trellises
shall not be located within the public service easements.
83. Private Easements: Reciprocal Ingress/Egress PW Final Map Public
Easements shall be required on those lots where Works
driveways cross parcel lines. Easements shall be
shown/reserved on Final Map for dedication by separate
instrument. Copies of recorded easement(s) shall be
provided to City prior to issuance of Building Permit for any
residence whose driveway crosses the adjacent lot(s)
84. CHAD Dedication: The Developer shall reserve for PW Final Map Public
dedication to the Schaefer Ranch Geologic Hazard Works
Abatement District (GHAD) by separate instrument for
private open space Parcel AA and Parcel BB and any
other dedications deemed reasonably necessary by the
GHAD Manager. GHAD acceptance of Parcels AA and
BB shall be contingent upon completion of all tract and
GHAD improvements and formal acceptance of said
improvements by the City.
Page 18 of 27
85. GHAD Fence: The Developer shall install a fence along all PW Acceptance of Public
boundary lines between the private lots and GHAD Improvements Works
parcels. Fence type shall be as approved by Planning Associated with
Director and GHAD Manager. Gates to be installed at GHAD Parcels
both GHAD maintenance access points or as directed by
GHAD Manager, and locks shall be placed on all access
gates. Driveway cuts shall be provided at both access
points.
86. Conformance to GHAD Plan of Control: The Developer PW Approval of Public
shall have the Geotechnical Engineering firm that Improvement Works
prepared the Plan of Control (POC) for the Schaefer Plans
Ranch Geologic Hazard Abatement District (GHAD)
review all final grading and improvement plans and verify
that the plans conform to the Schaefer Ranch GHAD POC
prior to City approval and issuance of Grading or Sitework
Permits.
87. Stormwater Management: The Developer shall submit a PW Final Map and Public
Stormwater Management Plan to ensure that the existing On-going Works
drainage system, including the existing water quality
basin(s), is adequate to treat the additional runoff
generated by this development. The Final Stormwater
Management Plan is subject to City Engineer approval
prior to approval of the Tract Improvement Plans. Approval
is subject to the Developer providing the necessary plans,
details, and calculations that demonstrate that the plan
complies with the standards issued by the San Francisco
Bay Regional Water Quality Control Board.
88. Stormwater Source Control: "No Dumping Drains to PW Final Map and Public
Bay" storm drain medallions per City Standard Detail CD- On-going Works
704 shall be placed on all public and private storm drain
inlets.
89. Trash Capture: The project Stormwater Management PW Final Map and Public
Plan shall incorporate trash capture measures such as On-going Works
inlet filters or hydrodynamic separator units to address the
requirements of Provision C.10 of the Regional Water
Quality Control Board (RWQCB), and the Municipal
Regional Permit (MRP) to the satisfaction of the City
Engineer.
90. Landscape Plans: At the latest, the Developer shall PW Final Map and Public
submit design development Landscape Plans with the On-going Works
second plan check for the street improvement plans and
final map. The Landscape Plans shall show details,
sections and supplemental information as necessary for
design coordination of the various civil design features and
elements including utility location to the satisfaction of the
City Engineer. Complete Landscape Plans shall be
concurrently approved with the Tract Improvement
Agreement and Final Map.
91. Street Light and Joint Trench Plans. Street Light Plans PW Final Map and Public
and Joint Trench Plans shall be submitted with the first On-going Works
plan check for the street improvement plans and final map.
At the latest, design development Street Light Plans and
Joint Trench Plans shall be submitted with the second plan
check for the street improvement plans and final map. The
Page 19 of 27
I final streetlight plan and joint trench plan shall be
completed prior to Final Map approval for each respective
subdivision.
92. Geotechnical/Soils Report: The Developer shall submit PW Issuance of Public
a design level geotechnical/soils investigation report Grading Permit Works
prepared by a qualified engineer, registered with the State or Final Map
of California. The report shall include recommendations
regarding pavement sections, soil retention systems, etc.
The report shall also include specific recommendations
for the proposed permeable pavers or permeable
pavement driveways. Grading operations shall be in
accordance with recommendations contained in the
required soils report and grading shall be supervised by
an engineer registered in the State of California to do
such work.
93. Geotechnical Engineer Review and Approval: The PW Issuance of Public
Project Geotechnical Engineer shall be retained to review Grading Permit Works
all final grading plans and specifications. The Project or Final Map
Geotechnical Engineer shall approve all grading plans
prior to City approval and issuance of grading permits.
94. Grading: The disposal site and haul truck route for any off- PW Issuance of Public
haul dirt materials shall be subject to the review and Grading Works
approval by the City Engineer prior to the approval of the Permit(s) or
improvement plans or issuance of a Grading Permit. Final Map
95. Dust Control/Street Sweeping: The Developer shall PW Issuance of Public
provide adequate dust control measures at all times during Grading Works
the grading and hauling operations. All trucks hauling Permit(s) or
export and import of materials shall be provided with tarp Final Map
cover at all times. Spillage of haul materials and mud-
tracking on the haul routes shall be prevented at all times.
Developer shall be responsible for sweeping of streets
within, surrounding and adjacent to the project. If it is
determined that the tracking or accumulation of material
on the streets is due to its condition activities.
96. Underground Obstructions: Prior to excavation and PW Issuance of Public
grading on any portion of the project site, all underground Grading Works
obstructions (i.e. debris, septic tanks, fuel tanks, barrels, Permit(s) or
chemical waste, etc.) shall be identified and remove Final Map
pursuant to Federal, State and local regulations and
subject to the review and approval by the City.
Excavations shall be properly backfilled using structural fill,
subject to the review and approval of the City Engineer.
97. Resource Agency Permits: Prior to the start of any PW Issuance of Public
grading of the site as necessary, permits shall be obtained Grading Works
from US Army Corps of Engineers, the San Francisco Bay Permit(s) or
Regional Water Quality Board, the State of California Final Map
Department of Fish and Games, and the US Fish and
Wildlife Service for the grading or alteration of wetland
areas within the site, if applicable. The project shall be
modified as needed to response to the conditions of the
permits.
Page 20 of 27
PUBLIC WORKS—STANDARD CONDITIONS OF APPROVAL
98. Developer shall comply with the City of Dublin Public PW Ongoing Standard
Works Standard Conditions of Approval contained below Condition
("Standard Condition") unless specifically modified by
Project Specific Conditions of Approval above.
99. General. The Developer shall comply with the Subdivision PW Ongoing Standard
Map Act, the City of Dublin Subdivision, and Grading Condition
Ordinances, the City of Dublin Public Works Standards
and Policies, the most current requirements of the State
Code Title 24 and the Americans with Disabilities Act with
regard to accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
public improvements constructed by Developer and to be
dedicated to the City are hereby identified as "public
works" under Labor Code section 1771. Accordingly,
Developer, in constructing such improvements, shall
comply with the Prevailing Wage Law (Labor Code. Sects.
1720 and following).
100. Hold Harmless/Indemnification. The Developer shall PW Ongoing Standard
defend, indemnify, and hold harmless the City of Dublin Condition
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, Planning Commission, City Council,
Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the
City related to this project (Tract Map 8136) to the extent
such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable
law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to
the City's promptly notifying The Developer of any said
claim, action, or proceeding and the City's full cooperation
in the defense of such actions or proceedings.
101. Clarifications and Changes to the Conditions. In the event PW Ongoing Standard
that there needs to be clarification to these Conditions of Condition
Approval, the Director of Community Development and the
City Engineer have the authority to clarify the intent of
these Conditions of Approval to the Developer without
going to a public hearing. The Director of Community
Development and the City Engineer also have the
authority to make minor modifications to these conditions
without going to a public hearing in order for the Developer
to fulfill needed improvements or mitigations resulting from
impacts of this project.
102. If there are conflicts between the Tentative Map approval PW Ongoing Standard
and the SDR approval pertaining to mapping or public Condition
improvements, the Tentative Map shall take precedence.
AGREEMENTS AND BONDS
103. The Developer shall enter into a Tract Improvement PW First Final Map Standard
Agreement with the City for all public improvements and Successive Condition
including any required offsite storm drainage or roadway Maps
Page 21 of 27
improvements that are needed to serve the Tract that have
not been bonded with another Tract Improvement
Agreement.
104. The Developer shall provide performance (100%), and PW First Final Map Standard
labor & material (100%) securities to guarantee the tract and Successive Condition
improvements, approved by the City Engineer, prior to Maps
execution of the Tract Improvement Agreement and
approval of the Final Map. (Note: Upon acceptance of the
improvements, the performance security may be replaced
with a maintenance bond that is 25% of the value of the
performance security.)
FEES
105. The Developer shall pay all applicable fees in effect at the PW Ongoing Standard
time of building permit issuance including, but not limited Condition
to, Planning fees, Building fees, Dublin San Ramon
Services District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Public Works Traffic
Impact fees, Alameda County Fire Services fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees and any
other fees as noted in the Development Agreement.
PERMITS
106. Developer shall obtain an Encroachment Permit from the PW Start of Work Standard
Public Works Department for all construction activity within Condition
the public right-of-way of any street where the City has
accepted the improvements. The encroachment permit
may require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for work
specifically included in an Improvement Agreement may
not be required.
107. Developer shall obtain a Grading / Sitework Permit from PW Start of Work Standard
the Public Works Department for all grading and private Condition
site improvements that serves more than one lot or
residential condominium unit.
108. Developer shall obtain all permits required by other PW Prior to Standard
agencies including, but not limited to Alameda County Start of Work Condition
Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the Public
Works Department.
SUBMITTALS
109. All submittals of plans and Final Maps shall comply with PW Approval of Standard
the requirements of the "City of Dublin Public Works Improvement Condition
Department Improvement Plan Submittal Requirements", Plans or Final
and the "City of Dublin Improvement Plan Review Check Map
List".
110. The Developer will be responsible for submittals and PW Approval of Standard
reviews to obtain the approvals of all participating non-City Improvement Condition
agencies. The Alameda County Fire Department and the Plans or Final
Dublin San Ramon Services District shall approve and Map
sign the Improvement Plans.
Page 22 of 27
111. Conditions of Approval. A copy of the Conditions of PW Ongoing Standard
Approval which has been annotated how each condition is Condition
satisfied shall be included with the submittals to the Public
Works Department for the review of the Final Map and
improvements plans. The notations shall clearly indicate
how all Conditions of Approval will be satisfied and where
they are located on the plans. Submittals will not be
accepted without the annotated conditions.
112. Geotechnical Report. Developer shall submit a PW Approval of Standard
Geotechnical Report, which includes street pavement Improvement Condition
sections and grading recommendations. Plans, Grading
Plans, or Final
Map
113. Electronic File. Developer shall provide the Public PW Acceptance of Standard
Works Department a digital vectorized file of the "master" Improvements Condition
files for the project when the Final Map has been and Release of
approved. Digital raster copies are not acceptable. The Bonds
digital vectorized files shall be in AutoCAD 14 or higher
drawing format. Drawing units shall be decimal with the
precision of the Final Map. All objects and entities in
layers shall be colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California; NAD 83 California State
Plane, Zone III, and U.S. foot.
FINAL MAP
114. The Final Map shall be substantially in accordance with PW Approval of Standard
the Tentative Map approved with this application, unless Final Map Condition
otherwise modified by these conditions. Multiple final maps
may be filed in phases, provided that each phase is
consistent with the tentative map, that phasing progresses
in an orderly and logical manner and adequate
infrastructure is installed with each phase to serve that
phase as a stand-alone project that is not dependent upon
future phasing for infrastructure.
115. All rights-of-way and easement dedications required by the PW Approval of Standard
Tentative Map shall be shown on the Final Map. Final Map Condition
116. Any phasing of the final mapping or improvements of a PW Approval of Standard
Tentative Map is subject to the approval and conditions of Final Map Condition
the City Engineer.
117. Street names shall be assigned to each public/private PW Approval of Standard
street pursuant to Municipal Code Chapter 7.08. The Final Map Condition
approved street names shall be indicated on the Final
Map.
118. The Final Map shall include the street monuments to be PW Monuments to Standard
set in all public streets. be Shown on Condition
Final Map and
Installed Prior
to Acceptance
of
Improvements
Page 23 of 27
EASEMENTS
119. The Developer shall obtain abandonment from all PW Approval of Standard
applicable public agencies and/or private owners of Improvement Condition
existing easements and right-of-ways within the Plans or
development that will no longer be used. Appropriate
Final Map
120. The Developer shall acquire easements, and/or obtain PW Approval of Standard
rights-of-entry from the adjacent property owners for any Improvement Condition
improvements on their property. The easements and/or Plans or
rights-of-entry shall be in writing and copies furnished to Appropriate
the City Engineer. Final Map
GRADING
121. The Grading Plan shall be in conformance with the PW Approval of Standard
recommendations of the Geotechnical Report, the Grading Plans Condition
approved Tentative Map and/or Site Development Review, or Issuance of
and the City design standards & ordinances. In case of Grading
conflict between the soil engineer's recommendations and Permits, and
City ordinances, the City Engineer shall determine which Ongoing
shall apply.
122. A detailed Erosion Control Plan shall be included with the PW Approval of Standard
Grading Plan approval. The plan shall include detailed Grading Plans Condition
design, location, and maintenance criteria of all erosion or Issuance of
and sedimentation control measures. Grading
Permits, and
Ongoing
IMPROVEMENTS
123. The public improvements shall be constructed generally as PW Approval of Standard
shown on the Tentative Map and/or Site Development Improvement Condition
Review. However, the approval of the Tentative Map Plans or Start of
and/or Site Development Review is not an approval of the Construction,
specific design of the drainage, sanitary sewer, water, and and Ongoing
street improvements.
124. All public improvements shall conform to the City of Dublin PW Approval of Standard
Standard Plans and design requirements and as approved Improvement Condition
by the City Engineer. Plans or Start of
Construction,
and Ongoing
125. Public streets shall be at a minimum 1% slope with PW Approval of Standard
minimum gutter flow of 0.7% around bump-outs. Private Improvement Condition
streets and alleys shall be at minimum 0.5% slope. Plans or Start of
Construction,
and Ongoing
126. Any decorative pavers/paving installed within City right-of- PW Prior to Standard
way shall be done to the satisfaction of the City Engineer. Approval of Condition
Where decorative paving is installed at signalized Improvement
intersections, pre-formed traffic signal loops shall be put Plans or Start of
under the decorative pavement. Decorative pavements Construction,
shall not interfere with the placement of traffic control and Ongoing
devices, including pavement markings. All turn lane
stripes, stop bars and crosswalks shall be delineated with
concrete bands or color pavers to the satisfaction of the
City Engineer. Maintenance costs of decorative paving
shall be the responsibility of the Homeowners Association
Page 24 of 27
127. I The Developer shall install all traffic signs and pavement PW Occupancy of Standard
marking as required by the City Engineer. Units or Condition
Acceptance of
Improvements
128. Street light standards and luminaries shall be designed PW Occupancy of Standard
and installed per approval of the City Engineer. The Units or Condition
maximum voltage drop for streetlights is 5%. Acceptance of
Improvements
129. Developer shall construct all potable and recycled water PW Occupancy of Standard
and sanitary sewer facilities required to serve the project in Units or Condition
accordance with DSRSD master plans, standards, Acceptance of
specifications and requirements. Improvements
130. Fire hydrant locations shall be approved by the Alameda PW Occupancy of Standard
County Fire Department. A raised reflector blue traffic Units or Condition
marker shall be installed in the street opposite each Acceptance of
hydrant. Improvements
131. The Developer shall furnish and install street name signs PW Occupancy of Standard
for the project to the satisfaction of the City Engineer. Units or Condition
Acceptance of
Improvements _
132. Developer shall construct gas, electric, cable TV and PW Occupancy of Standard
communication improvements within the fronting streets Units or Condition
and as necessary to serve the project and the future Acceptance of
adjacent parcels as approved by the City Engineer and the Improvements
various Public Utility agencies.
133. All electrical, gas, telephone, and Cable TV utilities, shall PW Occupancy of Standard
be underground in accordance with the City policies and Units or Condition
ordinances. All utilities shall be located and provided Acceptance of
within public utility easements and sized to meet utility Improvements
company standards.
134. All utility vaults, boxes and structures, unless specifically PW Prior to Standard
approved otherwise by the City Engineer, shall be Occupancy of Condition
underground and placed in landscape areas and screened Units or
from public view. Prior to Joint Trench Plan approval, Acceptance of
landscape drawings shall be submitted to the City showing Improvements
the location of all utility vaults, boxes and structures and
adjacent landscape features and plantings. The Joint
Trench Plans shall be signed by the City Engineer prior to
construction of the joint trench improvements.
CONSTRUCTION
135. The Erosion Control Plan shall be implemented between PW Ongoing as Standard
October 15th and April 15th unless otherwise allowed in Needed Condition
writing by the City Engineer. The Developer will be
responsible for maintaining erosion and sediment control
measures for one year following the City's acceptance of
the subdivision improvements.
136. If archaeological materials are encountered during PW Ongoing as Standard
construction, construction within 100 feet of these Needed Condition
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.
Page 25 of 27
137. Construction activities, including the maintenance and PW Ongoing as Standard
warming of equipment, shall be limited to Monday through Needed Condition
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:30 p.m. except as otherwise approved by the
City Engineer. Extended hours or Saturday work will be
considered by the City Engineer on a case-by-case basis.
138. Developer shall prepare a Construction Noise PW Prior to Start of Standard
Management Plan that identifies measures to be taken to Construction Condition
minimize construction noise on surrounding developed Implementation
properties. The plan shall include hours of construction Ongoing as
operation, use of mufflers on construction equipment, Needed
speed limit for construction traffic, haul routes and identify
a noise monitor. Specific noise management measures
shall be provided prior to project construction.
139. Developer shall prepare a plan for construction traffic PW Start of Standard
interface with public traffic on any existing public street. Construction; Condition
Construction traffic and parking may be subject to specific Implementation
requirements by the City Engineer. Ongoing as
Needed
140. The Developer shall be responsible for controlling any PW Ongoing Standard
rodent, mosquito, or other pest problem due to Condition
construction activities.
141. The Developer shall be responsible for watering or other PW Start of Standard
dust-palliative measures to control dust as conditions Construction; Condition
warrant or as directed by the City Engineer. Ongoing as
Needed
142. The Developer shall provide the Public Works Department PW Issuance of Standard
with a letter from a registered civil engineer or surveyor Building Condition
stating that the building pads have been graded to within Permits or
0.1 feet of the grades shown on the approved Grading Acceptance of
Plans, and that the top & toe of banks and retaining walls Improvements
are at the locations shown on the approved Grading Plans.
NPDES
143. I Prior to any clearing or grading, the Developer shall PW Start of Any Standard
provide the City evidence that a Notice of Intent (NOI) has Construction Condition
been sent to the California State Water Resources Control Activities
Board per the requirements of the NPDES. A copy of the
Storm Water Pollution Prevention Plan (SWPPP) shall be
provided to the Public Works Department and be kept at
the construction site.
144. The Storm Water Pollution Prevention Plan (SWPPP) shall PW SWPPP to be Standard
identify the Best Management Practices (BMPs) Prepared Prior Condition
appropriate to the project construction activities. The to Approval of
SWPPP shall include the erosion control measures in Improvement
accordance with the regulations outlined in the most Plans;
current version of the ABAG Erosion and Sediment Implementation
Control Handbook or State Construction Best Prior to Start of
Management Practices Handbook. The Developer is Construction
responsible for ensuring that all contractors implement all and Ongoing as
storm water pollution prevention measures in the SWPPP. Needed
Page 26 of 27
PASSED, APPROVED, AND ADOPTED this 7th day of June, 2016 by the following vote:
AYES: Councilmembers Biddle, Gupta, Hart, Wehrenberg, and Mayor Haubert
NOES: None
ABSENT: None
ABSTAIN: None
tC-IA
Mayor
ATTEST
(A/EAc Z1 12
City Clerk
Reso No.92-16,Adopted 6-7-16, Item 6.1
Page 27 of 27