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HomeMy WebLinkAboutPC Reso 21-08 PLPA-2020-00028 East Ranchart Community Development Department DUBLIN Planning Division CALIFORNIA MEMORANDUM DATE: January 4, 2022 TO: PLPA-2020-00028 East Ranch Project File FROM: Amy Million, Principal Planner SUBJECT: Planning Commission Resolution No. 21-08 The Planning Application Number PLPA-2020-00068 as stated in Resolution No. 21-08 for the East Ranch project is incorrect. The correct application number is PLPA-2020-00028, RESOLUTION NO. 21-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE FINDING THE PROJECT EXEMPT FROM CEQA AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN, AND ADOPT A RESOLUTION APPROVING A VESTING TENTATIVE TRACT MAP NO. 8563 AND HERITAGE TREE REMOVAL PERMIT RELATED TO THE EAST RANCH PROJECT PLPA-2020-00068 (APNS 905-0002-001-01 AND 905-0002-002-00) WHEREAS, the Applicant, Trumark Homes, LLC, proposes to develop a 573 -unit residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two - acre Public/Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road. Requested approvals include a Planned Development Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563 and Heritage Tree Removal Permit. These planning and implementing actions are collectively known as the "East Ranch Project" or the "Project;" and WHEREAS, the 165.5 -acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano development, straddling the existing Croak Road; and WHEREAS, a Heritage Tree Removal Permit is required to remove four heritage trees (two coast live oaks, one river she -oak, and one cypress) necessary for the development of the Project; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the "EDSP EIRs;" WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support of Specific Plan Exemption; and WHEREAS, staff recommends the Project be found exempt from CEQA pursuant to Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that are consistent with a specific plan for which an EIR has been certified. The proposed Project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin Specific Plan land use designations for the project site. The CEQA Analysis in Support of Specific Plan Exemption prepared for the Project determined that there is no part of the proposed Project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Reso. No. 21-08, Item 6.1, Adopted 11/09/2021 Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the Project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document (EIR or MND); and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on November 9, 2021, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered all above -referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that that the City Council find the project exempt from CEQA pursuant to Government Code Section 65457 and adopt an Ordinance, attached as Exhibit A and incorporated herein by reference, approving a Planned Development Zoning District and related Stage 2 Development Plan based on findings, as set forth in Exhibit A. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the Resolution, attached as Exhibit B and incorporated herein by reference, approving Vesting Tentative Tract Map No. 8563 and a Heritage Tree Removal Permit, based on the findings and conditions of approval, as set forth in Exhibit B. PASSED, APPROVED, AND ADOPTED this 9th day of November 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Dawn Benson, Catheryn Grier, Janine Thalblum Renata Tyler, Stephen Wright Planning Commission Chair ATTEST: Assistant Community Development Director Reso. No. 21-08, Item 6.1, Adopted 11/09/2021 Attachment 2 ORDINANCE NO. xx — 21 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************** AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN AND CEQA FINDINGS FOR THE EAST RANCH PROJECT PLPA 2020-00028 (APNs 905-0002-001-01 and 905-0002-002-00) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The East Ranch Project site is located in the Fallon Village Project area. Through Ordinance No. 32-05, the City Council adopted a Stage 1 Planned Development Rezone Amendment for the Fallon Village Project area which, among other approvals, established the maximum number of residential units at 3,108 units. B. The Applicant, Trumark Homes, is requesting a Planned Development Rezoning with related Stage 2 Development Plan. The proposed Project includes up to 573 residential units, two public parks with one 5.5 -acre park at the northwest corner and one 6.0 -acre park south of the project's main entry, a 2.0 -acre Public/Semi-Public site and 6.6 acres of open space. Requested land use approvals include Planned Development Rezoning with a Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563, and a Heritage Tree Removal Permit among other related actions. These planning and implementing actions are collectively known as the "East Ranch Project" or the "Project." C. The 165.5 -acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano development, straddling the existing Croak Road. D. To comply with the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures, the City prepared a CEQA Analysis in Support of a Specific Plan Exemption ("CEQA Analysis"). E. Following a public hearing on November 9, 2021, the Planning Commission adopted Resolution No. 21-xx, recommending approval of the East Ranch Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. F. A Staff Report dated , and incorporated herein by reference with all attachments, described and analyzed the Project, including the Planned Development Rezoning and related Stage 2 Development Plan, for the City Council. G. The City Council considered the CEQA Analysis, including the EDSP EIRs, prior related CEQA Documents, all above referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The East Ranch Project ("the Project") Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is consistent with the General Plan and Eastern Dublin Specific Plan and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed community will blend with the natural features unique to the site through the use of design and planning. The Applicant proposes residential, park, open space, rural residential, and public/semi-public uses which are consistent with the land use designations in the Dublin General Plan and the provisions and regulations for development set forth therein. The Project proposes six residential neighborhood that are consistent with the use and density of the surrounding areas, the General Plan and Eastern Dublin Specific Plan. The Applicant will participate in the development of the necessary utility and circulation infrastructure for this development in conformance with the Eastern Dublin Specific Plan. The Project will be designed to address the uniqueness of the Specific Plan area, taking into account the proximity of the surrounding topography. The clustering of residential units will allow for continuity of open space area and more effective utilization of the property. 2. Development of the Project under the Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide a mix of housing types and public amenities for the development. The Project site is in an area that has similar uses nearby and will tie into the existing street network. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account adjacent land uses and will provide a wide range of amenities to and for the community within the development and the surrounding neighborhoods. The Project is consistent with the surrounding land uses and has been approved for residential development in the Stage I Planned Development. 2. The Project site conditions were documented in the EDSP EIRs and CEQA Analysis that have been prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the FIR, which could not be mitigated, that will present an impediment to utilization of the site for the intended purposes. The site is a hillside development and generally slopes from the north east corner to the Croak Road and Central Parkway intersection. The denser development has been proposed to be in the flatter areas of the site, while the more conventional single-family homes have been located in areas that take advantage of the grade and step with the hillside. The grading proposed for the 2 Project will take into consideration the hilly terrain and will be designed to avoid excessive cuts and fills. 3. The Planned Development zoning is consistent with the Eastern Dublin Specific Plan policies and the City's Zoning Ordinances enacted for the public health, safety and welfare. The Project will not adversely affect the health or safety of persons residing or working in the vicinity or will it be detrimental to public health, safety or welfare. The Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. In order to ensure adequate emergency vehicle access to all portions of the site, access is provided to the site from Croak Road. 4. The Planned Development zoning is consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan in that the proposed residential, open space, park and semi-public uses are consistent with the existing land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council finds as follows: The project is found to be exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a Specific Plan. Prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the "EDSP EIRs." The CEQA Analysis prepared for the Project determined that the proposed project qualifies for an exemption from CEQA under Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that are consistent with a specific plan for which an EIR has been certified. The proposed project is consistent with the EDSP ElRs and the General Plan and Eastern Dublin Specific Plan land use designations for the project site. There is no part of the proposed project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Guidelines Section 15162 or Public Resources Code Section 21166. Therefore, the project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 165.5 -acres within APN 905 -0002-002-00 and 905 -0002-001-01 (the "Property") A map of the rezoning area is shown below: 3 IT i ri P0SITAN0 � I I I � EAST RANCH (CROAK) JORDAN RANCH K f Acaua Partners I LLC I I CENTRAL PARKWAY � - - -------------- / GH PacVest LLC Righetti Branaugh GH PacVeat LLC SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Development Plan for the entire 165.5 -acre project area, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. Stage 2 Development Plan The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as part of the Planned Development Rezoning for the East Ranch Project (PLPA- 2020-00028). The Planned Development Zoning District and this Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. The Stage 2 Development Plan establishes the location and size of the Public/Semi-Public site, but does not establish applicable uses, density, or development standards. Future development of the Public/Semi-Public site is subject to a subsequent Stage 2 Development Plan. 1. Statement of compatibility with the Stage 1 Development Plan. The East Ranch Stage 2 Development Plan is consistent with the Stage 1 Development Plan for the Fallon Village Project area in that it provides for 573 residential units, two public parks with one 5.5 -acre park at the northwest corner and one 6.0 -acre park south of the project's main entry, a 2.0 -acre Public/Semi-Public site and 6.6 acres of open space, and other related improvements approved in Ordinance No. 32-05. 4 2. Statement of Uses. Permitted, conditional, accessory and temporary uses are allowed as set forth in the Stage 1 Planned Development for Fallon Village in Ordinance No. 32-05, incorporated herein by reference (PA -04-040) and the Stage 1 Planned Development Rezone amendment pertaining to the Public/Semi-Public parcel for Fallon Village in Ordinance No. 05- 21, incorporated herein by reference (PLPA-2020-00054). 3. Stage 2 Site Plan. The Stage 2 Site Plan for East Ranch shall generally be as shown below: - - Potential Future Site Open Space d,� may' I i I; `rTt I for a DSRSD water 11—_.� tank. s'Trxr 'l�YW1�ll;ry�.pi+r . . I� i T Pocket Park 4 RR/A r ��x krx Public Perk / Neighborhood I Neighborhood 2 Neighborhood 3 S j s y Z. gg, Neighborhood4 - _ _ Ar Neighborhood 5 Public Rr �'7µya]Q r . SEMI- V ` SWQ PUBLIC I r 5 Va __jI I SWQ4 Neighborhood 6 4. Site area, densities. The site area and densities are as follows: Land Use Neighborhood Maximum Gross Acreage± Maximum Number of Units Density (du/ac) Single Family 1 101 30.1 3.4 Residential Single Family 2 98 23.4 4.2 Residential Single Family 3 91 19.5 4.7 Residential Single Family 4 85 16.8 5.1 Residential Single Family 5 98 17.6 5.6 Residential Medium Density 6 100 10.4 9.6 Residential 5 Land Use Neighborhood Maximum Gross Acreage+ Maximum Number of Units — Density (du/ac) Rural - 19.4 Residential/Agricultural .01-.8 Neighborhood Park _ - 11.5 - Public/Semi-Public _ - 2 - Open Space _ - 6.8 - Total 573 - - 5. Development Regulations. Single -Family Development Standards CRITERIA NH 1 NH 2 NH3 NH4 NH5 NH 1,2,3,&5 Conventional Conventional Conventional Conventional Cluster Zero Lot Line Product Type SFD SFD SFD SFD SFD SFD Typical Neighborhood Lot Sizes (21) 6500 5225 5000 3960 3360 2500 Nominal Lot Dimensions (17)(21) 65' x 100' 55 'x 95' 50 'x 110' 49.5' x 80' 48' x 70' - 45% Two 45% Two Maximum Lot Story; 55% Story; 55% 45% Two Story; Coverage (12) One Story One Story 55% One Story 55% 55% 55% Maximum Building Height (4)(21) 35' 35' 35' 35' 35' 35' Maximum Stories 2 2 2 2 2 2 Minimum Front Yard Setbacks (1)(2)(15)(16)(20) 10' to ROW /8' 10' to ROW/ Living Area 12' 12' 12' 10' to Court 4' to PL 8' to ROW/ 6' 10' to ROW/ Porch 10' 10' 10' 10' to Court 4' to PL Front -on Garage 18' 18' 18' 18' 18' 18(13) Swing -In Garage (55' Lots 10' to ROW/ or Wider) (7) 12' 12' N/A N/A N/A 7' to PL Minimum Side Yard Setbacks (1)(2)(4)(9)(10)(16) Living Area 4' 4' 4' 4' 4' 0' Garage 5' 5' 5' 4' 4' 4' 0' one side Porch 4' 4' 4' 4' 4' 4' other side Courtyard (5) 0' 0' 0' 0' 0' 0' Encroachments(3) 2' 2' 2' 2' 2' 2' Minimum Rear Yard Setbacks (1)(2)(9)(10) 20' avg.; 10' 15' avg.; 10' 15' avg.; 10' min 10' avg.; 5' min 10' avg.; 5' min Living Area min (4) min (4) (4) (a) (4) 10' CRITERIA NH 1 NH 2 NH3 NH4 NH5 NH 1,2,3,&5 Covered Patio 10' 10' 10' 5' 5' 5' Garage 7.5' 7.5' 7.5' 7.5' 7.5' 7.5' Accessory Structures (14) (14) (14) (14) (14) (14) Parking Spaces Required Per 2 covered 1 2 covered 1 2 covered 1 2 covered 1 2 covered 1 2 covered 1 Home (11)(12) guest guest guest guest guest guest 500 S.F with a 400 S.F with a 400 S.F with a min. dimension min. dimension min. dimension of 10 ft. Yard of 10 ft. Yard of 10 ft. Yard Minimum area may be area may be area may be 150 S.F with Usable Private provided in provided in provided in 300 S.F with a 150 S.F with a a min. Open Space more than one more than one more than one min. dimension min. dimension dimension of (SF) location within location within location within a of 10 ft of 5 ft 5 ft a lot with a min a lot with a min lot with a min of of 80 SF yard of 80 SF yard 80 SF yard or or courtyard or courtyard courtyard area. area. area. Multi -Family Development Standards CRITERIA NH 6 Row Town homes Townhomes w/ Private Yards Product Type Maximum Building Height (4)(18) 40' 35' Maximum Stories(6) 3 3 Minimum Setbacks (1) (2) Building to ROW 6' 10' Porch to ROW 6' 6' Living Space to Alley, Common Driveway, or Private Street 6' 4' Porch to Alley, Common Driveway, or Private Street 4' 4' Garage Face to Alley Back of Curb 4' 4' Minimum Building Separation Garage Door to Garage Door (2-Story/3-Story) 28/30' 28/28' Porch/Balcony to Porch/Balcony 12' 8' Front to Front 20' 28' Side to Side 10' 8' Parking Spaces Required Per Home (11) 2 covered 1 guest 2 covered 1 guest 100 SF patio with a 10' mm n 400 SF Yard that includes an 18'x18' Minimum Usable Private dimension or a 50 SF upper level flat area or Open Space (SF) deck with a 5' min inside dimension 150 S.F with a min. dimension of 5 ft(20) Notes (1) Setbacks measured from property line or as otherwise noted. Setbacks to "Court" refer to back of curb. (2) See following pages for graphic depiction of above standards. (3) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3' flat and level area is maintained for access around the house. (4) Subject to Building Code requirements for access. (5) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence) (6) The third floor must be stepped back a minimum of 2.5' from front and rear elevation to reduce building mass. (7) Three car side by side garages and swing in garages are prohibited on lots less than 55' wide. Swing -In Garage may be utilized on Zero -Lot Line Units (8) Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to create usable area are subject to review and approval of the Community Development Director. Retaining walls over 30" in height are subject to safety criteria as determined by the Building Official. (9) Where a minimum 5' HOA parcel lies between a lot and an adjacent street, the lot is not considered a corner lot and interior lot setback standards shall apply. (10) At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear yard setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e.: 100'- 90'=10'). In no case will the rear yard setback be reduced to less than 10'. (11) Curbside parking may be counted toward required number of guest spaces. 2 covered side -by -side spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement. (12) An Accessory Dwelling Unit (ADU) , is permitted in neighborhoods of lots 5,000 square feet or greater only. Refer to Dublin Municipal Code for ADU setback and design requirements. (13) The driveway setback of the Zero Lot Line Product includes shared drive area. Products are not required to provide private driveway arkin for each unit. Guest parking will be provided via street parking. (14) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40 Accessory Structures and Uses Regulations (15) A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be allowed; porch columns excluded. (16) Courtyard wall to return to side yard fence or front plane of main residential structure. (17) Lot width dimensions may vary to provide product diversity within each neighborhood, and atypical lot shapes (i.e. Pie lots) (18) Elevator overruns, stair coverings, decorative roof elements, and similar structures can exceed the building height limit by a maximum of 15 percent higher. (19) Minimum front / corner setback to living and porch may be subject to grading and specific location of top of pad hinge line (top of slope of graded pad). A minimum flat distance of 2' should be maintained between foundation and top of pad hinge. (20) Per the Eastern Dublin Specific Plan, 50% of the total Medium Density Market Rate units are required to have 400 SF private flat yard space, with a minimum dimension of 18'x18'; Once 50% of the total medium density units meet the required yard requirement, the excess units are exempt from the minimum 400 SF yard requirement, and shall provide a Minimum 150 SF with a minimum dimension of 5' (21) Typical Lot Size and Nominal Dimensions can be modified during SDR; If the Typical Lot Size is modified to 4000 SF or above, the neighborhood design must follow 45% Lot Coverage for a Two -Story Product. If the Typical Lot Size is modified to below 4000 SF, the neighborhood can be designed using the 55% Lot Coverage for all products. m m C o v cn m ~ 30� TRAFFIC VISIBILITY AREA LEGEND A FRONT LIVING SETBACK B REAR LIVING SETBACK C SIDE SETBACK D PORCH FRONT SETBACK E GARAGE SETBACK F SWING -IN GARAGE G COVERED PATIO REAR SETBACK ROW RIGHT OF WAY SW SIDEWALK ® PRIVATE YARD SPACE >Tv m m In v STREET NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. TYPICAL PLOTTING CONCEPTS NEIGHBORHOODS 1 & 2 CONVENTIONAL LOTS: 65'x100' & 55'x95' I- I IV v 1Vlu LI 1 1 IL.LII LEGEND A FRONT LIVING SETBACK B REAR LIVING SETBACK C SIDE SETBACK D PORCH FRONT SETBACK E GARAGE SETBACK F COVERED PATIO REAR SETBACK ROW RIGHT OF WAY SW SIDEWALK ® PRIVATE YARD SPACE Jo NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 3 CONVENTIONAL LOTS: 50x110' 10 LEGEND A FRONT LIVING SETBACK B REAR LIVING SETBACK C SIDE SETBACK D PORCH FRONT SETBACK E GARAGE SETBACK F PORCH SIDE SETBACK ROW RIGHT OF WAY SW SIDEWALK ® PRIVATE YARD SPACE TRAFFIC VISIBILITY AREA NOTE FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 4 CONVENTIONAL LOTS: 49.5x80' 11 LEGEND A FRONT LIVING SETBACK TO ROW B FRONT LIVING SETBACK TO COURT C REAR LIVING SETBACK D SIDE SETBACK E PORCH FRONT SETBACK TO ROW F PORCH SETBACK TO COURT G GARAGE SETBACK ROW RIGHT OF WAY SW SIDEWALK ® PRIVATE YARD SPACE NOTE FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION PROJECT IS SUBJECT TO CHAPTER 7.90 UNIVERSAL DESIGN OF THE DUBLIN MUNICIPAL CODE. DETAILS ON OPTIONS AND EXCEPTIONS TO BE PROVIDED DURING SDR APPLICATION. TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 5 CLUSTER 12 STREET LEGEND A FRONT TO FRONT B BUILDING TO ROW C PORCH/BALCONY TO PORCH/BALCONY D GARAGE DOOR TO GARAGE DOOR E GARAGE TO ALLEY EDGE F SIDE TO SIDE G LIVING SPACE TO ALLEY/PRIVATE DRIVEWAY H PORCH TO ROW I PORCH TO ALLEY/PRIVATE DRIVEWAY ROW RIGHT OF WAY SW SIDEWALK NOTE: FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT DESIGN WILL BE PROVIDED IN SDR APPLICATION TYPICAL PLOTTING CONCEPTS NEIGHBORHOOD 6 ROW TOWNHOMESI 13 LEGEND A FRONT TO FRONT B BUILDING TO ROW NOTE: C PORCH/BALCONY TO PORCH/BALCONY FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT D GARAGE DOOR TO GARAGE DOOR DESIGN WILL BE PROVIDED IN SDRAPPLICATION E GARAGE TO ALLEY EDGE F SIDE TO SIDE G LIVING SPACE TO ALLEY/PRIVATE STREET H PORCH TO ROW I PORCH TO ALLEY/PRIVATE STREET ROW RIGHT OF WAY SW SIDEWALK ® PRIVATE YARD SPACE(1) (1) PRIVATE YARD SPACE TO FOLLOW THE REQUIREMENTS SET TYPICAL PLOTTING CONCEPTS FORTH IN THE EASTERN DUBLIN SPECIFIC PLAN AND ORDINANCE 45-08 FOR MEDIUM DENSITY DEVELOPMENT ON NEIGHBORHOOD 6 THE CROAK (EAST RANCH) PROPERTY TOWNHOMES W/ PRIVATE YARDS 14 01Mr-EI LEGEND NOTE: A FRONT LIVING SETBACK FOOTPRINTS SHOWN ARE CONCEPTUAL. FINAL FOOTPRINT B REAR LIVING SETBACK DESIGN WILL BE PROVIDED IN SDR APPLICATION C SIDE SETBACK D PORCH FRONT SETBACK E FRONT GARAGE SETBACK F PORCH SIDE SETBACK G SWING -IN GARAGE SETBACK ROW RIGHT OF WAY TYPICAL PLOTTING CONCEPTS SW SIDEWALK 0 PUBLIC ACCESS EASMENT NEIGHBORHOOD 1,2,3,5 ZERO -LOT LINE PRODUCT 6. Architectural Standards. The architecture of the development within East Ranch is characterized by high -quality design homes that promote both visual compatibility and variety. The architectural standards are organized into two sections: Architectural Components and Architectural Styles. These standards express desired design character, which in combination with the Preliminary Landscape Plan, conveys the overall East Ranch agrarian character and provides a pedestrian friendly community of neighborhoods. These guidelines and the graphic representations contained herein are for conceptual purposes only. Guidelines with the term 15 Sraggerd wall planes One- and two-story forms help to break down the overall bildng scale Gable roofs "shall" are required and to be implemented, and guidelines with the term "should" are highly recommended. Architectural Components ARCHITECTURAL COMPONENTS The public realm architecture of a house is comprised of five basic components: Building Facades, Roofs, Garages, Architectural Details, and Materials and Colors, Together when appropriately designed these components can create visually interesting streetscapes and human scale environments. This section of the Architectural Design Guidelines is to be closely referenced with the Development Standards which dictate height and setback requirements that also shape streetscapes. Building Facades Building Facades constitute all vertical sides of the building: front, sides, and rear and together with the roof creates a building's mass and scale. A building's mass and scale directly impact the overall streetscape of a neighborhood. To encourage a pedestrian friendly environment and visually interesting streetscape, the following guidelines are encouraged: • Stagger wall planes in the horizontal and/or vertical plane, where appropriate, to break up the elevation to avoid large building massing. • Provide projections and recesses, appropriate to the architectural style of the home, in building elevations to create shadow and depth. • Provide combinations of one- and two-story forms to help break down the overall scale of the building. • Buildings shall be designed with "4 -sided" architecture to create high -quality homes that are human -scale and enhances the public realm. Roofs The building roof provides an important function to the home and to shaping the skyline and a building's overall form. • Roof design for maximum solar exposure shall take priority to guidelines that follow. • Variation of roof forms shall occur to allow for the creation of an interesting roofscape and streetscape. • Roof forms can include but are not limited to gable, shed, and hip. Flat roofs may be allowed under the Contemporary architectural style and should not be more than 60% of the roof form in this style. • To help create building articulation, broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. • Roof material and color shall complement the architectural style of the home and be non -reflective. 16 Garages Garages provide a sheltered space for vehicles and when thoughtfully placed and designed in the home, will de-emphasize the vehicle and can add to the articulation of the overall building form. • In general, architecture forward design in front -loaded lots is encouraged where garage doors and placement are located beyond habitable spaces. • Garage door recesses into surrounding wall plans, and/or with 2nd floor above cantilever are encouraged to help de-emphasize the garage door. • in general, it is encouraged for homes with 3 -car garages to have the following configurations: the third garage is side -swing, recessed to back of the lot, or the space is part of a tandem configuration within a 2 -car garage door width. • 3 -car garages with all bays fronting the street are allowed on lots 55' or wider. • Garage door designs shall vary along the streetscape, with no more than two homes using the same design and pattern and color next to each other. • Garage door window lites are allowed and should be appropriate to the architectural style of the home. Architectural Details The Architectural Details of a building helps complete the design vision and can mean the difference between a welcoming street scene with appeal and one that maybe non -inviting and bland. This section includes guidelines for the following Architectural Details: entryways, windows and doors, trim and style details, and exterior lighting and mechanical equipment. Entryways • Entryways present the threshold between public and private spaces and thus is a focal point to the building's facade. The following examples are encouraged to be used to articulate the entryway as a focal point: Porch, Trellis, Portico, Trellis, Low entry court walls, Recessed Entryway. Windows and Doors • Windows and doors shall be designed to reflect the overall architectural style of the building. • Window and door materials shall not include reflective glass, as it creates glare. Opaque glass is not allowed without approval from City Staff. • Window shutters, when used, should be proportionate in shape and size to the window opening. • Window frames shall be appropriately colored to match or complement the house or trim colors for each color scheme. Garage door design is important and adds to the character of the streetscape Entryway portico Proportional window shutters to window size and opening 17 Window trite appropriately designed to wfi�,6»v opening and shape Trim and style details • Trim elements around windows and on the buildings shall be designed to be proportional to the element they are enhancing. • Style details include, but are not limited to: corbels, rafter tails, pipe vents, and planter boxes. Style details shall be complementary to the architectural style of the home, placed and installed appropriately to enhance the overall building design, and shall be made of high -quality and durable material. Exterior Lighting and Mechanical Equipment • Exterior lighting fixtures should be compatible with the architectural style of the building. • Exterior lighting fixtures shall not create glare or spillover to adjacent neighbors. • Mechanical equipment located on the ground shall be screened from view from the public to maintain a pedestrian friendly street scene. Screening can be landscape and/or with a hard material fencing screen. Materials and Colors The Materials and Colors of a building have a direct impact on the streetscape ambiance and overall neighborhood. The following guidelines are to be referenced with the materials allowed provided in each architectural style section. • Material and colors shall be of high -quality and durable that will weather well and reflects the home's architectural style. • Material and color blocking shall not terminate at outside corners and shall wrap to appropriate transition points of the building facade. • Material and colors at the base of buildings should continue to the where the building meets grade so the building is well seated into the street; avoiding a "floating" look. • Adjacent houses and facing facings across a street must use different color schemes for street scene variation. Building details: pipevents,julient balcony with designed railings help enhance this elevation example Mechanical equipment screen should be complementary to design and materials and colors of the building Universal Design The proposed buildings will adhere to the Universal Design Guidelines as outlined in Dublin Municipal Code Chapter 7.90: Universal Design. Second Units Second Units proposed in East Ranch will adhere to the Second Units standards and regulations as outlined in Dublin Municipal Code Chapter 8.80: Second Unit Regulations. Example of a diverse streetscene created through varitey inmatcrials and colors Architectural Styles The architectural styles of East Ranch draw from the project site's agrarian setting of the rolling hills and its relationship to the surrounding area and existing residential neighborhoods. The following four architectural styles identified for East Ranch are a mixture of traditional and contemporary styles offering variation, under the Agrarian and California style umbrella, to create interesting streetscapes: • Traditional Farmhouse • Modern Farmhouse • California Revival • Contemporary TRADITIONAL FARMHOUSE The Traditional Farmhouse style dates hack to 19th century America and encompasses a range of variations as it reflects local geograph and climate. Throughout America there are examples ranging from more simplified traditional farmhouses, to more ornate versions. All them reflecting the key concept of a functional home that effortlessly combines informal and formal spaces. Fundamentally this style is defined by simply detailed, understated, and utilitarian features that reflect the concept of a simple agrarian lifestyle. Homes in this style are often simple in massing and can include a covered porch element, gable roof forms, and wood columns and posts. MINIMUM STANDARDS ADDITIONAL ELEMENTS (A minimum of 2 elements should he selected from this column) Gable Roof Forms -Varied Plate Heights Shed Accent Roofs -Standing Seam Metal Roofing . 40 Year Dimensional Composition -Steep or Pitched Gable Roof Forms Shingle Roofing 3:12 to 6:12 Pitch 12 to 18" Eaves 5 to 12" Rakes -Board and Batten Accent Siding -Board and Batten Accent Siding Exterior Finish Lap Siding with 6 to 8 inch Exposure -Brick and/or Stone Veneer -Stucco Finish Single Hung Windows -Sectional Garage Doors with appropriate style of Glazing Fixed Accent Windows -Window Shutters Accent Painted Entry Doors Windows and Doors Grid Patterned at Front Elevation and Around Entire Second Floor -Wood Brackets and/or Kickers -Wood Railings Trim and Accents • Wood Porch Posts Wood or Smooth Foam Trim i- •L•J 19 MODERN FARMHOUSE The Modem Farmhouse style is an evolution of the Traditional Farmhouse style, building on the elements of basic comfort and practically with a modern lifestyle twist. This style embodies a clean and simple balanced design and uses more asymmetrical massing and forms and combines a palette of contemporary and traditional materials. Corrugated roofing, stone veneer and vertical board and batten siding are typical accents to this style. MINIMUM STANDARDS ADDITIONAL ELEMENTS (A minimum of 2 elements should be selected from this column) -Gable Roof Forms -Varied Plate Heights -Shed Accent Roofs -Standing Seam Metal Roofing -40 Year Dimensional Composition -Steeper pitched gable roof forms Shingle Roofing Roofs -Standing Seam Metal Roofs and or awnings -3:12 to 6:12 Pitch -12 to 24" Eaves -5 to 12" Rakes -Lap Siding Board and Batten Accent Siding Exterior Finish -Stucco Finish -Brick and/or Stone Veneer Wood Trimmed Bay Windows -Single Hung Windows -Metal Sectional Garage Doors -Fixed Accent Windows -Frosted Glass Garage Doors Windows and Doors -Accent Painted Entry Doors -Wood Brackets and/or Kickers -Wood Built Out Smooth Porch Columns Trim and Accents -Wood Porch Posts -Steel Cable Wire or Contemporary Wood Railings -Wood or Smooth Foam Trim 1 20 CALIFORNIA REVIVAL The California Revival style is a blend of European influences from Spain and the Mediterranean, found throughout California. In this style, balcony railings are typically styled in metal or wood, roofs are low pitched or gabled and covered with shingles, and exterior walls are constructed in stucco, brick, or wood. MINIMUM STANDARDS ADDITIONAL ELEMENTS (A minimum of 2 elements should be selected from this column) -Low Pitched Gable Roof Forms -Occasional Hipped Roof Forms -40 Year Dimensional Composition Shingle -Gable Detail Roofing Roofs -4:12 to 5:12 Pitch .6 to 12" Eaves -12 to 18" Rakes -Stucco Walls with Smooth to Light Sand -Brick Veneer and/or Stone Veneer Exterior Finish Finish -Wood Eave Details -Single hung with Mullions Arranged in Pairs or -Paired Windows Single -Fixed Accent Windows Windows and Doors -Shutters -Full Length Window Opening onto Balcony -Grid Patterned at Front Elevation and Around Entire Second Floor -Wood Brackets and/or Kickers -Wood Balcony -Porch Posts -Detailed Hand Rails (Metal, Wrought Iron) -Decorative Pot Shelves Trim and Accents -Panel Shutters -Minimal Door and/or Window Surrounds -Decorative Vent details i; II 1-i A I 11� 21 CONTEMPORARY The Contemporary style in East Ranch is deeply influenced by the mid-century modern architectural style occurring within California's Bay Area during the 1950s to I960s . This Contemporary style emphasizes functional comfort design with open floor plans. This style is most recognizable by its use of shed roof, clean geometric lines, large glass windows and doors, and modern interpretations of detail elements. MINIMUM STANDARDS ADDITIONAL ELEMENTS (A minimum of 2 elements should be selected from this column) -Low Pitched Shed Roof -Varied Plate Heights -40 Year Dimensional Composition -Exposed Rafters Shingle Roofing -Standing Seam Metal Roof Roofs - Broad Roof Overhangs -3:12 to 6:12 Pitch -12-18" Eaves -3" Rakes -Stucco (light to medium) Finish -Board and Batten Accent Siding -Wood Veneer -Brick and/or Stone Veneer Exterior Finish Lap Siding -Wood Trimmed Bay Windows -Asymmetrical Facade of Multiple Layers of Textures -Fixed Accent Windows -Metal Sectional Garage Doors -Large Glass Windows -Frosted Glass Garage Doors Windows and Doors -Accent Painted Entry Doors -Geometric Lines -Accent Panels (Grooved or Smooth) Trim and Accents Simple Trim Details -Steel Cable Wire Railing -Articulated and Expressive Joints 7. Preliminary Landscaping Plan. East Ranch emphasis is on getting outdoors and connecting with nature through the incorporation of neighborhood parks, pocket parks, multi -use trails, 22 restful overlooks and meandering footpaths that weave together the neighborhoods which culminate in a series of public and semi-public outdoor spaces. The landscape character defines the sense of place as refined yet rustic arcadian California. Materials and elements such as Mediterranean planting, low stone walls, a variety of fencing (good neighbor, split rail, view and open space), and rhythmic planting patterns will embellish an agrarian tone. Basic Design Principles: • The landscape design including the plant palette and design themes, shall be complimentary to the architecture in each neighborhood, unique to the neighborhood and also use design themes that tie the entire East Ranch community together. • The streetscape and pathway network will provide recreation opportunity and reinforce a connection to nature. • The community fencing and wall system will be designed to visually recede into the setting to the extent possible. • Management of open space and maintenance of common areas will be an integral component of the landscape system. • Plant material shall be consistent selected appropriately for location and microclimate. Provide a combination of evergreen, deciduous and flowering trees. • Street trees shall be deciduous to demonstrate the seasons and patterns of nature. The street trees will be used to define the neighborhoods. Refer to conceptual tree plan below. Co nceptual Street Tree Plan li `\ � - Enhanced Open Space r - % r y r ///fit Mix Tree Speues sheud be (ire sale clang the fire / .. -..f/ fors. Typ. y � yy j / d f k -� 11 J t Puckgt Park : S a Q I PPPPPP� — — Trees �n Enhanced Open Space Miz along the rh sr eet shall be the sP thof was selected p':✓ P k �_) ' - % d Y — - the Dublin Master Plans r a 7, 4 - Street trees to — — match er�atmg Centrgf Pkwy - Streetscape. LEGEND Pistacia chinensis 'Keith Davey' Chinese Pistache - Acer rubrum Armstrong' Red Maple Quercus agrifolia Coast Live Oak (Fire Safe) Tilia Cordata Green Spire' Little Leaf Linden ■mmamosm Prunus x yedoensis Akebono' Yoshino Cherry C; . Lagerstroemla x 'Natchez' Crepe Myrtle III Main Entry & Roundabout Accent • Quercus sober Cork Oak Enhanced Open Space Mix See P1ant List for Tree Species 23 • The community is designed around four primary landscape features: o The Main and Secondary Community Entries. The Main Community Entry is the formal announcement of arrival to the East Ranch community. The Secondary Community Entries will be reminiscent of the Primary Entry overall character. They will be of a smaller scale but consist of similar materials and components. o The Water Quality Bains. The Water Quality Basins are a prominent feature at the arrival point to the community. The plant material found within will take on a mosaic effect that demonstrates the bloom and growth cycles of seasonal grasses in gentle patterns and large swaths. All plant material found within the basins shall conform with the Alameda County C.3 Stormwater Technical guidelines and requirements. o The Main Spine (Croak Road). The Main Spine of Croak Road connects the greater East Ranch community with its allee and greenbelt. The northern and southern parks bookend the community and are connected via this spine. o Northern and Southern Parks. East Ranch includes two neighborhood parks. The Northern and Southern Parks are recreation hubs for the East Ranch community and greater neighborhood. They anchor each end of the main spine along Croak Road and complete a central green corridor. Northern Park: Natural in its look and feel sitting just south of the riparian corridor, the Northern Park's proximity to the existing open space trail system is one of its most important features. The park completes the connection to Jordan Ranch and Positano neighborhoods and allows pedestrians from East Ranch a safe and easy way to access the greater Dublin trail network. The northern edge of the park has a fair amount of topography will remain natural and provide a gentle transition to the existing adjacent area. The more active areas of the park will include restrooms, tot lot and toddler play areas, BBQ area with shade structures and a fenced dog park with two separate areas for small and large dogs with their own respective entries. The overall park theming will take cues from the surrounding architecture of the community and is geared toward smaller groups, kids, and families. The following is a conceptual image of the Northern Park. LJ1/J11Ji 1NhIW �wr �ti1 _ I. ILii 24 Southern Park: The Southern Park serves as a gateway into the East Ranch community. Being centrally located and the open space anchor to the community, the programming for this park will include elements that appeal to a wide range of ages and mobilities. Those elements include a large central green space, perimeter trail system, basketball court, pickleball courts, tennis courts, bocce courts, tot lot and toddler play areas, picnic areas with shade structures and restrooms. The overall look of this open space area will work to solidify that rural agrarian character the community is built upon. The following is a conceptual image of the Southern Park. 8. Phasing Plan. The project is to be developed in two phases for the backbone streets and infrastructure and two phases for the development as shown the phasing plan below. UIf i LEGEND PHASE 1 OFFSITE PHASE IBACKBONE ' PHASE 2 BACKBONE' DEVELOPMENT PHASE 1 DEVELOPMENT PHASE 2 "BACKBONE PHASESARE PLANNED TO BE BUILT BEFORE DEVELOPMENT PHASES NOTE. SITE GRADING IS PLANNED TO OCCUR IN ONE PHASE L -J 25 9. Inclusionary Zoning Regulations. The Project is subject to the Inclusionary Zoning Regulations (Chapter 8.68) for the provision of affordable housing as a residential development of 20 units or more. The City's Regulations also allow for exceptions commonly referred to as an "alternative method of compliance." These exceptions include the payment of fees in lieu of constructing affordable units, construction of off -site housing projects, land dedication, etc. The inclusionary housing requirement is 72 (71.6) units and will be met with: • Construction of 18 moderate income units reasonably dispersed throughout the various neighborhoods; • Payment of an in -lieu fee for 25 units; • Dedication of the two -acre Public/Semi-Public site for a future affordable housing project; and • Construction of 50 deed restricted accessory dwelling units affordable to low-income households. 10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided in this Stage 2 Development Plan or the Stage 1 Development Plan (Ordinance No. 32-05), the use, development, improvement and maintenance of the Property shall be governed by the provision of the Dublin Zoning Ordinance pursuant to 8.32.060C or its successor. The closest comparable zoning districts are as follows: R-1 Single Family Residential District for Neighborhoods 1-5 R -M Multi -Family Residential District for Neighborhood 6 SECTION 5. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 6. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of , by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor 26 City Clerk 27 Attachment 3 RESOLUTION NO. xx-21 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING VESTING TENTATIVE TRACT MAP NO. 8563 AND HERITAGE TREE REMOVAL PERMIT RELATED TO THE EAST RANCH PROJECT PLPA 2020-00028 (APNS 905-0002-001-01 AND 905-0002-002-00) WHEREAS, the Applicant, Trumark Homes, LLC, proposes to develop a 573 -unit residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two - acre Semi -Public site reserved for affordable housing located on Croak Road east of Fallon Road. Requested approvals include a Planned Development Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563 and Heritage Tree Removal Permit. These planning and implementing actions are collectively known as the "East Ranch Project" or the "Project;" and WHEREAS, the 165.5 -acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano development, straddling the existing Croak Road; and WHEREAS, a Heritage Tree Removal Permit is required to remove four heritage trees (two coast live oaks, one river she -oak, and one cypress) necessary for the development of the project; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the "EDSP EIRs;" and WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support of Specific Plan Exemption; and WHEREAS, staff recommends the Project be found exempt from CEQA pursuant to Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential projects that are consistent with a specific plan for which an EIR has been certified. The proposed Project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin Specific Plan land use designations for the Project site. The CEQA Analysis in Support of Specific Plan Exemption prepared for the Project determined that there is no part of the proposed Project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the Project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document (EIR or MND); and WHEREAS, following a public hearing on November 9, 2021, the Planning Commission adopted Resolution No. 21-xx, recommending approval of the East Ranch Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report dated , and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezoning and related Stage 2 Development Plan, for the City Council; and WHEREAS, on , the City Council held a duly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing, the City Council adopted Ordinance No. XX-21, finding the Project exempt from CEQA and approving the Planned Development Zoning District and related Stage 2 Development Plan. The above Ordinance is incorporated herein by reference and is available for review at City Hall during normal business hours. WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing 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 does hereby make the following findings and determinations regarding the proposed Vesting Tentative Tract Map No. 8563 for the Project: A. The proposed subdivision map together with the provisions for its design and improvement is consistent with the general plan and any applicable specific plan because: 1) the proposed Vesting Tentative Tract Map No. 8563 together with the provisions for the design and improvements comply with the development standards of the Eastern Dublin Specific Plan and the Stage 1 and Stage 2 Development Plan. B. The subdivision site is physically suitable for the type and proposed density of development because: 1) the Project site is physically suitable for the type and proposed density of development is consistent with the land use designations of the Eastern Dublin Specific Plan and the Stage 1 and Stage 2 Development Plan; 2) the proposed development is consistent with the scale of other developments in the immediate vicinity; and 3) the Project site The site is a hillside development and generally slopes from the north east corner to the Croak Road and Central Parkway intersection. The denser development has been proposed to be in the flatter areas of the site, while the more conventional single-family homes have been located in areas that take advantage of the grade and step with the hillside. The grading proposed for the project will take into consideration the hilly terrain and will be designed to avoid excessive cuts and fills. C. 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: 1) the proposed Vesting Tentative Tract Map to create the parcels is consistent with the development densities of the Eastern Dublin Specific Plan and the Stage 1 and Stage 2 Development Plan. 4 D. The subdivision design and proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because: 1) the proposed Vesting Tentative Tract Map are for the development of a relatively flat and vacant property which has been disturbed through vegetation management for years; and 2) pursuant to CEQA Guidelines the City prepared a CEQA Analysis in Support of Specific Plan Exemption and, therefore, the proposed subdivision will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. E. The design of the subdivision or type of improvements will not cause serious public health concerns because: 1) the design of the subdivision or type of improvements will not cause serious public health concerns as it has been conditioned to comply with all building codes and ordinances in effect at the time of permit issuance; 2) in addition, the City conducted a review to evaluate the Project's impacts; and 3) pursuant to CEQA Guidelines the City prepared a CEQA Analysis in Support of Specific Plan Exemption therefore, the proposed subdivision will not result in any potential impacts to public. F. The design of the subdivision or 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 pursuant to Government Code Section 66474(g) because: 1) the City Engineer has reviewed the Vesting Tentative Tract Map and title report and has determined that the future proposed buildings will not conflict with existing or new easements nor with future property lines. G. The design or improvements of the tentative map are consistent with the city's general plan and any applicable specific plan because: 1) the proposed Vesting Tentative Tract Map together with the provisions for their design and improvements comply with the development standards of the Stage 1 and Stage 2 Planned Development and the Eastern Dublin Specific Plan. H. The subdivision is designed to provide for future passive or natural heating or cooling opportunities because: 1) the Project would be constructed in accordance with the latest building code and green building regulations/CalGreen; and 2) landscaping will be provided throughout the surface parking lot providing natural shading. The tentative tract map, 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 because: 1) the Project is compliant with the California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit; 2) the Project would include bioretention areas and stormwater treatment vaults to ensure consistency with regional C.3 stormwater treatment; and 3) the Project would include full trash capture devices to ensure consistency with regional C. 10 stormwater treatment requirements. BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby approve Heritage Tree Removal Permit for the East Ranch Project. 3 BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby approve Vesting Tentative Map Tract No. 8563, attached Exhibit A, for the East Ranch Project, subject to the conditions included below. 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.] 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. # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: General Conditions 1. Approval. This approval is for the East Ranch PL Ongoing Vesting Tentative Map (PLPA-2020-00028). This approval shall be as generally depicted and indicated on the Vesting Tentative Map Tract No. 8563 prepared MacKay & Somps, dated September 2021, attached as Exhibit A and other plans, text, and diagrams relating to this project, and as specified as the following Conditions of Approval. 2. Compliance. Applicant/Developer shall comply with Various Final Map the Subdivision Map Act, the City of Dublin Approval or Subdivision and Zoning Ordinances, City of Dublin Grading Permit Title 7 Public Works Ordinance, which includes the Grading Ordinance, 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. Public improvements constructed by Applicant/Developer to be paid in whole or in part out of public funds and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Applicant/Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 3. Hold Harmless/Indemnification. ADM On -going Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its advisory C! # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: 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 submitted to the City's promptly notifying or proceeding and the City's full cooperation in the defense of such actions or proceedings. 4. Clarifications and Changes to the Conditions. In PL, PW On -going the event that there needs to be clarification to these Conditions of Approval, the City Engineer and Community Development Director have the authority to clarify the intent without going to a public hearing. The City Engineer and Community Development Director 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 of this project. Planning — Project Specific Conditions 5. Mitigation Monitoring Program. Applicant/ PL, PW Approval of Developer shall comply with CEQA Analysis in Improvement Support of Specific Plan Exemption for East Ranch — Plans and On - Final Draft dated November 4, 2021, including all going mitigation measures, action programs, and implementation measures contained in the Eastern Dublin General Plan Amendments and Specific Plan EIR, East Dublin Properties SEIR and Fallon Village SEIR. Applicant/Developer shall provide to the Planning Division and Public Works Department a copy of the mitigation measures maintenance manual and schedule for reference, including maintenance procedures and protocols to follow after mitigation reporting is complete. 6. Dedication of Parcel P to Affordable Housing PL, PW Approval of Developer. If the proposed land dedication of Parcel First P (Public/Semi Public Parcel) is approved as part of Neighborhood the Inclusionary Zoning Regulations (Planned Map Development Stage 2 Development Plan), the developer shall provide proof that Parcel P has been deeded to an affordable housing developer. # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: Dublin San Ramon Services District 7. All easement dedications for Dublin San Ramon DSRSD Approval of Services District (DSRSD) facilities shall be by Final Map separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Prior to approval by the City for recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. 8. Offsite easements for connection to DSRSD water DSRSD Approval of facilities may be required. The applicant shall be Final Map responsible for acquiring all necessary off -site easements and constructing necessary off -site water mains in conformance with all DSRSD requirements. Public Works - General Conditions 9. Conditions of Approval. Applicant/Developer shall PW On -going comply with the City of Dublin Public Works Standard Conditions of Approval contained below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval below. 10. Street Lighting Maintenance Assessment PW First Final Map District. Applicant/Developer shall request the area to be annexed into the Dublin Ranch Street Lighting Maintenance Assessment District or within the City- wide Lighting Maintenance District (LMD), as appropriate, and shall provide any exhibits required for the annexation. In addition, Applicant/Developer shall pay all administrative costs associated with processing the annexation 11. Geologic Hazard Abatement District (GHAD). PW/GHAD Prior to First Prior to filing of the first Final Map, the annexation of Final Map the entire project into the Fallon Village Geologic Approval Hazard Abatement District (GHAD) shall be completed. The GHAD shall be responsible for ongoing maintenance of slopes, existing wetlands (within GHAD jurisdiction), water quality basins, debris benches, EVA/Maintenance roads, developed trails, fencing, concrete -lined drainage ditches, storm drain system improvements (GHAD-owned parcels), developer constructed retaining walls, subdrains and subdrain outlets, fuel management on GHAD-owned parcels. Developer shall be responsible for preparing and submitting all documents necessary for annexation into the GHAD, including a petition of annexation, plan of control, and engineer's report that includes annual operating budget for buildout of the project. The plan of control and engineer's report shall be adopted by the GHAD Board setting the # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: annual assessment limit. Assessments shall be adjusted annually for inflation and supported by the GHAD Engineer's Report. Initial assessments against the property owners shall not be lower than ultimate assessments at buildout except as adjusted for inflation. The assessments shall be levied no sooner than the issuance of building permits. The assessment shall be levied no later than the first fiscal year following the issuance of a residential building permit for each parcel. Developer shall also be responsible for City's and GHAD's administration costs associated with processing the annexation 12. Covenants, Conditions and Restrictions PW First Final Map (CC&Rs). A Homeowners' Association (HOA) shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions (CC&Rs) to govern use and maintenance of the landscape features within the public right-of-way contained in the Agreement for Long Term Encroachments along Croak Road, Central Parkway, interim Croak Road and interior public streets. Said declaration shall set forth the HOA name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the stormwater treatment, trash capture, hydromodification along interim Croak Road, landscaping and irrigation, decorative pavement, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs for the project shall also contain funding mechanisms, such as deed assessments, enforceable by the City to ensure that the property owners are obligated to pay the costs of maintenance in the event that the GHAD does not have sufficient resources to perform its obligations. The CC&Rs shall also provide provisions that require the HOA to pay the GHAD's or City Attorney's fees in the event that either enforces the HOA's obligation to fund maintenance of the GHAD's responsibilities defined in the adopted plan of control. The CC&Rs shall be reviewed and approved by the City Engineer and City Attorney to ensure compliance with this Condition of Approval. The CC&Rs shall also contain all other items required by these conditions. Developer shall submit a copy of the CC&R document to the City for review and approval. 13. Maintenance of Interim Improvements within the PW Approval of Public Right -of -Way. The HOA shall maintain Interim Croak # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: bioretention, including irrigation and landscaping, along Rd interim Croak Road. improvement Developer's maintenance obligation shall cease when plans either of the following occurs: • When property owners adjacent to the public right-of-way along interim Croak Road enter into a Long Term Encroachment Agreement with the City to allow the Property Owner's Association/Property Managers to maintain the landscape features within the public right-of-way (i.e. bioretention, irrigation and landscape, etc.) along their respective property frontages, the Developer shall be released of the maintenance responsibilities of these specific areas, but will remain responsible for these features within the public right-of-way along their property frontage. • Interim Croak Road right-of-way south of Dublin Boulevard is vacated and public improvements (i.e. bioretention, irrigation and landscape, etc.) are removed. The Developer shall continue to maintain required improvements within the public right-of-way along their property frontage. 14. Phased Improvements. Right-of-way dedication PW Final Map and installation of public improvements may be done in phases as indicated on the Vesting 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, including utilities and traffic signal installation and modifications, 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. 15. Private Street and Common Area Subdivision PW Final Map Improvements. Common area improvements, private streets, private alleys 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 for each respective tract. Such improvements include, but are not limited to: curbs and gutters, pavement areas, sidewalks, access ramps and driveways, enhanced # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: 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, e, and fire hydrants. Public Works -_Agreements 16. Stormwater Management Maintenance PW Approval of Agreement. The Property Owner and/or HOA shall Final Map in enter into an Agreement with the City of Dublin that which guarantees the property owner's perpetual stormwater maintenance obligation for all stormwater infrastructure is management measures installed as part of the associated. project, including those on -site and within the public right-of-way. The Developer/HOA maintenance responsibility would be in effect until the GHAD accepts management and maintenance responsibilities for GHAD-maintained improvements as provided in the adopted Plan of Control. In addition to stormwater management measures and hydromodification (HM) facilities, v -ditch and j -ditch maintenance guidelines shall be included. Locations of mitigation facilities and existing wetlands shall be included for reference, as applicable. Said Agreement is required pursuant to Provision 0.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009- 0074. 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. 17. Improvement Agreement. Applicant/Developer PW Approval of shall enter into an Improvement Agreement with the Appropriate City for all public improvements including any Improvement required offsite storm drainage or roadway Plans or improvements that are needed to serve the Appropriate development, as determined by the City Engineer. Final Map 18. Landscape Features within Public Right -of -Way. PW Grading Property Owner shall enter into an "Agreement for Permit/Site Long Term Encroachment for Landscape Features" Work Permit or with the City to require the Property Owner to Encroachment maintain the landscape and decorative features Permit within public right-of-way including frontage Issuance landscaping, decorative pavements and special features (i.e. walls, portals, benches, etc.). The Agreement shall identify the ownership of the special features and maintenance responsibilities. Property # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: Owner will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 19. Right of Entry Agreement. Applicant/Developer PW/GHAD Acceptance of shall provide a copy of an executed right of entry Improvements agreement for any work off -site or on adjacent private property prior to construction of these off -site improvements. Privately maintained features/structures located within GHAD parcels will require right of entry agreement. Public Works — Permits and Bonds 20. Encroachment Permit. Applicant/Developer shall PW Permit obtain an Encroachment Permit from the Public Issuance Works Department for all construction activity within the public right-of-way. At the discretion of the City Engineer, an Encroachment Permit for work specifically included in an Improvement Agreement may not be required. 21. Grading Permit(s). Applicant/Developer shall obtain PW Permit a Grading Permit(s) from the Public Works Issuance Department for all grading. 22. Security. Applicant/Developer shall provide faithful PW Permit performance and payment securities in accordance Issuance/Final with the improvement agreements(s), approved by Map the City Engineer, prior to the execution of the Tract Improvement Agreement and approval of the Final Map. 23. Permits from Other Agencies. PW Permit Applicant/Developer shall obtain all permits and/or Issuance approvals that may be required by other agencies including, but not limited to: • Army Corps of Engineers • US Fish and Wildlife • Regional Water Quality Control Board • Federal Emergency Management Agency • California Department of Fish and Wildlife • California Dept. of Transportation (Caltrans) • Bay Area Rapid Transit (BART) • Livermore-Amador Valley Transit Authority (LAVTA) • Tri-Valley-San Joaquin Valley Regional Rail Authority • Dublin San Ramon Services District (DSRSD) • Alameda County Flood Control and Water Conservation District Zone 7 Zone 7 Public Works — Fees 24. Parkland Dedication or In -Lieu Fees. PW First Final Map Applicant/Developer dedicate parkland or pay in -lieu 10 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: fees in the amounts and at the times set forth in City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution No. 109-99. 25. Zone 7 Impervious Surface Fees. PW Appropriate Applicant/Developer shall complete a "Zone 7 Final Map Impervious Surface Fee Application" and submit an accompanying exhibit for review by the Public Works Department for all public and common area improvements. Fees generated by this application will be due at approval of Final Map. Public Works — Submittals 26. Improvement Plan and Final Map Submittal PW Grading Permit Requirements. All submittals of plans shall comply Issuance with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements," the "City of Dublin Improvement Plan Review Check List," and current Public Works and industry standards. A complete submittal of improvement plans shall include all civil improvements, joint trench, street lighting and on -site safety lighting, landscape plans, and all associated documents as required. Applicant/Developer shall not piecemeal the submittal by submitting various components separately. 27. Improvement Plan Requirements from Other PW Grading/Site Agencies. Applicant/Developer will be responsible Work and for submittals and reviews to obtain the approvals of Encroachment all participating non -City agencies, including but not Permit limited to: the Alameda County Fire Department and Issuance the Dublin San Ramon Services District. 28. Composite Exhibit. Construction plan set shall PW Grading/Site include a Composite Exhibit showing all site Work and improvements, utilities, landscaping improvements Encroachment and trees, etc. to be constructed to ensure that there Permit are no conflicts among the proposed and existing Issuance improvements. 29. Geotechnical Report. Applicant/Developer shall PW Grading Permit submit a Design Level Geotechnical Report, which Issuance includes street pavement sections, grading, slope stability, removal of existing geogrid, and additional information and/or clarifications as determined by the City Engineer. 30. Ownership and Maintenance of Improvements. PL, PW Approval of Applicant/Developer shall submit an Ownership and Final Map Maintenance Exhibit for review and approval by 11 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: Planning Division and Public Works Department. Terms of maintenance are subject to review and approval by the City Engineer. 31. Building Pads, Slopes and Walls. PW Acceptance of Applicant/Developer shall provide the Public Works Improvements Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top and toe of banks are at the locations shown on the approved Grading Plans. 32. Approved Plan Files. Applicant/Developer shall PW Grading and provide the Public Works Department a PDF format Encroachment file of approved site plans, including grading, Permit improvement, landscaping and irrigation, joint trench Issuance and lighting. 33. Master Files. Applicant/Developer shall provide the PW Acceptance of Public Works Department a digital vectorized file of Improvements the "master" files for the project, in a format acceptable to the City Engineer. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. 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. 34. Environmental Services Files. PW Acceptance of Applicant/Developer shall provide to the Public Improvements Works Department in the file format specified in under the Master Files COA all MRP Provision C.3 stormwater features, trash capture devices, mitigation measures, wetlands, v -ditches and public waste containers. 35. SB 1383 Compliance Reporting. To comply with SB PW Acceptance of 1383, Applicant/Developer shall provide to the Public Improvements Works Department records indicating where SB 1383 compliant mulch or compost was applied in the project, the source and type of product, quantity of each product, and invoices demonstrating procurement. Public Works — Final Map, Easements and Access Rights 36. Final Map(s). The Final Maps shall be substantially PW Final Map in accordance with the Vesting Tentative Map Approval approved with this application, unless otherwise modified by these conditions. Multiple Final Maps may be filed in phases, provided each phase is 12 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: consistent with the Vesting 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 no dependent upon future phasing for infrastructure. 37. Street Names. Street names shall be assigned to PW Final Map each public/private street pursuant to Dublin Approval Municipal Code Chapter 7.08. The approved street names shall be indicated on the Final Map after approval by the Building Division of the Community Development Department. 38. Monuments. The Final Map shall include the street PW To be Shown monuments to be set in all public and private streets. on Final Map and Installed Prior to Acceptance of Improvements 39. Dedications. All rights -of -way and easement PW Approval of dedications required by these conditions or Final Map determined necessary by the City Engineer shall be shown on the Final Map. 40. Public Service Easements. A Public Service PW Approval of Easement (PSE) shall be dedicated along the Final Map project's public street frontages to allow for the proper placement of public utility vaults, boxes, appurtenances or similar items behind the back -of - sidewalk. Private improvements such as fences, gates or trellises shall not be located within the PSE. 41. Emergency Vehicle Access Easements. PW Approval of Applicant/Developer shall dedicate Emergency Final Map Vehicle Access Easements (EVAE) over the clear pavement width of all drive aisles as required by the Alameda County Fire Department and City Engineer. 42. Abandonment of Easements. Applicant/Developer PW Approval of shall obtain abandonment from all applicable public Final Map agencies of existing easements and rights -of -way within the project site that will no longer be used. Prior to completion of abandonment, the improvement plans may be approved if the Applicant/Developer can demonstrate to the satisfaction of the City Engineer that the abandonment process has been initiated. 43. Acquisition of Easements. Applicant/Developer PW Approval of shall be responsible for obtaining all on -site and off- Appropriate site easements, and/or obtain rights -of -entry from the Final Map or adjacent property owners for any grading or Appropriate 13 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: improvements not located on their property. Permit Applicant/Developer shall prepare all required Issuance documentation for dedication of all easements on -site and off -site. The easements and/or rights -of -entry shall be in writing and copies furnished to the Public Works Department. 44. Approval by Others. Applicant/Developer will be PW Approval of responsible for submittals and reviews to obtain the Final Map approvals of all applicable non -City agencies. Public Works — Grading 45. Grading Plan. The Grading Plan shall be in PW Grading Permit conformance with the recommendation of the Issuance Geotechnical Report, the approved Vesting Tentative Map and Site Development Review, and the City design standards and ordinances. In case of conflict between the soil engineer's recommendation and the City ordinances, the City Engineer shall determine which shall apply. 46. Geotechnical Engineer Review and Approval. The PW Grading Permit Project Geotechnical Engineer shall be retained to Issuance review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval. 47. Bulk Grading. The following bulk and rough grading PW Grading Permit shall be performed to the satisfaction of the City Issuance Engineer: • Grading as needed to construct the backbone roadway improvements • Grading required for all required stormwater management measures Grading for individual parcels and neighborhoods such that no additional earth -moving activities will be required across completed roadways to complete the final grading for individual tracts 48. Collect Runoff Upstream of Public Right -of -Way. PW Grading Permit Runoff shall be collected and conveyed upstream of Issuance public rights -of -way. Upstream runoff shall not drain across public sidewalks other than in front yards of private lots to the extent possible. 49. Collect Runoff Upstream of Retaining Walls. PW Grading Permit Runoff shall be collected and conveyed upstream of Issuance common area retaining walls. 50. Tiebacks or Structural Fabric for Retaining Walls. PW Grading Permit Tiebacks or structural fabric for retaining walls shall Issuance not cross property lines, or shall be located a `[! # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: minimum of two feet below the finished grade of the upper lot. 51. Slope Bank. Slope bank along public streets shall PW Grading Permit be no steeper than 3:1 unless otherwise shown on Issuance the Vesting Tentative Map Grading Plan exhibits. The toe of any slope along public streets shall be one foot back of walkway. The top of any slope along public streets shall be three feet back of sidewalk. Minor exception may be made in the above slope design criteria to meet unforeseen design constraints subject to the approval of the City Engineer. 52. Grading Off -Haul. The disposal site and haul truck PW Grading Permit route for any off -haul dirt materials shall be subject to Issuance the review and approval by the City Engineer prior to the issuance of a Grading Permit. If Applicant/Developer does not own the parcel on which the proposed disposal site is located, Applicant/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. 53. Erosion Control Plan. A detailed Erosion and PW Grading Permit Sediment Control Plan shall be included with the Issuance Grading Plan submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. The plan shall also address site housekeeping best management practices. 54. Demolition Plan. Applicant/Developer's Civil Engineer PW Grading and shall prepare a demolition plan for the project, which Encroachment shall be submitted concurrent with the improvement plan Permit package. The demolition plan shall address the Issuance following: • Pavement demolition, including streetlights and landscaped median islands • Landscaping and irrigation • Fencing to be removed and fencing to remain • Any items to be saved in place and/or protected, such as trees, water meters, sewer cleanouts, drainage inlets or backflow prevention devices. Public Works — Storm Drainage and Other Utilities 55. On -site Storm Drain System. Storm drainage for PW Grading Permit the 10 -year storm event shall be collected on -site and Issuance conveyed through storm drains to the public storm drain system. The size and location of existing and 15 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: proposed storm drains and catch basins shall be shown on the site plan. The size and location of public storm drain lines and the points of connection for the on -site storm drain system shall also be shown. 56. Overland Release. Grading and drainage shall be PW Grading Permit designed so that surplus drainage (above and Issuance beyond that of the 10 -year storm event) not collected in site catch basins, is directed overland so as not to cause flooding of existing or proposed buildings. 57. Storm Drain Easements. Private storm drain PW Grading Permit easements and maintenance roads shall be provided Issuance for all private storm drains or ditches that are located on private property. Applicant/Developer shall be responsible for the acquisition of all storm drain easements from off -site property owners which are required for the connection and maintenance of all offsite storm drainage improvements. 58. Storm Drain Inlet Markers. All public and private PW Acceptance of storm drain inlets must be marked with storm drain Improvements markers that read: "No dumping, drains to creek," and a note shall be shown on the improvement plans. The markers may be purchased from the Public Work Department. 59. Fire Hydrants. Fire hydrant locations shall be PW Acceptance of approved by the Alameda County Fire Department. Improvements A raised reflector blue traffic marker shall be installed in the street opposite each hydrant and shown on the signing and striping plan. 60. Dry Utilities. Applicant/Developer shall construct PW Certificate of gas, electric, telephone, cable TV, and Occupancy or communication improvements within the fronting Acceptance of streets and as necessary to serve the project and the Improvements future adjacent parcels as approved by the City Engineer and the various public utility agencies. 61. Dry Utility Locations. All electric, telephone, cable PW Certificate of TV, and communications utilities, shall be placed Occupancy or underground in accordance with City policies and Acceptance of ordinances. All utilities shall be located and provided Improvements within public utility easements or public services easements and sized to meet utility company standards. 62. Utility Vaults and Boxes. All utility vaults, boxes, PW Certificate of and structures, unless specifically approved Occupancy or otherwise by the City Engineer, shall be underground Acceptance of and placed in landscaped areas and screened from Improvements public view. Landscape drawings shall be submitted 16 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: to the City showing the location of all utility vaults, boxes, and structures and adjacent landscape features and plantings. The Joint Trench Intent Plans shall be submitted along with the rough grading and/or improvement plans. Public Works — Street Improvements 63. Public Improvements. Public improvements shall PW Grading Permit be constructed generally as shown on the Vesting or Tentative Map and Stage 2 Development Plan. Encroachment However, the approval of the Vesting Tentative Map Permit and Stage 2 Development Plan is not an approval of Issuance the specific design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks and street improvements. 64. Public Improvement Conformance. All public PW Grading Permit improvements shall conform to the City of Dublin or Standard Plans, current practices, and design Encroachment requirements and as approved by the City Engineer. Permit Issuance 65. Public Street Slopes. Public streets shall be a PW Grading Permit minimum 1% slope with minimum gutter flow of 0.7% or around bulb outs. Private streets and alleys shall be Encroachment at minimum 0.5% slope. Permit Issuance 66. Pavement Structural Sections. Asphalt concrete PW Grading Permit pavement sections within the public right-of-way shall or be designed using the Caltrans method for flexible Encroachment pavement design (including the asphalt factor of Permit safety), an assumed R -Value of 5. Final pavement Issuance sections shall be based on the actual R -Value obtained from pavement subgrade. 67. Bus Stops. Applicant/Developer shall construct bus PW Improvement stops and shelters at the locations designated and Plan Approval approved by the LAVTA and the City Engineer. Applicant/Developer shall pay the cost of procuring and installing these improvements. 68. Decorative Pavement. Any decorative PW Grading/Site pavers/paving installed within City right-of-way shall Work or be done to the satisfaction of the City Engineer. Encroachment Where decorative paving is installed at signalized Permit intersections, pre -formed traffic signal loops shall be Issuance put under the decorative pavement. Decorative pavements shall not interfere with the placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or colored pavers to the satisfaction of the City Engineer. Maintenance 17 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: costs of the decorative paving shall be the responsibility of the Applicant/Developer or future property owner. 69. Curb, Gutter and Sidewalk. Applicant/Developer PW Grading/Site shall remove and replace any existing damaged, Work or hazardous, or nonstandard curb, gutter and sidewalk Encroachment along the project frontage or boundary. Contact the Permit Public Works Department to mark the existing curb, Issuance gutter and sidewalk that will need to be removed and replaced. 70. Curb Ramps. City standard curb ramps are required PW Grading/Site at all intersections. All curb ramps shall include Work Permit or truncated domes and meet the most current City and Encroachment ADA design standards. Curb ramp locations shall be Permit shown on the plans. Please note that all curb returns Issuance on public streets shall have directional or dual ADA ramps — one for each crosswalk and oriented to align parallel with the crosswalk, to the extent feasible to the satisfaction of the City Engineer. 71. Visibility Triangle. All improvements within the sight PW Grading/Site visibility triangle at all intersections and driveways Work or (excluding single-family driveways), including but not Encroachment limited to walls and landscaping, shall be a maximum Permit height of 30 inches from the roadway surface Issuance elevation at the nearest lane. 72. Traffic Signing and Striping. Applicant/Developer PW Grading/Site shall install all traffic signage, striping, and pavement Work or markings as generally shown in the VTM, and stated Encroachment in these conditions of approval, to the satisfaction of Permit the City Engineer. Signing plans shall show street Issuance name and stop signs and any other regulatory signage appropriate for the project. Striping plans shall show stop bars, lane lines and channelization as necessary. Striping plans shall distinguish between existing striping to be removed and new striping to be installed. All striping shall be thermoplastic. 73. Street Name Signs. Applicant/Developer shall PW Occupancy of furnish and install street name signs for the project to Units or the satisfaction of the City Engineer. Acceptance of Improvements Public Works — Construction 74. Erosion Control Implementation. The Erosion and PW Start of Sediment Control Plan shall be implemented Construction between October 1st and April 30th unless otherwise and On -going allowed in writing by the City Engineer. Applicant/Developer will be responsible for 18 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: maintaining erosion and sediment control measures for one year following the City's acceptance of the improvements. 75. Archaeological Finds. If archaeological materials PW Start of are encountered during construction, construction Construction within 100 feet of these materials shall be halted until and On -going a professional Archaeologist certified by the Society of Calif. 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. 76. Construction Activities. Construction activities, PW Start of including the idling, maintenance, and warming up of Construction equipment, shall be limited to Monday through and On -going Friday, and non -City holidays, between the hours of 7:30 a.m. and 6:00 p.m. except as otherwise approved by the City Engineer. Signage shall be clearly posted indicating that vehicle idling longer than 30 seconds is prohibited. Extended hours or Saturday work will be considered by the City Engineer on a case -by -case basis. Note that the construction hours of operation within the public right- of -way are more restrictive. ______ 77. Temporary Fencing. Temporary construction PW Start of fencing shall be installed along the construction work Construction perimeter to separate the construction area from the and On -going public. All construction activities shall be confined within the fenced area. Construction materials and/or equipment shall not be operated/stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. 78. Construction Noise Management Plan. PW Start of Applicant/Developer shall prepare a construction Construction noise management plan that identifies measures to Implementation minimize construction noise on surrounding , and On -going developed properties. The plan shall include hours of as needed construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 79. Traffic Control Plan. Closing of any existing PW Start of pedestrian pathway and/or sidewalk during Construction construction shall be implemented through a City- and On -going approved Traffic Control Plan and shall be done with as needed the goal of minimizing the impact on pedestrian circulation. 19 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: 80. Construction Traffic Interface Plan. PW Start of Applicant/Developer shall prepare a plan for Construction; construction traffic interface with public traffic on any Implementation existing public street. Construction traffic and parking , and On -going may be subject to specific requirements by the City as needed Engineer. 81. Pest Control. Applicant/Developer shall be PW On -going responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 82. Dust Control Measures. Applicant/Developer shall PW Start of be responsible for watering or other dust -palliative Construction; measures to control dust as conditions warrant or as Implementation directed by the City Engineer. On -going as needed 83. Construction Traffic and Parking. All construction- PW Start of related parking shall be off-street in an area provided Construction by the Applicant/Developer. Construction traffic and and On -going parking shall be provided in a manner approved by the City Engineer. 84. Dust Control/Street Sweeping. PW During Grading Applicant/Developer shall provide adequate dust and Site Work control measures at all times during the grading and hauling 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. Applicant/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. Public Works — Erosion Control and Stormwater Quality 85. Stormwater Treatment. Consistent with Provision PW Grading/Site C.3 of the Municipal Regional Stormwater NPDES Work or Permit (MRP) Order No. R2-2015-0049 and any Encroachment subsequent amendments of the applicable MRP Permit issued thereof the Regional Water Quality Control Issuance Board prior to project approval, Applicant/Developer shall submit documentation including construction drawings demonstrating all stormwater treatment measures and hydromodification requirements as applicable are met. 86. Stormwater Treatment Areas. Stormwater PW Grading/Site treatment areas shall be located outside of public Work or utility easements and public service easements. Encroachment Permit Issuance 20 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: 87. Maintenance Access. Applicant/Developer shall PW/GHAD Grading/ Site design and construct maintenance access to all Work or stormwater management measures and mitigation Encroachment swales, as appropriate. Many of the facilities are Permit large and one point of access may not be sufficient. Issuance Maintenance access for equipment and personnel to overflow risers, cleanouts and other structures is required. The final number, location, width, and surfacing of maintenance access points from public or private streets is subject to the approval of the City Engineer and GHAD Engineer, as applicable. 88. Green Stormwater Infrastructure. PW Grading Permit Applicant/Developer shall incorporate Green or Infrastructure facilities within the public rights -of -way Encroachment of newly constructed or widened streets, subject to Permit the review of the Public Works Department. Green Issuance Stormwater Infrastructure facilities include, but are not limited to: infiltration basins, bioretention facilities, pervious pavements, etc. 89. NOI and SWPPP. Prior to any clearing or grading, PW Start of Any Applicant/Developer shall provide the City evidence Construction that a Notice of Intent (NOI) has been sent to the Activities California State Water Resources Control Board per the requirements of the NPDES. An electronic copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 90. SWPPP. The Storm Water Pollution Prevention Plan PW SWPPP to be (SWPPP) shall identify the Best Management Prepared Prior Practices (BMPs) appropriate to the project to Grading construction activities. The SWPPP shall include the Permit erosion and sediment control measures in Issuance; accordance with the regulations outlined in the most Implementation current version of the Association of Bay Area Prior to Start of Governments (ABAG) Erosion and Sediment Control Construction Handbook or State Construction Best Management and On -going Practices Handbook. Applicant/Developer is as needed responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 91. Stormwater Management Plan. A final Stormwater PW Grading/ Site Management Plan shall be submitted for review and Work or approval by the City Engineer. Approval is subject to Encroachment the Applicant/Developer providing the necessary Permit plans, details, and calculations that demonstrate the Issuance plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board 21 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: and Alameda Countywide Clean Water Program. Landscape Based Stormwater Management Measures shall be irrigated and meet WELO requirements. 92. SB 1383 Compliance. To comply with SB 1383 PW Grading/Site procurement requirements, all mulch and compost Work or used in stormwater management measures and Encroachment general landscape areas shall meet SB 1383 Permit procurement requirements. Specifically, compost Issuance must be produced at a permitted composting facility; digestate, biosolids, manure and mulch do not qualify as compost. Eligible mulch must be derived from organic materials and be produced at a permitted transfer station, landfill, or composting facility. Examples of allowed compost include arbor mulch and composted mulch. 93. Trash Capture. The project must include PW Grading/ Site appropriate full trash capture devices for both private Work or and public improvements. Specific details on the Encroachment trash capture devices selected are required on the Permit construction plan set demonstrating how MRP Issuance Provision C.10 (trash capture) requirements are met. A list of approved full trash capture devices may be found at the City's website at the following web address: https://dublin.ca.gov/1 656/Development-Perm its--- Stormwater-Require Please note that lead time for trash capture device delivery can be substantial. The applicant/contractor shall plan accordingly. 94. Phased Construction and Stormwater PW Grading/ Site Management Measures. Required stormwater Work or treatment, hydromodification management, and trash Encroachment capture devices shall be installed concurrent with Permit construction of the first phase of improvements. Issuance Temporary facilities are not permitted. Public Works — Special Conditions 95. Neighborhood Park on Parcel D: The PW Final Map and Neighborhood Park on Parcel D shall contain a Improvement minimum of 5.5 acres and be shown on the Final Map Plans as future parkland to be deeded to the City of Dublin by separate document. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Vesting Tentative Map 8563 to the satisfaction of the City Engineer and Parks & 22 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb and gutter, utility stubs to parcel. Neighborhood parkland and improvement credits to satisfy requirement in full will be provided at the completion of grading and street improvements or as specified in a Park Improvements agreement with the City 96. Neighborhood Park on Parcel O: The PW Final Map and Neighborhood Park on Parcel O shall contain a Improvement minimum of 6.0 acres and be shown on the Final Map Plans as future parkland to be deeded to the City of Dublin by separate document. The City will not accept the future parkland parcel until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on Vesting Tentative Map 8563 to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb and gutter, utility stubs to parcel. Neighborhood parkland and improvement credits to satisfy City requirement in full will be provided at the completion grading and street improvements or as specified in a Park Improvement agreement with the City. 97. Project Signs. All proposed project monument PW Grading/ Site signs shall be placed on private property. Signs Work or should be located outside of any easement areas Encroachment unless specifically approved by the City Engineer. Permit Any signage allowed to be located in an easement is Issuance subject to removal and replacement at the expense of the Applicant/Developer if required by the easement holder. 98. Solid Waste Requirements. The project must PW Grading/ Site comply with all requirements in Dublin Municipal Work or Code Chapter 7.98, including the following Encroachment requirements: Permit Issuance • Install trash, recycling and organics collection containers community congregation areas. • Install pet waste disposal stations along pedestrian trails. • Construct solid waste enclosures at community congregation areas. A solid waste enclosure checklist is required to accompany the submission of enclosure drawin s. 23 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: • Install trash, recycling and organics collection containers along public and private sidewalks. 99. Garbage Truck Access. Applicant/Developer shall PW Grading/ Site provide plans and details on anticipated garbage Work or truck access and routes, in addition to example set- Encroachment out diagrams for waste carts/bins placement on Permit garbage day demonstrating adequate space Issuance available for carts/bins. Carts and bins shall not block street or driveway access. 100. Bay Friendly Landscape Design. All publicly owned PW Grading/ Site landscape (e.g., parks, right-of-way, etc.) shall be Work or designed and rated to meet Bay Friendly Landscape Encroachment standards. Applicant/Developer is encouraged to Permit design all other landscape areas according to Bay Issuance Friendly Landscape standards. 101. Street Restoration. A pavement treatment, such as PW Certificate of slurry seal or grind and overlay, will be required within Occupancy or the public streets fronting the site as determined by Acceptance of the Public Works Department. The type and limits of Improvements the pavement treatment shall be determined by the City Engineer based upon the number and proximity of trench cuts, extent of frontage and median improvements, extent of pavement striping and restriping, excessive wear and tear/damage due to construction traffic, etc. 102. Overhead Utilities. All new and existing overhead PW Grading / Site utilities shall be placed underground. Work Permit or Encroachment Permit Issuance 103. Hydromodification Management Standards. This PW Grading / Site project is subject to hydromodification management Work or measures. Applicant/Developer shall review the Bay Encroachment Area Hydrology Model (BAHM) Review Worksheet Permit for all projects that must meet Hydromodification Issuance Management Standards. The worksheet is available on the City's website at the following webpage: http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require 104. Electric -Preferred Construction. To the extent PW Grading/ Site feasible, Applicant/ Developer shall comply with the Work Permit or new construction electric -preferred Reach Code. Encroachment East Bay Community Energy offers free technical Permit assistance to the development community and can Issuance and be reached through the EBCE contact Beckie Menten On -going at bmenten(a_ebce.org or by telephone at (510) 988- 1736. Qz1 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: Public Works - Project Specific Conditions 105. Park Agreement Execution. The timing of park sites PW First Final Map constructed by the Applicant/Developer shall be dependent upon Park Agreement executed with the City. 106. Park Utilities. Utilities shall be provided to all park PW Improvement parcels. Plan Approval 107. Amenities and Semi -Public Parcels. At a PW Improvement minimum, utility stubs shall be provided to the Plan Approval Amenities Parcel, Semi -Public Parcel, and HOA Parcels, including but not limited to storm drain with field inlet. 108. Positano Biocell #4. Applicant/Developer shall PW Encroachment coordinate with the property owner of Assessor's Permit Parcel Number 985-109-1 to the north to complete Issuance construction of the stormwater treatment area at the Croak Road/S. Terracina Drive intersection (Positano Biocell #4). Applicant/Developer shall provide a 24 - inch storm drainage connection for the high flow by- pass at existing Diversion Structure #4 to provide the ultimate storm drain connection per the Drainage Master Plan. 109. Graded Open Space North of Street V. Grading PW Grading Permit and drainage in the open space north of Street V cul- Issuance de -sac shall be such to minimize ponding in the event of overland release of runoff, to the extent possible. 110. Diversion Structure Location. Diversion structures PW Improvement shall be located outside the public right-of-way in Plan Approval private or HOA maintained areas to the extent feasible to the satisfaction of the City Engineer. 111. Central Parkway Improvements. PW Grading / Site Applicant/Developer shall provide 12 -foot -wide Work or minimum lanes on Central Parkway along all sections Encroachment East of Croak Road. Along Central Parkway West of Permit Croak Road, section of roadway shall match what Issuance was previously installed west of the project site. . 112. Parcel D Park Frontage at Croak Road. Applicant PW Grading / Site shall work with the City to provide a minimum five- Work Permit or foot separation from the parking to the shared use Encroachment path along the park frontage at Parcel D on Croak Permit Road, if feasible. Issuance 113. Wide Curb Ramps. Applicant/Developer shall PW Improvement provide wider curb ramps with a minimum width of Plan Approval eight feet at all intersections along Central Parkway and Croak Road for the continuation of the shared use paths along these two streets. 114. Traffic Camera. Applicant/Developer shall provide PW Improvement Econolite camera for video detection at the Plan Approval 25 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: westbound Croak Road approach at the Dublin Boulevard/Croak Road traffic signal. 115. Traffic Signal Fiber Conduit. Applicant/Developer PW Improvement shall provide traffic signal fiber conduit on Croak Plan Approval Road for future north -south fiber connection between Dublin Boulevard and Central Parkway. 116. Stone Theme Wall. The stone theme wall at the PW Grading/ Site intersections along Croak Road will need to comply Work Permit with intersection sight distance requirements per Issuance AASHTO for vehicle speeds of 25 mph and corner sight distance requirements per the Dublin Municipal Code. Plans shall show sight distance triangles to the satisfaction of the City Engineer. 117. Existing Sign Replacement. All existing signs PW Acceptance of along Croak Road not meeting retro-reflectivity Improvements standards shall be replaced with new signs. 118. Flashing Curve Warning Signs. PW Improvement Applicant/Developer shall provide solar powered Plan Approval flashing curve warning signs or equivalent warning signs on off -site Croak Road at appropriate locations to warn vehicles of the approaching horizontal curves including but not limited to locations as generally shown on the VTM and to the satisfaction of the City Engineer. 119. Speed Feedback Signs. Applicant/Developer shall PW Improvement provide solar powered speed feedback signs at Plan Approval critical locations on off -site Croak Road including but not limited to locations as generally shown on the VTM, and to the satisfaction of the City Engineer. 120. Street Lighting. Street light standards and PW Improvement luminaires shall be designed and installed per Plan Approval approval of the City Engineer. The maximum voltage drop for street lights is 5%. Photometric plan shall be provided for review and approval. 121. Barrier. A k -rail barrier shall be provided between PW Improvement Fallon Road and Interim Croak Road to prevent Plan Approval vehicles from traveling across the gap between streets. 122. Subdrain Monitoring. Design of subdrains shall PW/GHAD Grading Permit allow for monitoring of subdrain flow from the Issuance Positano development separately from the Croak Property. 123. Runoff from Existing MSE Wall. PW/GHAD Grading Permit Applicant/Developer's Civil Engineer shall evaluate Issuance the potential for erosion at runoff from the existing mechanically stabilized earth (MSE) retaining wall adjacent to Parcel H and provide slope protection as C # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: deemed necessary by the City Engineer and GHAD Engineer. 124. Slope Stability Adjacent to Existing Fallon Village PW/GHAD Grading Permit and Jordan Ranch. Proposed grading adjacent to Issuance existing Fallon Village and Jordan Ranch projects shall be in conformance with the recommendations of the Geotechnical Report. . 125. CFD Improvements & Maintenance. PW Backbone Developer shall not object to the initiation of any Final Map Community Facilities District ("CFD"), formed pursuant to the provisions of California Government Code Sections 53311 et seq., for the purpose of financing the maintenance, acquisition, and/or construction of certain public improvements on the Property. Developer and City shall be in agreement with the Rate, Method of Apportionment and Manner of Collection of Special Tax ("RMA") for public improvements as it relates to the Property. Developer shall pay its fair share of administrative costs incurred by the City associated with the formation of a CFD. Developer agrees that the boundaries of any CFD will include, but may not be limited to, all the Property. If a CFD for maintenance is not formed, City and Developer shall work together to establish a maintenance mechanism for neighborhood streets on the Property (excluding Croak Road and Central Parkway) for 20 years after City acceptance. 126. Panorama Pedestrian Connection PW/GHAD Grading Permit Proposed trails to be located on Parcel D of Tract Issuance 8100 and Parcel I of Tract 8024 (Assessor's Parcel Numbers 985-108-4 and 985-98-8) are located on GHAD-owned parcels. The Applicant/Developer shall secure approval from the Fallon Village GHAD for annexation into the GHAD. Proposed trail located in Parcel C of Tract 8100 (Assessor's Parcel Number 985-108-3) is located on a privately -owned parcel. The City of Dublin will work in cooperation with the Applicant/Developer in their good faith efforts to obtain rights of entry from property owner. PASSED, APPROVED, AND ADOPTED this day of 2021 by the following vote: AYES: NOES: Oxl ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Attachment 4 U NA ale w I -e PARCEL E w�oce Im 1 ��Iewwl_ / .2AiAC • i...PARCELS IOU ••.T•- ses ��awm PM D r `Y /P — — —� e MGM �� 1—` iatAD4 J I� " L PARCEL U f4ADL R i PARCEL A /KSMNN D.10UF 4,•„' 1 P e.brl°'----*+ J PDnx1D _ CENTRAL PARKWAY: L-1 MLT y F G PARCEL -T —Tj' � • T.AeVII LEN —KesU.iww4 ,JIi _] �p/ 0.03LAC I PNAI.`[irPP. I W / PAL. PARCEL;NI PAR�EI PARCB_ 1■ HabonboAbo �./� aes�I�oe-w A VESTING TENTATIVE MAP TRACT 8563 EAST RANCH (CROAK PROPERTY) CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA SEPTEMBER 2021 PARCEL K Ex-BPSAC EIEIlV ■ j �tra`L� yl * �• i Al PARCEL PROPOSEDOWNER MAINTAINED BY PROPOSED USE PDOAELAHAC HU IANDSUPING/UTUTIES/OVERLAND RELEASE PAACELB XU XU LWDSCAPING/DIWNME PARCEEC EDESTRI010W S IPUPJICACCESSESMT CIWOFd■LIN Ott OFDUBUN NEIGHBORHOOD PARK(PUBUC) GHAO OPENSPACE(AWHDEDWEMNDS) NAACRf GWA HOMWNDSCAPF• wATERWNIWFACIUW GHA0 HNA0.5LOPESTPMLItt" OA4INDSCAPE• GHA0.SLOPESTABIUtt'• TERgUALItt FACIUW PEOCRICFLG H HOAaMIDPUPE•, HM FAOLOY GIAMUOPESTABIUtt"• TERgUuItt FAUILIW/HM FAOUTR PARCELI HM HM OPENSPACE(PRESERNEENERANDSI HM HM LLANDSCAPING PAACILN GHAD CHAD IDEMIAL/AGRICULTURE ME, WE PARZRL HM HM LANDSWING/PEDESSA.N ACCESS(PUBUCACCESS ESMTI PARCEL HM UNDSWING/PED6TRIANACCF55(PUBUCACCESSESMTI PARCELN HM HM LANDSCAPING/POCKETPARK(PUBUCACCESSESMT) PARCEL. CII'ICFDIIBFIN OWOFDUBUN NEIGHBORHOODPARK(PUBUCI 24004(0 TRHARASS TM MOOD SEMI-PUBLIC PARCEL1 CHAD H0&—DECAPE• GHAD-SLDPEETABIUW- WATEROUAUWFAAUTV/OPENSPACE PARCELR HOC HM FEMATE COMM001 SPACE PARCELS HM HM M OWING PARfLT GNAO GFLEA EVAE/SDE HM HM PRMATESIPEET y -t HM HM P R E —ET PAA<B 2•FH HM HI P _ PARCEL GO CHAD -UH DSUPE• GHA .SLOPESTABIUTV•• ENNDSCAPING/WATEROUALITY PARCELRR TRUMARK TRUMARK FUTURE RESIDENTIAL HM HM IANDSWING PARCELTT CHAD HOMENNDSCAPE- GIW-SLOPESTABIU Y" WATERWAUWFACIUIV PARCELUU HOC UOA LANDSCAPING LOTRFdS5 POLAMNM TILSESPA SINGLEFAMLYDETACHEDLOTE AIRSPACE CONDOMINIUM PURPOSES Ip� SHEET MMEER SHEET TITLE a M19T O BECTLDIM MW CETu,S SRI PUN AND PREUMIH4D 11— PENN m uW PENN m uW PENN R.TE PLAAN RRELDI-N • 10 AAND UTILIW PLAN xINUN UTnm PENN SRE PENN AND RIELIIINAI URLIW PENN GEl-1 SDI. SECTI 9IAND DETAILS IS NG PLAN PRELIMIMWT (USING PLAN MADING PLAN A 6 xc P W -I 1M IF IB 10 PRELIRNARY GRmING PLAN MZLIMIMAA PAMIOM WRML PIA.M REWNLESS AND HYDRANT LOCATIM PUN INTERIM UTILITY PLAN a"' PB RouxDvaD DUAILS TER E W R_NI AILS POSITGIO GENOA (S DALECT ONNEPLAANNx oFT DIY LGRwN SE IMPMVUIENM HDA 1.00 -50) INTERIM SHAM READ INPRUEMENTS ISTA 24+50 - 43m0) S S43 18.1 INTERIM GROVE Mm -EVENTS (STIR 0.3+00 - 58.00( INTERIM (SAM Rpm IMPROVEMENTS (SEA SAWS - 58.07) WN SID SIGNING ANO STRIPING CRW( ND TWFIC ISIµ010LTMID AND PRELIM SIGNING NO SRIPIM TENTATIVE MAP NOTES: LOCATION MAP a. SPEEYIIA<ROxLYESTU PERCITYOFRRUNGTAODARDEANOPD.APPRDVALE ETREETEM BE PUBLIC ALLEYWAYS WITHINTAE MEDILLI DENSITY NTMCALE OH 1 HAILSIX � OAK PROPER TES LP SREARDMOTORLOURTS INTENDED TO BE PRIVATE. LEGEND 82 GA LET SANLUNOROCAS45TT8Bt1 1A EXISTING ZONINO RESIONTP6LONL 4+1 IXIST•1G/BYOTHERS PROPOSED 1 APPLIUM RESRESIDENTIALC El-RURALSPACE,RESIDENTIAL/AGRICULTURE, PONEIGHBORH000 ULTURE.LEO DAEIGH W ABBREVIATION —BISHOP DR NEGUITIGO PARIOEMIAL, PARK PS -OPEN SPACE, PD SEMMUBUC - ----------—••--••--- BOUFSVLNE SANRMHAN.DRIVESUITE SAN FACON'CALKSI a - — — - PARCELLME AC ACRES HM COMACT: PAMELANIETING IS EXISTINGWPDUSE: RURAL RESIDEMIAIIAGRICULTURE 18. PROPOSED LAND USES: SINGLE FAMILY,NEIGHMIAL-ITS LOTS,M RESIOEMVL-1S O - — — — — - AGO AGGREGATE LP LOW POINT LANDSCAT ] ENdlFFAaUWNER MACIWVBSOMP3 CONDOMINIUMS, NEIGHBORHOOD PAIRS SEMIPUBLIC, OPEN SPACE, SEMI-PUBLIC. d Y —C— RIO BACK OF CURB us LANDSCAPE 5142 FIMNIUUN OR SUITED RURAL RESIDEMIAIIAGRIOULTURE ----------------.. GB!NSXT LEO BNDY BOUNDARY SAINT MAINTENANCE PLFASPNTON. CA 345SB3355 TREATFDsr atM OIWN,MWxoLE (SW CA BAG, OF SIDEWALK CENTERLINE ME P MSNHOLE PAD GRADE CONTACT' M EUAN I 3} CONTOUR INTERVAL Ill FOOT. TOE ELEVATION DATUM ISE SEDONAWAEM COUNTY BENCHMARKS. TOPOGRAPHIC INFORIMTION SHOWN IS BASED CN AERIAL FLIGHT DONE ON OCTOBER30, 2019 BY GEOMARS. Q -------©---D"—' ._ __ AN]DIWNAGE INLET DIG DIAMETER PAR PRIVATE ACCESS EASEMENT UREUX (12S).EBLHEUREUX 0 12 ---- OPENSPACFAxoHIGH ROW BYPASS STRUCTURE PIL PROPERTY LINE 1B UNESS OTHERWISESPECIFIULLYSTATEDINTHECONDITIONSOFARPROVAL, LOCALAGENCYARPROVPL OF CONSTITUTE THIS MSHALL CONSTIE AN EXPRESSED FINDING THATTHE PROPOSED DIVISION ANDDEVELOPMENT OF STORMDMIN DMA DRAINAGE MANAGEMENT PSE PUBLIC SERVICE EASEMENT R, GEOEECHNICAL CONSULTANSS: BERLOGAR SIEGE NSEASSOCIATES THE PROPERTYWILL NOT REASONABLY INTERFERE WITH THE FREE AND COMPLETE EXERCISE OF OF RIGHTS OAREA PUE PUBLIC UTILRYEMENT 558TSUNOL VD DESCRIBED INGONERNMENTCODE SECTIONBN38(N%3)(A)0) O Q FIELD INLET DSRSD DUBLIN SAN FLAMON SERVICES ATM WATER LINE(RECLAILAIMED) PLEASWTON. CA.ERM O ��X` DISTRICT RNV SD RIGHT OF WAY STORM DRAIN CONTACT: FRWN BERAR OGI NIGLUROANINI UGRWESANO LOT DIMENSIONS AREPRELIMINARY WDSUBJECTTO 12. DCCLUTILITYEN FlNAL ENGINEEMNG HOUSE S '�'�"'� ESMT EASEMENT SDE STORM DRAIN EASEMENT M2$)4BANrro INEERDLOESIGNAN DESIGN AND PLOTTING V WATERLINE (RECIAIMEDI EVAE EMERGENCY VEHICLE ACCESS SDO OPEN SPY DMIN B} PRE ESTPBUSHEO BY STAGE2PD.SRE DEVELOPMEM STANDARDS FORTHE PROTECT Z = __ _ _ __ __ _ -lam m _________ SWITMv9EWERANDMANHOLE EVA EASEMENT ERGENCY VEHICLE ACCESS SSE SESTORM SANITARY SEWER SANITARY SEWER EASEMENT S ARUSUBIECi TOINUNMTON: PER FEMA FIRM PWEL OB001 m929 G. SITE IS IN ZONE X-AREASSUBIECi TOMINIMALFLOODHAEARD. ESTA&IGSETBACKS ESTABLISHED BYSTAGE2PU. F IX EXISTING SW SIDEWALK ARES•UNIESSNOTED.AUSTOFMORAINSARE24'ORIESSUMESSNOTED 21. ALLSEWERRMINES • FIRE HYDRANT F/C FACE OF CURB SAW SIDEWALK A. SUBDMIDEMRM 11Ni5ACRES YFIKAL ARCS DETEMINEDBYFINALENGINEERING DESIGN. III !)--I MELDPEURLESSOTHfRWISE NOTED FF PG FINISHED FLOOR FINISH GRADE DWG AC STORM WATER QUALITY TOP OF CURS T ASSESSORS PARCEL NUMBER 905-0S2-002-00, ADS LBCIL01-01 1P. TIE APPUUNT RESERVES THE UPTON TO PHASE THE MAPPINGAND CONSRWCRON MTHIS PRWECTIN (q TTT III Fl FIELD INLET W WATER UNE(DOMESTIC) VARIOUSCAMBINATONS OFFINALMAPS/TRACT DEVELOPMENTAGREEMENTSALSIORIMPROVI:MENT RETNNINNWALL AM GRACE BREAK VILE WATER LINEEASEMENE D WATERSEWE RSYSTEM: TO INSTAUEDINCONFORIMNACE WITHDUBUN PLANSSMPROVEMEHT AGREEMENTS, ALL ASAPPRONED BY THE DIRECTOR OF PER IC WORHG W GRAD GEOLOGICHAZARDABATEMENT SW RAMON SERVICES DISTRICT(DSRSD) STANDARDS. ---------- CONCRETEDITCH DISTRICT A /TISTHEINTAFTERIHEENTOFTHE 19343.00 .yJV. SVTTIE3A CDDI HM HYDROMODIFICATION pgyAAI TOGS HSTALLEBROOIFOfiWICF METHCIEE CF MURIp BTAHDVW9 POPPRVAL LOTOSS.SISADPARONDOMINIUMSTESUROMDEONDOMINIUMUNITS E BY FUN RE FINAL ARERTO FINAL MAARCELS AL LOT3538318ARDPARCDOROAD UM1 LDBE LAYOUT MAP INTO MULTIPLE PARCELS CONSISTENT WITH THE CONDOMINIUM BUILDING LAYOUT DETERMINES DURING HP HIGHPOINT It. GABRELECTNGIY: TO BE INSTALLED INCONFORIMNCEWITH THE SITE DEVELOPMENT RELIES! (SEW PROCESS TOTAL NUMBER OF CONDOMINIUMS NOTTO EXCEED IS DRINE HONOFSTIXiM WATFROVERUNO STANpARp5 OF PACIFI; GAS AND ELECTRIC GO. UNITS.LEASE 1 11. TELEPHONE: TO BE INSTALLED IN CONFOIAIARCE WITH STANDARDS CD GUNS 81 PROJECT INTENDS TO ANNEX INTO THE EXISTING FALCON VILLAGE GEOLOGICAL HAZARD ASITEMEM 12. CABLE SD BE INSTALLED N CONFORAANCE WITH SEANDMDS OF COMUST DISTRICT. SEE TABLE ABOVE FORPARCELS PROPOSED TO BE CHADOWNEDAND MAINTAINED.GHAD F SI MNMENRNCE TO BE FUNDED BY GHAD ASSESSLEMS ON ANNEXED PROPERTIES. Nlw Alw FIC ]6 FIC FINK PARKING ARRWL TRAWL PARKINGSny" 6 10 RMfMAIL 0 B L/S S/W 20' PIL RI HM PARCEL `Ww PUBLIC STREET B FROM STREET T TO CROAK RD - 59 ROW NOTE: •FINAL LOCATION OF SIDEWALK WILL BE COORDINATED WITH PARK DESIGN BAR 56 Rlx FIC ]6 fIC "COIL RESIBIIrt[u 5/W PARKING TR1412L V TRAVEL PARKING L/s SW PUBLIC STREET B FROM STREET C TO STREET T - 56' ROW PUBLIC STREET C FROM CENTRAL EXTENSION TO STREET B W 61' W FIC .I6• Flt ulL KN1I V RESIDENTIAL S/W L/S PARKING 1RA12L TRAVEL PARKING L/A 5/W ENKINEETIAG PUBLIC STREET B FROM STREET Z TO STREET C - 61' ROW PUBLIC STREET C PRIMSTREETB TO STREET V W AIW FN FIC GESTRA S/W L/S B 10 TT S/W PUBLIC STREET A FROM STREET B TO STREET V - 56' ROW PUBLIC STREET B FROM STREET I TO STREET J PUBLIC STREET A ENTRY FROM CROAK RD TO STREET S - 62' ROW PUBLIC STREET B ENTRY FROM STREET J TO CROAK RD RIw 51. w FIC 16' FIC PARK OIL S/W" PARKING TRAVEL CV TRAVEL PARKING LIP S/w NENEDENTIAL rN PUBLIC STREET A ENTRY FROM STREET J TO CROAK RD - 57' ROW NOTE: •FINAL LOCATION IF SIDEWALK WILL BE COORDINATED WITH PARK DESIGN FIC J6' IC PARR BCL 51W PARKING TRAVEL A y TRAWL PARKING L/S S/w RENIDENTIAL PUBLIC STREET A FROM STREET I TO STREET J - 54' ROW NOTE: -FINAL LOCATION IF SIDEWALK WILL BE COORDINATED WITH PARK DESIGN Alw RIw FIC IC N REERINTIAL S/W CORKING TWAGKL RNAGNTAT TRAVEL PARKING S/W NISIBINTIAL TYPICAL PUBLIC NEIGHBORHOOD STREET - 46' ROW NTS INTERIM PUBLIC CROAK ROAD FROM CENTRAL PKWY TO PROPERTY LINE NTS 11L RGeCOT�L5 °• _U, 11AL s/W NISIBENTIAL 2' PUS L PUE TYPICAL PRIVATE ALLEY - 30.5' p1Ax PIL 52. 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M ■ ■ �. 26s 264 263 ` ■ NCE TIN 1 FENCE xtCx5R ..IN PIL PIL ® i yam' jam L' jPEI 1'! Robs, Vii` ��.,Q�■AI■11■'I:.1■11■.� g✓ III�YfI�I'iI��Y "��r' r�j�v r i .li�a7 ! it IY►'\had _ ������ �,p`--T�iil� �� I � Ipq����gq�yy�®I5�PI��11�gq�yyE�E • yr�x eq 1iyy ilil ��lI4 S�«yf. Fc� � I` GRADING SHEET & SECTION INDEX P is rI pi II1 I � b Y .I r o L1 1 TYPICAL SIDE YARD CONDITION PAD DIFFERENCE I' OR LESS RAH F__FEN6E TYPICAL CORNER LOTS PAD BELOW STREET PIL D,�BDLD �EExE TYPICAL SIDE YARD CONDITION PAD DIFFERENCE 3' OR GREATER xro PIL FENCE "E%Nl'xcEN�o e5s u�xFuxNP � 2` s�oP5 TYPICAL SIDE YARD CONDITION PAD DIFFERENCE 3OR LESS TYPICAL REAR YARD CONDITIONS: n PIL rFEYCE 1�FENCE lll, YELKI FENCE v.ER3uND PIL PIL CE °CENAY WALL RBDW 20 EY/L. S0E NNNf ESYRBN0 25Y YL�c Ai IU-BENi 10' wx MERBNN_. �' rvuv5� soD� NONCIlTI v I,ON Pll xvDPOSEED SECTION A IL Wll NE 20 ENNE SDE NVM..I I 6TJµ P/L 0VFf® I ro LPAID 0 II; o TED ProRo EE SECTION B c:ry aTD m NO PIL «I oDxD 10' 2tl EVPE SDE YW Nf 199 EX CONCRETE DTICH r9uo �� i NI— FX ° wuL R3 4 12 AaEss PD ES DID= ` TED xvwro F. CITY STD c, 418 LL SECTION C Is I. RD BN�Yp EVAF 9DE. NAIxT FBNT �rLIENT r BYERSNILC c1Tr siD. cD 41a cPAVEL xvowaIEEo SECTION D NTs >- I— am o' aQo Y ¢ lo Q a NN 0NE . a = ZNE <KANE EC W 19343.000 sHr 9 OF 31 PIL Ex cxouxo �. EVAE, sod uxm. Esur N' LLAx 4' 12' ILCFSS RO 1' �\ I OrEfmulLD .rFENCE — I Y sUo EL OAVLIGHi \\\ xvRNNGSEEC SECTION E PIL 20' EVAE, SDE, IMIM 6Nf 4' 11 ACCESS RD 4' RNm _—_—� Ex GRDAVLIGM GGTr sro.ITw�41eR FEncE RAVEL Tlvp 3'"7 SW PIPE sW — — SECTION F SECTION G EASY Fexcel ! BNI V R/ry DAYLIGB. FENCES I GNouxo� 2 FMMEN ES qCH . VAAI STREET Z 20 EVAE, SDE, MAINZ. NUT BUOY I 4' ( LINO YIN FENCE / GPO --OA SECTION J s SGO R GRAVEL W CITY s.D. w 41e FENCE` SECTION K SECTION 0 CEA7RAL PARKWAY EXTENSION BE GRADING N2 AD D BE ANGORA O u r DAYLIGHT sx .r 2a —�—GR— ------- __--- _ G' I INE DERAIL sD so I PROPERTY CIry s.C. co ate SEC NION S MWBUIm I STREET R S BRAMUGH PROPERTY I PL RUNOFF FRCP STREET R ENTERS O FENLE I RIW BIORETENTION THRU CURB CUTS � � VAPoES 2]' MIN Ex GROUND — L--- DAYucnT m I Pya OVEABUIm G/w 21k4r STREET M SECTION L VAPo6 PIL PARK PARKWAY EXTENSION �s PENILE , MIN��---- 20' EVAE, . PIL \ FEn 20' EVIL, SDE, L Y� WIT M 20'f MM �r MIN wnu OMFRBULDA I 0.4YLIGHT DAYLICI \ PEP LITV FENLE 4 q,:V GRAVEL SW STD CC�at BGN WALL ~ 00 SECTNION H HYDR sEwo GRAVEL Iry s o. ru ale couxTv sio oETAnACSo S SECTION M exlm S SECTION P SECTIONT PaR1N I "°x 1 .1. 12' PUBLIC VAflIEs —I 1. FE2.EAR OVEABUF 5�ODSGcw"wl.nasueoeAlN FARTxsx ol.cx SECTIsON U 2 _NM ­ j 6y -DI P£h7RA1RA P/L GNIYOBTNNm fflM PflOPfflfY OWNER 01£R@IIW I1, NAx IFExcEAD BRANAUGH PROPERTY R0SECTION 0DWVLIBIT OFF�'ETT..TZZ'7�E­ET Rlw B' en 5' CENTYM �I FRON PROPERTY OWNER uNNYSE PARKYYAY BS MIX s �2. RETE UVEAGUIW 2' GI.IETRTION Ox RIGHElTI GADU � _ _ _ _ PROPERTY EL 49_D.n-- �y1 - t l r^- DAYLIGHT SECTION V P GROUND FENCE — ID' EVAE COE. MAIM. ESMr 11' >LC. RD a' SECTION R 1' aEr�lw Wx DAvucx. FENCES a rvi CCIITY TD. coxaie S!v cE HY ze °0 CITY SV I LD a1B mmvoGEEo �d GORAAVEL G ��/ `E%I FOECOL�L'I SECTION I SECTION N GROUND DRAINAGE AT LP TRALT n0 f ceaGR V B79 Ex —L �� RETexT aoln PIL Rlw CROAK vARlls Rd Ex COBBLE _ -- WET-\\ RETAExiNG wALL onvucxr SECTION W TiC 8266 MMON AF TR 3268 0'176 —DC FTR 8]97 GH PACVEST LL p ell P Ud a v42o e ea�B z �� } �P gy ;Z k+ 9° \ / o- o _ o p5 1 "" oo'° eoe 489 O a501 I < 602 1°503 5041; ;6y N g A P4T4.e r FT PA PCaAK 0 - - s z 'v sb i ro r / / 49]°�mi m 495 B e 493 D9 -.� :rEz,g `�`�0 'I� [z7 489 wsn 482 484 d86 488 xyo ry P5G .4 P4G.' 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PROPOSED 34 ROADWAY WILL BE CLASS II BIKEWAY PER GUARDRAIL HIGHWAY DESIGN MANUAL INDEX 301.2 WITH REQUIRED LIMITS OF WIDENED PAVEMENT SCALE: : —40' BEHIND AD SEES PREG`*FVA °Ts" s "\ --. 4 AC DOn186 A. ouLO 63ouxD INInE FWNDATIX s M,�`=I"G `NARIES SEE DVE) O ° L IECT DIDEuxxG !B! i� WIDEN I yrs �e 4u`ACSOu ,Ox ae STREET SECTION €€€ (STA. 51+SG z1 55 8x Sr) L Ex. 40' ROW7CAE L\ 34' NEW PAY£NENi �"�No A `do V w 6 11' 11' 6' OAOVND B�"dry = W OVLO iRAYELw4Y iM1ELWAT OULD dJ %BETA � o M PIEAITYPE FWN g (PHEIGIT VARIES°p1SET d DVE) 8L FECT". MT 10'L IzL 9, MAY } a AG ON 16 AB ryMT «- z NH PHISO WIDEN 16'S-13'! IX -1 WIDEN L ECTION cr `ACSON IN'BAN W IL K STREET SECTION 0 FW rs ILof (ETA. 5D+96. .21) a ($iA. ss+Bz.31 - s9«oo.ITl O 'o Q afe IA RAW �a o 34'(NEW PAVEMENT RU NV RAW 0NEW PAVEMENT wQ m ew CIL Bw crL U CE :E N AETA unD 'x.AEra uxO z z¢ e ADS ,GNP AxeT°cxiFvAn°[s°AisIN BExrno Ac aERM j�EicxrRE F Es �1 WVEI (AaDVE r3VAn ES �1SEE-- (Ex GVE) F Ac BERN ) \\LI 4 AG ON 16 AB 1. WBOEN 22'L E%EGPVMT.r Y pEN BEAM — 5 6 E SECTION WIO l� AC BEAM a _ AC ON I6 AB 4 AC ON 16 AB _ WIDEN 22'L IX. PINT. 4 AC DN ,6 OB W 4 AG DN Is AS 19343.000 STREET SECTION STREET SECTION ,STA. 45188.2 .s5) (STA. 45«e6.1 .21) SHI (RIO. 41+xs.D6 - 41«11.x6) (STA. 5G+24.74 5O+B6.56( 30 OF 31 OH PACV£ST LLC APN 985-0027-0027-002 �Ex. TV BE-RENOVW (COMIJMUNNNICA TO CROAK) � eIO n2Texnox "• %• _ (COMIReUNLEa4 IGG LEEu S'SONLY TO CREAK)I ■ M4 9A(A) CROAK PROPERTIES LP Ex. JNNSIN RAWWA Ram APN 905-0002-007-01 j IO BE REMOVED co eE owT¢ '•ea• �' l LINEAL I TO ...W �X. RD E TG BBE REMOVE0NLv TO C A�� — — _ y G EATEa } RR EG EIT PcEWmArvawr lvWr L IRI Ox BARRI ADE BW4,RR BG Bw419.5 w42,BiX G. w ew az,.a s MCNG B s IILLECTIWNVEY „ DOS ro GOAS Y ¢ `q� 0)1 PACE T LLC ,ORETENImx - t AxO wts ,RI �` APA' 9055 0001 —0001-005 03 A3d (MUTOD W„ U K C SHARE CROAK ROAD THE STA. 59+00 TO 68+87 ROAD NIB-IP W1'-1 EDI m' ROW wE OIL MEAT OVID TUVELWAT iRAVFLWAT 6W �E EREuxE O OVERLAY LxRETAINING WALL WIT. Pi ER TYPE ROVNEAnOx HEVGIT VARIES - BEE x EeucxN s'' MAK .-Lnc2ON 1e• Ae a': secrx.x 'o'' Ixc STREET SECTION (—. ss.s2.GT 1.1-01 S 4 BWA2,6 w.2s, arv42RM BW,G„ rTa E NIM TS FOR ICRETENTION SW LINE SE LINE SCALE: V-40' !E NOTES: LEGEND: 56666€ I. PROPOSED 34ROADWAY SECTION (11' TRAVELWAVS LIMITS OF EX. PAVEMENT + 6 PAVED SHOULDER) IS PER THE HIGHWAY D (TO BE OVERLAYED) DESIGN MANUAL INDEX 301.1 AND PER AASHTO 8' LOCAL RURAL ROAD STANDARDS -EXHIBIT 5-5. LIMITS OF WIDENED PAVEMENT FFF (FULL STRUCTURAL SECTION) 2. PROPOSED S4' ROADWAY WILL BE CLASS II BIKEWAY PER HIGHWAY DESIGN MANUAL INDEX 301.2 WITH LIMITS OF NEW PAVEMENT REQUIRED MUTCD SIGNAGE FOR SHARED ROADWAY. SECTION PER "INTERIM CROAK RD. FRONTAGE SECTION' SEE BELOW 3. WALLS ON EASTERN SIDE OF CROAK ROAD WILL NOT BEING INSTALLED IF A GRADING EASEMENT CAN BE OBTAINED FROM ADJACENT PROPERTY OWNERS. 4. EXISTING SIGNS SHALL BE UPGRADED TO MEET CURRENT WEIRD. REFLECTIVITY STANDARDS. RIN 56' ROW x R/ry a 6 E IINAY �E—x RW (AeorF" R�AA°ESN Ex. ORCoxOl M STREET SECTION NNYNAINAENYEflGASENWYANN RIW ROW VARIES 55' TO ISS' x RIN VARIES 3B' TO 419' CAL VA3VBLEY PANTED a aH0UL0ER IXE Ex. GxauxE� (ANNUE)T VARIED STREET SECTION i Er o d aI o� d3 o NESc 3 io= z mM <05 H W C 3HT 31 OF 31 REMOVE AND SALVAGE E%. NSTALL Wt -1 AJD W1 -10 (L) PAID POST W13—iPTT10 MPH) SIGNS ON _- LRE o W1- E%OCATPosy -G ,5 UAIN 1n' DETAIL OAT CROAKRD ON BREAKAWAY POST • 050 OCTAL 22 2. 00 OF 12 TE STRIPE W11-1 SIGNS PAID POST __ __ 00' DETAIL 29-- -- -- FALLON RD I� EMOVE AND 54LVAGE EX. 1-\^�_\__`,}1i w1 -1a (q sIGN AND w111 Reunly-e(y AND Wi-1 PAID W13-1P(p5 MPH) OMi-3 SIGNS TO 011 NS ON E%ImNG O DO Q � Z 1250 OE V. R2-1(45) SIGN TO REMAIN al POST TO ��� SIGNS AN REMAIN POST TO NEW flARRICPDE LEGEND (SIGNING AND STRIPING SHEETS SS -1, SS -2, & SS -3 INSTALL NEW SIGN EXISTING SIGN - INSTALL NEW ARROW PAVEMENT MARKING. TYPE III (LEFT OR RIGHT) .. INSTAL NEW ARROW PAVEMENT MARKING, TYPE II (RIGHT) INSTALL NEW THERMOPLASTIC STRIPING PER DETAIL NUMBER EXISTING STRIPING i0 REMAIN REMOVE EXISTING STRIPING ►N CONFORM/END/CHANGE DETAILS • 030' OCTAL 2JB 1 _— -- — I W —� — --- -- -- -- W13-1 P(IN ) SI-1 IN REMOVE AND SALVAGE I U NEW POST Wt-ta (L) SIGN AND POST 1 _ 0 O AIL 2]B I DO IW 125N DETA` — m NOTES (SIGNING AND STRIPING SHEET (SS -1, SS -2, & SS -3 I. SIGNING AND STRIPING SHALL CONFORM TO THE APPLICABLE DETAILS 8. NO PARKING SIGNS SHALL BE INSTALLED AT A MAXIMUM OF 200' OF THE LATEST PROVISIONS OF THE CALIFORNM DEPARTMENT OF APART AND AT A AS DEGREE ANGLE TO STREET. TRANSPORTATION (CALTRANS) CA -MUTED, AND THE SPECK PROVISIONS. 9. SIGNING AND STRIPING ON PRIVATE DRIVEWVSWILL BE INSTALLED BY 2. ALL PERMANENT PAVEMENT MARKINGS ARD STRIPING SHALL BE OTHERS: LE NOT PART OF THIS PROJECT PLOWS. THERMOPLASTIC. 10. INSTALL NEW SIGNS ON ELECTROUERS AS MUCH AS POSSIBLE. 3. EXISTING STRIPING, MARKINGS, PAVEMENT MARKERS, LANDSCAPING, IRRIGATION, CURB, SIDEWALK, ETC.. DAMAGED W THE CONTRACTOR SHALL BE REPLACED IN KIND, UNLESS OTHERWISE SHOWN ON THE 11. ALL CONFLCTING STRIPING AND/OR SIGNING SHALL BE REMOVED. PAN. 12. DIRECTIO- ARR01V5 SIMLL BE INSTALLED 1O' PRECEINNG LIMIT ONES. 13. ALUMINUM SIGNS AND POSTS SE CL RE SALVAGED 4. UNLESS NOTED OTHERWISE, ALL EXISTING STRIPING AND SIGNING RAE TO REMAIN. LOCATION OF EXISTING SIGNS, STRIPING, AND PAVEMENT ITO IN AINOVN0 AND OELNEREO TO CITY OF TRITON MAINTENANCE CENTER. MARKINGS ARE APPROXIMATE ONLY. 14. PROPOSED STRIPING OR MARKINGS SHALL BE INSTALLED ON THE SAME 5. ALL STRIPING. SIGN POSITIONS. AND PAVEMENT MARKINGS SHALL BE OUT AS THE REMOVAL OF E%5NNG CONFLICTING STRIPING/MARKINGS. APPROVED BY THE CITY ENGINEER PRIOR TO INSTALLATION. 15. ALL SIGNS AT THE END OF MEDIANS SHALL BE INSTALLED 4' FROM 6. CONTRACTOR SHALL INSTALL BLUE FIRE HYDRANT PAVEMENT MARKERS NOSE. AT ALL FIRE HYDRANT LOCATIONS PER THE CITY OF DUBLIN 16. THE CONTRACTOR SHALL PANT ALL MEDIAN NOSES YELLOW FROM STANDARDS. BEGINNING OR CURB RETURN TO END OF CURB RETURN J. THE BOTTOM OF SIGN(S) SHALL BE A MINIMUM OF J' FROM THE WALKING SURFACE IF INSTALLED IN PEDESTRIAN AREAS. 0 40 HO SCALE: 1"=4O' 7I yl WI y L 4%. R2G(c ) sGN TO REMAIN 13 I� E%. W1-2 SIGN TO REMAIN //900• oETmL 211 CROAK RD ly � U J U X D00' DETAIL 2)B • I U -- -- -- -- --•-�- - -- _ _ - ROD (CA) TO REMAIN I ~ NATDHLINE DDD SEE SHEET SS -3 /�wSTALL Wt -B SIGN AND POST \NSTALL Wt -S SIGN AND POST O I I NS ALL Wt -8 SIGN PND POST W I RAd DEf IT 27B CROAK RD s oErmL zee NSTALL wt -6 slcN ANo Parr U EMGVE AND SALVAGE E%. S -6(Lj �� �0 oTMt-3 sc"s ANo Posy r U I W% -t SI NS 970' DETAIL 2lB Q TO REMAIN NSTALL W1 -B SIGN PND POST I 0 40 80' SCALE: 1"=40' J I I J / / WI / WI EX. W1-1 PNO ]g5 OETAIL 27 RELOCATE EX. R2— / w13roPREIMaNN Ter DETAIL 2z CROAKRD (as) slcry Arvo Posr o\\ y� y y 1 o e w T �0 5) SIGN AN R2OS z1 _5 DCfAI_ c7. (25) SIGN ANO POST I Z 111 Io >I Im wI e1s D aL 27 01s D AIL zz CROAK RD Iw y ?I 815' DETAIL 276 Iw UI �I I� m z \ r IST INSTALL W16—iP AN 20S' DETAIL 22 NNONLPE ESTRIAN WI SIGNS ANo Posr 550 DETAIL 22 020 DETAIL 27 270' D-2 CROAK RD C ARRICADE QI / 12' PRONOTRACT 8563 (SEES_ WTENTATINE NAP SHEETS) W 2. 1020 DETAIL 27 215' DETAIL 3 INSTALL 55' OF 12' WHRE STRIPE AT 10' O.C. ZI 0 40 80' SCALE: 1"=40' CITY OF DUBLIN TJKM 430 HSo A9"«16 , 4��km.mm INTERIM CROAK ROAD IMPROVEMENTS �rvL=s, SIGNING AND STRIPING ORnwrNry 500 008 ESe DRAWING NO. XXX—XXX SHEET SS -3 OF CHECKED: E56 OATS: 6/15/20 SCALE: 1°=40' PROJECT NO. 157-XXX GENERAL NOTES SEE TITLE SHEET PROJECT NOTES (THIS SHEET ONLY) EXISTING NPZTEC MODEL 980 TYPE 2 TS2 IN A EXISTING TYPE P STRETCH (TS -2, TYPE 1) CABINET WITH EXISTING TYPE II -A STEEL SERVICE EQUIPMENT ENCLOSURE ATTACHED. MODIFY CABINET AS NEEDED FOR NEW SIGNAL OPERATION. CONTRACTOR SHALL REMOVE THE EXISTING DELINEATORS AND ANY ASSOCIATED SIGNING AND STRIPING TO OPEN UP THE THROUGH LANE TO TRAFFIC. SIGNING AND STRIPING PLANS WILL BE COMPLETED WITH 6546 PLAN SUBMITTAL o z O A 0 ` 1ETAIA 5 -SECTION HEAD EXGTNG 3"C, 151C (24 -PAIR, N0.19) TO LOCKHART (APPROX. 1600', mz- �lI EXISTING 2'C, z C L \ \\ \1 1 02`4 0 3 EXISTING 2^C, 2DLC 1, 1 r s \ EXISTING 2"C, , 4DLC l �I EX2ZII MGR. N 19SIC II m2-] m2-6' 02-5105-11I EXISTNG 2^C, r II 4DLC �.-,1 1� I 2DIL N I I I I I I I I II STEADY DEMAND SEQUENCE 04P 04� 02 04P 0 OLAJ 03 0 05 O J 0' 0J 03 y 08 05 01 7 01 / 06 ZJ06 055 EXISTING PHASE DIAGRAM EMERGENCY VEHICLE PREEMPT (EVP) m CHANNEL A = 02 + 05 7J CHANNEL B = 04 + 07 CHANNEL C = 06 + 01 CHANNEL D = 08 + 03 EXISTING z^C, 6DLC ]I I I I ITT II G EXISTING 3'C, 161C I SC, P2SIC IXIBTING 3"C, 151C �yY"I I I I I II 11 I I I I I I I •� -� � Y� - (2 - AIR. No.19jc. a 0AETRNCE) T 3 SIC (24-PPIR. No.19) (24 -PAIR, No.i9) PPb(04P) _ 1 1 EXISTING z•c, 2 3DLC C ICI ��I I I' \ � IXISTING PG&E SERVCE POINT IXISING "C, 11DLC G /2^C, mLc FALLON ROAD / � FIB EXISTING 3"C, 1S CAB EXISTING 3"C, MT r 03-1 � ly1 03-2 �\ 08-4me-4 08-5 EXIST 3DLC EXISTING 3"C,/ NO. CROAK ROAD PPn(maP) ri Y7 PR4I0 s /6DLc (z4_PnIR, 06v / 0 L Y�-19' 04_6 X'�10q_3 / SOYA by IXI_IING 3"C, 151C '\ 405 NX / TYPE \\ (24 -PAIR. No.19) g Pq X 0q_2 UM\S J R9 -3A / R9-36(RIGHT)II �� 94-5 245rc LINE 1 R9 -3B (LEFT) 4 UM 94-4 ee 7-1 S, (RCA) 3 1 fLrE � FDA — 02/OTA — — — — — — — — — — — — - Y, II SSEC1- _S 1ECT 5 _' 'S`,Zi�FI 147 02 1`I5.1 _ — — — _ — iii — YiZ�Y�1)' 11 11 II 1 ro-, BEFORE EXCAVATING CALL U.S.A. D '- UNDERGROUND SERVICE ALERT 800-227-2600 •2\• `3, TWO WORKING DAYS BEFORE ALL 01-t 06 PLANNED WORK OPERATIONS J7