Loading...
HomeMy WebLinkAboutPC Reso07-01 Wallis Ranch PA05-051 SDR & TMap RESOLUTION NO. 07 - 01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW FOR "WALLIS RANCH," MASTER VESTING TENTATIVE TRACT MAP 7515, AND NEIGHBORHOOD VESTING TENTATIVE TRACT MAPS 7711, 7712, 7713, 7714, 7715, & 7716 FOR NEIGHBORHOODS 1 THROUGH 6, RESPECTIVELY WITHIN A PORTION OF THE PROPERTIES IN AN EXISTING PD- PLANNED DEVELOPMENT DISTRICT KNOWN AS WALLIS RANCH, WEST OF T ASSAJARA ROAD PA 05-051 WHEREAS, the Applicant, Chang Su-O Lin, et. af. and representative James Tong, submitted applications for an area of approximately 180 :I: acres known as "Wallis Ranch" located south of the Alameda/Contra Costa County line and the northerly City of Dublin boundary and west of Tassajara Road in the vicinity of the Tassajara and Fallon Road intersection in the Eastern Dublin Specific Plan Area; and WHEREAS, The applications include: a) Stage 1 Planned Development zoning amendment to PA 02-028; b) Stage 2 Development Plan for 180:1: acres south of the Alameda/Contra Costa County line and the northerly City of Dublin boundary and west of Tassajara Road in the vicinity of the Tassajara and Fallon Road intersection in the Eastern Dublin Specific Plan Area; c) Site Development Review for areas known as Neighborhoods 1 thru 6; c) Master Vesting Tentative Tract Map 7515; and d) six Neighborhood Vesting Tentative Tract Maps 7711, 7712, 7713, 7714, 7715, & 7716 for Neighborhoods 1 through 6, respectively. The project proposes a total of 935 residential units of low density, medium density, and medium-high density residential for sale as lots or condominiums and associated parking structures. Other uses include Neighborhood Park sites, Semi-Public, Open Space, Open Space-Multi-Use Trail system, private recreation facilities, water retention basin and associated public right-of-way. The applications collectively define this "Project"; and WHEREAS, the Project site generally is located west of Tassajara Road, South of the Alameda/Contra Costa County line and the northerly City of Dublin boundary. The site is in the vicinity of the Tassajara Road/Fallon Road intersection. The Parks Reserve Armed Forces Training Facility abuts the property to the west and includes an East Bay Regional Park Trail Park easement; and WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact Report ("EIR") for the Eastern Dublin GP AlSP Project and an addendum to update plans to provide sewer service. The May 10, 1993 program EIR, the May 4, 1993 addendum and the August 22, 1994 addendum are collectively referred to as the Eastern Dublin EIR; and WHEREAS, the Planning Commission adopted a Resolution on January 9, 2007 recommending City Council approval of Mitigated Negative Declaration and Stage 1 Planned Development zoning amendment to PA 02-028 and Stage 2 Development Plan to PA 05-051 for the Project; and WHEREAS, a Staff Report, dated January 9, 2007 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing held on January 9, 2007 at which time all interested parties had the opportunity to be heard. WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review: Site Development Review: A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104, Site Development Review of the Dublin Zoning Ordinance. B. The proposed project, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan and the Stage 2 Development Plan for P A 05-051 and with all other requirements of the Dublin Zoning Ordinance. C. The proposed project, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because the development is consistent with all laws and ordinances and implements the Eastern Dublin Specific Plan and Dublin General Plan. D. The proposed project, as conditioned, will not be injurious to property or improvements in the neighborhood and will comply with all requirements of the Building Division, Fire Department, Public Works Department, and Dublin San Ramon Services District. E. The proposed site development (including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements) has been designed to provide a desirable environment for the development. F. The subject site is physically suitable for the type and intensity ofthe proposed project because the exiting land is designated for low-density residential, medium density residential, medium high density residential; substantial open space has been incorporated, and the site can accommodate the proposed structures and uses. G. The proposed project will not negatively impact views because the proposed project conforms to the Eastern Dublin Scenic Corridor Policies and Standards. H. Impacts to existing slopes and topographic features are addressed because attention has been paid to the natural slope and contours of site in designing the architecture and siting the structures so as to minimize over grading and extensive use of retaining walls. I. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project, and as conditions of approval, in order to ensure compatibility of this development with the development's design concept or theme and the character of adjacent buildings within Wallis Ranch as a whole. 2 J. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. K. The approval of the Site Development Review for the proposed project is consistent with the Dublin General Plan and with the Eastern Dublin Specific Plan. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding Master Vesting Tentative Tract Map 7515 and Neighborhood Vesting Tentative Tract Maps 7711, 7712, 7713, 7714, 7715 & 7716 for Neighborhoods 1 through 6, respectively: Vestin2 Tentative Tract Maps A. The proposed Tentative Tract Maps are consistent with the intent of applicable subdivision regulations and related ordinances. B. The design and improvements of the proposed Tentative Tract Maps are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject property in that it is a subdivision for implementation of Wallis Ranch, a low density, medium density, and a medium-high residential community in an area designated for this type of development. C. The proposed Vesting Tentative Tract Maps are consistent with the Planned Development approved for Wallis Ranch west of Tassajara Road (PA 05-051) and are therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Maps will have adequate access to major constructed or planned improvements as part of the Eastern Dublin Specific Plan. E. Project design, architecture, and concept as an upscale agrarian community have been integrated with topography of the project site created by the proposed Vesting Tentative Tract Maps to minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions are physically suitable for the type and intensity of development proposed. F. The Mitigation Monitoring program adopted with the project EIR for Wallis Ranch and subsequent environmental documents would be applicable as appropriate for addressing or mitigating any potential environmental impacts identified. G. The proposed Vesting Tentative Tract Maps will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. H. The design of the subdivisions will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the maps and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby approves with conditions the Site Development Review PA 05-051 for "Wallis Ranch" west of Tassajara 3 Road, based on the findings set forth above. All development within the area covered by this approval shall conform generally to the plans prepared by MacKay & Somps and the subconsultants labeled, respectively, "Wallis Ranch, Site Development Review Package" and attached to the Staff Report of January 9,2007 Planning Commission meeting as Attachment_. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby approves with conditions Master Vesting Tentative Tract Map 7515 for Wallis Ranch (180:1: acres); and six Neighborhood Vesting Tentative Tract Maps: Map 7711 (Neighborhood 1 Single-Family Dwellings - 58 units, 15.4 acres), Map 7712 (Neighborhood 2 Single-Family Dwellings - 121 units, 16.2 acres), Map 7713 (Neighborhood 3 Row Townhouses - 195 units, 18 acres), Map 7714 (Neighborhood 4 Stacked flats Podium Condos - 248 units, 13.2 acres), Map 7715 (Neighborhood 5 Single-family alley units - 78 units, 10.7 acres), Map 7716 (Neighborhood 6 townhouses and podium condominiums - 235 units, 8.3 acres). This recommendation is based on findings that the proposed Vesting Tentative Tract Maps are consistent with the Site Development Review, Stage 2 Development Plan, General Plan, and Eastern Dublin Specific Plan. This approval shall conform generally to the plans prepared by MacKay & Somps and the subconsultants labeled Attachment 8 to the Staff Report of January 9, 2007, consisting of the packages, sheets, booklets, and plans date stamped received January 3, 2007 and on file with the Community Development Department and the Applicant's written statement, subject to the following conditions: CONDITIONS OF APPROVAL Unless otherwise stated, all Tentative Map Conditions of Approval shall be complied with prior to approval of the Final Map. The Site Development Review Conditions of Approval shall be complied with prior to final occupancy of any building (or depending on the context shall remain in effect throughout the life of the Project) and shall be subject to Planning Department review and approval. This approval for both the Site Development Review and Vesting Tentative Maps shall be subject to City Council adoption of the Mitigated Negative Declaration and Stage 1 and Stage 2 Planned Development Rezoning. TENTATIVE TRACT MAP CONDITIONS OF APPROVAL TRACT 7515 (Master Tentative Map) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7716 contained below unless specifically modified by these Conditions of Approval. 2. Development Agreement. In accordance with Section 7 of the Master Development Agreement between the City of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Specific Plan, a Development Agreement between the City of Dublin and the Developer shall be entered into and recorded prior to any development. 3. Street Lighting Maintenance Assessment District. The Developer shall petition to have the area annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. 4. Landscape Features within Public Right of Way. The Developer shall enter into an "Agreement for Long Term Encroachments" with the City for maintaining the landscape features within public Right of Way including frontage & median landscaping, decorative pavements and 4 special features (i.e. walls, monuments, fences, etc.) as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Developer will be responsible for maintaining all decorative pavements including restoration required as the result of utility repairs. 5. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the landscape features within the public right of way contained in the Agreement for Long Term Encroachments, the storm drainage water quality basin on Parcel 26, landscaping and or trail improvements on Open Space / Landscape Parcels 5, 6, 9-12 & 16-18, and the EV AE through the parcel in Contra Costa County. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that prohibits the amendment of the provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other related improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to these conditions of approval. 6. Bulk Grading. The site shall be bulk graded with Tract 7515 to meet the following conditions: a. Grading as needed to construct the Wallis Ranch Road, Dorothy Drive and Julie Ann Lane roadway improvements as required by these conditions of approval. b. Grading of Parcels 5 & 6 as needed for the landscaping. c. Rough grading for the park on Parcel 15 as generally shown on Sheet 7 of the Tentative Map. d. Grading required for the water quality basin improvements on Parcel 26. e. Prepare a concept grading plan for the park on Parcels 1 & 8 and for Parcel 2 that shows that these sites will not require import or export of earthwork when graded to the concept grading plan or bulk grade these sites so that they will balance. r Bulk grading of Parcels 7, 16, 18 ~ 26 & 27 so that with the final grading, as shown on the Tentative Maps for Tracts 7711 - 7716, there will not need to be any significant earth moving across roadways accepted by the City. g. All bulk and rough grading to be to the satisfaction of the City Engineer. 7. Wallis Ranch Road and Dorothy Drive. Developer shall construct street improvements and offer for dedication to the City of Dublin the rights of way for Wallis Ranch Road and Dorothy Drive as shown on the Tentative Map, to the satisfaction of the City Engineer. The improvements shall include all construction from back-of-curb to back-of-curb and all traffic signing. West of the Open Space Conservation Easement (Parcels 12 & 14) the sidewalks will be constructed with the development of the neighborhoods (Tracts 7711 -7716). East of the park (Parcel 15) a lO-foot wide walkway shall be constructed with Tract 7515 along the south side of Wallis Ranch Road to Tassajara Road. The improvements shall include the full bridge as shown on the Tentative Map and with pedestrian railings between the travel lane and the walkway. The entrance and exit lane configuration at Tassajara Road shall be as generally shown on the Tentative Map with the final configuration to the satisfaction of the City Engineer. 8. Intersections. The design of the intersections shall be generally as shown on the Tentative Map. The Developer shall submit a detail of the typical intersection showing the design for the landscape bump-outs, ramps, sidewalks, entry walls, stop signs, landscape planters, street trees, 5 crosswalk location and decorative pavement to be approved by the City Engineer prior to the submittal of the Improvement Plans. The decorative pavement for the crosswalks shall be suitable for crosswalks and shall include concrete bands. The curb radius shall be 36 feet with a 6-foot pop-out. The final design details to be to the satisfaction of the City Engineer. 9. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in a lower retaining wall height or makes the slope flatter than 2:1. 10. Julie Ann Lane. The Developer shall construct improvements and offer for dedication to the City of Dublin the rights of way for Julie Ann Lane from Wallis Ranch Road to Tassajara Road. The improvements shall include all construction from back-of-curb to back-of-curb, all traffic signing and the full bridge as shown on the Tentative Map and with pedestrian railings between the travel lane and the walkway, to the satisfaction of the City Engineer. Walkways improvements shall be constructed on the north side of Julie Ann Lane connecting the trail on Parcels 9/1 0 with the trail on Parcels 11/12; no other sidewalks are required along Julie Ann Lane with Tract 7515. The exit at Tassajara Road shall include a "pork chop" island to direct traffic for right turn only. 11. Tassajara Road Frontage Improvements. The Developer shall complete two lanes of southbound Tassajara Road along the frontage of the project with turn lanes and transitions as generally shown on the Tentative Map, to the satisfaction of the City Engineer. These improvements shall include curb & gutter, full section of pavement 35-feet wide. Access for fire trucks across the median at Julie Ann Lane shall be provided to the satisfaction of the City Engineer (this mayor may not include a gate). 12. Tassajara Road Improvements. The Developer shall provide interim four lanes of travel on Tassajara Road from the project's frontage improvements to North Dublin Ranch Road to the satisfaction of the City Engineer. This will include signing & striping and minor roadway improvements to use the existing traveled lanes for southbound traffic and to use of the existing eastside frontage improvement (currently unused for travel lanes) for northbound traffic. Detailed construction drawings for these improvements are to be provided to the satisfaction of the City Engineer. 13. Tassajara Road Trail Improvements. The Developer shall construct approximately 600 linear feet of the 12-foot wide trail along the frontage of Tassajara Road north of Wallis Ranch Road. 14. Tassajara Road Traffic Signals. The Developer shall modify the Tassajara Road traffic signals at Wallis Ranch Drive and at Quarry Lane School as needed to accommodate the Wallis Ranch Road and Tassajara Road improvements. 15. Trail on Parcels 5, 9, 10, 11, 12 & 14. The Developer shall construct a lO-foot wide AC path with 2-foot rock shoulders on Parcels 5, 9, 10, 11 12 & 14 to the satisfaction of the City Engineer. Public Access Easements shall be dedicated on the Final Map on Parcels 5, 9, 10, 11 12 & 14. 16. Neighborhood Park on ParcellS. The Neighborhood Park on Parcel 15 shall contain a approximately 3.9 acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by separate document. The parcel line shall be at the back of curb. The Neighborhood Park shall be rough graded, as generally shown on the Tract 7515 Tentative Map Grading Plan including erosion control measures, to the satisfaction of the City Engineer. 6 Neighborhood parkland credits will not be provided until the site is rough graded, or an agreement with the City is executed for the completion of the rough grading, and offered for dedication to the City. 17. Neighborhood Park on Parcels 1 & 8. The Neighborhood Park shown on Parcels 1 & 8 on the Tentative Map shall contain approximately 3.90 acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by separate document. The park parcel lines shall be at the back of curb along Lily Rose Lane and 12 feet behind the curb line along Tassajara Road as shown on the Tentative Map. The Developer is required only to bulk grade Parcels 1 & 8 so that they are in a balance grading condition as approved by the City Engineer. Neighborhood parkland credits will not be provided for these parcels until they are offered for dedication to the City. The total area of the Parcels 1,8 and 15 shall be a minimum 7.66 acres. 18. Neighborhood Parks Utility Stubs. Storm drainage, sanitary sewer, water, recycle water and electric services shall be stubbed to the Neighborhood Parks at locations approved by the City Engineer 19. Master Drainage Plan. The Developer shall provide a Master Drainage Plan for the proposed development within the Tract 7515 area including Water Quality Treatment to the satisfaction of the City Engineer. 20. Drainage Release Easements. The Developer shall dedicate to the City of Dublin drainage release easements on any privately owned parcels (HOA or Trust) that accept storm drainage from public owned streets or parcels. 21. Water Quality Pond. The Developer shall construct the Water Quality Pond on Parcel 26, if required by the Regional Water Quality Control Board, to the satisfaction of the City Engineer. The improvements shall include the frontage sidewalk along Wallis Ranch Road and the full improvements of Gatestone Lane along the frontage of Parcel 26. 22. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right of way and on Parcels 5 & 6 shall be completed with the Tract 7515 improvements. This includes the parkway and frontage landscaping along Wallis Ranch Road east of Gatestone Lane, the landscaping associated with the water quality pond including the frontage on Wallis Ranch Road and Gatestone Lane, and the landscaping for the trails including the Gatestone Lane eastern/northern frontage. The remaining landscaping along Wallis Ranch Road will be installed with the development of the adjacent Tracts. 23. Street Names. Either the Gatestone Lane or Wallis Ranch Road street name shall be modified so that there are not two intersections with the same street names. 24. Grading for the EBRPD Trail. The Developer shall rough grade the EBRPD easement as required for the proposed trail adjacent to the westerly boundary of the project from the current EBRPD staging area to the point where the applicant's trail intersects the easement; if EBRPD fulfills all of the following items: a. provides the applicant a right of entry to the property from Camp Parks for the purposes of grading the easement. 7 b. provides approved grading plans for the proposed grading to be accomplished by the developer. The grading plans shall be designed with a balanced earthwork without the need to import or off-haul dirt. c. prepares all environmental documentation necessary. d. provides all clearances and permits from Camp Parks, US Fish and Wildlife (USFW) and US Fish and Game (USFG) as well as any other agencies, environmental or otherwise (such as but not limited to Alameda County, City of Dublin, etc.) prior to any grading activity. e. provides all drainage, stream bank stabilization, wildlife mitigation, and erosion control measures improvements. f. execute a provision, in a form to the satisfaction of the City, for indemnification and hold harmless for the Developer and the City of Dublin from any claim, action, or proceeding from this grading. The Developer shall not be required to provide any other improvements besides grading. The developer shall grade the EBRPD trail with the first phase of bulk grading on the Wallis Ranch property that is started after EBRPD has fulfilled all the above items. If EBRPD has not fulfilled the above items prior to the start of the final rough grading phase of the Wallis Ranch project, this condition will no longer will be in effect. 25. Temporary Walkway Tassajara Road. Concurrently with the Tassajara Road improvements required by Condition No.12 above, the Developer shall install a temporary 5-foot wide AC walkway within the existing right of way along the western frontage of Tassajara Road from the southern end of the proposed trail on Parcel 9 to the existing walkway approximately 2,000 linear feet to the south to the satisfaction of the City Engineer. 26. Trust for the Tassajara Creek Management Zone. The Trust, including the provisions for funding the maintenance, for the Tassajara Creek Management Zone on Parcels 3, 4 & 13 shall be established to the satisfaction of the City Engineer with the approval of the Tract 7515 Final Map. 27. Phasing. Tract 7515 may be mapped in phases such that Parcels 7, 16-25 & 27 may be created with later maps as approved by the City Engineer. Additional open space and/or roadway parcels may be created with the approved phasing. The following are criteria for phasing the Tract 7515 Final Map and improvements: a. The Wallis Ranch Road and Dorothy Drive improvements that are north or west of the residential neighborhood parcels included in any phase of the Tract 7515 Final Map do not need to be included with that phase of the Tract 7515 improvements. b. All other Parcels and improvements must be included with the first phase the Tract 7515 Final Map. c. The Tassajara Road four-lane improvements may not be required with the first phase of Tract 7515 if, based on a traffic study, the number of units in the residential neighborhood parcels created with the map do not require the widening of Tassajara Road. Temporary intersection improvements at the Wallis Ranch Road and the Julie Ann Lane intersections must be provided with the first phase map to the satisfaction of the City Engineer. d. The Tract Improvement Agreement may provide for an extended period to construct specific improvements required by these conditions of approval; however, all the improvements need to be bonded with the approval of the first phase of the Tract 7515 final map. 8 e. Any grading or improvement specifically included in the Development Agreement to provide for an extended period of time to grade or construct those improvements will not need to be bonded. f. If there are any discrepancies between this condition of approval and the Phasing Notes on Sheet 2 of the Tentative Map this Condition of Approval shall take precedent. TRACT 7711 (Neighborhood 1) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless specifically modified by these Conditions of Approval. 2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of common areas and facilities. Said declaration shall set forth the Association 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, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to this condition. 3. Dorothy Drive, "K" Street, "J" Lane, and "L" Drive. The street improvements shall be constructed and the rights of way dedicated to the City of Dublin for Dorothy Drive, "K" Street, "J" Lane, and "L" Drive as shown on the Tentative Map, to the satisfaction of the City Engineer. 4. Gatestone Lane. If required for the second access, the street improvements, back of curb to back of curb, shall be constructed and the rights of way (Parcel 25, Tract 7515) dedicated to the City of Dublin for Gatestone Lane from Wallis Ranch Road to Barbara Jean Lane as shown on the Tentative Maps for Tracts 7712, 7713 and 7714, to the satisfaction of the City Engineer. 5. EV AE through the Parcel in Contra Costa County. The Developer shall construct the improvements and dedicate the EV AE to the City of Dublin for the 20-foot wide EVA between Tract 7711 and Gatestone Lane as shown on the Tentative Map. 6. Parcel 18 Grading. Parcel 18 shall be finished graded with Tract 7711 so that no additional grading on Parcel 18 will be required when grading Tract 7712. 7. Parcel 16 Grading. the portion of Parcel 16 that is upslope from Tract 7711 shall be finish graded with Tract 7711 to the satisfaction of the City Engineer. The portion of Parcel 16 that is between Tracts 7711 and 7715 shall be finished graded with Tract 7711 so that no additional grading will be required when grading Tract 7715. 8. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in lower retaining wall height or makes the slope flatter than 2: 1. 9. Lots 40 & 58 and Parcel D. the configuration of the lots lines for lots 40 & 58 and Parcel D and the grading on Parcel D shall be modified to simplify the lot lines, flatten the slope and reduce the retaining wall height to the satisfaction of the City Engineer. 9 10. Knuckle Island Configuration. The final design of the island at the "L" Drive / "K" Street intersection shall be to the satisfaction of the City Engineer. There inside lane shall be a minimum 18 feet wide with no parking and the outside lane shall be a minimum 20 feet wide with parking allowed. 11. Front yard Grading. The finish grading for the front yards shall be a variable slope (maximum 3:1) between a hinge point a minimum 15 feet back of walk (10 feet if there is a building encroachment) and 3 feet back of walk. 12. Ramps. Additional ramps shall be provided at the "L" Drive / "J" Lane and the "]" Lane / "K" Street intersections to the satisfaction of the City Engineer. 13. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right-of-way (including the frontage of Parcel 18) and on Parcels A, B, C & D and on Parcel 16 of Tract 7515 upslope of Tract 7711 shall be included in the Tract 7711 Improvements Agreement. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7711. 14. Temporary Walkways. Temporary walkways along one side of Dorothy Drive and Wallis Ranch Road may be required by the City Engineer to be constructed with the Tract 7711 improvements to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not been constructed or bonded for with another final map. TRACT 7712 (Neighborhood 2) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless specifically modified by these Conditions of Approval. 2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of common areas and facilities. Said declaration shall set forth the Association 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, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to this condition. 3. Parcel 18 Grading. Parcel 18 shall be finished graded with Tract 7712 so that no additional grading on Parcel 18 will be required when grading Tract 7711. 4. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in lower retaining wall height or makes the slope flatter than 2: 1 5. Barbara Jean Lane and "E" Street. Barbara Jean Lane shall be named Barbara Jean Lane. The street improvements shall be constructed and the rights of way dedicated to the City of Dublin for Barbara Jean Street and "E" Street as shown on the Tentative Map. 10 6. Dorothy Lane Frontage Improvements. The sidewalk along the Dorothy Lane frontage shall be constructed as shown on the Tentative Map. 7. Wallis Ranch Road. Street improvements shall be constructed and the rights-of-way (Parcel 7, Tract 7515) dedicated to the City of Dublin for Wallis Ranch Road between Dorothy Drive and Gatestone Lane as shown on the Tentative Map. The improvements shall include all improvements between back of curbs and the sidewalk improvements along the Tract 7712 frontage. 8. Gatestone Lane. Street improvements shall be constructed and the rights of way (Parcel 25, Tract 7515) dedicated to the City of Dublin for Gatestone Lane from Wallis Ranch Road to Barbara Jean Lane. The full street improvements including sidewalks shall be constructed north of Wallis Ranch Road. South of Wallis Ranch Road the improvements shall be between back of curbs (no sidewalks), as shown on the Tentative Maps for Tracts 7713 and 7714. 9. Driveway Court Improvements. The surface and the storm drainage improvements in the common private driveway courts, as shown in the Typical Section on the Tentative Map, shall be included in the Tract Improvement Agreement. 10. Landscape Improvements. All landscape plantings, Imgation, decorative pavements, and structures as approved with the Site Development Review within the public right-of-way and on Parcels A, B, C, D & F and on Parcel 18 of Tract 7515 shall be included in the Tract 7712 Improvements Agreement. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7712. 11. Temporary Walkways. Temporary walkways along one side of Dorothy Drive and Wallis Ranch Road may be required by the City Engineer to be constructed with the Tract 7712 improvements to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not been constructed or bonded for with another final map. TRACT 7713 (Neighborhood 3) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless specifically modified by these Conditions of Approval. 2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of common areas and facilities. Said declaration shall set forth the Association 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, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to this condition. 3. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in lower retaining wall height or makes the slope flatter than 2: 1 11 4. Dorothy Drive, "C" Street and "D" Lane. The street improvements shall be constructed and the rights of way dedicated to the City of Dublin for Dorothy Drive, "c" Street and "D" Lane as shown on the Tentative Map for Tract 7713. 5. Ramps. Additional ramps shall be provided at the "D" Lane / "c" Street intersection to the satisfaction of the City Engineer 6. Wallis Ranch Road Frontage Improvements. The sidewalk shall be constructed along the Wallis Ranch Road frontage that is a part of the Tract 7515 improvements. 7. Wallis Ranch Road. Street improvements shall be constructed and the rights of way (Parcel 7, Tract 7515) dedicated to the City of Dublin for Wallis Ranch Road between Dorothy Drive and Gatestone Lane as shown on the Tentative Map. The improvements shall include all improvements between back of curbs and the sidewalk improvements along the Tract 7713 frontage. 8. Lily Rose Way. Street improvements shall be constructed and the rights of way (Parcel 27, Tract 7515) dedicated to the City of Dublin for Lily Rose Way between Wallis Ranch Road and Gatestone Lane as shown on the Tentative Map. The improvements shall include all improvements between back of curbs and the sidewalk improvements along the Tract 7713 frontage. 9. Gatestone Lane. Street improvements shall be constructed and the rights of way (portion of Parcel 25, Tract 7515) dedicated to the City of Dublin for Gatestone Lane from North Wallis Ranch Road to Wallis Ranch Road. The full street improvements including sidewalks shall be constructed north of Lily Rose Way. South of Lily Rose Way the improvements shall be between back of curbs (no sidewalks), as shown on the Tentative Map for Tract 7714. 10. Mid Block Crosswalks. The design and location of any midblock pedestrian crosslOgs on Gatestone Lane shall be approved by the City Engineer. 11. Alley Improvements. The surface and the storm drainage improvements in the common private driveway courts, as shown in the Typical Section on the Tentative Map, shall be included in the Tract Improvement Agreement. 12. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right-of-way including the Wallis Ranch Road frontage shall be included in the Tract 7713 Improvements Agreement. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7713. 13. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be required by the City Engineer to be constructed with the Tract 7713 improvements to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not been constructed or bonded for with another final map. 12 TRACT 7714 (Neighborhood 4) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless specifically modified by these Conditions of Approval. 2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of common areas and facilities. Said declaration shall set forth the Association 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, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to this condition. 3. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in lower retaining wall height or makes the slope flatter than 2: 1. 4. Wallis Ranch Road Frontage Improvements. The sidewalk shall be constructed along the Wallis Ranch Road frontage that is a part of the Tract 7515 improvements. 5. Lily Rose Way. Street improvements shall be constructed and the rights of way (Parcel 27, Tract 7515) dedicated to the City of Dublin for Lily Rose Way between Wallis Ranch Road and Gatestone Lane as shown on the Tentative Map. The improvements shall include all improvements between back of curbs and the sidewalk improvements along the Tract 7714 frontage. 6. Gatestone Lane. Street improvements shall be constructed and the rights-of-way (portion of Parcel 25, Tract 7515) dedicated to the City of Dublin for Gatestone Lane from Wallis Ranch Road to Lily Rose Way. The full street improvements including sidewalks shall be constructed along the frontage of Tract 7714. The improvements along the water quality basin (Parcel 26, Tract 7515) shall be from back of curbs (no sidewalks). 7. Mid Block Crosswalks. The design and location of any midblock pedestrian CroSSlOgS on Gatestone Lane shall be approved by the City Engineer. 8. Private driveway Improvements. The surface and the storm drainage improvements in the common private driveways, as shown in the Typical Section on the Tentative Map, shall be included in the Tract Improvement Agreement. This includes the improvements in Parcels C - J. 9. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right-of-way including the Wallis Ranch Road, Lily Rose Way and Gatestone Lane frontages shall be included in the Tract 7714 Improvements Agreement. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7714. 13 10. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be required by the City Engineer to be constructed with the Tract 7714 improvements to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not been constructed or bonded for with another final map. TRACT 7715 (Neighborhood 5) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7711-7716 contained below unless specifically modified by these Conditions of Approval. 2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of common areas and facilities. Said declaration shall set forth the Association 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, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to this condition. 3. Private Yard Easements. The Private Yard Easements shall be shown of the Final Map. 4. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in lower retaining wall height or makes the slope flatter than 2:1. 5. Parcel 16 Grading. The portion of Parcel 16 that is upslope from Tract 7715 shall be finish graded with Tract 7715 to the satisfaction of the City Engineer. The portion of Parcel 16 that is between Tracts 7711 and 7716 shall be finished graded with Tract 7716 so that no additional grading will be required when grading Tract 7711. 6. Barbara Jean Street, Lily Rose Way and "G" Lane. The street improvements shall be constructed and the rights-of-way dedicated to the City of Dublin for Barbara Jean Street, Lily Rose Way and "G" Lane as shown on the Tentative Map for Tract 7715. The sidewalk along the southern frontage of Lily Rose Way is not included with the Tract 7715 improvements but will be included with the Tract 7716 improvements. 7. Dorothy Drive Frontage Improvements. The sidewalk shall be constructed along the Dorothy Drive frontage that is a part of the Tract 7515 improvements. 8. Private Alley Improvements: The surface and the storm drainage improvements in the private Alleys (Parcels A, B, C & D), as shown in the Typical Section on the Tentative Map, shall be included in the Tract Improvement Agreement. 9. EV AE Access to Tract 7716. The south end of the alley/EV AE on Parcel C shall be designed to provide EV AE access to Tract 7716 to the satisfaction of the City Engineer. 10. Private Road Improvements. The surface and the storm drainage improvements in the private Alleys (Parcels A-G & 0), as shown in the Typical Section on the Tentative Map, shall be included in the Tract Improvement Agreement. 14 11. Landscape Improvements. All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right-of-way including the frontage along Wallis Ranch Road and Lily Rose Way, the community green on Parcel 17 and the portion of Parcel 16 above Tract 7715 shall be included in the Tract 7715 Improvements Agreement. Landscape Plans for these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7715. 12. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be required by the City Engineer to be constructed with the Tract 7715 improvements to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not been constructed or bonded for with another final map. TRACT 7716 (Neighborhood 6) 1. General Conditions of Approval. Developer shall comply with the General Conditions of Approval for Vesting Tentative Maps Tracts 7515 & Tracts 7711-7616 contained below unless specifically modified by these Conditions of Approval. 2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of common areas and facilities. Said declaration shall set forth the Association 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, the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to this condition. 3. Grading behind Sidewalks. The width of the 2% area behind the sidewalk as shown on the typical sections may be reduced to 1 foot by the City Engineer where there are no joint trench structures and reducing the width results in lower retaining wall height or makes the slope flatter than 2: 1. 4. Parcel 16 Grading. the portion of Parcel 16 that is upslope from Tract 7716 shall be finish graded with Tract 7716 to the satisfaction of the City Engineer. 5. Wallis Ranch Road Frontage Improvements. The sidewalk shall be constructed along the Wallis Ranch Road frontage that is a part of the Tract 7515 improvements. 6. Lily Rose Way. The sidewalk shall be constructed along the Lily Rose Way that is a part of the Tract 7715 improvements. If Lily Rose Way is not completed by Tract 7715, the southern frontage curb & gutter and a minimum 26-foot width of pavement shall be included in the Improvement Agreement with the Tract 7716 mapping that creates any of the residential units on Parcels 1,2 or 12. An EV AE and Public Access Easement along the Lily Rose right of way shall be dedicated to the City of Dublin at the time ofthe Tract 7716 Final Map approval. 7. Landscape Improvements All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right-of-way including the frontage along Wallis Ranch Road and Julie Ann Lane, and the portion of Parcel 16 above Tract 7716 shall be included in the Tract 7716 Improvements Agreement. Landscape Plans for 15 these improvements shall be approved concurrently with the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7716. 8. Temporary Walkways. Temporary walkways along one side of Wallis Ranch Road may be required by the City Engineer to be constructed with the Tract 7716 improvements to provide a continuous walkway to Tassajara Road across any area where the sidewalk has not been constructed or bonded for with another final map. GENERAL CONDITIONS OF APPROVAL FOR VESTING TENTATIVE MAPS, TRACTS 7515, 7711,7712,7713,7714,7715 & 7716 The following conditions shall apply to each of the following Vesting Tentative Maps for Tracts 7515, 7711, 7712, 7713, 7714, 7715, and 7716: PUBLIC WORKS: General: 1. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following) 2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to this project to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 3. In the event that there needs to be clarification to these Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 4. If there are conflicts between the Tentative Map approval and the SDR approval pertaining to mapping or public improvements the Tentative Map shall take precedent. Agreement and Bonds: 16 5. The Developer shall enter into a Tract Improvement Agreement with the City for all public improvements including any required offsite improvements that are needed to serve the Tract that have not been bonded with another Tract Improvement Agreement. 6. The Developer shall provide performance (100%), and labor & material (100%) secuntles to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) Fees: 7. The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Fire Facility Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. 8. The Developer shall dedicate parkland or pay in-lieu 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 195-99. Permits: 9. Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 10. Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all grading and private site improvements that serves more that one lot or residential condominium unit. 11. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department.. Submittals: 12. All submittals of plans and Final Maps shall comply with the requirements of the City of Dublin Public Works Department improvement plan submittal requirements. 13. Developer shall submit design development landscape plans, for all landscaping improvements within the public right of way showing details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. The design development landscape plans shall be submitted with the first review submittal of Improvement Plans and Final Map. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map 17 The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 14. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading recommendations. 15. Developer shall provide the Public Works Department a digital vectorized file of the "master" CAD files for the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. Final Map: 16. The Final Map shall be substantially in accordance with the Tentative Map approved with this application, unless otherwise modified by these conditions. 17. All rights-of-way and easement dedications required by the Tentative Map including the Public Service Easement shall be shown on the Final Map. 18. Any phasing of the final mapping or improvements of a Tentative Map is subject to the approval and conditions of the City Engineer. 19. Street names shall be assigned to each public/private street pursuant to Municipal Code Chapter 7.08. The approved street names shall be indicated on the Final Map. Easements: 20. The Developer shall obtain abandonment from all applicable public agencies of existing easements and rights-of-way that will no longer be used. 21. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements on their property. The easements and/or rights-of-entry shall be in writing and copies furnished to the City Engineer. Grading: 22. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the approved Tentative Map and/or Site Development Review, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 23. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. 24. Tiebacks or structural fabric for retaining walls shall not cross property lines. 18 25. Bank slopes along public streets shall be no steeper than 3:1 unless shown otherwise on the Tentative Map Grading Plan exhibits. The toe or top of any slope along public streets shall be three feet back of walkway. Minor exception may be made in the above slope design criteria to meet unforeseen design constraints subject to the approval ofthe City Engineer. Improvements: 26. The public improvements shall be constructed generally as shown on the Tentative Map and/or Site Development Review. However, the approval of the Tentative Map and/or Site Development Review is not an approval of the specific design and locations of the drainage, sanitary sewer, water, traffic, street lighting, join trench and street improvements. 27. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 28. Public streets shall be at a minimum 1 % slope (except for locations specifically shown and approved on the Tentative Map) with minimum gutter flow of 0.7% around bump outs. Private streets and alleys shall be at minimum 0.5% slope. 29. Curb Returns to Tassajara Road shall be 40-foot radius, all internal public streets curb returns shall be 30-foot radius (36-foot with bump outs) and private streets/alleys shall be a minimum 20-foot radius. Private courts, streets and alleys may have less than 20-foot returns if specifically approved with the Tentative Map. 30. Any decorative pavers installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal loops shall be placed under the decorative pavement. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or contrasting color pavers to the satisfaction of the City Engineer Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association 31. The Developer shall install all traffic signs and pavement marking as required by the City Engineer. 32. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. All residential street lights shall be the same height. The maximum voltage drop for streetlights is 5%. 33. The Developer shall construct bus stops and shelters at the locations designated and approved by the LA VT A and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 34. Developer shall construct all potable and recycled water and sanitary sewer facilities required to serve the project in accordance with DSRSD master plans, standards, specifications and requirements. 35. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant. 36. The Developer shall furnish and install street name signs for the project to the satisfaction of the City Engineer. 19 37. Developer shall construct gas, electric, cable TV and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. 38. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 39. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscape areas and screened from public view. Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings to illustrate that potential conflicts are resolved. The Joint Trench Plans shall be approved and signed by the City Engineer prior to Improvement Plan approval. Construction: 40. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 41. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOP A) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 42. Construction activities, including the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. 43. Developer shall prepare a construction noise management plan that identifies measures to be taken to minimize construction noise on surrounding developed properties. The plan shall include hours of 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 included in the project plans and specifications. 44. Developer shall prepare a plan, included on the Improvement Plans, for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. 45. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 46. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 47. The Developer shall provide the Public Works 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 20 shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. Storm Water Quality (NPDES): 48. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 49. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 50. Developer shall enter into an agreement with the City of Dublin that guarantees the perpetual maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. DUBLIN SAN RAMON SERVICES DISTRICT: 1. Prior to approval of the Improvement Plans and/or the Final Map, complete improvement plans shall be approved by DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 2. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 3. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 4. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 5. DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water 21 easements must be established over the alignment of each public sewer or water line in an off- street or private street location to provide access for future maintenance and/or replacement. 6. Prior to approval by the City of a grading permit or a site development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 7. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 8. 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. 9. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San Ramon Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 10. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 11. No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No.9 have been satisfied. 12. The applicant shall hold DSRSD, it's Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 13. Improvement plans shall include recycled water improvements as required by DSRSD. Services for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 14. Above ground backflow prevention devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. The applicant shall minimize the number of back flow prevention devices/double detector check valves installed on its fire protection system. The applicant shall minimize the visual impact of the backflow prevention devices/double detector check valves through strategic placement and landscaping. 15. The project is located within the District Recycled Water Use Zone (Ord. 301), which calls for installation of recycled water irrigation systems to allow for the future use of recycled water for 22 approved landscape irrigation demands. Recycled water will be available; as described in the DSRSD Water Master Plan Update, December 2005. Unless specifically exempted by the District Engineer, compliance with Ordinance 301, as may be amended or superseded, is required. Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with District's "Recycled Water Use Guidelines" and Dept. of Health Services requirements for recycled water irrigation design. 16. Off site easements for connection to District water and sewer facilities may be required. The applicant shall be responsible for acquiring all necessary off site easements and constructing necessary off site water and sewer mains in conformance with all District requirements. 17. To provide increased reliability of the potable water Zone 2 system, add a 12" Zone 2 Water Line on Tassajara Road from the intersection of Tassajara Road & Fallon Road south to Wallis Ranch Road (the northern entrance to Wallis Ranch). 18. Tract 7712 - Sanitary Sewer Easements (SSE) will be required to DSRSD by offer of dedication on the Final Map for public sewer mains entering private driveways. 19. Tract 7713 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering private streets/parcels such as Parcel Numbers DM, DN, DO, DP, DQ, DR, DS. 20. Tract 7714 ~ Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering private streets/pa~cels such as Parcel Numbers FA, FB, FC, FD, FE, FF, FG, FH, FI, FJ, FK. 21. Tract 7715 - Eliminate sewer main within Parcel 17 (east of Lots 62-78) and move sewer main to within Parcel Number GD. The sewer laterals for Lots 62-78 shall come from the sewer mains within Parcel Number GD. 22. Tract 7715 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering private streets/parcels such as Parcel Number GD. 23. Tract 7715 - Fire hydrant should be located within Public Right-of-Ways or Water Line Easements (WLE) and not within the Public Service Easements (PSE). The fire hydrant that is located between Lots 67 & 68 shall be within a WLE that is located on Parcel 17 and Lots 67 & 68. 24. Tract 7715 - Units/Lots that will have a "Granny Unit" over garage will be assessed additional sewer connection fees equivalent to a second dwelling unit. 25. Tract 7716 - Sanitary Sewer Easements (SSE) and Water Line Easements (WLE) will be required to DSRSD by offer of dedication on the Final Map for public sewer and water mains entering private streets/parcels such as Parcel Number HN. . Landscape: 23 1. Final Landscape Plans shall be generally in accordance with the Site Development Review. However, the approval of the Site Development Review is not an approval of the specific design of the layout, grading, planting, irrigation and site amenities. 2. Final Landscape Plans for the streets medians, parkways & frontage, shall be prepared and stamped by a State licensed landscape architect or registered engineer and shall be submitted for review and approval by the City Engineer and the Community Development Director. Plans shall be prepared at a scale sufficient to clearly illustrate the design and required coordination with other disciplines. The final Landscape Plans shall include the following: a. Landscape grading plan with spot elevations. Grading information shall extend a minimum of 10' beyond the property line. b. Location and identification of all above grade and below grade utilities shown on all sheets. c. Planting plan d. Irrigation plan. e. Layout plan of any special paving areas such as walkways or driveways, and any proposed walls. f. Details and specifications for design elements, such as special paving finish and color, drain inlets, fencing, walls, entrance features, corner monuments, pilasters, pots, urns and mailbox stations including irrigation and drainage for pots and urns, and secure mounting, anti-vandalism measures. g. Design details for all entry features and monuments at a scale no less than 1" = 10'. Information shall show location, spot elevations, top and bottom of walls, colors, finishes and all materials. h. Design details for the site furniture and amenities. 1. All information necessary to construct the retaining walls and community walls. 3. Landscape and irrigation plans shall provide for a recycled water system. Plans shall be submitted to DSRSD for their review and approval. 4. Irrigation systems shall be designed to current industry standards. No fixed risers are allowed. Spay heads shall have MPR and check valves on slopes. Pressure regulating devices may be required to prevent nozzle fogging. Irrigation shall provide for 100% head-to-head coverage of all planting areas, with no over spray onto pavement, walls, fencing or buildings. 5. The Developer shall submit a plant list, which has been reviewed by a qualified arborist or horticulturist. The plant list shall reflect considerations such as heavy clay soil, local climate, drought tolerance, the relationship of plant size to intended space, and the character of the design concept. Street trees shall be high branching, produce minimal litter and not have seriously aggressive roots. Following grading, soil samples throughout the project shall be tested by an approved soils testing laboratory. The final plant list and soil amendment amounts shall be adjusted per the recommendations of an approved soils testing laboratory. Final plant choices shall be submitted for review and approval by the Director of Community Development. 6. Landscape structures and planting shall not obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping (and/or landscape structures such as walls) at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a minimum height and fullness giving patrol officers and the general public surveillance capabilities of the area. 7. Trees planted adjacent to streets and sidewalks shall be placed following minimum setback/clearance guidelines: 24 a. 5' from fire hydrants, storm drains, sanitary sewers and/or gas lines. b. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains c. 5' from utility boxes d. 15' from stop signs, street or curb sign returns. e. 15' from either side of streetlights. 8. A 24" Deep Root Barrier shall be installed at each tree that is closer than 5' from existing or future curb, sidewalk or wall. Length of barrier shall be 12' and shall be centered on tree trunk. Include standard detail on plans. 9. All street trees shall be 24" box minimum; all shrubs shall be 5-gallon minimum within the public right-of- way. 10. The Developer shall maintain non-irrigated hydro seed areas and Fire Buffer Areas to the satisfaction of the City Engineer and the Fire Department for a period of two years and until accepted as complete by the City. The minimum requirements for acceptance as complete include 100% vegetative cover that is continuously maintained at a height of not less than 2" nor more than 4" for a minimum period of one year. 11. Water Efficient Landscaping Ordinance: Developer shall submit written documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 12. Walls and Monument Features: Walls and project monument features shall be constructed of concrete, CMU or other non-wood material approved by the City Engineer. SITE DEVELOPMENT REVIEW CONDITIONS OF APPROVAL PROJECT SPECIFIC 1. Approval. This Site Development Review approval for Wallis Ranch, PA 05-051, establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the project plans submitted by MacKay & Somps, dated received December 7, 2006, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein or subsequent Development Agreements. 2. Effective Date. This Site Development Review approval is contingent upon the approval of the amended Stage 1 Planned Development and the related Stage 2 Planned Development. If the Stage 2 Planned Development Rezoning is not approved this Site Development Review approval shall become null and void. 3. Permit Validity. This Site Development Review approval shall be valid for the remaining life of the approved structure so long as the operators of the subject property comply with project's conditions of approval. 4. Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, 25 Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 5. Modifications. The Community Development Director may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 6. Mitigation Monitoring Program. The Developer shall comply with the Eastern Dublin Specific Plan EIR Mitigation Monitoring Program and subsequent environmental documents pertaining to this site including all mitigation measures, action programs, and implementation measures on file with the Community Development Department. 7. Tentative Map Conditions of Approval: All applicable Conditions of Approval for Tentative Maps for Tracts 7515, 7711 thru 7716 shall apply to this Site Development Review. 8. Grading / Sitework Permit: Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all grading and private site improvements for each Neighborhood. 9. Landscape Design Development Submittal: Developer shall submit design development landscape plans, for all landscaping improvements showing details, sections and supplemental information including topography as necessary for design coordination of the various design features and elements including utility location to the satisfaction of the City Engineer. The design development landscape plans shall be submitted for review prior to the issuance of a Grading / Sitework Permit for the private site improvements for each Neighborhood. 10. Community Green in Tract 7515 (Parcel 17) (adjacent to Neighborhood 5 Tract 7715): Developers shall improve this parcel in conjunction with Neighborhood 5 or before. Landscape Improvement Plans shall be submitted for this parcel in conjunction with the first building permit in Neighborhood 5 and improvements completed with the first occupancy of lots 62 thru 78. 11. Private Recreation Facilities in Tracts 7713, 7714 & 7716: Complete building permit application for the private recreation facility within Tracts 7713, 7714 & 7716 shall be submitted to the Building Department in conjunction with the issuance of the first building permit for the first residential unit or building. The building permit for each recreation facility shall be issued on or before the issuance of the building permit for 50% of the units. Occupancy of the recreation facility shall be on or before occupancy of75% of the units. 12. Ownership/Maintenance Exhibit: Prior to recordation of the Final Map the Developer shall submit an exhibit showing ownership and maintenance responsibilities of the site improvements for that Neighborhood. 13. Telecommunications: If the City of Dublin approves a revised telecommunications ordinance that contains requirements to provide conduit to contain category 5 wiring from the street to each dwelling unit prior to Building Permit for the residential units, the Developer shall be required to provide said conduit. 26 14. Satellite Dishes: Prior to the issuance of Building Permits, the Developer's Architect shall prepare a plan for review and approval by the Director of Community Development and the Chief Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run from the individual residential unit to the location on the building to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into the chimney. In instances where the buildings have mechanical wells (Neighborhoods 4 and 6) that those buildings provide locations within the well for individual unit connections. In instances where neither chimneys nor mechanical wells exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. The Covenants Conditions and Restrictions (CC&R's) shall contain language stating that the individual units contain conduit and central locations for satellite dish connections and failure to use those conduits and locations (if the resident has or wants a satellite dish) will constitute a violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to the issuance of building permits, the developer shall prepare a disclosure statement to be signed by every first time home purchaser indicating that utilizing this dedicated conduit and central mounting location is a requirement if a satellite dish is installed. 27 STANDARD CONDITIONS PLANNING DIVISION: 1. Permit Expiration. Construction or use shall commence within one (1) year of Permit approval or the Permit shall lapse and become null and void unless modified by a subsequent Development Agreement. Commencement of construction or use means the actual construction or use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such construction or use. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 2. Time Extension. The original approving decision-maker may, upon the Applicant's written request for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 3. Permit Validity. This Site Development Review approval shall be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the project's conditions of approval. 4. Revocation of Permit. The Site Development Review approval shall be revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 5. Requirements and Standards Conditions. The Applicant/Developer shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. 6. Required Permits. Developer Shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department ofFish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 7. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 8. Equipment Screening. All electrical and/or mechanical equipment shall be screened from public VIew. Any roof-mounted equipment shall be completely screened from view by materials 28 architecturally compatible with the building and to the satisfaction of the Community Development Director. 9. Master Sign Program. If it is the Developer's intent to provide signage, it may be necessary either to prepare a Master Sign Program or apply for a SDR waiver depending upon the amount and location of proposed signage. 10. Colors. The exterior paint colors of the buildings are subject to City review and approval consistent with the color and material boards presented. The Applicant may be required to paint a portion of the building with the proposed color for review and approval by the Director of Community Development prior to painting the entire structure. 11. Internet Access. The Developer shall comply with ANSI/TIA.EIA-570-A Standard relating to telecommunications and the installation of data outlets for high-speed Internet access within individual residential units. 12. Final Building and Site Development Plans. Final Building and Site Development Plans shall be reviewed and approved by the Community Development Director prior to the issuance of a building permit. All such plans shall insure: a. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. b. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. c. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. d. That all trash enclosures (if utilized) are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). e. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. f. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 13. Occupancy Permits. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete, within that phase, in accordance with approved plans and the conditions required by the City. 14. Public Art Contribution. Developer shall fulfill the Public Art Contribution through the provision of an on-site public art project. Two locations for the proposed public art have been identified and are shown on Sheet No.1, Public Art Master Plan, contained in the Wallis Ranch Site Development Review and Vesting Master and Tentative Tract Maps submittal (Attachment 8 to Staff Report, Exhibit B to Ordinance). Prior to the recordation of the first final map for the project, Developer shall obtain the total building valuation of the project from the Building Official, and the value of the applicant's required public art project shall be determined by the Community Development Director. Prior to occupancy of the first structure in the project, the Developer shall (a) secure completion of the public art project, in a manner deemed satisfactory by the City Manager; and (b) execute an agreement between the City and the Developer, prior to 29 occupancy of the first structure in the project, which sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. 15. Parkland Dedication. The developer shall be required to pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 32-96, adopted by the City Council on March 26, 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. No credit against the dedication requirement shall be given for open space within this project. 16. Affordable Housing. The City's Inclusionary Zoning Regulations, which are set forth at Chapter 8.68 of the Dublin Municipal Code, provide generally that all residential development in excess of 25 units is required to contain affordable units equal to not less than 12.5% of the total units in the development. The City and the Applicant are parties to an agreement entitled Development Agreement between the City of Dublin and Chang Su-O-Lin and Hong Lien Lin-Dublin Ranch Fairway Ranch ("the Agreement"), which pertains to the development of an affordable housing project known as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning Regulations, the Agreement provides for the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable units in the Fairway Ranch Project, which AUCCs can be used toward the satisfaction of the affordable unit construction obligations under the Inclusionary Zoning Regulations on certain property, including the subject property. To the extent sufficient AUCCs are available at the time of tentative map approval or site development review on property subject to the Agreement, the City may not require compliance with the Inclusionary Zoning Regulations. Developer currently has in excess of 117 Affordable Unit Credit Certificates. Pursuant to the terms of the Agreement, 117 of AUCCs in Developer's possession shall be deemed to satisfy, and shall be applied to, the Inclusionary Housing obligation of the Project. 17. Heritage Tree Report and Recommendations. The Applicant shall comply with the recommendations in the "Tree Protection Plan and Review of Trees in the proximity of the two bridge crossings proposed for the Wallis Ranch Development dated December 20,2006 prepared by Arbor Resources. This document includes specific recommendations for Design Guidelines and Protection Measures. Mitigation shall be as determined in the reference documents prepared by H.T. Harvey and Associates and included in the Appendix section of the Applicant's submitted packet. 18. Disclosures to Homebuyers. Homebuyers shall be notified in a disclosure document of possible restrictions on accessory structures and the location of pools and spas. A copy of the disclosure shall be provided to the Community Development Department prior to issuance of Building Permits. 19. Retaining Walls. Retaining walls at side yards will be built centered on the property line and provide a minimum 36 inch clearance between building and wall. 20. Landscaping: a. Final landscaping plans. Final landscaping plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall lOsure: 30 1. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. 11. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. lll. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. IV. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. v. That concrete curbing is to be used at the edges of all planters and paving surfaces. V1. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. vii. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydro seeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydro seeded in a similar manner. V111. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. IX. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. x. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement 21. Landscape Edges. Concrete curbs or bands shall be used at the edges of all planters and paving surfaces. The design width and depth of the concrete edge to be to the satisfaction of the Community Development Director and City Engineer. 22. Maintenance. Permanent provisions for all landscaping maintenance shall be included in the CC&Rs insuring regular irrigation, fertilization, weed abatement and plant replacement. All shrubs, ground cover, trees, and the irrigation system shall be warranteed by the developer for one year. 23. The Developer shall prepare a lighting isochart to the satisfaction of the City Engineer, Director of Community Development, the City's Consulting Landscape Architect and Dublin Police Services. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate to provide for security needs. Lighting and street tree placement shall be coordinated such that the street tree pattern takes precedence. 24. Branches from mature trees may not overhang buildings and roofs. Adequate space to plant trees adjacent to buildings or other built features must be provided in the following minimum ways: a. Accent trees (to 20 feet tall) no closer than 6 feet from building or 18 inches from paving, curbs, or walls with a minimum planting area 3 feet wide. b. Large trees (20 feet and larger) no closer than 10 feet from building or 2 feet from paving, curbs, or walls with a minimum planting area 4 feet wide. 25. In order to install all the trees shown on the Landscape Plan, utilities may require relocation subject to approval of the City Engineer. 31 26. All physical improvements within each phase are required to be completed prior to occupancy of any buildings within that phase. Subject to the approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 27. Retaining walls shall be provided in front yards where the slope exceeds 3: 1 and where street trees and/or utilities are to be located. All retaining walls over 30 inches in height and adjacent to a walkway shall be provided with a guardrail. All retaining walls over 24 inches with a surcharge or over 36 inches without a surcharge shall obtain permits and inspections from the Building Division. Retaining walls in front yards shall be stone veneered or stuccoed with a flagstone cap to match the project walls and columns. BUILDING DIVISION: 1. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. (Through Completion) 2. Retaining Walls. All retaining walls over 30 inches in height and in a walkway shall be provided with guardrails. All retaining walls, located on private lots, over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building Division. (Through Completion) 3. Phased Occupancy Plan. If occupancy is requested to occur in phases, then all physical improvements within each phase shall be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. (Prior to Occupancy of any affected building) 4. Phasing for Inclusionary Units. For inclusionary dwelling units that are provided within the project, a phased building permit issuance plan and phased occupancy plan shall be submitted and approved by the Community Development Director and be in accordance with the Chapter 8.68 of the City of Dublin's Zoning Ordinance. 5. Building Permits. To apply for building permits, Applicant/Developer shall submit eight (8) sets of construction plans to the Building Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will be or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. (Issuance of Building Permits) 32 6. Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. (Prior to issuance of building permits) 7. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other non-movable materials as approved by the Building Official and Director of Community Development. Air conditioning units shall be located such that each detached dwelling unit has one side yard with an unobstructed width of not less then 36 inches. For Single Family dwellings the air conditioning units shall not be roof mounted. Air conditioning units shall be located in accordance with the PD text. (Occupancy of Unit). 8. Temporary Fencing. Temporary Construction fencing shall be installed along perimeter of all work under construction. (Prior to permitting and throughout completion) 9. Addressing: a. Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). (Prior to release of addresses) b. Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c. Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. Neighborhoods 3 and 5. (Prior to permitting) d. Town homes / Condos are required to have address ranges posted on street side of the buildings. (Occupancy of any Unit). e. Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). f. Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or release of the project addresses. (Prior to permitting) g. Exterior address numbers shall be backlighted and be posted in such a way that they may be seen from the street. (Prior to permit issuance, and through completion) h. An approved apartment unit-numbering plan shall be incorporated into the construction drawings. Neighborhoods 4 and 6 (Prior to permit issuance) 10. Engineer Observation. The Engineer of record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 11. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. (Prior to permit issuance) 12. Green Building Guidelines. To the extent practical the applicant shall incorporate Green Building Measures. Green Building plan shall be submitted to the Building Official for review. 33 The goal shall be 50 points under the stopwaste.org residential or multi-family construction check list. (Through Completion) 13. Cool Roofs. Flat roof areas shall have their roofing material coated with light colored gravel or painted with light colored or reflective material designed for Cool Roofs. (Through Completion) 14. Electronic File. The applicant/developer shall submit all building drawings and specifications for this project in an electronic format to the satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 15. Access to Roof Mounted Equipment. Access to all roof mounted equipment shall be as required by the building code and be from the interior of the building. Exterior permanently mounted roof access ladders shall not be installed. (Through Completion) 16. Exiting of third floor. The first of each plan constructed with three floors shall be surveyed for actual square footage of the third floor. Certification shall be provided to the Building Division prior to insulation of selected units. At the option of the BUILDING OFFICIAL the City may select other units for review at time of third floor diaphragm inspection. If any unit is determined to be over 500 square feet by the City, developer shall have said unit surveyed. (Through Completion and prior to insulation of each affected unit.) Responsible Agency - Building 17. Floor Plans. Floor plans shall be considered conceptual in nature only, items such as dead end corridors and accessibility requirements for bathrooms, kitchens, entries and parking shall be reviewed during the permitting process. 18. Recreation Centers. Building permits are required for all recreation centers, swimming pools, spas, and associated amenities and are required to meet the accessibility and building codes. Pool and Deck area shall be considered conceptual in nature only, items such as exiting and permit requirements shall be reviewed during the permitting process. 19. Plumbing Fixture Counts. Plumbing fixture counts for the clubhouse(s) shall be to the CA Plumbing Code for the buildings and shall take into account the number of plumbing fixtures required for the swimming pools / spas as required by the building code. FIRE DEPARTMENT: 1. The podiums in Neighborhood 4 shall be accessible by two straight run stairways in locations approved by the Fire Department. 2. Homes/buildings that are over 1 12 miles from a fire station shall be provided with an automatic sprinkler system as required by the Dublin Fire Code. 3. The homes/buildings adjacent to open space shall comply with the Wildfire Management Plan. The following is a partial list of the requirements ofthe Wildfire Management Plan: a. The homes shall be provided with an automatic sprinkler system. b. The roof covering shall be class A. c. The underside of the eaves shall be one hour rated. 34 d. The exterior wall shall be one hour rated on the sides facing the open space. e. The exterior doors shall be non-combustible or solid core 1 % inch thick. f. Attic vents or other vent openings shall not exceed 144 sq. in. and covered with non- combustible corrosion resistant mesh with openings not to exceed y.. inch. g. Fences constructed of combustible materials shall be separated from the perimeter of buildings containing habitable by connecting to buildings with a masonry pilaster as shown in the Wildfire Management Plan. 4. The landscaping around the homes/buildings that are adjacent to open space shall comply with the standards for vegetation establishment and maintenance as required in the Wildfire Management Plan: a. Plants within 3 feet of the homes/buildings shall be irrigated flowers only. The area within 3 feet shall have non-combustible materials only (no combustible mulch). b. Plants 3 to 15 feet from the homes/buildings shall only be those listed for use in Areas A and B in the plant species table. c. Trees shall be a minimum of 4 feet from the homes/buildings. Trees between 4 ft and 30 feet of the homes shall have a minimum of 10 feet between crowns. The trees shall be limited to those types listed for use in Areas B through D in the plant species table. d. Plants 15 to 30 feet from the homes/buildings shall only be those listed for use in Areas A through C in the plant species table. e. The distances increase for areas with slopes over 30%. See the Wildfire Management Plan. f. The landscape shall be maintained year round to comply with the Wildfire Management Plan. Trees between 4 and 15 feet from the homes shall have their limbs pruned 10 feet from grade or 1/3 of the total live crown height. Trees between 15 and 30 feet from the homes shall have their limbs pruned 6 to 10 feet from grade. The distances increase for areas with slopes over 30%. See the Wildfire Management Plan. 5. If there are heritage trees within 100 feet, comply with the heritage tree provisions of the Wildfire Management Ordinance. 6. Multifamily buildings 3 or more stories shall be provided with fire alarm systems as required by the CFC 1006.2.9.1.1. 7. The radius for emergency vehicle turns shall be based on a 42 ft. radius. 8. The applicantlDeveloper shall construct all new fire hydrants in accordance with the ACFD and City of Dublin requirements. The locations shall be approved by the Fire Department. No parking is allowed within 7 12 feet of a fire hydrant. UFC appendix IIIA and B. 9. Emergency vehicle access roadways must have a minimum unobstructed width of 20 feet and an unobstructed, vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING, FIRE LANE - CVC 22500.1". CFC 902.2.2.1. 10. All portions of the exterior walls of the homes/buildings shall be within 150 feet of an emergency vehicle access road. The distance is measured as someone would be able to walk and shall consider parked cars. Sloped areas beyond the access roads needed for emergency access shall be permanent walkway or stair as required by' the Fire Department. CFC 902.2.1, 902.3.1 35 11. Provide fire flow as required by CFC Appendix IIIA. 12. Provide escape or rescue window for every sleeping room below the fourth story in accordance with the UBC section 310.4. Emergency egress and rescue windows shall be accessible by ground ladders by an approved route. 13. Automatic sprinklers shall be provided throughout single family homes that are 3 or more stories or exceed 5000 sq ft. as required by the Dublin Fire Code. Include the garage area when calculating the sq. ft. of a home. Automatic sprinklers shall be provided throughout multi-family homes that are 3 or more stories or exceed 3000 sq ft. with type V or type V-I hour construction. 14. The project shall comply with Uniform Building and Fire Codes as adopted by the City of Dublin POLICE DEPARTMENT: 1. The Applicant shall comply with all applicable City of Dublin Residential Security Ordinance requirements. In those projects where a parking structure is built the Applicant shall also comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. a. The applicant shall keep the site clear of graffiti vandalism on a continuous basis at all times. Graffiti resistant materials should be used. b. The applicant shall work with Dublin Police Services on an ongoing basis to establish an effective theft prevention and security program. c. In multi-family buildings where common stairways are used, stairways shall have shatter resistant mirrors or other equally reflective material at each level and landing and be designed or placed in such manner as to provide visibility around corners. d. Doors opening out from the building to the street shall have non-removable hinges. e. There shall be delineation between private and public areas around the perimeter of the residential area. This can be accomplished with fixed or perceived barriers such as fences or landscaping. f. Primary living area and windows of individual units should be focused for observation of common areas, adjacent units, recreational areas, and child play areas to provide for self- policing and a sense of community. g. The developer shall insure radio frequency transmit and receive capabilities for Police/Fire/ Ambulance radios. h. Access to the common areas and elevators on the podium level shall be restricted. Gates and signage may be used to accomplish this. 1. Exterior lighting is required over all doors. J. The applicant shall submit a lighting plan with point by point photometric measurements for connecting paths, outdoor parking area and residential areas. 2. Addressing. All dwelling units shall be addressed as follows: a. Single family residential buildings shall display a street address number conforming to the following specifications: 1. Numerals shall be located on the portion of the structure closest to the street where they are clearly visible from the street on which they are addressed. They shall be of a color contrasting to the background to which they are affixed. Method of attachment shall not include the use of two-sided tape or any material not resistant to weather conditions. 36 11. Address numbers on buildings further than one hundred (100) feet from the center line of the addressed street shall, in addition to the illuminated address fixture, provide highly reflective five (5) inch high numerals, placed at the driveway entrance, at a height between twenty-four (24) and forty-two (42) inches. 111. Numerals shall be illuminated during the hours of darkness. The numerals and light source shall be contained within a single, weather resistant fixture. The light source shall be provided with an uninterruptible AC power source or controlled only by a photoelectric device. Nothing in this section shall preclude the requirement for circuit protection devices where applicable. IV. Any building which affords vehicular access to the rear through a public or private alley shall display five (5") inch high reflective address numbers in a clearly visible location at the rear entrance. v. Second dwellings on the same single-family parcel, which are further than one hundred (100) feet from the center line of the addressed street or are not visible from the addressed street, in addition to the illuminated address fixture, shall have an illuminated address fixture containing a directional arrow or wording indicating the second dwelling unit location, and mounted on the primary dwelling unit that is visible from the addressed street. b. Multiple family buildings shall display a street address number conforming to the following specifications: 1. Addressing and building numbers shall be visible from the approaches to the buildings. 11. Address range markers shall be placed at exits from elevators. lll. Each principal building shall display the number or letter assigned to that building on each corner of the building at a height that will prevent the number from being obscured by landscaping. IV. Each individual unit within the complex shall display a prominent identification number not less than four (4) inches in height, contrasting in color to the background to which it is affixed and clearly visible to approaching vehicles and/or pedestrians. It shall be located near, but not on the dwelling unit entry door. v. Numerals shall be illuminated during the hours of darkness. The numerals and light source shall be contained within a single, weather resistant fixture. The light source shall be provided with an uninterruptible AC power source or controlled only by a photoelectric device. Nothing in this section shall preclude the requirement for circuit protection devices where applicable. An illuminated fixture is not required when the address number can be lighted by area lighting. V1. Driveways servicing more than one (1) individual dwelling unit shall have minimum of 4 inch high identification numbers, noting the range of unit numbers placed at the entrance to each driveway at a height between 36 and 42 inches above grade. The light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. c. There shall be positioned at each street entrance of a multiple family dwelling complex having more than one structure, an illuminated diagrammatic representation (map) of the complex that shows the location of the viewer and the unit designations within the complex. It shall be lighted during the hours of darkness utilizing a light source which is constructed of weather and vandal resistant materials and provided with an uninterruptible AC power source or controlled by a photoelectric device. Nothing in this section shall preclude the requirement for circuit protection devices where applicable. The map should be oriented specific to each 37 . entrance. Directory map boards shall be installed at project's entrances at a Kiosk that is positioned at eye level of a person driving a vehicle and would not require the drive to exit the vehicle to read the map. The map Kiosk location should be in a location that would not have interference with parked vehicles or parking stalls. The Kiosk should be located so as to eliminate vehicle stacking or the interference with smooth vehicle movement. The boards shall be readable and well lighted. The lettering or diagrams should be large enough to read from three feet. 1. No other number may be affixed to a structure that might be mistaken for, or confused with, the number assigned to the structure. 11. If the building is adjacent to an alley, the number shall also be placed on or adjacent to the rear gate accessing the alley. 111. For multifamily buildings with recessed entryways over 2 feet, an additional lighted address must be placed at the entryway to the recessed area. 3. Emergency Access a. Private roads and parking areas or structures controlled by unmanned mechanical parking type gates shall provide for police emergency access by a means other than the use of a Knox or Subra Box. Options include radio frequency access or providing the gate access code for distribution to emergency responders. 1. When an access code will be utilized the control box is to be mounted on a control pedestal consisting of a metal post/pipe which shall be installed at a height of 42 inches and a minimum of 15 feet (4.6m) from the entry/exit gate. It shall be located on the driver's side of the road or driveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to drive on the wrong side of the road or driveway, nor to require any back-up movements in order to enter/exit the gate. b. All lockable pedestrian gates to residential recreation areas serving 6 or more dwelling units, and gates or doors to common walkways or hallways of residential complexes where there are 4 or more dwelling units within the complex, shall provide for police emergency access utilizing an approved key switch device or approved Knoxbox which shall be installed as follows: 1. Pedestrian gates/doors using an electromagnetic type lock shall install a key switch within a telephone/intercom console or in a control housing, or provide for police emergency access by a means other than the use of a Knox or Subra Box. Options include radio frequency access or providing the gate access code for distribution to emergency responders. 11. Pedestrian gate doors utilizing mechanical locks shall install a Knoxbox adjacent to each gate/door, securely attaching it to a fence or wall. 4. Parking structure a. All entrances to the parking structure shall be posted with appropriate signs per City of Dublin Ordinance 6.04.200, to assist in removing vehicles at the property owner's/manager's request. A notice of a size at least seventeen inches by twenty-two inches (17" X 22") with letters at least one inch (1") high. "THIS IS PRIVATE PROPERTY. IT IS ILLEGAL TO PARK OR DRIVE ON THIS PROPERTY WITHOUT PERMISSION OF THE OWNER. VEHICLES 38 WILL BE TOWED AT THE VEHICLE OWNER'S EXPENSE. FOR TOWED VEHICLES, CALL DUBLIN POLICE SERVICES (462-1212). -------------Owner b. Submit a commercial lighting plan with point by point photometric measurements for the parking structure. Parking Garage Lighting is covered under Security Requirements 7.32.230, (c) (10). c. Blind corners in parking structure shall be provided with shatterproof convex mirrors to improve visibility for both operators of vehicles and pedestrians. d. The parking structure shall be secure and controlled by electronically controlled gates and security screens over ventilation spaces to prohibit access by unauthorized persons. e. Pedestrian paths in parking structure will be shown with appropriate crosswalk areas depicted. f. Grill work covering openings for the parking area will be designed to prohibit their use as ladders or access points to podium level windows or doors. g. Lighting fixtures shall be of a vandal resistant type. h. The interior portion of the parking structure shall be illuminated with a uniformly maintained minimum level of one foot candles of light between ground level and 6 vertical feet. 1. The developer shall insure there are radio frequency transmit and receive capabilities for Police/Fire/ Ambulance Radios. 5. Construction Phase a. Construction sites shall be capable of being fenced and locked at all times when workers are not present. b. Perimeter lighting shall be installed at a minimum of 150 foot intervals and at a height not less than fifteen (15') feet from the ground. The light source used shall have a minimum light output of 2,000 lumens, shall be protected by a vandal resistant cover, and shall be lighted during the hours of darkness. c. Additional lighting shall be required if the construction site exceeds four (4) acres in area. Lighting shall be installed at locations designated by the Chief of Police. d. In addition to the perimeter lighting described in subsection (b) of this section, one of the following shall be used: 1. Fencing, not less than six (6') feet in height, which is designed to preclude human intrusion, shall be installed along the perimeter boundaries of the construction site and shall be secured with chain and Fire Department padlocks for emergency vehicle access; or 11. A uniformed security guard, licensed pursuant to Chapter 11 of the Business and Professions Code of the State, shall be utilized to continually patrol the construction site during the hours when construction work has ceased. 111. A temporary address sign, of sufficient size with a white background and stenciled black numbers and letters that can be seen during night time hours with existing street lighting or . additional lighting, is to be posted on all approaches to the site. This will aid in emergency servIces response. IV. "No Trespassing" signs shall be posted on the construction site perimeter fence throughout fence. One printed sign shall be posted in a conspicuous manner at every walkway and driveway entering any enclosed private property or portion thereof, and at a minimum of every fifty feet along the boundary of any unenclosed lot. v. The developer will file a Dublin Police Emergency Contact Business Card prior to any phase of construction that will provide 24 hour phone contact numbers of persons responsible for the construction site. V1. Good security practices shall be followed with respect to storage of building materials and storage of tools at the construction site. 39 PASSED, APPROVED, AND ADOPTED this 9th day ofJanuary 2007 by the following vote: AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, King, and Tomlinson NOES: None ABSENT: None ABSTAIN: None /1/dfJ (/.< Planning Commission Chair --. G:IPA#\2005105-051 Dublin Ranch West-WallislPCIPC Resa SDR & TIMaps rf&mp final.DOC 40