HomeMy WebLinkAboutPC Reso 18-14 PLPA-2016-00064 Phase 4-5 Blvd Project VTMRESOLUTION NO. 18-14
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE MAPS 8370, 8371, 8372, AND 8373 TO CREATE
INDIVIDUAL NEIGHBORHOODS AND PARCELS ON APPROXIMATELY 42.16 ACRES IN
PHASES 4 AND 5 OF THE BOULEVARD PROJECT
(PORTION OF ASSESSOR PARCEL NUMBER 986-0001-001-15)
PLPA-2016-00064
WHEREAS, the Applicant, Dublin Crossing LLC, is requesting approval of Vesting
Tentative Maps 8370, 8371, 8372, and 8373 to create individual neighborhoods and parcels on
42.16 acres within Phases 4 and 5 of the Boulevard project area; and
WHEREAS, the Applicant is also requesting approval to construct six new neighborhoods
in the Boulevard (Dublin Crossing) project area ("Project Site"), which includes the construction
of 510 townhomes, duets, and detached small -lot single family homes, landscape improvements,
and street improvements for Phases 4 and 5 (the final phases of development); and
WHEREAS, the project site is located within the Dublin Crossing Specific Plan and the
Dublin Crossing Zoning District; and
WHEREAS, Master Vesting Tentative 8150 was approved via Resolution 14-14 that
divided the 189 -acre Boulevard project area into multiple master parcels to coincide with the five
anticipated phases development; and
WHEREAS, Vesting Tentative Maps 8370, 8371, 8372, and 8373 will further divide the
large master parcels into smaller parcels for the purposes of development in compliance with the
Dublin Crossing Specific Plan, which was approved by the City Council via Resolution 187-13;
and
WHEREAS, the Vesting Tentative Map application, Vesting Tentative Maps 8370, 8371,
8372, and 8373, included in the Project Plan Set that is attached as Exhibit A to the separate SDR
Resolution (Resolution 18-12) defines this "Project" and is available and on file in the Community
Development Department; and
WHEREAS, Vesting Tentative Maps 8370, 8371, 8372, and 8373 illustrate the lotting
pattern and plans, proposed roadway improvements (roadway widths, bike and pedestrian, and
bus stops), utility plans (water, sewer, and wastewater), grading plans, and stormwater treatment
plans throughout the Project Area; and
WHEREAS, multiple future Final Maps map be filed in accordance with the detailed
phasing of the subdivision construction; and
WHEREAS, Vesting Tentative Maps 8370, 8371, 8372, and 8373 are in conformance with
the Dublin Crossing Specific Plan and General Plan; and
WHEREAS, in accordance with the California Environmental Quality Act certain projects
are required to be reviewed for environmental impacts and when applicable, environmental
1 of 23
documents prepared; and
WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific
Plan), which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009)
prepared in accordance with the California Environmental Quality Act (CEQA) and certified by the
City Council on November 5, 2013 (Resolution 186-13). Subdivision maps were included as part
of the project entitlements listed in the EIR. The EIR provides the CEQA environmental review
for those future entitlements to implement the Specific Plan, unless the standards for subsequent
or supplemental environmental review under CEQA are met. Pursuant to CEQA, the Vesting
Tentative Map approval for this project is within the scope of the project analyzed in the EIR and
no further CEQA review or document is required; and
WHEREAS, the Planning Commission did hold a noticed study session on April 10, 2018
and also did hold a public hearing on said application on May 8, 2018 for this project, at which
time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373; and
WHEREAS, the Planning Commission did hold a public hearing on said application on May
8, 2018, at which time all interested parties had the opportunity to be heard; 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 Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding Vesting Tentative
Tract Maps 8370, 8371, 8372, and 8373 for the Boulevard (Dublin Crossing) Project in
conformance with Chapter 9 (Subdivisions) of the Dublin Municipal Code:
1. Proposed Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373, together with the
provisions for its design and improvement, are consistent with the Dublin General Plan and
the Dublin Crossing Specific Plan, as amended, as they relate to the subject property in
that they are subdivisions for implementation that are generally consistent with the design
guidelines and development standards of the policy documents.
2. The subdivision site is physically suitable for the type and proposed density of development
because the project design, architecture, and concept have been integrated with
topography of the project site created by Vesting Tentative Tract Maps 8370, 8371, 8372,
and 8373 to incorporate habitat preservation, install water quality measures, and minimize
overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions
are physically suitable for the type and intensity of development proposed.
3. The tentative tract map is consistent with the intent of applicable subdivision design or
improvements of the tentative tract map are consistent with the city's general plan and any
applicable specific plan because the proposed Vesting Tentative Tract Maps 8370, 8371,
2 of 23
8372, and 8373 are consistent with the intent of the subdivision design of the Boulevard
Project and improvements of the tentative tract map are consistent with the Dublin General
Plan and the Dublin Crossing Specific Plan.
4. The design of Proposed Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373 and
proposed improvements will not cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat because all mitigations required by the
Dublin Crossing Specific Plan related to biological resources have been complied with.
5. The design of the subdivision or type of improvements will not cause serious public health
concerns because the design of the subdivision or type of improvements have been
conditioned to comply with all building codes and ordinances in effect at the time of permit
issuance and in addition the project was evaluated for its impacts to public health in the
environmental impact report completed for the Dublin Crossing Specific Plan.
6. The design of proposed Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373 and
the type of improvements will not conflict with easements, acquired by the public at large,
for access through or use of property within the proposed subdivision; or alternate
easements are provided. The City Engineer has reviewed the maps and title reports and
has not found any conflicting easements of this nature.
7. The design or improvements of proposed Vesting Tentative Tract Maps 8370, 8371, 8372,
and 8373 are consistent with the Dublin General Plan and the Dublin Crossing Specific
Plan because the project design, architecture, and concept have been integrated with
topography of the project site created by Vesting Tentative Tract Maps 8370, 8371, 8372,
and 8373 to incorporate habitat preservation, install water quality measures, and minimize
overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions
are physically suitable for the type and intensity of development proposed.
8. Proposed Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373 are designed to
provide for future passive or natural heating or cooling opportunities in that, where feasible,
building orientation and spacing has been taken into account when plotting the building
locations on the development sites, and passive/natural heating and cooling opportunities
have not been precluded;
9. Proposed Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373, including design and
improvement, shall comply with all the applicable provisions and requirements of the
zoning ordinance, the latest municipal stormwater permit issued to the city by the Regional
Water Quality Control Board, this title, any other ordinance of the city, and the Subdivision
Map Act as required by the Dublin Crossing EIR and project -specific conditions of approval
noted herein.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following findings and determinations under CEQA regarding Vesting Tentative
Tract Maps 8370, 8371, 8372, and 8373 for the Boulevard (Dublin Crossing) Project. These
findings are based on information contained in the EIR, the Planning Commission Staff Report,
and all other information contained in the entire record for the Project. These findings constitute
a summary of the information contained in the entire record. Other facts and information in the
record that constitute substantial evidence to support each finding that is not specifically included
below are incorporated herein by reference:
A. Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373 are within the scope of the
project analyzed in the EIR. The environmental impacts of Vesting Tentative Tract Maps
8370, 8371, 8372, and 8373 are analyzed in the EIR and no further environmental review
3 of 23
is required under CEQA for Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373
under Public Resources Code section 21166 and CEQA Guidelines sections 15162 and
15163.
B. Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373 do not constitute a substantial
change to the project analyzed in the EIR that will require major revisions to the EIR due
to new significant environmental effects or a substantial increase in severity of previously
identified significant effects. Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373
are consistent with the Project analyzed in the EIR and do not propose any change to the
Project.
C. There are no substantial changes that have occurred with respect to the circumstances
under which the Project will be undertaken that will require major revisions to the EIR due
to the involvement of new significant environmental effects or a substantial increase in
severity of significant effects identified in the EIR. The EIR was certified in 2013 and no
substantial changes to circumstances affecting the Project have occurred within that period
of time.
D. There is no new information of substantial importance, which was not known or could not
have been known with the exercise of reasonable diligence at the time the EIR was certified
in 2013 that show any of the conditions in CEQA Guidelines section 15162(a)(3)(A) — (D).
E. The mitigation measures in the Mitigation Monitoring and Reporting Program adopted by
the City Council on November 5, 2013 apply to Vesting Tentative Tract Maps 8370, 8371,
8372, and 8373 as applicable.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373 for 510 residential units in
six neighborhoods subject to the conditions included below.
CONDITIONS OF APPROVAL — Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373:
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, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks &
Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health, [Z7] Zone 7.
COA #
Condition Text
Resp.
Agency
Required
Prior to:
PLANNING DIVISION
1.
Approval. Vesting Tentative Tract Maps 8370, 8371, 8372, and 8373
PL
Ongoing
establish six residential neighborhoods for Phases 4 and 5 of the
Boulevard Project. Unless modified by the Conditions of Approval
contained herein, Development pursuant to these Vesting Tentative Tract
Maps approval generally shall conform to the Vesting Tentative Tract
Map sheets prepared by MacKay & Somps Civil Engineers dated
received April 27, 2018 (attached to the SDR Resolution (Resolution 18-
4of23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
12) as Exhibit A), which is on file in the Community Development
Department.
2.
VTM 8150. All Conditions of Approval in PC Resolution 14-14 that are
PL
Ongoing
not expressly modified by these Conditions of Approval remain in full
force and effect.
3.
Effective Date. This VTM approval becomes effective 10 days after
PL
Ongoing
action by the Planning Commission unless otherwise appealed to the City
Council.
4.
Expiration. The Vesting Tentative Maps, of which the Landscape Master
PL
Ongoing
Plan is a part, shall have that life determined by the Subdivision Map Act,
including but not limited to Section 66452.6
5.
Compliance. The Applicant/Property Owner shall operate this use in
PL
Ongoing
compliance with the Conditions of Approval of this VTM approval, 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.
6.
Revocation of Permit. This VTM approval shall be revocable for cause
PL
Ongoing
in accordance with Chapter 9 of the Dublin Municipal Code and the State
Subdivision Map Act. Any violation of the terms or conditions of this
permit shall be subject to citation.
7.
Requirements and Standard Conditions. The Applicant/ Developer
Various
Building
shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin
Permit
Public Works Department, Dublin Building Department, Dublin Police
Issuance
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 except where superseded by the Development Agreement.
Prior to issuance of building permits or the installation of any
improvements related to this project, the 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.
8.
Required Permits. Developer shall obtain all permits required by other
PW
Building
agencies including, but not limited to Zone 7 Water Agency, California
Permit
Department of Fish and Wildlife, Army Corps of Engineers, Regional
Issuance
Water Quality Control Board, Caltrans and provide copies of the permits
to the Public Works Department.
9.
Fees. Applicant/Developer shall pay all applicable fees in effect at the
Various
Building
time of building permit issuance, including, but not limited to, Planning
Permit
fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon
Issuance
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
except where superseded by the Development Agreement.
10.
Indemnification. The Developer shall defend, indemnify, and hold
ADM
Ongoing
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, 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 Developer's duty to so defend, indemnify, and hold
5 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
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.
11.
Clarification of Conditions. In the event that there needs to be
PL, PW
Ongoing
clarification to the Conditions of 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 to this
project.
12.
Archaeology. Should any prehistoric, cultural, or historic artifacts be
PL
During
exposed during excavation and construction operations, the Community
Construction
Development Department shall be notified and work shall cease
immediately until an archaeologist, who is certified by the Society of
California Archaeology (SCA) or the Society of 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. Compliance with this condition
required throughout construction.
13.
Mitigation Monitoring Program. The Applicant/Developer shall comply
PL
Ongoing
with the Dublin Crossing Final Environmental Impact Report (EIR)
certified by City Council Resolution 186-13, including all mitigation
measures, action programs, and implementation measures contained
therein. The EIR is on file with the Community Development Department.
14.
Affordable Housing. For all units above 1,600, the project shall conform
PL
Building
to the Inclusionary Zoning Regulations in Chapter 8.68.
Permit
Issuance for
each unit over
1,600
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
15.
All easement dedications for DSRSD facilities shall be by separate
DSRSD
Acceptance of
instrument irrevocably offered to DSRSD or by offer of dedication on the
Final Map
Final Map.
16.
Prior to approval by the City for recordation, the Final Map shall be
DSRSD
Acceptance of
submitted to and approved by DSRSD for easement locations, widths,
Final Map
and restrictions.
PUBLIC
WORKS
17.
Requirements and Standard Conditions. The Applicant/Developer
PW
On -Going
shall comply with applicable City of 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 Health Services requirements
and standard conditions. Prior to issuance of building permits or the
installation of any improvements related to this project, the 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.
18.
Required Permits. Developer shall obtain all permits required by other
PW
Issuance of
agencies including, but not limited to Zone 7 Water Agency, California
Grading
Department of Fish and Wildlife, US Fish and Wildlife Service, Army
Permit & On -
Corps of Engineers, Regional Water Quality Control Board, Caltrans and
Going
6of23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
provide copies of the permits to the Public Works Department. The
project shall be modified as needed to respond to the conditions of the
permits.
19.
Community Facilities District No. 2015-1 (Dublin Crossing) ("CFD
PW
First Final
2015-1"). The Owner shall submit a Request and Unanimous Approval
Map for any of
for Annexation and Landowner -Voter Ballot Form ("Form") requesting the
the
property be annexed into CFD No. 2015-1. The Form shall be
neighborhood
accompanied by an Annexation Map for CFD 2015-1. The Form and
s
Annexation Map shall be subject to City Engineer review and approval.
20.
Community Facilities District No. 2017-1 (Dublin Crossing — Public
PW
First Final
Services) ("CFD 2017-1"). The Owner shall submit a Request and
Map for any of
Unanimous Approval for Annexation and Landowner -Voter Ballot Form
the
("Form") requesting the property be annexed into CFD No. 2017-1. The
neighborhood
Form shall be accompanied by an Annexation Map for CFD 2017-1. The
s
Form and Annexation Map shall be subject to City Engineer review and
approval.
21.
Ownership and Maintenance of Improvements. Ownership and
PW
On -Going
maintenance of street right-of-ways, common area parcels and open
space areas and improvements shall be by the City of Dublin, the
Boulevard Master Homeowner's Association or Zone 7 as shown on the
Boulevard Phases 4 and 5 Site Development Review Maintenance
Responsibility Plans, except as modified by these Conditions of Approval.
22.
Landscape Features within Public Right of way. The Developer shall
PW
Final Map
enter into an "Agreement for Long Term Encroachments" with the City to
allow the Boulevard Master Homeowner's Association or individual
neighborhood Homeowner's Associations to maintain the landscape and
decorative features within public Right of Way including frontage
landscaping, decorative pavements and special features (i.e., walls,
portals, benches, etc.) as generally shown in the Site Development
Review exhibits. The Agreement shall identify the ownership of the
special features and maintenance responsibilities. The Homeowner's
Association will be responsible for maintaining the surface of all
decorative pavements including restoration required as the result of utility
repairs.
23.
Covenants, Conditions and Restrictions (CC&Rs). A Homeowners
PW
Final Map
Association(s) shall be formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to govern use and maintenance
of the signage, landscape, decorative pavement and other features and
structures within the public right of way contained in the Agreement for
Long Term Encroachments; box culvert maintenance, wing wall,
headwall, and debris clearing, all open space and common area
landscaping; and all stormwater treatment and hydromodification
measures including those on private parcels. 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 without the City's approval. The CC&Rs shall
ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and
other related improvements. The Developer shall submit a copy of the
CC&R document to the City for review and approval
24.
Covenants, Conditions and Restrictions (CC&Rs). At a minimum the
PW
Final Map
following statements or similar shall be included in the CC&Rs:
• Stormwater Management Maintenance Agreement. The
Development is subject to the Stormwater Management
Maintenance Agreement dated and
7 of 23
COA #
Condition Text
Resp.
Agency
Required
Prior to:
recorded on as Document No.
in the records of Alameda County, CA. It is
intended that Stormwater Management Maintenance Agreements
will be entered into by and between Declarant and the City for each
Map which is recorded and such agreements shall collectively be
Stormwater Management Maintenance Agreements as defined in
this Section.
• Under the Stormwater Management Maintenance Agreement, this
Development is responsible for ensuring that the installed stormwater
management measures remain in effective operating condition in
perpetuity. Commencing on the date the Homeowners Association
begins operation, the Association assumes the rights and duties of
the Property Owner as defined in the Stormwater Management
Maintenance Agreement. The Board shall have full right, power and
authority to act on behalf of the Association, its Members and the
homeowners under the Stormwater Management Maintenance
Agreement.
• On -lot bioretention areas: The Homeowner's Association shall be
responsible for the maintenance of all stormwater management
measures, including the bioretention areas on private lots. The
private, on -lot bioretention areas shall be maintained in accordance
with the Stormwater Management Maintenance Agreement and shall
not be modified without written approval from the City of Dublin.
• Stormwater Management Measure Maintenance: The stormwater
management measures shall be inspected and maintained as
detailed in the Stormwater Management Maintenance Agreement.
The Association shall maintain an inspection and maintenance
record on file made available to the City upon request. In addition, all
on -site storm drains shall be cleaned at least annually before
commencement of the rainy season (by October 1) of each year.
• Storm Drainage Restrictions: As part of the original construction of
the Development, stormwater management measures were installed
within the Development in connection with the Development's
drainage system. Neither the Association nor any Owner shall do
any work, construct any improvement, place any landscaping or
otherwise perform any action whatsoever which alters or interferes
with the drainage pattern for any Lot or any portion of the Common
Areas, except to the extent such alteration in drainage pattern is
approved in writing by the City of Dublin.
• Stormwater Management Maintenance Measures: No objects
may be placed in or around any stormwater management measure
which may impact functionality of the stormwater management
measure.
• Good Housekeeping: The Homeowner's Association shall be
responsible for litter control and sweeping of all paved surfaces within
the development. All private storm drain systems are to be cleaned
immediately before the commencement of the rainy season (October
15).
• Landscape Maintenance: Landscaping shall be designed with an
efficient irrigation system to reduce runoff and promote surface
infiltration. Landscaping shall also be designed and maintained to
minimize the use of fertilizers, herbicides and pesticides. Each
Owner, and the Association, is encouraged to use integrated pest
management practices (less toxic pest management) as a first step
in maintaining landscaping. Chemical pesticides and fertilizers
should be employed as a last step in managing weeds and other
pests, and shall not be applied prior to forecast rain.
8 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
25.
Transportation Fees. The Developer shall be responsible for payment
PW
Issuance of
of Transportation Fees as outlined in Section 10 of the Dublin Crossings
Building
Development Agreement and Amendments. Fees will be payable at
Permits & On -
issuance of building permits.
Going
26.
Phased Improvements. Right-of-way dedication and installation of tract
PW
On -Going
improvements may be done in phases as indicated on the Tentative Map
subject to the review and approval of the City Engineer. With each
phased Final Map, the City Engineer shall identify all improvements
necessary to serve and access the phased lots created. All rights -of -way
and improvements identified by the City Engineer for construction within
the boundaries of each phase of the development shall be required with
the Final Map for that phase. In addition, the City Engineer may require
the Developer to perform off -site grading in order to conform site grading
to the adjacent grade outside of the phase proposed for development.
27.
Pedestrian Access and Sidewalk Easements. Five foot by five foot
PW
Approval of
(5'x5') "turnaround" areas shall be provided at intervals of no less than
Improvement
two hundred feet (200') along sidewalks with a width of less than five feet
Plans
to meet current accessibility requirements. Pedestrian Access and
Sidewalk Easements shall be dedicated over those areas of sidewalk
located outside of the common area lots needed to provide the required
"turnaround" areas.
28.
Pedestrian Ramps. All pedestrian ramps shall be designed and
PW
Approval of
constructed to provide direct access to marked or unmarked crosswalks.
Improvement
Each pedestrian ramp shall be oriented such that it is aligned and parallel
Plans
to the marked or unmarked crosswalk it is intended to serve. Pedestrian
ramps serving more than one marked or unmarked crosswalk shall not
be provided, unless specifically approved by the City Engineer. All
pedestrian curb ramps serving Class I bikeway open to both bicycle and
pedestrians shall be ADA compliant directional ramps and designed to
provide a wider ramp width of at least 7 feet, unless otherwise approved
by the City Engineer.
29.
Bike Lanes. Bike Lanes on project frontage streets and other Backbone
PW
Approval of
Streets shall be designed and constructed to provide a continuous bike
Improvement
lane facility. Dropping of bike lanes at or near the intersections or along
Plans
street segments shall not be allowed unless specifically approved by the
City Engineer. Note — Backbone streets per Tract 8150 VTM are not
covered by Ph. 4/5 SDR/VTM.
30.
Sight Distance. All landscaping and any architectural features or
PW
Approval of
monuments shall be limited to 30 inch height inside the sight triangles
Improvement
shown on the Sight Distance Exhibits of the Vesting Tentative Maps. Any
Plans
deviations from this rule shall be approved by the Traffic Engineer.
31.
Rolled Curb. Prior to the approval of any Improvement Plans which
PW
Approval of
include the use of the proposed 3 -inch Rolled Curb, the Developer shall
Improvement
submit gutter capacity calculations, signed and stamped by the Engineer
Plans
of Record, demonstrating that accumulated stormwater runoff will not
overtop the 3 -inch curb under the design storm.
32.
Stormwater Management. The provided Stormwater Treatment Plans
PW
Approval of
are approved in concept only. The final Stormwater Management Plan
Improvement
for each neighborhood is subject to City Engineer approval prior to
Plans & On -
approval of the Improvement Plans for said neighborhood. Approval is
Going
subject to the developer providing the necessary plans, details, and
calculations that demonstrate the plan complies with the standards
established by the San Francisco Bay Regional Water Quality Control
Board (RWQCB) National Pollutant Discharge Elimination System
(NPDES) Municipal Regional Permit (MRP 2.0).
9of23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
33.
Stormwater Management. If the neighborhood tracts are developed in
PW
On -Going
phases, suitable stormwater treatment and hydromodification measures
shall be installed with each phase such that the stormwater runoff from
the impervious areas created or replaced within the boundaries of each
phase shall be property treated and metered with stormwater treatment
and hydromodification measures constructed with that phase or in
previous phases.
34.
Stormwater Management. The curb openings for bio-retention areas
PW
Approval of
shall not be less than 18" wide unless otherwise demonstrated by sizing
Improvement
calculations that a 12" wide curb opening will be adequate to convey the
Plans
required treatment volume.
35.
Stormwater Management. Planting used within the bio-retention areas
PW
Approval of
shall be consistent with the approved list found in the Clean Water
Improvement
Program Technical Guidance and a 3" layer of pea gravel or an approved
Plans
non -floating mulch shall be applied within the bio-retention areas.
36.
Hydromodification Measures. Hydromodification measures shall be
PW
Approval of
completed and operational prior to the creation or replacement of
Improvement
impervious improvements on the subject parcel.
Plans
37.
Hydromodification Vaults. The hydromodification vaults to be located
PW
Prior to
in the future Community Park shall be designed and constructed
Approval of
concurrent with the neighborhoods that it will serve. The Developer shall
Improvement
coordinate design of these vaults with the approved Park Master Plan to
Plans of the
ensure that there will be no conflict with any proposed future structures.
first
neighborhood
that will be
served
38.
Stormwater Management Measures, on -lot bioretention areas. All
PW
Approval of
on -lot stormwater management measures must be bounded by a design
Improvement
element approved by the City Engineer to delineate the stormwater
Plans
management measures from the rest of the landscaping in order to
provide visual delineation for maintenance purposes.
39.
Trash Capture. The project Stormwater Management Plan for each
PW
Approval of
neighborhood shall incorporate trash capture measures such as screens,
Improvement
filters or CDS/Vortex units to address the requirements of Provision C.10
Plans
of the Regional Water Quality Control Board (RWQCB) Municipal
Regional Permit (MRP). Storm drain inlet trash capture devices shall
meet both the full trash capture requirements of the Regional Water
Control Board and allow for maintenance access as required by the
Mosquito Abatement District. To the extent possible, trash capture
devices shall be located such that long-term maintenance will be the
responsibility of the Developer/Property Owner.
40.
Stormwater Management Measures and Trash Capture Devices
PW
Approval of
Geospatial Information. Prior to project acceptance, the developer
Improvement
must provide the City with a geospatial layer compatible with the City's
Plans
GIS system locating each stormwater management measure and trash
capture device.
41.
Storm Water Treatment Measures Maintenance
PW
Final Map
Agreement. Developer shall enter into an Agreement with the City of
Dublin that guarantees the property owner's perpetual maintenance
obligation for all stormwater treatment measures and trash capture
devices installed as part of the project. Said Agreement is required
pursuant to the Municipal Regional Stormwater NPDES Permit, Order
No. R2-20015-0049. Said permit requires the City to provide verification
and assurance that all treatment devices will be properly operated and
maintained. The Agreement shall be recorded against the property and
shall run with the land. Said agreement shall include an additional exhibit
10 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
detailing that certain private lots include stormwater treatment measures
and purchasers of those lots or purchasers of condominium units on
those lots must sign the acknowledgement during escrow.
42.
Stormwater Source Control. All stormwater source controls
PW
Acceptance of
required under MRP 2.0, including but not limited to the following
storm drain
must be implemented:
improvements
1. "No Dumping Drains to Bay" storm drain medallions per City Standard
Detail CD -704 shall be placed on all public and private storm drain inlets.
2. Air Conditioning Condensate: Condensate from air conditioning units
shall be directed to appropriately -sized landscaped areas or the ground.
Rooftop Equipment (examples include but are not limited to exhaust
hoods, motors, and pumps): Roof top equipment, other than that
producing air conditioning condensate, must drain to the sanitary sewer,
or be covered and have no discharge to the storm drain system. The
applicant must contact Dublin San Ramon Services District for specific
connection and discharge requirements.
43.
Geotechnical Investigation. The Developer shall submit a design level
PW
Issuance of
geotechnical investigation report for each phase defining and delineating
Grading
any seismic hazard. The report shall be prepared in accordance with
Permits
guidelines published by the State of California. The report is subject to
review and approval by a City selected peer review consultant prior to the
acceptance of the first Final map for each phase. The applicant shall pay
all costs related to the required peer review. The recommendations of
those geotechnical reports shall be incorporated into the project phases
subject to the approval of the City Engineer.
44.
Soils Report. The Developer shall submit a detailed soils report
PW
Prior to
prepared by a qualified engineer, registered with the State of California.
Approval of
The required report shall include recommendations regarding pavement
Improvement
sections for all project streets including all internal streets. Grading
Plans
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.
45.
Geotechnical Engineer Review and Approval. The Project
PW
Approval of
Geotechnical Engineer shall be retained to review all final grading plans
Grading
and specifications. The Project Geotechnical Engineer shall approve all
Permits
grading plans prior to City approval and issuance of grading permits.
46.
Building Setback to Top of Bank. The Developer shall provide
PW
Issuance of
documentation confirming the review and approval of the designed
Building
building setbacks with existing creeks from Zone 7, the Geotechnical
Permits
Engineer of Record, and other approving agencies.
47.
Demolition and Removal of Existing Underground Utilities. A
PW
Issuance of
building demolition permit from the Building Department will be required
Grading
for the demolition and/or removal of underground utilities within 2' from
Permits
the building footprint. For the demolition or removal of underground
utilities beyond 2' of the building, the Developer shall obtain a letter from
the responsible Utility agency with original signature on company
letterhead signifying that the underground facilities can be or have been
removed.
48.
Groundwater Wells. Any groundwater wells found on the project site
PW
Issuance of
that are not needed for the project or groundwater basin management
Grading
shall be properly sealed and/or destroyed under a Zone 7 permit. The
Permits
Developer shall provide the City with a copy of this permit prior to grading
permit issuance or approval of the first small lot final map, whichever
comes first.
49.
Grading. The disposal site and haul truck route for any off -haul dirt
PW
Approval of
materials shall be subject to the review and approval by the City Engineer
Grading Plans
11 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
prior to the approval the improvement plans or issuance of a Grading
Permit. If the Developer does not own the parcel on which the proposed
disposal site is located, the Developer shall provide the City with a Letter
of Consent, signed by the current owner, approving the placement of off -
haul material on their parcel. A grading plan may be required for the
placement of the off -haul material.
50.
Overland Release. The Developer shall design for an overland release
PW
Approval of
that will not create standing water greater than 6" or to an elevation
Grading Plans
greater than the protective slope elevation around the building
foundation, within the public or private road, court, driveway, parking,
trails, pathways, landscape, and common areas. Overland release shall
not drain into creeks unless otherwise approved by Zone 7 Water
Agency.
51.
Dust Control/Street Sweeping. The Developer shall provide adequate
PW
Construction;
dust control measures at all times during the grading and hauling
Ongoing
operations. All trucks hauling export and import materials shall be
provided with tarp 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 construction activities.
52.
Underground Obstructions. Prior to demolition, excavation and grading
PW
Grading
on any portion of the project site, all underground obstructions (i.e.,
Operations
debris, septic tanks, fuel tanks, barrels, chemical waste) shall be
identified and removed 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.
53.
Utilities. All new utility service connections, including electrical and
PW
Approval of
communications, shall be installed underground. Electrical transformers
Improvement
shall be installed in underground vaults within an appropriate utility
Plans
easement or public service easement.
54.
Backbone Street Light Spares. The Developer shall provide spare
PW
Issuance of
quantities of street lights along the backbone streets of each phase,
Building
calculated at approximately ten percent of the total street lights subject to
Permits
the review and approval of the City Engineer.
55.
Public Service Easements. Six foot (6') minimum Public Service
PW
Approval of
Easement (PSE) shall be dedicated along all existing and proposed
Improvement
public streets and only public utility facilities/ infrastructures can be
Plans
located within this easement unless otherwise approved by the City
Engineer.
56.
Intersections: The design of the intersections shall be generally as
PW
Approval of
shown on the Tentative Map and the Site Development Review.
Improvement
Improvement Plans shall include intersection layout details showing the
Plans
design for the ramps, sidewalks, entry walls, stop signs, landscape
planters, street trees, crosswalk locations and decorative pavement to be
approved by the City Engineer. Decorative pavement shall not be
installed over traffic signal loops or pavement striping and markings.
Stamped Asphalt Concrete Pavement will be allowed within crosswalks.
Final design details shall be subject to review and approval by the City
Engineer. Any decorative pavers/paving installed within City right-of-way
shall be done to the satisfaction of the City Engineer. Maintenance costs
of the decorative paving shall be the responsibility of the Homeowners
Association (HOA).
12 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
57.
Fire Hydrants No Parking Zone. All fire hydrants shall have a no
PW
Approval of
parking zone extending 15 feet on each side of the hydrant.
Improvement
Plans
58.
Cross walks No Parking Zones. All crosswalks shall have a minimum
PW
Approval of
20 feet no parking zone at each traffic approach.
Improvement
Plans
59.
Bicycle Parking. All bicycle parking (short and long term) locations shall
PW
Approval of
be included in the Civil Design Plans and as well as on Landscape plans.
Improvement
Plans
60.
Resource Agency Permits. Prior to the start of any grading of the site,
PW
Prior to
all required permits shall be obtained from the US Army Corps of
Issuance of
Engineers, the San Francisco Bay Regional Water Quality Control Board,
Grading
the State of California Department of Fish and Game, and the US Fish
Permit
and Wildlife Service for the grading or alteration of wetland areas within
the site. The project shall be modified as needed to respond to the
conditions of the permits.
61.
Private street and common area subdivision improvements.
PW
Final Map
Common area improvements, private streets, private alleys and all other
subdivision improvements owned or maintained by the homeowners'
owners association are subject to review and approval by the City
Engineer prior to Final Map approval and shall be included in the Tract
Improvement Agreement for each respective tract. Such improvements
include, but are not limited to: curb & gutter, pavement areas, 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.
62.
Private Street Easements. Public Utility Easements (PUE), Sanitary
PW
Final Map
Sewer Easements (SSE) and Water Line Easements (WLE) shall be
established over the entire private street right-of-ways within all
subdivisions. The PUE, SSE and WLE dedication statements on each
Final Map are to recite that the easements are available for, but not
limited to, the installation, access and maintenance of sanitary and storm
sewers, water, electrical and communication facilities. Project entry
monument signs and walls shall not be located within these easements.
63.
Private Street Easements. The Developer shall dedicate Emergency
PW
Final Map
Vehicle Access Easements (EVAE) over the clear pavement width of all
private streets and alleys. Easement geometry shall be subject to the
approval of the City Engineer and Fire Marshall.
64.
Monuments. Final Maps shall include private street monuments to be
PW
Monuments to
set in all private streets. Private street monuments shall be set at all
be shown on
intersections and as determined by the City Engineer.
Final Map and
installed prior
to acceptance
of
improvements
65.
Landscape Plans. Developer shall submit design development
PW
Approval of
Landscape Plans with the first plan check for the street improvement
Improvement
plans and final map for each respective tract. The Landscape Plans shall
Plans
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.
13 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
66.
Street Light and Joint Trench Plans. Streetlight Plans and Joint Trench
PW
Approval of
Plans shall be submitted with the first or second plan check for the street
Improvement
improvement plans and final map for each respective tract. Joint
Plans
trenches for public facilities shall be separated from private joint trenches,
and to the extent possible, street lights shall not be placed inside bio-
retention areas. The final streetlight plan and joint trench plan shall be
completed prior to Final Map approval for each respective subdivision.
67.
Parallel Parking Adjacent to Bio-retention areas. Parallel parking
PW
Approval of
adjacent to Bio-retention areas will not be permitted on public streets.
Improvement
Plans
68.
Regulatory Traffic Control and Accessibility Signs. In -tract
PW
Approval of
Regulatory Traffic Control and Accessibility Signs shall conform to the
Improvement
CA Manual on Uniform Traffic Control Devices (MUTCD) Manual with no
Plans
exceptions.
69.
Public Street Name Signs. All street name signs shall be compliant with
PW
Approval of
the City and CA MUTCD Standard signs on all public street intersections
Improvement
and on all private street that are intersecting with public streets.
Plans
70.
Mailboxes. Any gang mailboxes located on public streets or at an
PW
Approval of
intersection of a public street and private street, shall have two
Improvement
designated short term parking spaces for mail pick up. These spaces
Plans
shall not be counted towards the guest parking count.
71.
Underground Bioretention. The required number of trees within an
PW
Approval of
Underground Bioretention System shall be designed such that the type
Improvement
of tree will have a canopy and root limits that will cover the entire system
Plans
at maturity.
TRACT 8370
(Neighborhood 19)
72.
Horizon Parkway. Developer shall install improvements along the
PW
Prior to
project's frontage as shown on the Tentative Map. Required frontage
Approval of
improvements shall include, but are not limited to the installation of 5'
Improvement
landscape strip inclusive of curb width, 8' and 10' sidewalk, 10' Class I
Plans
Trail, 8' parking, 12' dual turn lane, 6' high good neighbor fence, curb,
gutter, drainage structures, stormwater treatment and hydromodification
measures, street trees, landscaping, irrigation, utilities, street lights,
signage, striping and fire hydrants. Note — Horizon Pkwy is not covered
by the Ph 4/5 SDR/VTM. This is a Backbone roadway per the Tract 8150
Master VTM.
73.
Private Streets (Parcels A -O). The Developer shall establish private
PW
Prior to
street right-of-way and install complete street improvements, including
Approval of
landscaping, for the proposed private streets, Streets A thru D and Courts
Improvement
A thru Court O, within the development as shown on the Tentative Map
Plans
Tract 8370 and the Site Development Review package.
74.
Traffic Index. Roadway pavement section for Horizon Parkway shall be
PW
Prior to
designed using a Traffic Index of 9. Note — Horizon Pkwy is not covered
Approval of
by the Ph 4/5 SDR/VTM. This is a Backbone roadway per the Tract 8150
Improvement
Master VTM.
Plans
Parcels P thru U, X, and Y. Parcels P thru U, X, and Y shall be private
PW
Final Map
common area parcels to be owned and maintained by the Homeowner's
Association.
75.
Parcel V. Parcel V (HOA parcel) shall be a HOA parcel with Zone 7
PW
Final Map
Easement for Zone 7 Maintenance Area.
76.
Parcel W. Parcel W (Drainage parcel) to be conveyed to Alameda
PW
Final Map
County Zone 7 Flood Control District.
77.
Lots I thru 91. Lots 1 thru 91 shall be for single family residential lots.
PW
Final Map
78.
Special Flood Hazard Area. Portion of Neighborhood 19 is within the
PW
Prior to
Special Flood Hazard Area designated as AE. The Developer shall
Approval of
submit flood studies and reports to determine the Base Flood Elevation(s)
14 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
(BFEs) for Neighborhoods 19. The lots that are within the Special Flood
Improvement
Hazard Area shall be labeled on the Vesting Tentative Map. A Conditional
Plans
Letter of Map Revision (CLOMR-F) was submitted to the City and FEMA
for review in November 2017. A Letter of Map Revision (LOMR-F) shall
be submitted to FEMA and receive approval prior to the issuance of the
Certificate of Occupancy for each building within the flood zone.
TRACT 8371
(Neighborhood 20)
Horizon Parkway. Developer shall install improvements along the
PW
Prior to
project's frontage as shown on the Tentative Map. Required frontage
Approval of
improvements shall include, but are not limited to the installation of 5'
Improvement
landscape strip inclusive of curb width, 8' sidewalk, 10' Class I Trail, 8'
Plans
parking, 12' dual turn lane, 6' high theme wall, curb, gutter, drainage
structures, stormwater treatment and hydromodification measures, street
trees, landscaping, irrigation, utilities, street lights, signage, striping and
fire hydrants. Note — Horizon Pkwy is not covered by the Ph 4/5
SDR/VTM. This is a Backbone roadway per the Tract 8150 Master VTM.
79.
Private Streets (Parcels A -J). The Developer shall establish private
PW
Prior to
street right-of-way and install complete street improvements, including
Approval of
landscaping, for the proposed private streets, Streets E and F and Courts
Improvement
P thru Court W, within the development as shown on the Tentative Map
Plans
Tract 8371 and the Site Development Review package.
80.
Traffic Index. Roadway pavement section for Horizon Parkway shall be
PW
Prior to
designed using a Traffic Index of 9. Note — Horizon Pkwy is not covered
Approval of
by the Ph 4/5 SDR/VTM. This is a Backbone roadway per the Tract 8150
Improvement
Master VTM.
Plans
81.
Parcel K. Parcel K shall be a private common area parcel to be owned
PW
Final Map
and maintained by the Homeowner's Association.
82.
Lots 1 thru 75. Lots 1 thru 75 shall be for single family residential lots.
PW
Final Map
TRACT 8372 (Neighborhood 21, 22, and 23)
83.
Horizon Parkway. Developer shall install improvements along the
PW
Prior to
project's frontage as shown on the Tentative Map. Required frontage
Approval of
improvements shall include, but are not limited to the installation of 5'
Improvement
landscape strip inclusive of curb width, 11' Iron Horse Trail, 8' parking,
Plans
12' dual turn lane, 6' high theme wall , curb, gutter, drainage structures,
stormwater treatment and hydromodification measures, street trees,
landscaping, irrigation, utilities, street lights, signage, striping, and fire
hydrants.
84.
Scarlett Drive. Developer shall install improvements along the project's
PW
Prior to
frontage as shown on the Tentative Map. Required frontage
Approval of
improvements shall include, but are not limited to the installation of 5'
Improvement
landscape strip, 12' Iron Horse Trail, bike lane, curb, gutter, median,
Plans
wetland ditch, drainage structures, stormwater treatment and
hydromodification measures, street trees, landscaping, irrigation, utilities,
street lights, signage, striping and fire hydrants.
85.
Dougherty Road. Developer shall install improvements along the
PW
Prior to
project's frontage as shown on the Tentative Map. Required frontage
Approval of
improvements shall include, but are not limited to the installation of 5'
Improvement
landscape strip, 12' Iron Horse Trail, bike lane, curb, gutter, drainage
Plans
structures, stormwater treatment and hydromodification measures, street
trees, landscaping, irrigation, utilities, street lights, signage, striping and
fire hydrants.
86.
Private Streets (Parcels A -S, X, Z, AA-AH thru J). The Developer shall
PW
Prior to
establish private street right-of-way and install complete street
Approval of
improvements, including landscaping, for the proposed private streets,
Improvement
Streets G, H, I, J, K and M and Courts Y, Z, A2 -Z2, and A3 -F3, within the
Plans
15 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
development as shown on the Tentative Map Tract 8372 and the Site
Development Review package.
87.
Traffic Index. Roadway pavement section for Horizon Parkway, Scarlett
PW
Prior to
Dive, and Dougherty Road shall be designed using a Traffic Index of 9,
Approval of
11 and 13, respectively.
Improvement
Plans
88.
Parcels T -W, Y, Al. Parcels T -W, Y, and Al shall be a private common
PW
Final Map
area parcel to be owned and maintained by the Homeowner's
Association.
Parcel AJ. The Developer shall dedicate public right-of-way for Scarlett
PW
Final Map
Drive and Dougherty and install improvements along the project's
frontage as shown on the Tentative Map. Required frontage
improvements shall include, but are not limited to the installation of
landscape strip inclusive of curb width, sidewalk, 12' Iron Horse Trail,
curb, gutter, drainage structures, stormwater treatment and
hydromodification measures, street trees, landscaping, irrigation, utilities,
streetlights, signage, striping and fire hydrants.
89.
Future HOA Parcel at corner of Horizon Parkway and Scarlett Drive.
PW
Final Map
Excess right-of-way at Scarlett Drive by Horizon Parkway shall be Future
HOA Parcel.
90.
Lots 1 thru 62. Lots 1 thru 62 shall be for single family residential lots.
PW
Final Map
91.
Lots 63 thru 97. Lots 63 thru 97 shall be for condominium residential
PW
Final Map
units.
92.
Ownership and Maintenance for 60" Army Storm Drain. Applicant
PW
Final Map
shall work with the US Army Corp of Engineers and the City to execute
the appropriate agreement and instruments and documents, including,
but not limited to legal descriptions, plat maps, grant deeds, grants of
easement, assigning maintenance responsibilities for the 60" storm drain
over the applicable storm drainage facilities and appurtenances.
TRACT 8373
(Neighborhood 24)
93.
Horizon Parkway. Developer shall install improvements along the
PW
Prior to
project's frontage as shown on the Tentative Map. Required frontage
Approval of
improvements shall include, but are not limited to the installation of 5'
Improvement
landscape strip inclusive of curb width, 8' sidewalk, 10' Class I Trail, 8'
Plans
parking, 12' dual turn lane, 6' high good neighbor fence, curb, gutter,
drainage structures, stormwater treatment and hydromodification
measures, street trees, landscaping, irrigation, utilities, street lights,
signage, striping and fire hydrants. Note — Horizon Pkwy is not covered
by the Ph 4/5 SDR/VTM. This is a Backbone roadway per the Tract 8150
Master VTM.
94.
Private Streets (Parcels A -Y). The Developer shall establish private
PW
Prior to
street right-of-way and install complete street improvements, including
Approval of
landscaping, for the proposed private streets, Streets N, O, and P and
Improvement
Courts G3 -Z3 and A4 -D4, within the development as shown on the
Plans
Tentative Map Tract 8373 and the Site Development Review package.
95.
Traffic Index. Roadway pavement section for Horizon Parkway shall be
PW
Prior to
designed using a Traffic Index of 9. Note — Horizon Pkwy is not covered
Approval of
by the Ph 4/5 SDR/VTM. This is a Backbone roadway per the Tract 8150
Improvement
Master VTM.
Plans
96.
Parcels Z, AB thru AF. Parcels Z, AB thru AF shall be a private common
PW
Final Map
area parcels to be owned and maintained by the Homeowner's
Association.
97.
Parcel AG. Parcel AG (HOA parcel) shall be a HOA parcel with Zone 7
PW
Final Map
Access Easement.
98.
Parcel W. Parcel W (Drainage parcel) to be conveyed to Alameda
PW
Final Map
County Zone 7 Flood Control District.
16 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
99.
Lots 1 thru 100. Lots 1 thru 100 shall be for single family residential lots.
PW
Final Map
100.
Special Flood Hazard Area. Portion of Neighborhood 24 is within the
PW
Prior to
Special Flood Hazard Area designated as AE. The Developer shall
Approval of
submit flood studies and reports to determine the Base Flood Elevation(s)
Improvement
(BFEs) for Neighborhoods 24. The lots that are within the Special Flood
Plans
Hazard Area shall be labeled on the Vesting Tentative Map. A Conditional
Letter of Map Revision (CLOMR-F) was submitted to the City and FEMA
for review in November 2017. A Letter of Map Revision (LOMR-F) shall
be submitted to FEMA and receive approval prior to the issuance of the
Certificate of Occupancy for each building within the flood zone.
101.
Chabot Creek. The final civil design and landscape design of Chabot
PW
Prior to
Creek improvements: paved access trail, riparian landscape within Zone
Approval of
7's ownership parcel for Chabot Creek and within the access easement
Improvement
shall be subject to review and approval by Zone 7 or other public agency
Plans
responsible for the creek.
102.
Maintenance of Chabot Creek. If the Developer is unsuccessful in
PW
Approval of
reaching an agreement with Zone 7 or other public agency to maintain
Second
the realigned Chabot Creek (both above- and under -ground sections),
Phase of Park
the Developer shall enter into a "Maintenance Agreement" with the City
Improvements
to allow the Boulevard Master Homeowner's Association to maintain the
open channel and/or box culvert sections of the alignment, maintenance
responsibilities and minimum maintenance requirements to ensure that
the facilities are maintained properly and will be operated in a manner
that does not impede the use of the Community Park. The Agreement
shall be subject to approval of the City Engineer, Maintenance
responsibilities of the Homeowner's Association shall include, but shall
not be limited to hydraulic performance of open channel and/or box
culvert sections of the creek alignment; box culvert structure; dredging of
channel; landscaping; slope stability; and removal of debris.
103.
HOA Maintenance Agreements & Zone 7 Agreement. Applicant shall
PW
Prior to
work with the City and Zone 7 to execute the appropriate agreements and
Approval of
instruments and documents, including, but not limited to legal
Improvement
descriptions, plat maps, grant deeds, grants of easement, assigning
Plans
maintenance responsibilities to the Boulevard Master HOA over the
applicable storm drainage facilities and appurtenances.
104.
Recreational Use License Agreement Amendment by Zone 7.
PW
Prior to
Applicant shall work with the City and Zone 7 to execute an Amendment
Approval of
to the Recreational Use License Agreement and associated instruments
Improvement
and documents, including, but not limited to legal descriptions, plat maps,
Plans
grant deeds, grants of easement, quitclaims, to add the applicable storm
drainage facilities and appurtenances to the existing agreement between
the City and Zone 7.
105.
Storm Drainage Facilities and Culvert Maintenance Agreement
PW
Prior to
(HOA/City). Applicant shall work with the City to execute the appropriate
Approval of
agreement and instruments and documents, including, but not limited to
Improvement
legal descriptions, plat maps, grant deeds, grants of easement, assigning
Plans
maintenance responsibilities to the Boulevard Master HOA over the
applicable storm drainage facilities and appurtenances.
106.
Assignment Agreement (City to HOA). Applicant shall work with the
PW
Prior to
City to execute an assignment agreement, and associated instruments
Approval of
and documents, including, but not limited to legal descriptions, plat maps,
Improvement
grant deeds, grants of easement, assigning maintenance responsibilities
Plans
and rights to enter to the Boulevard Master HOA over storm drainage
facilities and appurtenances covered under the Amendment to the
Recreational Use License Agreement between the City and Zone 7.
17 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
107.
Master Stormwater Management Maintenance (O&M) Agreement.
PW
Prior to
Applicant shall work with the City to execute a master storm water
Approval of
operations and maintenance agreement (O&M Agreement) outlining the
Improvement
responsibilities of the Boulevard Master HOA over the clean water (i.e.
Plans
C.3 and C.10) facilities and appurtenances throughout the entire
Boulevard development.
PUBLIC
WORKS STANDARD CONDITIONS:
108.
Developer shall comply with the City of Dublin Public Works Standard
PW
On -going
Conditions of Approval contained below ("Standard Condition") unless
specifically modified by Project Specific Conditions of Approval above.
109.
The Developer shall comply with the Subdivision Map Act, the City of
PW
On -going
Dublin Subdivision, and Grading 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).
110.
The Developer shall defend, indemnify, and hold harmless the City of
PW
On -going
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, 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
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.
111.
In the event that there needs to be clarification to these Conditions of
PW
On -going
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.
112.
If there are conflicts between the Vesting Tentative Map approval and the
PW
On -going
SDR approval pertaining to mapping or public improvements the
Tentative Map shall take precedent.
AGREEMENTS AND BONDS
113.
The Developer shall enter into a Tract Improvement Agreement with the
PW
First Final
City for all public improvements including any required offsite storm
Map and
drainage or roadway improvements that are needed to serve the Tract
Successive
that have not been bonded with another Tract Improvement Agreement.
Maps
114.
The Developer shall provide performance (100%), and labor & material
PW
First Final
(100%) securities to guarantee the tract improvements, approved by the
Map and
City Engineer, prior to execution of the Tract Improvement Agreement
Successive
and approval of the Final Map. (Note: Upon acceptance of the
Maps
improvements, the performance security may be replaced with a
maintenance bond that is 25% of the value of the performance security.)
FEES
18 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
115.
The Developer shall pay all applicable fees in effect at the time of building
PW
Zone 7 and
permit issuance including, but not limited to, Planning fees, Building fees,
Parkland In
Dublin San Ramon Services District fees, Public Facilities fees, Dublin
Lieu Fees due
Unified School District School Impact fees, Public Works Traffic Impact
prior to filling
fees, Alameda County Fire Services fees, Noise Mitigation fees,
each Final
Inclusionary Housing In -Lieu fees, Alameda County Flood and Water
Map, other
Conservation District (Zone 7) Drainage and Water Connection fees and
fees required
any other fees as noted in the Development Agreement.
with issuance
of building
permits
PERMITS
116.
Developer shall obtain an Encroachment Permit from the Public Works
PW
Prior to Start
Department for all construction activity within the public right-of-way of
of Work
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.
117.
Developer shall obtain a Grading / Sitework Permit from the Public Works
PW
Prior to Start
Department for all grading and private site improvements that serves
of Work
more than one lot or residential condominium unit.
118.
Developer shall obtain all permits required by other agencies including,
PW
Prior to Start
but not limited to Alameda County Flood Control and Water Conservation
of Work
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
119.
All submittals of plans and Final Maps shall comply with the requirements
PW
Prior to
of the "City of Dublin Public Works Department Improvement Plan
Approval of
Submittal Requirements", and the "City of Dublin Improvement Plan
Improvement
Review Check List".
Plans or Final
Map
120.
The Developer will be responsible for submittals and reviews to obtain
PW
Prior to
the approvals of all participating non -City agencies. The Alameda County
Approval of
Fire Department and the Dublin San Ramon Services District shall
Improvement
approve and sign the Improvement Plans.
Plans or Final
Map
121.
Developer shall submit a Geotechnical Report, which includes street
PW
Prior to
pavement sections and grading recommendations.
Approval of
Improvement
Plans or Final
Map
122.
Developer shall provide the Public Works Department a digital vectorized
PW
Acceptance of
file of the "master" CAD files for the project when the Final Map has been
Improvements
approved. Digital raster copies are not acceptable. The digital vectorized
and Release
files shall be in AutoCAD 14 or higher drawing format. Drawing units shall
of Bonds
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
123.
All Final Maps shall be substantially in accordance with the Tentative
PW
Approval of
Maps approved with this application, unless otherwise modified by these
Final Map
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
19 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
each phase to serve that phase as a stand-alone project that is not
dependent upon future phasing for infrastructure.
124.
All rights -of -way and easement dedications required by the Tentative
PW
Approval of
Map shall be shown on the Final Map.
Final Map
125.
Any phasing of the final mapping or improvements of a Tentative Map is
PW
Approval of
subject to the approval and conditions of the City Engineer.
Final Map
126.
Street names shall be assigned to each public/private street pursuant to
PW
Approval of
Municipal Code Chapter 7.08. The approved street names shall be
Final Map
indicated on the Final Map.
127.
All Final Maps shall include street monuments to be set in all public
PW
Monuments to
streets.
be shown on
final map and
installed prior
to acceptance
of
improvements
EASEMENTS
128.
The Developer shall obtain abandonment from all applicable public
PW
Approval of
agencies of existing easements and right of ways that will no longer be
Improvement
used.
Plans
129.
The Developer shall acquire easements, and/or obtain rights -of -entry
PW
Approval of
from the adjacent property owners for any improvements on their
Improvement
property. The easements and/or rights -of -entry shall be in writing and
Plans
copies furnished to the City Engineer.
GRADING
130.
The Grading Plan shall be in conformance with the recommendations of
PW
Approval of
the Geotechnical Report, the approved Tentative Map and/or Site
grading plans
Development Review, and the City design standards & ordinances. In
or issuance of
case of conflict between the soil engineer's recommendations and City
grading
ordinances, the City Engineer shall determine which shall apply.
permits;
going
131.
A detailed Erosion Control Plan shall be included with the Grading Plan
PW
Approval of
approval. The plan shall include detailed design, location, and
grading plans
maintenance criteria of all erosion and sedimentation control measures.
or issuance of
grading
permits;
going
132.
Tiebacks or structural fabric for retaining walls shall not cross property
PW
Approval of
lines, or shall be located a minimum of 2' below the finished grade of the
grading plans
upper lot,
or issuance of
grading
permits;
going
IMPROVEMENTS
133.
Applicant shall meet with the trash collection agency during plan check
PW
Approval of
review for the distance, maneuvering and pick-up requirements for trash
Improvement
collection. Documentation of results, recommendations, requirements,
Plans
and approval generated from this meeting shall be provided to the City.
134.
Hydrology and Hydraulic calculations using shall be submitted for
PW
Approval of
approval by the City Engineer. Alameda County published an updated
Improvement
version of the Alameda County Hydrology & Hydraulics Manual. The
Plans
H&H Manual includes updates to calculating runoff and should be used
as the basis for your hydrology and hydraulics design of flood control
facilities in Alameda County. The manual is available for download at
acfloodcontrol.org/hh-manual.
20 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
135.
The public improvements shall be constructed generally as shown on the
PW
Approval of
Tentative Map and/or Site Development Review. However, the approval
grading plans
of the Tentative Map and/or Site Development Review is not an approval
or issuance of
of the specific design of the drainage, sanitary sewer, water, and street
grading
improvements.
permits; On-
going
136.
All public improvements shall conform to the City of Dublin Standard
PW
Approval of
Plans and design requirements and as approved by the City Engineer.
Improvement
Plans or start
of
construction;
On -going
137.
The asphalt concrete (AC) section of the roadway for public streets shall
PW
Approval of
be a minimum of 4" thick.
Improvement
Plans
138.
The height of walls, gates, signs, monuments, pilasters, and any other
PW
Approval of
architectural and landscaping features shall be kept below 30 inches
Improvement
inside the intersection visibility zone. The intersection visibility zones shall
Plans or start
be determined by the City Traffic Engineer,
of
construction;
On -going
139.
Public streets shall be at a minimum 1% slope with minimum gutter flow
PW
Approval of
of 0.7% around bumpouts. Private streets and alleys shall be at minimum
Improvement
0.5% slope. Intersections shall have a maximum 6% slope through
Plans or start
intersections and 2% maximum cross slope,
of
construction;
On -going
140.
Curb Returns on arterial and collector streets shall be 40 -foot radius, all
PW
Approval of
internal public streets curb returns shall be minimum 30 -foot radius (36-
Improvement
foot with bump outs) and private streets/alleys shall be a minimum 20-
Plans or start
foot radius, or as shown on this Tentative Map, and as approved by the
of
Fire Dept. and as approved by the City Engineer. Curb ramp locations
construction;
and design shall conform to the most current Title 24 and Americans with
On -going
Disabilities Act requirements and as approved by the City Traffic
Engineer.
141.
The Developer shall install all traffic signs and pavement marking as
PW
Occupancy of
required by the City Engineer.
Units or
Acceptance of
Improvements
142.
Street light standards and luminaries shall be designed and installed per
PW
Occupancy of
approval of the City Engineer. To the extent possible, street lights shall
Units or
not be located within bio-retention areas The maximum voltage drop for
Acceptance of
streetlights is 5%.
Improvements
143.
The Developer shall construct bus stops and shelters at the locations
PW
Occupancy of
designated and approved by the LAVTA and the City Engineer. The
Units or
Developer shall pay the cost of procuring and installing these
Acceptance of
improvements.
Improvements
144.
Developer shall construct all potable and recycled water and sanitary
PW
Occupancy of
sewer facilities required to serve the project in accordance with DSRSD
Units or
master plans, standards, specifications and requirements.
Acceptance of
Improvements
145.
Fire hydrant locations shall be approved by the Alameda County Fire
PW
Occupancy of
Department. A raised reflector blue traffic marker shall be installed in the
Units or
street opposite each hydrant.
Acceptance of
Improvements
21 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
146.
The Developer shall furnish and install street name signs for the project
PW
Occupancy of
to the satisfaction of the City Engineer.
Units or
Acceptance of
Improvements
147.
Developer shall construct gas, electric, cable TV and communication
PW
Occupancy of
improvements within the fronting streets and as necessary to serve the
Units or
project and the future adjacent parcels as approved by the City Engineer
Acceptance of
and the various Public Utility agencies.
Improvements
148.
All electrical, gas, telephone, and Cable TV utilities, shall be underground
PW
Occupancy of
in accordance with the City policies and ordinances. All utilities shall be
Units or
located and provided within public utility easements and sized to meet
Acceptance of
utility company standards.
Improvements
149.
All utility vaults, boxes and structures, unless specifically approved
PW
Occupancy of
otherwise by the City Engineer, shall be underground and placed in
Units or
landscape areas and screened from public view. Prior to Joint Trench
Acceptance of
Plan approval, landscape drawings shall be submitted to the City showing
Improvements
the location of all utility vaults, boxes and structures and adjacent
or Approval of
landscape features and plantings. The Joint Trench Plans shall be signed
Improvement
by the City Engineer prior to construction of the joint trench
Plans
improvements.
150.
Vertical and horizontal curves and sight distances shall be designed per
PW
Approval of
Caltrans Highway Design Manual (HDM) for all public streets. A vertical
Improvement
curve shall be required in public streets for grades that have an algebraic
Plans
difference of 1% and vertical curves shall be a minimum 50 feet in length.
Private streets shall be designed with these same criteria wherever
practical, as determined between the City Engineer and Design Engineer
of Record.
CONSTRUCTION
151.
The Erosion Control Plan shall be implemented between October 1st and
PW
On -Going as
April 30th unless otherwise allowed in writing by the City Engineer. The
needed
Developer will be responsible for maintaining erosion and sediment
control measures for one year following the City's acceptance of the
subdivision improvements.
152.
If archaeological materials are encountered during construction,
PW
On -Going as
construction within 100 feet of these materials shall be halted until a
needed
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.
153.
Construction activities, including the maintenance and warming of
PW
On -Going as
equipment, shall be limited to Monday through Friday, and non -City
needed
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.
154.
Developer shall prepare a construction noise management plan that
PW
Start of
identifies measures to be taken to minimize construction noise on
construction
surrounding developed properties. The plan shall include hours of
implementatio
construction operation, use of mufflers on construction equipment, speed
n and on -
limit for construction traffic, haul routes and identify a noise monitor.
going as
Specific noise management measures shall be provided prior to project
needed
construction.
155.
Developer shall prepare a plan for construction traffic interface with public
PW
Start of
traffic on any existing public street. Construction traffic and parking may
construction
be subject to specific requirements by the City Engineer.
implementatio
n and on -
22 of 23
COA #
Condition Text
Resp.
Required
Agency
Prior to:
going as
needed
156.
The Developer shall be responsible for controlling any rodent, mosquito,
PW
On -Going
or other pest problem due to construction activities.
157.
The Developer shall be responsible for watering or other dust -palliative
PW
On -Going
measures to control dust as conditions warrant or as directed by the City
Engineer.
158.
The Developer shall provide the Public Works Department with a letter
PW
Issuance of
from a registered civil engineer or surveyor stating that the building pads
Building
have been graded to within 0.1 feet of the grades shown on the approved
Permits or
Grading Plans, and that the top & toe of banks and retaining walls are at
Acceptance of
the locations shown on the approved Grading Plans.
Improvements
STORM WATER QUALITY (NPDES) _
159.
Prior to any clearing or grading, the Developer shall provide the City
PW
Start of any
evidence that a Notice of Intent (NOI) has been sent to the California
construction
State Water Resources Control 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.
160.
The Storm Water Pollution Prevention Plan (SWPPP) shall identify the
PW
SWPPP to be
Best Management Practices (BMPs) appropriate to the project
prepared prior
construction activities. The SWPPP shall include the erosion control
to approval of
measures in accordance with the regulations outlined in the most current
improvement
version of the ABAG Erosion and Sediment Control Handbook or State
plans,
Construction Best Management Practices Handbook. The Developer is
implementatio
responsible for ensuring that all contractors implement all storm water
n prior to start
pollution prevention measures in the SWPPP.
of
construction
and on -going
as needed
PASSED, APPROVED AND ADOPTED this 8th day of May 2018 by the following vote:
AYES: Bhuthimethee, Kothari, Mittan, Qureshi, Wright
NOES:
ABSENT:
ABSTAIN:
7 7JT -
Planning Commission Chair
ATTEST:
Assistant Community Development Director
23 of 23