HomeMy WebLinkAboutPCReso02-04 PA01-009 DbRnch Area G MH-2 SDR RESOLUTION NO. 02 -04
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP 7325
FOR PA 01-009 TOLL BROTHERS DUBLIN RANCH AREA G - NEIGHBORHOOD MH-2
WHEREAS, Jon Paynter on behalf of Toll CA, L.P. has requested approval of a Site
Development Review for subdivision 7325, Neighborhood MH-2 of Dublin Ranch Ama G to develop 281
dwelling units in the Eastern Dublin Specific Planning area; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, This project is within the scope of the Eastern Dublin Specific and General Plan
Amendment, for which a Program EIR was certified (SCH No. 91-103064). An Initial Study and
Mitigated Negative Declaration was prepared and completed for the above-described project, which
focused on site specific environmental issues. With the implementation of Mitigation Measures
previously adopted for the Program EIR and with site specific Mitigation Measures contained in the
Initial Study, as further clarified in the Response to Comments the potential site-specific impacts of the
project would be reduced to a level of insignificance. The project does not raise any additional significant
impacts, which were not covered by the FEIR and Mitigated Negative Declaration for the above-
referenced project. The Mitigated Negative Declaration was approved by the City Council on March 7,
2000. The Negative Declaration was prepared under the provisions of CEQA. The Resolution approving
the Mitigated Negative Declaration was City Council Resolution No. 34-00.
WHEREAS, the Planning Commission did hold a public hearing on said application on January
8, 2002; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a staff report was submitted recommending that the Planning Commission approve
the Site Development Review and Tentative Map, subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth.
NOW THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby make the following findings and determinations regarding said proposed
Tentative Map and Site Development Review:
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1. The approval of this application (PA 01-009), as conditioned, is consistent with the
intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General
Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the
project, which allows for residential development at this location.
3. The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
4. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
5. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and implements
the Dublin General Plan and Eastern Dublin Specific Plan.
6. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to
provide a harmonious environment for the development.
7. The project has been designed with architectural considerations (including the character,
scale, design quality, and the relationship among buildings), along the Conditions of Approval, in order to
ensure compatibility among the design of this project, the character of adjacent uses, and the requirements
of public service agencies.
8. Landscape elements (including the location, type, size, color, texture, and coverage of
plant materials, provisions, and similar elements previously approved) combined with Conditions of
Approval have been established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve the Site Development Review and Tentative Map for PA 01-009 subject to the following
Conditions of Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [B] Building
division of the Community Development Department, [DSR] Dublin San Ramon Services District, [F]
Alameda County Fire Department/City of Dublin Fire Prevention, [F1N] Finance Department, [PL]
Planning division of the Community Development Department, [PO] Police, [PW] Public works
Department.
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GENERAL CONDITIONS
1. Approval of Vesting Tentative Map. Approval of the PL, PW City Approval Standard
Vesting Tentative Subdivision Map for Tract No. 7325 - of Final Map
Neighborhood MH-2 Area G, Dublin Ranch is
conditioned upon the requirement that the development be
consistent with the approved Planned Development (PD)
of Dublin Ranch Areas F, G and H, including the Land
Use and Development Plan, and the General Provisions,
Standards and Conditions. Thc City of Dublin, by its
approval of the Tentative Map, makes no finding,
expressed or implied, as to whcthar the proposed division
and development of the property will or will not
reasonably interfere with the free and complete exercise of
rights described in Government Code Section 66436
(a)(3 )(A)(1). Approval of this map includes the vested
right to develop these parcels with these general uses. The
Final Tentative Map shall substantially comply with
Exhibit A, the Tentative Map prepared by MacKay &
Somps Engineers, dated December, 2001 and those plans
prepared by Bassenian Lagoni Architects and received by
the Department of Community Development on
December, 2001, unless modified by the Conditions of
Approval contained herein.
2. Standard Public Works and Site Design Review PW Approval of Standard
Conditions of Approval. ApplicanffDeveloper shall Improvement
comply with all applicable City of Dublin Standard Public Plans through
Works (Attachment A) and Site Design Review completion
(Attachment B) Conditions of Approval. In the event of a
conflict between the Standard Public Works Conditions of
Approval and these Conditions, these conditions shall
prevail.
3. Development Agreement Applicant/Developer shall not PL, PW, City Approval Standard
be able to develop any of thc parcels created by this map of Final Map
until applicant/developer has entered into a Development
Agreement with the City as required by Section 7 of the
Master Development Agreement between the City and the
Lin Family for the Dublin Ranch Project. Such "Specific
Plan Development Agreement" will address such issues as
required by Chapter 11 of the Eastern Dublin Specific
Plan. The term "develop" shall mean recordation ora
final subdivision map for Tract 7325 neighborhood MH-2)
further subdivides the parcels created by this map, a final
map for medium, medium-high or high density residential
uses or issuance of a Conditional Use Permit, or building
permit.
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4. Eastern Dublin General Plan Amendment/Specific PL Approval of Standard
Plan Applicant/Developer shall comply with all Improvement
applicable action programs and mitigation measures of the Plans through
Eastern Dublin General Plan Amendment/Specific Plan completion
and companion Final Environmental Impact Report (EIR),
Mitigation Measures identified in the Mitigated Negative
Declarations prepared for Areas F, G and H that have not
been made specific Conditions of Approval of this or
previous projects, thereby superceding the pertinent
Mitigation Measures referenced in those documents. The
City shall determine which of the requirements from these
prior approvals are applied at this stage of approval, and
which are applicable upon approval of subsequent
individual tentative subdivision maps.
5. Conformance to Master Vesting Tentative Map 7148. PL, PW, B Ongoing
Applicant/Developer shall comply with the conditions of
approval for Master Vesting Tentative Map 7148 for
Dublin Ranch Areas E, F, G and H (PA 99-044) as
approved by the Planning Commission Resolution No. 00-
14, dated February 22, 2000 and shall comply with Dublin
Ranch Areas F, G & H book know as Exhibit A of PA
98-069.
6. Building Codes and Ordinances. All project B Ongoing
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
7. Fire Codes and Ordinances. All project construction Building
shall conform to all fire codes and ordinances in effect at Permits
the time of building permit.
8. Various Various times,
Fees. Applicant/Developer shall pay all applicable fees in but no later
effect at the time of building permit issuance, including, than Issuance
but not limited to, Planning fees, Building fees, Dublin of Building
San Ramon Services District fees, Public Facilities fees, Permits
Dublin Unified School District School Impact fees, Public
Works Traffic Impact fees, Alameda County Fire Services
fees; Noise Mitigation fees, Inclusionary Housing In-Lieu
fees (or as set forth in Condition #87) Alameda County
Flood and Water Conservation District (Zone 7) Drainage
and Water Connection fees; and any other fees as noted in
the Development Agreement. Unissued building permits
subsequent to new or revised TIF's shall be subject to
recalculation and assessment of the fair share of the new
or revised fees. If the Development Agreement approved
for this project conflicts with this condition, the
Development Agreement shall prevail.
9. Required Permits. Applicant/Developer shall obtain all Various Various times, Standard
necessary permits required by other agencies (Alameda but no later
County Flood Control District Zone 7, California than Issuance
Department of Fish and Game, Army Corps of Engineers, of Building
State Water Quality Control Board, Etc.) and shall submit Permits
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copies of ~he pe~ts ~o ~e Dep~men~ o~ Public Works.
Applican~eveloper shall also apply, pay all required fees
~d obtain pe~ks ~om P6~E for power
connection required ~o energize franc signals and
10. Condifion~ of Approval. In submi~ng subsequen~ PW Issuance of S~d~d
improvemen~ plans ~or review ~d approval, Build~n~
Applican~eveloper shall submit a minimum six (6) sets Pe~its
of plans to ~e Engineering Depa~ent for pl~ check.
Each set of pl~s shall have a~ached a copy of these
Conditions of Approval with responses m condkions filled
in indicming where on ~e plans ~Wor how the condition
is satisfied. A copy of~e Smd~d Public Works
Conditions of Approval shall also be submi~ed which has
been m~ked up to indicate where on the plans and/or how
the condition is satisfied. ~e no~tions shall clearly
indicate how all Conditions of Approval ~d Standard
Public Works Conditions of Approval will be complied
with. Improvement plus will not be accepted without the
annotated conditions and s~nd~ds a~ched to each set of
plans. Applic~eveloper will be responsible for
obtaining the approvals of all p~icipating non-Ci~
agencies.
11. Infr~tructure. The location and siting of project PL, PW Approval of
specific wastewater, sto~ drain, ~cycled water, ~d Improvement
potable water system infrastructure shall be consistent Plans
with ~e resource m~agement policies of the Eastern
Dublin Specific Plan.
12. Refuse Collection. The re,se collection semite provider PL, PW Occupancy of
shall be consulted to ensure ~at adequate space is Any Building
provided to accommodate collection ~d soaing of
petmcible solid w~te as well as soume-sep~ated
mcyclable materials generated by the residents within this
project.
13. Recycling. ApplicanffDeveloper shall provide rehse- PW Occupancy of
recycling collection and confo~ to ~e Ci~ of Dublin's Any Building
recyclin~ pro~ram.
14. Water Quali~ Me,utes. Project specific water qualiW PL, PW Approval of
measures shall be submi~ed with development Final Map
improvement pl~s inco~orating water qualiW measures
outlined in the book "S~ at ~e Source". These water
qualiw measures should address improving the qualiW of
runoff ~d the removal of disch~ged pollutants from
surface runoff into ~ainage facilities to the satisfaction of
Director of Public Works.
15. Water Quali~ Requirements. All developmem shall PL, PW Approval of EDSP
meet the water qualiW requirements of the CiW of Final Map EIR
Dublin's NPDES pemit ~d the Alameda CounW Urban
Runoff Cle~ Water Pro~m.
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16. Interim Survey Control. If no monuments are set in PW In conjunction
public streets prior to the sale of any property or with
residential units, Applicant/Developer shall install street Development
monuments in finished public streets or at selected of Street
property comers or other control points for any individual Improvements
parcel in accordance with the Final Master Map 7148 as
required by the Director of Public Works. If said control is
different from approved final maps, Applicant/Developer
shall submit said control to the Director of Public Works
for review and approval prior to installation.
17. Survey MonumentsfBenchmarks. ApplicanffDeveloper PW Prior to first
shall establish a new benchmark in the vicinity of the occupancy in
major development area (Area G) that is shown on the project MH-1,
Eastern Dublin Specific Plan and to the satisfaction of the MH-2, HI &
Director of Public Works. H-2
18. Tentative Map SDR Package for Tract 7325. Unless PW Issuance of Standard
stated in these Conditions of Approval, Grading
ApplicantJDeveloper shall conform to the Tentative Tract Permit
Map and site plans shown in Tentative Map SDR Package
for Tract 7325 dated December 2001 and to the
satisfaction of the Director of Public Works. The
Developer shall prepare a subdivision Tract Final Map
subdividing the existing property into the configuration,
size and number of lots shown on the said submitted
Tentative Tract Map 7325 in accordance with the
requirements of the Subdivision Map Act and Cily of
Dublin standards. The map shall be reviewed and
approved by the City Public Works Director.
19. Faithful Performance and Labor and Materials Bond. PW, ADM Prior to
A Faithful Performance Bond or securities that are 100% Final Map
of Improvement cost, and Labor and Materials Bond or
securities that are 100% of Improvement cost, must be
provided prior to issuing any grading and/or improvement
permits. Improvement costs will include public and
private street improvements, drainage pipe and structures,
grading and retaining wall. All improvements for both on-
site and off-site are to be done to the satisfaction of the
Director of Public Works.
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~0. Release of Bonds. After City's acceptance of PW, ADM On-going
improvements the Labor and Materials Bond will be
released. The Applicant/Developer shall provide a
Maintenance Bond after the acceptance of improvements
by the City in thc amount of~5% of the off-site
Improvement costs that are approved by the Director of
Public Works. The Maintenance Bond extend to for one
year after City's acceptance of improvements and after all
defects have been repaired. Prior to release of the Faithful
Performance Bond, all improvements and landscaping
shall be installed and constructed per the city approved
plans and a declaration by the project civil engineer that
the finished graded building pads are within +- 0.~ feet in
elevation of those shown on approved plans.
DEDICATIONS AND IMPROVEMENTS
~ 1. Public Service Easement (PSE) Dedications. PW Approval of Standard
ApplicanffDeveloper shall obtain a quitclaim from the Final Map
City and other utilities to adjust as necessary all Public
Service Easements adjacent to project frontage along
public street right of way where it conflicts with the
proposed buildings. Applicant/Developer shall also
dedicate on the Final Map minimum 10 foot wide Public
Service Easements over all proposed water, sewer, joint
utility trench lines and storm drain lines to the satisfaction
of the Director of Public Works. In the event any
additional utilities are needed to serve any parcel and/or
lot in the development, Applicant/Developer shall also
provide additional Public Utility Easements per the
requirements of the Director of Public Works and/or
public utility companies as necessary to serve this
development with utility services and allow for their
vehicular and utility service access. All onsite storm drain
lines shall be maintained by the community home owners
association, unless otherwise approved in writing by the
Director of Public Works that they are to be maintained by
the City'.
22. Pnblie Access Easement Dedication. Unless specified in PW Approval of PW
the CCR's, Applicant/Developer shall dedicate reciprocal Final Map
access easements to all lots in the development for
driveway access, parking and sidewalks through parcels A
and U and only sidewalks for Parcels V-FF or any other
lots in approved Tentative Map 7325 as approved by the
Director of Public Works.
23. Public Storm Drain Easement Dedication. PW Approval of PW
Applicant/Developer shall receive from the owner of Final Map
Pamel 9 of Tract 7148 a drainage release or a 20' wide (or
additional width as determined to be necessary by the
Director of Public Works) Public Storm Drain Easement
over the storm drain pipes, channels, or swales and
outfalls to the storm drain culvert located on the north side
of Northside Drive to the satisfaction of the Director of
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Public Works.
24. Frontage Improvements. If not constructed by a previous PW Approval of
construction project or development, ApplicanffDeveloper Improvement
shall construct street frontage improvements, including all Plans
curb, gutter, sidewalk, landscaping and center median
along Finnian Way, Central Parkway and Keegan Street
where Tract 7325 fronts these streets to the satisfaction of
the Director of Public Works. All frontage improvements
landscaping (including tree grates) to the curb shall be
maintained by the Communit~ Association.
25. Title Report. A current title report and copies of the PW With
recorded deed of all parties having any recorded title submittal of
interest in the property to be divided, copies of the deeds, Final Map for
and the Final Maps for adjoining properties and easements plan checking
shall be submitted as deemed necessary by the Director of
Public Works.
26. Abandonment of Easements and Right of Ways. PW Approval of PW
ApplicanffDeveloper or current landowner shall obtain an Final Map
abandonment from all applicable public agencies of
existing easements and right of ways not to be continued
in use.
27. Location of Improvements/Configuration of Right of PW Approval of PW
Way. All public sidewalks, handicap ramps, or other Improvement
street improvements in the curb return area shall be Plans
located within the public right of way. The location of all
street improvements and configuration of right of way that
is not shown on Tentative Tract Map 7325 shall be
approved by the Director of Public Works prior to
construction.
28. Dedication and Improvement of Fitzwilliam Street. PW Recordation PW
With the development of Tract 7325 (Parcel 4 of Tract of Final Map
7148) Applicant/Developer shall improve and dedicate to and Approval
the HOA the street labeled as Fitzwilliam Street for public of
access purposes (46' wide right of way) and shall improve Improvement
the street to a width of 36' curb to curb. Fitzwilliam Street Plans
shall be maintained by the HOA and shall be recorded in
the CC&Rs. Sidewalk shall be constructed and conform to
Sheet L5 of Tentative Map SDR Package for Tract 7325,
dated December 2001.
29. Improvement of Central Parkway. In accordance with PW Approval of
City of Dublin letter to Mr. Martin Inderbitzen dated June Improvement
7, 2001 and if not constructed by previous development, Plans
with the development of Tract 7325 (Parcel 4 of Tract
7148) Applicant/Developer shall improve Central
Parkway including sidewalks, bus stop and parkway
landscaping strip along the project frontage in accordance
with the approved improvement to the satisfaction of the
Director of Public Works. Curb, gutter and pavement
along Parcel 3 (Tract 7148) frontage on Central Parkway
between Tract 7325 westerly boundary and Grafton Street
shall be constructed when Tract 7325 develops. If not
58
constructed by previous development, Applicant
/Developer shall install an 8' wide temporary asphalt
walkway along Central Parkway along the entire Pamel 3
frontage. Applicant/Developer shall install interim
signing and striping on Central Parkway to accommodate
the development to the in accordance with the approved
improvement plans for Tract 7148.
30. Dedications. Unless otherwise stated, all offers of PW Approval of PW
dedications shown on the Tentative Map 7325 shall be Final Map
dedicated to Neighborhood Homeowners Association and
to public agencies as shown on Sheet C2 of Tentative Map
SDR Package for Tract 7325 shall be incorporated as part
of the Final Map 7325 for the development as approved by
Director of Public Works. Unless otherwise stated, all
dedications shall be shown as part of the Final Map and
Improvements must be secured prior to Final Map
approval.
31. Improvement of Keegan Street. If not constructed by a PW Approval of PW
previous construction project or development, the Improvement
ApplicanffDeveloper shall improve and complete all street Plans
work including median landscaping and sidewalks and
landscaping parkway strip along the project frontage on
Keegan Street between Central Parkway and Finnian Way.
If not constructed by a previous construction project or
development, the Applicant/Developer shall improve and
complete all street work including median landscaping,
sidewalks, street trees and irrigation on Keegan Street
along Pamel 7 (Tract 7148) frontage between Finnian
Way and Maguire Way before October 1, 2002. After
October Ist developer shall pay the City the cost of
improvements as if the City will construct the frontage
improvements as part of the City park construction
project. In accordance with City of Dublin letter to Mr.
Martin Inderbitzen dated June 7, 2001 and if not
constructed by a previous construction project or
development, Applicant/Developer shall install
landscaping, sidewalk, irrigation, interim signing and
striping on Keegan Street to accommodate the
development of Tract 7325 to the satisfaction of the
Director of Public Works. Developer shall maintained all
improvement until City acceptance.
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32. Improvement and Dedication of Multi-Use Trail on PW Recordation PW
each side of Village Center Parcel 3. In accordance with of Final Map
the City of Dublin MOU for Dublin Ranch Area G letter and Approval
dated June 7, 2001 for Condition 77 of Tract 7148, with I of
the parcelization or development of adjacent parcels Improvement
within the Village Center (Parcel 3), Applicant/Developer Plans
shall dedicate the required land or provide an access
easement to the City of Dublin and improve the multi-use
trail and parkway strip(s) on each of the Village Center
from Central Parkway to Dublin Boulevard as shown on
the Area G Planned Development exhibits and Master
Vesting Tentative Tract Map 7148. The multi-use trail and
adjacent parkway areas shall be for public access purposes
and will be maintained by the Village Center property.
(See condition #57)
33. Improvement and Grading Plans. Concurrent with the PW Approval of Standard
Final Map approval, The Developer shall submit a Final Map
security for the approval from the City of Dublin Director
of Public Works all Improvement Plans and Grading Plans
for the project. These plans shall be prepared, designed
and based on approved Tentative Map SDR Package for
Tract 7325 prepared by Toll Brothers, dated December
2001 and signed by a registered civil engineer to the
satisfaction of the Director of Public Works in accordance
with the ordinances, standards, specifications, policies and
requirements of the City of Dublin using standard City
title block and formats.
34. Dedication and Improvement of Monaghan Street. PW Recordation PW
With the development of Tract 7325 (Parcel 4 of Tract of Final Map
7148) the Applicant/Developer shall dedicate to the HOA and Approval
the street labeled Monaghan Street and for access of
purposes (46' width right of way as determined by the Improvement
Director of Public Works) and shall improve the street in Plans
accordance with the Tentative Map. Monaghan Street Prior to First
shall be maintained by the HOA and shall be recorded in Occupancy
the CC&Rs. Sidewalks shall be constructed and conform
to Sheet L5 of Tentative Map SDR Package for Tract
7325, dated December, 2001. Monaghan Street shall be
fully improved prior to the first occupancy.
35. Improvement of Finnian Way (east). If not constructed PW Recordation
by previous development, with the development of Tract of Final Map
7325 (Parcel 4 of Tract 7148) the Applicant/Developer and Approval
shall improve the street labeled as Finnian Way (east) for of
public street purposes to the satisfaction of the Director of Improvement
Public Works, as shown on the Vesting Tentative Map for Plans
Tract No. 7148, In accordance with item 5 of MOU letter
to Marry Inderbitzen date June 7, 2001. An 8' wide
parkway and 8' wide sidewalk shall be constructed on
both sides of the road except adjacent to Parcel 7.
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36. Dedication and Improvement of Emergency Vehicle PW Recordation
Access Easement (EVAE) between East and West of Final Map
Residential Collector C (Finnian Way). In accordance and Approval
with the City of Dublin MOU for Dublin Ranch Ama G of
for Tract 7148 letter dated June 7, 2001, Improvement
Applicant/Developer shall dedicate and improve a 20 ft. Plans
wide emergency vehicular access easement that will allow
a vehicle to traverse between East and West Residential
Collector C (Finnian Way) or temporary vehicle turn
around for fire and other emergency vehicles (42 foot
minimum radii) per Alameda County Fire Department
(ACFD) standard requirements at the end of East and
West Residential Collector C (Finnian Way) public
streets. EVAE road improvements on Finnian Way across
Parcel 3 (from Parcel 4 westerly boundary to Parcel 5
easterly boundary) shall be constructed (rocked for H20
loading) when the second of the easterly or westerly
portions of Finnian Way up to Parcel 3 is built the
improvements shall be bonded for prior to the approval
Final Map 7325. The access road shall be approved by the
Director of Public Works and Alameda County Fire
Department Fire Marshal.
37. Maintenance of Improvements within Public Right-of- PW Recordation PW
Way. Applicant/Developer shall maintain the landscaping of Final Map
and parkway strip (including tree grates) on the side of the and Approval
streets fronting the project during construction to the of
satisfaction of the Director of Public Works. With the Improvement
formation of the neighborhood Homeowners association Plans
with the project all project frontage landscaping and
sidewalks shall be maintained by the Community
homeowners association to face of curb to the satisfaction
of the Director of Public Works.
38. Transitioning Existing Improvements. PW Approval of
Applicant/Developer shall be responsible for transitioning Improvemen
proposed improvements to match existing improvements, t Plans
to the satisfaction of the Director of Public Works.
39. Encroachment Permit. An encroachment permit shall be PW Issuance of Standard
secured from the Director of Public Works for any work to Grading
be done within the public right-of-way where work is not Permits
covered under the improvement plans.
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40. Phasing Plan. If construction and occupancy of each PW, PL, B Approval of
building will occur in phases, then the Improvement
Applicant/Developer shall construct all physical Plans and
improvements within each phase for adequate parking, prior to
vehicle circulation, pedestrian access within each phase in occupancy of
accordance with a pre-approved phasing plan by the affected
Community Development Director and Director of Public building
Works for review and approval a minimum of 45 days,
prior to occupancy. In no case shall residential occupants'
traffic mix with construction traffic. When residents have
occupied the units, the Developer shall install six (6) feet
high temporary fence surrounding the construction area to
keep pedestrian/children out of the construction area. Each
shall have own entrance and exit. The
Applicant/Developer shall conform to the Phasing Plan as
per the SDR for Tentative Map Tract 7325, dated
December, 2001 unless approved otherwise by the
Director of Public Works.
41. Decorative Paving. Applicant/Developer shall not PW Approval of PW
construct decorative pavement within City right-of-way Improvement
unless otherwise approved by the Director of Public Plans
Works. The type of decorative pavers and pavement
section shall be subject to review and approval of the
Director of Public Works. Decorative pavement across
entrances to all private streets shall be constructed to the
satisfaction of the Director of Public Works and shall be
as per Sheet CI 1 Pavement Layout of Tentative Map SDR
Package for Tract 7325, dated December 2001and per
letter from Toll Brothers, Dated November 7, 2001.
42. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of
installed in streets, a Decorative Paving Plan shall be Improvement
prepared to the satisfaction of the Director of Public Plans
Works and shall be as per Sheet C11 Pavement Layout of
Tentative Map SDR Package for Tract 7325, dated
December 2001. Where possible, irrigation laterals shall
not be placed under the decorative paving. Maintenance
costs of the decorative paving shall be included in a
Homeowners association responsibility in the CC&R's or
other funding mechanism acceptable to thc Director of
Public Works.
43. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Standard
barriers and mitigation measures included in the noise Improvement
study prepared for Area G Mitigated Negative Declaration Plans/
shall be incorporated into the improvement plans for Issuance of
development of each site. Building
Pemits of
each site.
44. Accessibility Requirements/Handicap Ramps. All PW Completion of Standard
handicap ramps shall comply with all current UBC Title Improvements
24 requirements and City of Dublin Standards to the
satisfaction of Director of Public Works.
62
45. Sidewalks. Applicant/Developer shah construct minimum PW Approval of
4' wide sidewalk and shall provide 12" wide minimum Improvement
setout sidewalk on all parking spaces adjacent to the Plans
landscapint area.
46. Sound Attenuation. The building permit plans shall PW Approval of
incorporate the noise mitigation measures identified in the Improvement
Mitigated Negative Declaration prepared for the project, plans.
The interior noise levels shall be brought to under 45 dBA Issuance of
and exterior noise levels to 67 dBA at the ground floor building
patios. Upper floor patios shall be designed to maintain 66 Permits of
dBA or lower. Noise impacts generated by mechanical each site
equipment shall be minimized. The construction plans
shall be silk, ned by an acoustical consultant.
47. Updated Master Drainage Study. Applicant/Developer PW Submitted PW
shall as needed update Master Drainage Study (originally Prior to
prepared by MacKay and Somps, May, 1999) with revised Issuance of
inverts and flows from the proposed development on Tract Finished
7325. All storm drain improvements and mitigation Grading
measures identified in the Master Drainage Study and/or Permit /
specified by the Director of Public Works shall become Approval
requirements of this subdivision. Prior to
Occupancy of
Any Building
48. Special Storm Drain Fee District. In order for the PW Prior to PW
Developer to receive partial reimbursement of the costs of creation of the
installation of storm drain pipe lines that drain neighboring District
parcels outside the Tentative Map from other developers
within the drainage area, an engineers report, fee analysis,
and other related documents and costs to create a special
Storm Drain Fee District by the City Council shall be
reviewed and approved by the Director of Public Works
and approved by City Council. This special fee district
shall consist of all parcels of land within the drainage area
that drain into the proposed storm drain lines and will
equitably assess each privately developed parcel their fair
share cost of the storm drain installation based on each
parcels drainage flow contribution to the system. The
engineer report, fee analysis and other needed documents
shall be reviewed and approved by the Director of Public
Works prior to approval by the City Council.
49. Storm Drain Improvements. All storm drain PW Grading of PW
improvements needed to serve each parcel of the Tentative any specific
Map 7325 and to serve in the City streets shown on the parcel.
Tentative Map Tract 7148 shall be constructed by the
Applicant / Developer prior to street construction. Interim
storm drain improvements shall be constructed by
Applicant / Developer with the phased construction of
roads, mass grading of area G, development of individual
parcel developments or other improvements as defined by
a City approved Assessment District or as defined by the
Director of Public Works. If development is phased,
63
Applicant / Developer shall prepare a Storm Drain phasing
plan of the Tentative Map drainage area showing phased
and interim improvements for review in accordance with
Dublin Ranch Master Storm Drain Study, Regional Water
Quality Control Board guidelines and with the approval of
the Director of Public Works. Before occupancy of any
residential unit the installation of pump station to drain the
offsite storm drain system and ouffalls south of Dublin
Blvd. that do not fully empty/operate by gravity flow to
the G-3 Channel.
50. Water and Sewer Lines. The applicant / Developer shall PW Occupancy of PW'
construct all water and sewer main lines needed to serve any building
each lot as shown in the Tentative Map Tract 7325, and
also shall grant public service easements over all such
utilities as shown on the Tentative Map 7325. All water
and sewer lines shall be designed, and constructed in
accordance with Dublin San Ramon Services District
criteria, standards and specifications.
51. Damage/Repairs. The Developer shall repair all PW Occupancy
damaged existing pavement, street, curb, gutter and of first
sidewalk along Central Parkway, any other public street building
resulting from construction and vehicle traffic resulting
from construction activities of the development to the
satisfaction of the Director of Public Works.
52. Utility Boxes. Applicant/Developer shall place all above PW Occupancy of
grade utility boxes in landscaped areas embellished and first building
camouflaged from public view and shall coordinate the
location with the utility companies to meet their respective
requirements. If there is a conflict between the site design
and utility requirements it shall be the responsibility of the
developer to inform the City of Dublin and develop an
a~reeable solution acceptable to all parties involved.
53. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utiliW affected units Utilities
trenches (such as electric, telephone, cable TV, gas, and
emerging technologies) along City streets shown on the
tentative map in accordance with the appropriate utility
jurisdiction and the City of Dublin guidelines. All
communication vaults, electric transformers, cable TV
boxes, blow-off valves and any appurtenant utility items
thereto .shall be underground and located behind the
proposed sidewalk within the public service easement,
unless otherwise approved by the Director of Public
Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow
for street tree planting. Utility plans, showing the location
of all proposed utilities (including electrical vaults and
underground transformers) behind the sidewalk shall be
64
reviewed and approved by the Director of Public Works.
Location of these items shall be shown on the Final
Landscaping and Irrigation Plan. Applicant/Developer
shall install two (2) three (3) inch conduits and related pull
boxes (spaced 500'max.) in all joint trenches in public
rights-of-way.
54. Streetlights. Streetlights and all site lights on private PW Approval of Standard
streets shall be City approved. Decorative lights shall be Improvement
designed so as to not shine into adjacent windows, shall be Plans
readily available for purchase over a long period of time
(e.g., 30 or more years), and shall be designed so that the
efficiency of the lights do not require close spacing to
meet illumination requirements. A street lighting plan
which demonstrates compliance with this condition shall
be submitted prior to plan approval and shall be subject to
review and approval by the Director of Public Works. If
the developer desires to have the maintenance and power
costs paid by the street light assessment district, the poles
and fixtures shall be the same as those approved for the
district. Otherwise the maintenance responsibility shall lie
with the homeowner's association. The type of residential
streetlights used shall be acceptable to the Director of
Public Works and Community Development Director.
55. Installation of Utilities.. Applicant/Developer shall PW Approval of PW
submit for review the location of all utility boxes and Improvement
utility structures as per Tentative Map SDR Package for Plans
Tract 7325 dated December, 2001 prior to construction.
All utility boxes and utility structures shall be shown on
landscape plans and approved by the Director of Public
Works and Community Development Director
LANDSCAPING
65
$6. Landscaping and Street Trees. The PL, PW Completion of PW
Applicant/Developer shall construct all landscaping along Improvements
the project frontage from the face of curb to the site right-
of-way, all street medians, and all street trees proposed
within the public service easements, to the design and
specifications of the Specific Plan Area G master
streetscape book, any applicable street Landscape Master
Plan, City of Dublin specifications, and to the satisfaction
of the Director of Public Works and Director of
Community Development. Street tree varieties ora
minimum 15-gallon size shall be planted along all street
frontages and shall be shown on the Landscaping plans.
Exact tree locations and varieties shall be reviewed and
approved by the Director of Public Works. The proposed
variety of trees to be planted adjacent to sidewalks or
curbs shall be submitted for review and approval by the
Director of Public Works. Root shields shall be required
unless otherwise determined by the Director of Public
Works and the Director of Community Development. The
developer will be given T.I.F. credit for the Central
Parkway median improvements. The median landscaping
shall be separately metered for City Maintenance.
57. Landscaping per Conditions 77 and 98 of Tract 7148. PL, PW Program Standard
Applicant/Developer shall plant trees on both sides of the approved
concrete pathway which lies in the east side of Parcel 3 prior to
with the development of Parcel 3 subject to Toll giving Approval of
Lin the appropriate rights to enter their property and to do Final Map/
the work without future HOA approval. Toll shall CC&R's
construct landscape improvements required that are submitted
associated with this pathway that lie within the residential prior to
parcels with their adjacent development of the residential Recordation
Parcels 4, 5 and 6. Toll shall build the concrete pathway of Final Map
with this development. Prior to recordation or in and approved
conjunction with the recordation of the final map, the prior to
Developer shall execute an easement in favor of the Occupancy of
adjacent Developer Any
(Parcel 3) to allow the installation of the second row of Residential
pathway trees and irrigation to sustain them without Unit
approval of this H.O.A.
58. Landscape Maintenance and Easement Dedication. In PL, PW Approval of Standard/
accordance with City of Dublin MOU letter date, June 19, Final Map/ PW
2001, Applicant/Developer shall maintain landscaping Completion of
after City-approved installation until the appropriate Improvements
homeowners association is established and assumes the
maintenance responsibilities. This maintenance shall
include, but not limited to, weeding and the application of
pre-emergent chemicals. Landscape maintenance
easements shall be granted for all landscaped areas
occurring on private, individual homeowner lots which are
to be maintained by the Homeowners Association.
59. Landscaping at Intersections. Landscapin~ at PL, PW Completion of Standard
66
intersections shall be such that sight distance is not Improvements
obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
GRADING
60. Pad and Finished Floor Elevations. Pad and finished PW, PL, B Approval of
floor elevations and grading shall generally match the Grading Plan
proposed Grading Plan shown on the SDR and approved
improvement plans. Any revisions shall be specifically
reviewed and approved by the Director of Public Works.
The Developer shall install area drains between buildings
and all drainage shall flow away from the buildings as per
UBC and to the satisfaction of the Director of Public
Works
61. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of
graded slopes shall be hydroseeded, and blown hay Improvements
application and treated with erosion control measures
immediately upon completion of grading to prevent soil
erosion. The hydroseed mix shall be subject to approval by
the Director of Public Works.
TRAFFIC AND CIRCULATION
62. [Offsite]Traffic Signals. Applicant/Developer is PW As specified PW
responsible for installation, modification, construction or in the
payment of pro rata share of signalization with Development
development of adjacent parcel or when determined by the Agreement or
Figure 16 of the F, G & H PD traffic report prepared by when deemed
TJKM or as determined by the Director of Public Works necessary by
the following intersections to the satisfaction of the the Director
Director of Public Works: of Public
Works
a. Central Parkway and Kee~an Street
b. Dublin Boulevard and Keegan Street
67
The signal improvements all shall accommodate
conversion to serve a four-legged intersection to the extent
possible, minimizing replacement or relocation of
improvements at the intersection of Tassajara Road and
Central Parkway and Tassajara Road and Dublin Blvd.
The installation of traffic signals conduit at Keegan Street
/ Central Parkway shall be constructed when the first of
Parcel 4 (Tract 7148) is developed. The installation of
traffic signals conduit at Keegan Street / Dublin Boulevard
shall be constructed when Parcel 6 is developed or
additional connection roads are constructed. Central
Parkway / Tassajara Road traffic signal shall be
constructed with whichever of Parcels 2 or 4 or 5 or 6 of
tract 4148 are developed first.
Applicant/Developer shall agree to cooperate with the
City of Dublin, the Alameda County Surplus Property
Authority, and other property owners along Tassajarra
Road in the installation of the traffic signals at major
intersections. Applicant/Developer shall be responsible
for constructing and/or funding improvements as allocated
under the terms of an agreement among the above parties
for installation of the signals.
In the event that a multi-party agreement for the
installation of the traffic signals fails to be reached by all
parties, Applicant/Developer shall be responsible for the
installation of the traffic signals.
63. Stop Sign Intemeetions. Applicant/Developer shall install PW Occupancy of PW
a STOP signs at the approach to Keegan Street on Finnian Any Building
Way (east), at the approach to Finnian Way on Fitzwilliam
Street, and at the approach to Finnian Way on Monaghan
Street as recommended in the F, G & H traffic study
prepared by TJKM, dated January 28, 2000 to the
satisfaction of the Director of Public Works.
64. Traffic Impact Fees. Applicant/Developer is eligible to PW Issuance of PW
receive TIF credits/reimbursement for the installation of Building
improvements and payments per the City adopted TIF permit
Guidelines Resolution #23-99.
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65. Tassajarra Road additional Northbound Lane. If PW As
not constructed by another Developer, or specificed determined by
in an developer agreement, the ApplicanffDeveloper Director of
shall install an additional northbound lane, a paved Public Works
shoulder and on Tassajara Road from Dublin Blvd. to or
Central Parkway making a total of 6 lanes on Development
Tassjarra Road from 1-580 to Central Parkway to the Agreement
satisfaction of the Director of Public Works. The
additional northbound lane shall end into a dedicated
right mm lane to existing eastbound Central
Parkway. Applicant/Developer shall prepare a plan of
the proposed interim striping of the lane geometric of
Tassajarra Road for review and approval prior to
submittal of improvement plans. If necessary, the
Applicant/Developer shall modify the existing traffic
signal at the intersection of Central Parkway and
Tassjarra Road to accommodate these improvements
on Tassajarra Road. City shall give the Applicant/
Developer any Traffic Impact fee credit for all
improvements constructed that are identified in the
east Dublin Traffic Impact Fee program and are in
their ultimate configuration. Applicant/Developer
shall prepare a triggering traffic study or modify the
existing traffic study (to the satisfaction of the
Director of Public Works) to determine the when the
capacity of existing road would be exceeded by the
proposed Area G residential and an additional
northbound lane would need to be constructed with
approved and pending levels of development. Unless
specified in a development agreement or before the
number of that number units specified in the said
report are occupied, thc needed improvements shall
be constructed to the satisfaction of the Director of
Public works.
69
66. Intersection Improvements of Dublin Bivd and PW As
Tassajarra Road.If not constructed by another determined by
developer, the Applicant/Developer shall construct Director of
two dedicated northbound right turn lanes on to east Public Works
bound Dublin Blvd, and three north bound through or
lanes (two exist) two left turn lanes to westbound Development
Dublin Blvd. to the satisfaction of the Director of Agreement
Public Works. If necessary Applicant/Developer shall
modify the existing traffic signal to the new
intersection geometries as reviewed and approved by
the Director of Public Works. Applicant/Developer
shall prepare a triggering traffic study or modify the
existing traffic study (to the satisfaction of the
Director of Public Works) to determine the when the
capacity of existing intersection would be exceeded
by Area G residential and an additional new right
turn lane and through lanes and/or an additional
northbound left turn lanes would need to be
constructed with approved and pending levels of
development. Unless specified in a development
agreement or before the number of that number units
specified in the said report are occupied, the needed
improvements shall be constructed to the satisfaction
of the Director of Public works.
67. No Parking along Central Parkway. PW Occupancy of PW
Applicant/Developer shall designate "No parking signs" Any Building
along the north side of Central Parkway and on all public
streets intersection within 30 feet of all public streets.
Parking shall only be on designated areas as per approved
parking plans and as approved by the Director of Public
Works.
68. LAVTA. Applicant/Developer shall cooperate with PW Approval of PW
LAVTA to provide convenient access to public transit, to Final Map and
enhance local and regional mobility and integration of Improvement
LAVTA with other public transit systems, and to locate Plans
bus alignments, turnouts, service stops, bus shelters and
other transit amenities to the satisfaction of the Director of
the Public Works. The cost of procuring and installing the
necessary improvements not included with 7148 to meet
the requirements listed above shall be paid by
Applicant/Developer. Applicant/Developer shall comply
with all applicable requirements of LAVTA.
70
69. Street Sign Naming Plan. A private street sign/naming PL Approval of Standard
i plan for the internal street system shall be submitted and Improvement
shall be subject to approval of the Director of Public Plans
' Works and Community Development Director and the
City Council in conjunction with the final map. No single
street may intersect any other street more than once. No
continuous street may change direction by 90 degrees
more than once without a chan~e in street name.
70. I Driveways. Driveway slopes into the garage shall not PW Approval of
exceed 10% and driveways shall conform with the Improvement
I pavement leading into these driveways as approved by the Plans
I Director of Public Works. Centerline striping shall be
installed at all project entries showing two lanes of traffic
flow as defined by the Director of Public Works
71. Future Facility Signs. Prior to the occupancy of the first PL Occupancy of
residential unit, the developer shall post all adjacent first
property with future facility signs detailing the approved residential
land use and potential timing. All roadways adjacent to the unit
project that are not fully developed at the time of the first
occupancy, will be posted regarding the potential number
of lanes and the connection points of each roadway.
In the event that the developer cannot gain access to the
adjacent property to post said signage; the developer shall
post said signage in the public right of way subject to an
encroachment permit from the Public Works department.
The purpose of this signage is to adequately notify
potential homeowners of the development opportunities
around them. The minimum size of the sign shall be that
necessary to be seen from the developers property, as
reviewed and approved by the Director of Community
Development. Applicant shall submit copy of the required
signage to the Community Development Director for
review and approval prior to the issuance of the first
building permit for the residential development. A
building permit will be required and will include structural
calculations.
71
72. Master Sign Program. In accordance with the first PL Occupancy of
building permit for any of the four residential areas either MH-1,
MH-1, MH-2, H-1 and H-2 within Area G of Dublin MH-2, H-1 or
Ranch, the developer of that first neighborhood shall H-2
develop and process a master sign program for all of
the residential developments. Said program shall
incorporate all four sites and will include project
identification, location, copy and size. The intent of
this condition is to insure compatibility of signage
throughout Area G and to create one unifying theme
for project identification signage. Onsite slgnage
shall be at the discretion of the developer with
exception of the project directory signage, which
shall be consistent for all four sites to aid emergency
response vehicles.
73. Street Addressing Plan. Addressing shall comply with PW, PL, Issuance of
the addressing plan shown on C8 of Tentative Map and Fire first building
shall be reviewed and approved by the Community permit
Development Director, Public Works Director and the Fire
Marshall.
EMERGENCY SERVICES
74. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW
accordance with the ACFD requirements, for all phases of Improvement
development in excess of 25 Units, Applicant/Developer Plans
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases of
development in excess of 75 Units, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
achieved on the Improvement Plans to the satisfaction of
the Cit~ and the ACFD.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
75. Wells. Any water wells, cathodic protection wells or Zone 7, PW Issuance of Standard
exploratory borings shown on the map that are known to i Grading
exist, are proposed or are located during field operations ~ Permits
without a documented intent of future use, filed with Zone
7, are to be destroyed prior to any demolition or
construction activity in accordance with a well destruction
permit obtained from Zone 7 and the Alameda County
Department of Environmental Services or are to be
maintained in accordance with applicable groundwater
protection ordinances. Other wells encountered prior to or
during construction are to be treated similarly.
76. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going
applicable salt mitigation requirements of Zone 7.
77. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard
comply with all Alameda County Flood Control and Building
72
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
78. Construction by Applicant/Developer. All in-tract DSR, PW Completion of Standard
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
79. Fire Protection Waterline Systems. Domestic and fire DSR, PW Approval of
protection waterline systems shall be designed to be Improvement
looped or intemonnected to avoid dead end sections in Plans
accordance with requirements of the DSRSD Standard
Specifications.
80. Hold Harmless Agreement. The ApplicanffDeveloper DSR Ongoing
shall hold DSRSD, its Board of Directors, commissions,
employees, and agents of DSRSD harmless and indemnify
the same from any litigation, claims, or fines resulting
from the completion of the project.
81. Review of Improvement Plans. All improvement plans PW, DSR Recordation PW
for DSRSD facilities shall be signed by the District of Final Map
Engineer. All improvement plans for City of Dublin and Approval
facilities shall be signed by the City of Dublin City of
Engineer. Improvement
Plans
82. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance # 18-92".
OTHER CON-raTIONS
83. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard
establish a Neighborhood Homeowners Association Final Map
and/or a Community Homeowners Association that will
monitor and provide oversight to the maintenance of
owner-maintained street landscape areas and common
areas including community walls and theme fences. In the
event that any such landscape area falls into a state of
disrepair, the City will have the right but not the
obligation to take corrective measures and bill the
homeowners association for the cost of such repair and
corrective maintenance work plus City overhead. These
requirements shall be included in the project Conditions,
Covenants and Restrictions documents (CC&Rs). The
Developer shall submit the project CC&Rs for review and
approval by the Director of Public Works and the Director
of Community Development. Standards of care between
73
projects (MH-1, MH-2, H-I & H-2) shall be reviewed for
consistency. Thee CC&R document shall create
opportunities for the four neighborhood to create a
standard consistent for each site.
84. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard
local postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
74
85. Affordable Housing: (Inclusionary Zoning PL City approval
Ordinance Compliance). of Final Map
To satisfy the City's Inclusionary Zoning Ordinance
(Dublin Municipal Code Chapter 8.68) and any
amendments thereto, fifteen (15) of the units in
Neighborhood MH-2 will be for-sale ("ownership")
inclusionary units affordable to moderate income
households. In addition, Developer will pay
$281,952 in "in lieu" fees to City prior to issuance of
the first building permit within Neighborhood MH-2.
Developer shall enter into an affordable housing
agreement, as provided in DMC Section
8.68.070(D)(1) ["affordable by design"], for
Neighborhood MH-2 no later than the approval of the
final map for this subdivision to secure Developer's
obligation under the City's Inclusionary Zoning
Ordinance as such obligation is specified in this
condition.
In recognition of Developer's desire to aggregate
within Neighborhood H-2 all required inclusionary
units for the four residential areas (Neighborhoods
MH-1, MH-2, H-1 and H-2) anticipated to be
constructed in Area G to fulfill Developer's
inclusionary requirements for Neighborhoods MH-1,
MH-2, H-1 and H-2, the affordable housing
agreement may include provisions to allow
Developer to transfer the 15 units from this MH-2
project to the H-2 Neighborhood so that the H-2
Neighborhood includes an additional 15 moderate
for-sale units. If such provisions are included in the
affordable housing agreement, such agreement must
be approved by the City Council and will include
assurances to City in a form satisfactory to the City
Attorney that the 15 inclusionary units for this MH-2
Neighborhood will be constructed in the H-2
Neighborhood. Such assurances could be, for
example, that the Developer will construct the H-2
Neighborhood prior to the MH-2 Neighborhood.
86. Recreation Facility. The recreation facility shall comply PW, B Per condition
with all applicable City of Dublin Non-Residential
Security Ordinance requirements and shall be under
construction by the 140t~ unit with completion prior to
21 lth unit.
75
87. Security Lighting. Applicant/Developer shall provide PW, B, F Occupancy of
security lighting in the parking lots and above each first building
entrance/exit from the buildings.
88. Private Signs. Applicant/Developer shall post private PW Occupancy of
street signs in accordance with California Vehicle Code. first building
No trespassing signs should be posted and shall be
governed by the California Penal Code Section 602L.
89. Public Facilities Fee/Park~. Applicant/Developer shall PL Issuance of Standard
pay a Public Facilities Fee in the amounts and at the times Building
set forth in the City of Dublin Resolution No. 60-99, Permits
including any subsequent resolution which revises such
fee. Notwithstanding the preceding sentence, the amount
of the Public Facilities Fee shall be reduced by the
"Neighborhood Parks, Land" and "Neighborhood Parks,
Improvements" component of the Public Facilities Fee as
follows: The amount of the "Neighborhood Parks Land"
shall be determined by the Parks and Community Services
Department.
90. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard
and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees (a)
to attack, set aside, void, or annul an approval of the City
of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning a
subdivision or other development which actions are
brought within the time period provided for in
Government Code Section 66499.37 and (b) holding the
City liable for any damages or wages in connection with
the construction of the parks; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full actions or
proceedings
91. Relocation of Existing Improvements. Any PW Completion Standard
relocation of existing improvements or public utilities of
shall be accomplished under the direction of the Improvement
governing agency, at no expense to the City.
92. Oversize Construction Loads. Permits shall be PW Issuance of Standard
required for oversized and/or overweight construction Grading
loads coming to and leaving from the site on City Permit
Streets. If soil is to be imported or exported from the
site, a haul route plan shall be submitted to the City for
review and approval.
76
93. Construction Traffic. Applicant/Developer shall prepare PW Issuance of
a traffic-handling plan for construction traffic interface Grading
with public traffic on any existing public street. All Permit
construction traffic may be subject to specific routing, as
determined by the Director of Public Works, in order to
minimize construction interference with regional non-
project traff'~c movement.
94. Traffic Safety. RegalatoE~ signs and/or "red-curbing" PW, PO Approval of Standard
shall be provided in accordance with the standards of the improvement
City of Dublin subject to plan approval by the Director of Plans
Public Works.
95. Damage/Repairs. The Developer shall repair all PW Occupancy of
damaged existing pavement, street, curb, gutter and first building
sidewalk along Central Parkway, any other public street
resulting from construction and vehicle traffic resulting
from construction activities of the development to the
satisfaction of the Director of Public Works.
96. Clarifications and Changes to the Conditions. In the PW, PL Project
event that there needs to be clarification to these Acceptance
conditions of approval, the Directors of Community of
Development and Public Works have the authority to improvement
clarify the intent of these conditions of approval to the
Applicant/Developer by a written document signed by the
Directors of Community Development and of Public
Works and place in the project file, also have the authority
to make minor modifications to these conditions in order
for the Applicant/Developer to fulfill needed
improvements or mitigations resulting from impacts to
this project.
97. Storm Drain Easement, Water Easement, Sewer PW, PL Occupancy of
Easement, Common Area Easement, Ingress/Egress first building
and Access Easement, Parking Easement, Emergency
Vehicle Access Easement, Pedestrian Access Easement
and Public Service Easement Dedications. The
Applicant/Developer shall grant or dedicate Storm Drain
Easement, Water Easement, Sewer Easement, Cable TV,
Telephone and Electrical Service Easements, Common
Area Easement, Ingress/Egress and Access Easement,
Parking Easement, Emergency Vehicle Access Easement,
Pedestrian Access Easement and Public Service
Easements over each parcel in favor of the other parcels
located within this project and/or the appropriate public
agency as deemed necessary by the Director of Public
Works. The Applicant/Developer shall prepare CC&Rs to
reflect these easements and the CC&Rs shall be reviewed
and approved by the Director of Public Works and the
City Attorney.
77
98. Retaining Walls. Where finish grade of this property is in PW Approval of
excess of twenty-four (24) inches higher or lower than the improvement
abutting property or adjacent lots and an appropriate slope )lans through
is not feasible, a concrete or masonry block retaining wall completion
or other suitable solution acceptable to the Director of
Public Works shall be required.
99. Waive right to protest. The Applicant/Developer waives PL, Finaling
any right to protest the inclusion of the property or any ADM Building
portion of it in a Landscape and Lighting Assessment Permits
District or similar assessment district, and further waives
any right to protest the annual assessment for that District.
ApplicantIDeveloper shall prepare a plan for dissemination
of information relating to the possible formation of a
Landscape and Lighting Assessment District to prospective
homebuyers. Said information shall be included in model
home sales literature and as part of required Department of
Real Estate disclosure documents. The plan for
dissemination of information shall be approved by the
Director of Community Development and City Attorney
prior to final inspection.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
100. Construction by Applicant/Developer. All onsite DSRSD Completion of Stander
potable and recycled water and wastewater pipelines and Improvements d
facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
101. DSRSD Water Facilities. Water facilities must be DSRSD Acceptance of DSRSD
connected to the DSRSD or other approved water system, Improvements
and must be installed at the expense of
Applicant/Developer in accordance with District
Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto
must conform with all of the requirements of the officially
adopted Water Code of the District and shall be subject to
field inspection by the District. Applicant/Developer shall
comply with all conditions of Parcel Map No. 7233 -
Resolution No. 02-98, includin$:
a. Prior to issuance of any building permit, complete improvement Issuance of DSRSD
plans shall be submitted to DSRSD that conform to the Building
requirements of the DSRSD Code, the DSRSD "Standard Permits
Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities." all applicable
DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to each Approval of DSRSD
development projeefs demand. Layout and sizing of mains shall Improvement
be in conformance with DSRSD utility master planning. Plans
78
e. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD
existing sanitary sewer system. Pumping of sewage is Improvement
discouraged and may only be allowed under extreme Plans
circumstances following a ease-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 specification. DSRSD reserves the right to
require payment of present worth 20-year maintenance costs as
well as other condition within a separate agreement with the
applicant for any project that requires a pumping station.
d. Domestic and fire protection waterline systems for tracts or Approval of DSRSD
commercial developments shall be designed to be looped or Improvement
interconnected to avoid dead end sections in accordance with Plans
requirements of the DSRDS Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be Issuance of DSRSD
located in public streets rather than in off-street locations to the Building
fullest extent possible. If unavoidable, then public sewer or water Permits and
easements must be established over the alignment of each public all DSRSD
sewer or water line in an off-street or private street location to requirements
provide access for future maintenance and/or replacement.
f. Prior to the approval by the City of a grading permit or a site Prior to DSRSD
development permit, the locations and widths of all proposed issuance of
easement dedications for water and sewer lines shall be grading
submitted to and approved by DSRSD. ~ermit/site
development
~ermit
g. All easement dedications for DSRSD facilities shall be by Prior to DSRSD
separate instrument irrevocably offered to DSRSD or by offer of approval of
dedication on the Final Map. Final Tract
Map
h. Prior to approval by the City for Recordation, the Final Map shall Prior to Final DSRSD
be submitted to and approved by DSRSD for easement locations, Map
widths and restrictions, recordation
i. Prior to issuance by the City of any building permit, all utility Prior to DSRSD
connections fees, plan check fees, inspection fees, permit fees issuance of
and fees associated with a wastewater discharge permit shall be building
paid to DSRSD in accordance with the rates and scheduled permit
established in the DSRSD Code.
79
j. Prior to issuance by the City of any building permit, all Prior to DSRSD
improvement plans for DSRSD facilities shall be signed by the issuance of
District Engineer. Each drawing of improvement plans shall building
contain a signature block for the District Engineer indicating permit
approval of the sanitary sewer or water facilities shown. Prior to
the approval by the District Engineer, the applicant shall pa all
required DSRSD fees, provide an engineer's estimate of
construction costs for water and sewer 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 sil~nature by the District Enl~ineer.
k. No sewer or waterline construction shall be permitted unless the Issuance of DSRSD
proper utility construction permit has been issued by DSRSD. A building
construction permit will only be issued after all of the items in permit and all
Condition 861 have been satisfied. DSRSD
requirements
1. The applicant shall hold DSRSD, its Board of Directors, On-going DSRSD
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.
m. The project is located within the District Recycled Water Use Approval of DSRSD
Zone (Ord. 280), which calls for installation of recycled water Improvement
irrigation systems to allow for future use of recycled water for Plans
approved landscaped irrigation demands. Recycled water will be
available in the future, as described in the DSRSD Eastern
Dublin Facilities Plan Update, June 1997. Compliance with Ord.
280, as may be amended or superseded, is required, The District
Engineer must approve any exemption thereto, in conformance
with Ordinance 280.
n. All irrigation facilities shall be subject to review by the District Approval of DSRSD
for compliance with District and Dept. of Health Services Final
requirements for recycled water irrigation design. Irrigation plans Landscape
shall not be approved by the City until review and approval and Irrigation
thereof by the City is confirmed. Plans
o. The applicant shall coordinate with the District and Alameda Approval of DSRSD
County Fire Department on required fire flows. The present Improvement
interim water system is capable if providing a maximum of 3,500 Plans
gallons per minute of fire fiow to the site. A future reservoir will
be constructed which will allow for a flow of 4,500 gallons per
minute. The applicant shall hold the District harmless over the
use of interim water system for fire protection.
80
/
EMERGENCY SERVICES
102. ACFD Rules, Regulations and Standards. Applicant/Developer shall Issuance of F
comply with all Alameda County Fire Services (ACFD) rules, Building
regulations and City of Dublin standards, including minimum standards Permits
for emergency access roads and payment of applicable fees, including
Cit~ of Dublin Fire facilities Fees.
103. Fire Hydrants. The Developer shall construct all new fire hydrants in Occupancy of PW
streets to City and Alameda County Fire Department standards. The adjacent
Developer shall comply with applicable Alameda County fire building
Department, Public Works Department, Dublin Police Service, Alameda
County Flood Control District Zone 7 and Dublin San Ramon Services
District requirements.
104. Fire Conditions. Developer shall comply with all conditions of the Issuance of F
Alameda County Fire Department (ACFD), including: Building
Permits
105. a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in
accordance with current standards. Minimum fire flow design shall be for 1500 gallons per
minute with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic
markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of
the approved locations shall be submitted for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation.
c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed
loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved
by ACFD prior to installation.
d. Gates or barricades designed for emergency vehicle access shall meet the standards of the
ACFD and the Cit~ of Dublin.
e. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply,
and roadways shall be installed and sufficient water storage and pressure shall be available to
the site. Approved roadway shall be first lift of asphalt.
f. Plans may be subject to revision followin8 review.
106. Projected Timeline. Applicant/Developer shall submit a projected Issuance of PO
timeline for project completion to the Dublin Police Services Department, Building
to allow estimation of staffing requirements and assignments. Permits
107. The developer and/or property owner and/or tenant shall keep the site Acceptance PW, PL
clear of graffiti vandalism on a regular and continuous basis. Graffiti of
resistant paint for the structures and film for windows or glass should be improvement
used.
108. Geoteehnieal Report. Prior to approval of the street improvement plans. Grading PW
Developer shall prepare a Geoteehnical Report recommending necessary Permit
street pavement sections, grading recommendations and compaction
requirements.
109. Energy Conservation. Building plans shall demonstrate the Issuance of PL, PW
incorporation of energy conservation measures into the design, Building
construction, and operation of proposed development. Permits
81
110. The Applicant/Developer shall prepare Landscaping and Irrigation site Submitted in Standard
plans in accordance with the submitted preliminary plans for review and conjunction
approval by the Director of Public Works and the Community with final
Development Director. The proposed design shall be in accordance with map.
the Eastern Dublin Specific Plan and to the satisfaction of the Director of Approval 90
Public Works. days after
issuance of
first building
permit.
STANDARDS
111. Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard
approval allowing occupancy of any new building, the of Any
physical condition of the building shall meet minimum Building
health, design, and safety standards including, but not
limited to the following:
a. The streets providing access to the site shall be PL Occupancy Standard
complete to allow for safe traffic movements to and of Any
from the site. Building
b. All traffic striping and control signing on streets PW Occupancy Standard
providing access to the site shall be in place, of Any
Building
c. All street name signs on streets providing access to PL Occupancy Standard
the homes shall be in place, of Any
Building
d. Exterior lighting shall be provided for building PW Occupancy Standard
entrances and shall be of a design and placement so of Affected
as not to cause glare onto adjoining properties. Building
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard
which may create a hazard shall be completed to the of Any
satisfaction of the Director of Public Works and any Building
non-hazardous repairs shall be complete and/or
bonded for.
f. All buildings shall have an illuminated address PL, PO Occupancy Standard
number that is clearly visible from the middle of the of Any
street. Building
g. Applicant/Developer shall submit a final lighting PL,PO, B, Plans Standard
plan (including photometrics) to the Department of PW Approved
Community Development and the Dublin Police prior to
Services for review and approval. At a minimum, the Issuance of
plan shall include 0.50 candle lighting levels at all Building
doors, 1.0 candle lights at ground level in parking lot Permits/
areas, and lighting fixtures that are a vandal-resistant Lighting
type. Installed
prior to
Occupancy
of Any
Building
82
h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard
utility boxes shall be set to grade to the approval of of Any
the Director of Public Works. Building
i. The buildings shall have received all necessary B Occupancy Standard
inspections and have final approval by the Building of Any
Department to allow occupancy. Building
j. All fire hydrants in streets providing access to the F Occupancy Standard
site shall be operable to City and ACFD standards, of Any
Building
k. All streets providing access to the site shall be PW, F Occupancy Standard
improved to an adequate width and manner to allow of Any
for fire engine circulation to the approval of the Building
Director of Public Works and ACFD.
1. Exterior landscaping shall be kept at a minimal PO On-going PO
height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
m. Applicant/Developer shall provide each entrance of PO Occupancy PO
the complex with a graphic unit locator director, of Any
visible from within a vehicle as it enters the complex. Building
n. Applicant/Developer shall keep the site clear of PO On-going PO
graffiti vandalism on a regular and continuous basis
at all times. Graffiti resistant materials should be
used, including appropriate paints and film for
windows and appropriate glass.
o. Applicant/Developer shall work with the Dublin PO Plan PO
Police on an ongoing basis to establish an effective submitted
theft prevention and security program, prior to
Applicant/Developer shall submit a security plan for Occupancy
the site for review and approval by the Dublin Police. of Any
Building
83
112. Police Conditions PO Occupancy PO
a. The Applicant shall comply with all applicable of any
City of Dublin Residential Security Ordinance Building
requirements.
b. Applicant/Developer shall light Unit addresses at
night and as clearly visible from the middle of
the street.
c. The Developer shall keep perimeter walls clear
of graffiti vandalism on a regular and continuous
basis at all times. Graffiti resistant materials and
foliage should be installed and maintained.
d. Developer shall install Perimeter fencing at a
minimum height of six (6) feet as approved by
Community Developer.
e. Applicant/Developer shall generate street names
that will not duplicate those already being used
in other segments of the City.
f. Landscaping shall be kept at a minimal height
and fullness giving patrol officers and the
general public surveillance capabilities of the
area.
g. The ApplicantdDeveloper shall build the
recreation facility within this development &
shall comply with all applicable City of Dublin
Non-Residential Security Ordinance
requirements.
h. The Applicant/Developer shall install
Landscaping around the recreation facility that
shall be kept at a minimal height and fullness
giving patrol officers and the general public
surveillance capabilities of the area.
j. The Applicant/Developer shall construct
Security lighting in the parking lot area and
above each entrance/exit from the buildings.
k. The Developer shall either: (1) Post private
street areas in accordance with California
Vehicle Code regulations; and/or (2) Traffic and
towing must be covered by CC&R's of the
Homeowners Association.
l. The Applicant/Developer shall install perimeter
construction fencing & shall be fenced during
construction, and the City of Dublin Community
Development Director shall employ security
lighting and patrols as necessary.
84
PASSED, APPROVED AND ADOPTED this 8th day of January, 2002.
AYES:
Cm. Johnson, Musser, Jennings & Fasulkey
NOES:
ABSENT: Cm. Nassar
ATTEST:
Planning h~ager
Planni~ission Chairperson
G:\pa\0 l\009\pc rcso sdr tmap
85
ATTACHMENT A
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City
of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
GENERAL:
ApplicanffDeveloper shall comply with the Subdivision Map Act, the City of Dublin Subdivision
Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and
the approved Vesting Tentative Map. Applicant/Developer shall obtain copies of and comply with
conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin
Improvement Plan Review Check List".
An encroachment permit shall be secured from the Director of Public Works for any work done
within the public right-of-way where the work is not covered under the public improvement plans.
Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a
Caltrans right-of-way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all times.
Construction of the project shall be conducted so as to minimize the effect of the construction on
the existing community and on the occupants of any new homes as they are completed, as required
by the Environmental Impact Report. Applicant/Developer shall submit a Construction Noise
Management Program/Construction Impact Reduction Plan for review and approval by the
Director of Public Works prior to issuance of grading permit. The following measures shall be
taken to reduce construction impacts and shall be included in the Construction Noise Management
Program/Construction Impact Reduction Plan:
m)
n)
o)
p)
q)
r)
Offsite track traffic shall be routed as directly as practical between the freeway (1-580) and
the job site, and as approved by the Director of Public Works.
Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from
the City as required by the Director of Public Works prior to hauling of any oversized
and/or overweight loads on City streets.
The construction site shall be watered at regular intervals during all grading activities. The
frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas and material to be transported offsite.
Recycled or other non-potable water resources shall be used where feasible.
Construction equipment shall not be left idling while not in use.
All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
86
s) Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned
up on a daily basis.
t) Excavation haul tracks shall use tarpaulins or other effective covers.
u) Upon completion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaving should be completed as soon as possible.
v) Houses will be constructed in phases so that most of the construction traffic can be routed
into the subdivision without traveling in front of existing homes that are occupied.
w) During construction, non-residential facilities shall provide pedestrian access from public
streets to building entrances as required by the Director of Public Works.
x) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using
the following methods:
6. All inactive portions of the construction site shall be seeded and watered until grass
growth is evident.
7. All portions of the site shall be sufficiently watered to prevent excessive amounts
of dust.
8. Onsite vehicle speeds shall be limited to 15 mph.
9. Use of petroleum-based palliatives shall meet the road oil requirements of the Air
Quality District. Non-petroleum based tackifiers may be required by the Director
of Public Works.
10. The Department of Public Works shall handle all dust complaints. The Director of
Public Works may require the services of an air quality consultant to advise the
City on the severity of the dust problem and additional ways to mitigate impact on
residents, including temporarily halting project construction. Dust concerns in
adjoining communities as well as the City of Dublin shall be addressed. Control
measures shall be related to wind conditions. Air quality monitoring of PM levels
shall be provided as required by the Director of Public Works.
m) Construction interference with regional non-project traffic shall be minimized by:
5. Scheduling receipt of construction materials to non-peak travel periods.
6. Routing construction traffic through areas of least impact sensitivity.
7. Limiting lane closures and detours to off-peak travel periods.
8. Providing ride-share incentives for contractor and subcontractor personnel.
n) Emissions control of onsite equipment shall be minimized through a routine mandatory
program of low-emissions tune-ups.
o) During construction, noise control and construction traffic mitigation measures within
residential neighborhoods and on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
ApplicanffDeveloper shall designate proposed haul routes, and shall repair damage to County
roads used as haul routes, or damaged by construction activity. An agreement shall be made with
the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall
be submitted to thc City of Dublin. If determined to be necessary by thc County, a permit shall be
issued by the County which addresses the repair of any damaged portions of County roads, and/or
contribution to future overlay projects.
Construction and grading operations shall be limited to weekdays, Monday through Friday, and
non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works
may approve work on Saturday and hours beyond the above mentioned days and hours with the
understanding that the developer is responsible for the additional cost of thc Public Works
inspectors' overtime.
87
Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall cease
immediately until an archaeologist, who is certified by the Society of California Archaeology
(SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to
resuming ground-breaking construction activities. Standardized procedures for evaluating
accidental finds and discovery of human remains shall be followed as prescribed in Sections
15064.5 and 15126.4 of the California Environmental Quality Act Guidelines.
Applicant/ Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
d) The houses shall be designed to meet or exceed the requirements of Title 24 of the California
Code of Regulations (energy efficiency requirements). By meeting or exceeding these
requirements, the houses will require less energy to heat and cool, thereby reducing the
emissions created in the production of electric power and created by burning natural gas.
e) The project will utilize curbside recycling, which will reduce the amount of solid wastes from
the project which would be deposited at a landfill site, thereby minimizing the amount of
nitrous oxide emissions from the landfill.
f) During rough grading the construction site will be regularly watered to contain dust, and after
construction the front yards and street landscaping will be installed, thereby minimizing the
amount of air pollution caused by airborne dust from the site.
Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities. The use of rodenticides and herbicides within the project
area shall be performed in cooperation with and under the supervision of the Alameda County
Department of Agriculture and will be restricted, to the satisfaction of the Director of Community
Development, to reduce potential impacts to wildlife.
10.
Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological
survey of the project site (Preconstruction Survey). The Preconstruction Survey shall be prepared
by a biologist that is approved and hired by the City prior to commencement of work. The survey
shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall
include protection plans for the species. Applicant/Developer shall be responsible for the cost of
the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a
minimum of twenty-one (21) days prior to the anticipated habitat modification date so that the
City will have adequate time for review of the survey. ApplicanffDeveloper shall be responsible
for implementing recommendations of the Preconstmction Survey including any modifications to
site design to protect sensitive species as a result of the survey. Determination of thc significance
of the discovery shall be determined by the Director of Community Development. Should any Kit
Foxes be discovered on the site either during the Preconstruction Survey or during project
construction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection
Plan.
BONDS~ SECURITIES & AGREEMENTS:
12.
Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material
(100% of improvement costs) securities and a cash monumentation bond to guarantee thc
installation of project improvements, including streets, drainage, monumentation, grading, utilities
88
13.
14.
16.
17.
and landscaping subject to approval by the Director of Public Works prior to approval of the Final
or Parcel Map and prior to issuance of any grading and/or improvement permits.
The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set
forth in the Development Agreement to be approved by the City of Dublin. The Development
Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting
Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the
Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act
unless the Development Agreement is terminated' at an earlier date. In the event of conflict
between the terms of the Development Agreement and the Conditions of Approval contained
herein, the terms of the Development Agreement shall prevail.
Applicant/Developer shall enter into an Improvement Agreement with the City for all project
improvements prior to issuance of improvement permits. Complete improvement plans,
specifications, and calculations shall be submitted to, and approved by, the Director of Public
Works and other affected agencies having jurisdiction over public improvements prior to
execution of the Improvement Agreement. Improvement plans shall show the existing onsite and
offsite project improvements and proposed improvements along the adjacent public streets and
property that relate to the proposed improvements.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be
filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of
Public Works as necessary to insure restoration of the site to a stable and erosion-resistant state if
the project is terminated prematurely.
Prior to acceptance of the project as complete and release of the Faithful Performance Bond or
securities by the City:
g) All improvements and landscaping shall be installed as per the approved Improvement Plans
and Specifications.
h) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted
and a declaration by the Project Landscape Architect that all work was done under his/her
supervision and in accordance with the recommendations contained in the landscape and soil
erosion and sedimentation control plans shall be submitted to the Director of Public Works.
i) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation
Maps, if any, which are tied to the City's existing mapping coordinates including all as-built
plans prepared by a registered Civil Engineer shall be submitted to the City.
j) A complete record, including location and elevation of all field density tests, and a summary of
all field and laboratory tests shall be submitted to the City.
k) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work
was done under their supervision and in accordance with the recommendations contained in
the soil and geologic investigation reports and the approved plans and specifications and that
the finished graded building pads are within ± 0.1 feet in elevation of those shown on
approved plans shall be submitted to the City.
1) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the project shall be submitted at 1" - 400' scale, and 1" = 200' scale shall be
submitted to the City for City mapping purposes.
89
16.
Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance
bond or security may be replaced with a Maintenance bond that is equal to 25% of the value of the
Performance security. The Maintenance bond is released one year after acceptance of the project
and after the repair of deficiencies, if any, are completed.
17.
The Labor and Materials bond or security is released in accordance with the City's Subdivision
Ordinance and the Subdivision Map Act and after acceptance of the improvements.
18.
Applicant/Developer, and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or proceeding against the City of Dublin
or its 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, Director of
Community Development, Zoning Administrator, or any other department, committee, or agency
of the City concerning a subdivision or other development which actions are brought within the
time period provided for in Government Code Section 66499.37; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the
City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the
City's full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
20.
The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading
Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered
civil engineer to the satisfaction of the Director of Public Works in accordance with the
Ordinances, standards, specifications, policies, and requirements of the City of Dublin using
standard City title block and formats prior to issuance of building permits and prior to filing the
Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After
approval, original mylars or photo mylars with three sets of blue prints must be submitted to the
City.
21.
A current title report and copies of the recorded deeds of all parties having any recorded title
interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for
adjoining properties and easements which are no more than 6 months old as of the date of
submittal shall be submitted as deemed necessary by the Director of Public Works.
21.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets' right of ways.
22.
Layout and design of the project parking, striping, drive aisles, and sidewalks within the project
shall be configured to maximize safety, circulation, convenience, and sight distance per the City of
Dublin zoning ordinance, standard plans and details, and current policies as approved by the
Director of Public Works. Final detailed layout and design of internal private and public streets
and drive aisles must be approved by the ACFD and Director of Public Works.
23.
All improvements along streets within the subdivision and as required offsite (including curb,
gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior
to occupancy of the first building in accordance with approved City standards and to the
satisfaction of the Director of Public Works and only after the Subdivision Improvement
Agreement has been approved and required bonds and fees have been delivered to the City.
90
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
The minimum uniform street gradient shall be 0.5%. The structure design of the road shall be
subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient
of 1% and a maximum gradient of 5%.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
All public sidewalks must be within City right of way or in a pedestrian easement except as
specifically approved by the Director of Public Works.
Any relocation of improvements or public facilities shall be accomplished at no expense to the
City.
Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements (including grading, stockpiling and storing of equipment or
material) required outside of the project. The easements and/or rights-of-entry shall be in writing
and copies shall be furnished to the Director of Public Works prior to issuance of any grading
permits.
The boundary of parcels and the exterior boundary of the project shall be survey monumented at
completion of construction of project improvements. The centerline of City and private streets
and new boundaries shall be survey monumented and set in accordance with the City of Dublin
Standard Plans and to the satisfaction of the Director of Public Works. At least three (3)
permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and
elevation data shall be provided to the City in a form acceptable to the Director of Public Works.
Applicant/Developer shall be responsible for transitioning existing improvements to match
proposed improvements required as Conditions of Approval for this Vesting Tentative Map.
Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television
or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or
as approved by the Director of Public Works. Utility stub connections to property boundaries shall
be required unless waived in writing by the Director of Public Works.
Applicant/Developer shall show in the project construction documents the locations of all
transformers, vaults and elecmical boxes, double detector check valves, and joint trenches that will
service the site with electricity, fire protection water system, telephone and CATV to the buildings
to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be
underground. All above ground boxes and transformers shall be screened by landscaping to the
satisfaction of the Director of Community Development and the Director of Public Works.
Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin
Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall
submit a preliminary lighting plan showing the distribution of lights on the site, type and location of
street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public
Works prior to construction.
Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire
Department standards. Applicant/Developer shall comply with applicable Alameda County Fire
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35.
36.
37.
38.
39.
40.
41.
42.
43.
Department, Public Works Department, Dublin Police Service, Alameda County Flood Control
District Zone 7 and Dublin San Roman Services District requirements.
Applicant/Developer shall submit a utilities service report and plan (including a composite base
map showing the location, phasing and construction of all existing and proposed utilities) to the
satisfaction of the Public Works Director and Community Development Director along with
documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable
television service can be provided to each residence and building within the project by the
applicable utility companies and shall indicate when such service will be available.
Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the
proper, clean, and safe functioning of utility services for each proposed residence/building within
the project. All utility construction is subject to the requirements and specifications of the agency
having jurisdiction over the respective utility facilities.
All utilities within the project and to each lot shall be underground in accordance with the City
policies and existing ordinances. All utilities shall be located and provided within public street
right of ways and/or public service easements as directed by the Director of Public Works and
shall be sized to meet utility company standards.
All transmission lines shall be constructed away from sensitive areas unless otherwise approved
by the Director of Public Works.
Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works prior to approval of the Final/Parcel Map. These
easements shall allow for vehicular and utility service access.
A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all
street frontages unless otherwise determined by the Director of Public Works, in addition to all
other easements required by the utility companies or governmental agencies.
Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon
Services District (DSRSD) to provide water, wastewater, and and/or recycled water service
connection points to the project, including all landscaped common areas prior to occupancy of
affected traits. The plans for these facilities shall be reviewed and approved by DSRSD and the
City of Dublin Public Works Department.
The landscaped common areas of the project shall have laterals installed to the satisfaction of the
Director of Public Works to enable future recycled water connection in addition to potable water
connection prior to occupancy of any building. Recycled water lines shall be installed to serve
landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape
Regulations.
Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works prior to
issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm
water design calculations by a licensed professional engineer in California.
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44.
45.
46.
47.
48.
49.
50.
51.
52.
53.
54.
55.
For all storm drains located outside of the public right of way, a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the
Director of Public Works.
Applicant/Developer shall provide an access road and tm-around and maintenance easement for
access to all storm drainage detention facilities and trash racks.
Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all
mitigation measures that are necessary as a result of drainage impacts of this project will be
constructed to the satisfaction to of the Director of Public Works prior to occupancy of any
building.
Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or
other planted areas to street or approved drainage facility. Concentrated flows will not be allowed
to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain
main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main
drain line.
Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the
capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile
and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage
facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a
100 year storm.
All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder
area. In addition arterial streets shall have one lane of traffic in both directions of travel above the
100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes.
Applicant/Developer shall comply with Alameda County Flood Control District requirements. If
there is a conflict between City and County Flood Control requirements the Director of Public
Works shall determine which requirements shall apply.
A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of
development. The design, height, and location of the fences/walls shall be subject to approval of
the Community Development Director and Director of Public Works. Wall sections shall not be
butted together but separated by pilasters unless otherwise approved by the Director of Public
Works.
Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the
abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining
wall or other suitable solution acceptable to the Director of Public Works shall be required and any
fence or wall height shall be measured from the top of grade on the higher side of the retaining
wall or slope.
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56.
All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section
8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound
attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all
street intersections to the satisfaction of the Director of Public Works.
57.
A registered civil or structural engineer shall design all retaining walls over three feet in height (or
over two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the
Applicant/Developer or by the homeowners association for the periodic inspection and
maintenance of all retaining walls that could possibly affect the public right of way.
58.
Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on
both Sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
59.
The grading plan designs for this Vesting Tentative map shall be designed in conformance with
the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils
report for the project shall include recommendations 1) for foundations, decks and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from
top and toes of slopes. Additionally, the soils report shall include a professional opinion as to
safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both
the project civil engineer and the project soils engineer must sign the grading plans. In case of
conflict between the soil engineer's recommendations and City ordinances, the Director of Public
Works shall determine which shall apply.
60.
The soils engineer or his technical representative must be present at the project site at all times
during grading operations. Where soil or geologic conditions encountered in grading operations
are different from that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted and approved by the Director of Public Works.
It shall be accompanied by an engineering and geological opinion as to the safety of the site from
hazards of land slippage, erosion, settlement, and seismic activity.
61.
Applicant/Developer shall prepare a Gcotechnical Investigation Report covering the project site
for review and approval by the City prior to issuance of grading permit, and (as a minimum) shall
design the grading plan based on the recommendations outlined in said report, and as required by
the City's Grading Ordinance.
62.
Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and
sedimentation control plan for the post-construction period shall be prepared by the Project Civil
Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works.
Said plans shall include detailed design, location, and maintenance criteria, of all erosion and
sediment control measures. The plans shall provide, to the maximum extent practicable, that no
increase in sediment or pollutants from the site will occur. Thc post-construction plan shall
provide for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. The construction grading/erosion control plan shall be implemented and in
place by October 15th and shall bc maintained in place until April 15th unless otherwise allowed
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in writing by the Director of Public Works. It shall be the Applicant/Developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
63.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must
be imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and
routes of travel for the Director of Public Work's approval.
64.
All unsuitable material found at the site shall be removed from the site or stockpiled for later use
in landscape areas.
65.
In the 100-year Flood Hazard Zone, all residential units shall have their habitable finished floor
elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall
either provide flood-proofing, or have their finished elevation above the 100-year flood level.
Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1
foot above a 100-year storm event prior to issuance of grading permits.
66.
Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets
according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed,
Applicant/Developer shall construct retaining walls along the rear yard lot lines and/or side yard
lot lines so that each lot will drain directly to its respective front street. All grading plans shall be
reviewed and approved by the Director of Public Works prior to issuance of grading permits.
67.
Applicant/Developer shall not change the overall drainage patterns of the existing topography by
the grading construction of this project.
68.
Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system or adjacent landowner shall grant a drainage easement.
69.
No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and
approved by the Director of Public Works. Slopes shall be gradcd so that there is both horizontal
and vertical slope variation where visible from public areas and the top and bottom of slopes shall
be rounded in order to create or maintain a natural appearance.
TRAFFIC AND CIRCULATION:
70.
ApplicantfDeveloper shall submit a Line and Striping Plan to the Director of Public Works for
review and approval prior to issuance of building permits. The plan shall show include interim
lane and access configurations and transitions, as approved by the Director of Public Works.
71.
Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority
(LAVTA) on the bus ronte and location and size of proposed bus stops and shelters within and on
the periphery of the proposed project. The location and configuration of all bus stops and shelters
shall be constructed by Applicant/Developer under the direction of the City's Director of Public
Works.
72.
Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the
City Council at the time of issuance of building permits including, but not limited to, the Eastern
Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges),
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and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any
other Eastern Dublin Traffic Impact Improvements in their ultimate locations.
73.
All construction traffic and parking may be subject to specific requirements, as determined by the
Director of Public Works, in order to minimize construction interference with regional non-project
traffic movement. Construction traffic routing shall be approved by the Director of Public Works
prior to issuance of grading permit.
74.
Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the
City of Dublin subject to plan approval by the Director of Public Works.
75.
A street sign/naming plan for the internal street system shall be submitted and shall be subject to
approval of the Community Development Director. No single street may intersect any other street
more than once. No continuous street may change direction by 90 degrees more than once without
change of street name for subsequent changes in direction. Street name signs shall display the
name of the street together with a City standard shamrock logo. Posts shall be galvanized steel
pipe.
NPDES (GENERAL):
76.
For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of
any building or grading permits. The SWPPP shall be implemented by the general contractor and
all subcontractors and suppliers of material and equipment. Construction site cleanup and control
of construction debris shall also be addressed in the SWPPP. Applicant/Developer is responsible
for complying with the SWPPP. Failure to do so will result in the issuance of correction notices,
citations or a project stop work order. A copy of the SWPPP shall be kept at the construction site
at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
77.
For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the
grading plan.
78.
Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been
sent to the California State Water Resources Control Board.
79.
Construction access routes shall be limited to those approved by thc Director of Public Works and
shall be shown on the approved grading plan.
80.
Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster
or other container which is emptied or removed on a weekly basis. A secondary containment
berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the
ground to collect fallen debris or splatters that could contribute to storm water pollution.
81.
All debris from the sidewalk, street pavement and storm drain system adjoining the project site
shall be removed by Applicant/Developer on a daily basis or as required by thc City inspector.
During wet weather, avoid driving vehicles off paved areas.
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82. Applicant/Developer shall broom-sweep the sidewalk and public street pavement adjoining the
project site as needed. Caked-on mud or dirt shall be scraped from these areas before sweeping.
83.
84.
85.
86.
87.
88.
89.
Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite
storm drain inlets and existing inlets in the vicinity of the project site prior to:
e) Start of the rainy season (October 15)
f) Site de-watering activities,
g) Street washing activities,
h) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
Applicant/Developer shall maintain a contained and covered area on the site for the storage of
bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the
project site that have the potential for being discharged to the storm drain system. Machinery,
tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or
stream. See the "Building Maintenance/Remodeling" flyer for more information.
Concrete/gunite supply tracks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the
site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes
shall be stabilized as soon as possible after completion of grading. No site grading shall occur
between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Director
of Public Works and implemented by the contractor.
The project improvement plans shall include storm water pollution prevention measures for the
operation and maintenance of the project and shall be reviewed and approved by the Director of
Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to
the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff.
The project plan shall also include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion
and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks,
State Construction Best Management Practices Handbook and Regional Water quality Control
Board's Erosion and Sediment Control Field Manual.
ApplicanffDeveloper is responsible for ensuring that all contractors are aware of, and implement,
all storm water pollution prevention measures. Failure to comply with the approved construction
BMPs will result in the issuance of correction notices, citations and/or a project stop order.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surfacc filtration, and minimize thc use of fertilizers and
pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed
and operated to treat stormwatcr runoff. When and where possible, xeriscapc and drought tolerant
plants shall be incorporated into new development plans.
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90.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method
approved by the Department of Public Works.
91.
All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy
season (October 15) and once in January. Additional cleaning may be required as deemed
necessary by the Director of Public Works.
NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT):
92.
All washing and/or steam cleaning must be done at an appropriately equipped facility which drains
to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way
that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters
should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review,
approval, and the conditions of the Dublin-San Ramon Services District (DSRSD).
93.
All loading dock areas must be designed to minimize "mn-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained to
the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be
implemented to prevent potential storm water pollution. Applicant/Developer shall implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and
spill clean-up.
94.
All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-
inhibitive paint.
95.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review,
approval, and conditions of the DSRSD.
96.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and
contained as required by the Director of Public Works.
97.
Sidewalks and parking lots must be swept weekly, at a minimmn, to prevent the accumulation of
litter and debris. If pressure washed, debris must bc trapped and collected to prevent entry to the
storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning
agent or degreaser is used, wash water shall not discharge to thc storm drains; wash waters should
be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to
the review, approval and conditions of the DSRSD.
98.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be required
to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain
system. The design, location, and a maintenance schedule must be submitted to the Director of
Public Works for review and approval prior to the issuance of any building permits.
99.
Restaurants must be designed with contained areas for cleaning mats, equipment and containers.
This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The
area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or
collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs
98
100.
101.
102.
103.
104.
105.
106.
posted indicating that all washing activities shall be conducted in this area. Sanitary sewer
connections are subject to the review, approval, and conditions of the DSRSD.
Commercial car washes shall be designed so that no wash water shall discharge to the storm drain
systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are
subject to the review, approval, and conditions of the D SRSD.
Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity
associated with this facility shall discharge to the storm drain system. Wash areas should be
limited to areas that drain to the sanitary sewer collection system, or the wash water collected for
ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent
"run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area.
Sanitary connections are subject to the review, approval and conditions of the DSRSD.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from thc face of
the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing
areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel
dispensing facilities must have canopies; canopy roof downspouts must he routed to prevent
drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The
fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected
routinely for proper functioning and leak prevention. The fuel dispensing area must be covered,
and the cover's minimum dimensions must be equal to or greater than the area within the grade
break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing
area.
Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth
impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the
rest of the site by a grade break that prevents run-on of storm water to the extent practicable. The
fuel dispensing area is defined as extending a minimum of 6.5 feet from the comer of each fuel
dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of
1 foot, whichever is less.
Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains
to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way
that there is no discharge of soaps or other pollutants to the storm drain. Sanitary sewer
connections are subject to the review, approval, and conditions of the sanitary district with
jurisdiction for receiving the discharge. These requirements shall be required for automotive
related businesses.
All loading dock areas must be designed to minimize "run-on" or runoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be drained to
the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or
intercepted and pretreated prior to discharge to the storm drain system. The property owner shall
ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall
include, but are not limited to, a regular program of sweeping, litter control and spill clean-up.
The design, location, maintenance requirements, and maintenance schedule for any stormwatcr
quality treatment structural controls shall be submitted to the City or County Engineer for review
and approval prior to the issuance of a building permit.
99
Ill
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107.
A homeowners association shall be created and shall be responsible for maintaining all private
streets and private utilities and other privately owned common areas and facilities on the site
including landscaping. These maintenance responsibilities shall include implementing and
maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating
the homeowners association shall be reviewed and approved by the City or County Attorney prior
to the recordation of the Final/Parcel Map and recorded prior to the sale of the first residential unit.
The CC&R's shall describe how the stormwater BMPs associated with privately owned
improvements and landscaping shall be maintained by the association.
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ATTACHMENT B
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard conditions unless
specifically exempted by the Community Development Department.
1. Final building and site development plans shall be reviewed and approved by the Community
Development Department staffprior to the issuance ora building permit. All such plans shall
insure:
a. That standard commercial or residential security requirements as established by the Dublin
Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto adjacent properties and the
light source is shielded from direct offsite viewing.
e. That all mechanical equipment, including electrical and gas meters, is architecturally screened
from view, and that electrical transformers are either underground or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the
architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent
surface.
h. That all materials and colors are to be as approved by the Dublin Commtmity Development
Department. Once constructed or installed, all improvements are to be maintained in
accordance with the approved plans. Any changes which affect the exterior character shall be
resubmitted to the Dublin Community Development Department for approval.
i. That each parking space designated for compact cars be identified with a pavement marking
reading "Small Car Only" or its equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the exterior of the building.
k. That all other public agencies that require review of the project be supplied with copies of the
final building and site plans and that compliance be obtained with at least their minimum Code
requirements.
101
Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall
be reviewed and approved by the Dublin Planning Department prior to the issuance of the building
permit. All such submittals shall insure:
a. That plant material is utilized which will be capable of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of a height and density so that it provides a positive
visual impact within tkree years from the time of planting.
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.
That a plan for an automatic irrigation system be provided which assures that all plants get
adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and
vertically.
That all cut and fill slopes graded and not constructed on by September 1, of any given year,
are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are
fenced during construction and grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation, fertilization and week abatement.
Final inspection or occupancy permits will not be grantcd until all construction and landscaping is
complete in accordance with approved plans and the conditions required by the CiW.
102