HomeMy WebLinkAboutPCReso02-06 PA 01-009 DbRnch Area G H-2 SDR RESOLUTION NO. 02 - 06
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP 7327
FOR PA 01-009 TOLL BROTHERS DUBLIN RANCH AREA G - NEIGHBORHOOD H-2
WHEREAS, Jon Paynter on behalf of Toll CA, L.P. has requested approval of a Site Development
Review for subdivision 7327, Neighborhood H-2 of Dublin Ranch Area G to develop 626 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 22,
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 Tract 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 Tract Map and
Site Development Review:
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.
Attachment 1
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 Tract Map for PA 01-009 subject to the following Conditions of
Approval.
CONDITIONS OF APPROVAL TENTATIVE MAP 7327 (H2):
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 subiect 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, [BI Building division of the
Community Development Department, [DSR] Dublin San Ramon Services District~ [FI Alameda County
Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
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GEN RAL coNDITIONS
Approval of Tentative Map. Approval of the Tentative
Subdivision Map for Tract No. 7327 - Neighborhood H-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. The City of Dublin, by its approval of the
Tentative Map, makes no finding, expressed or implied, as
to whether 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 thc vested right to develop these parcels with
these general uses. The Final Map shall substantially
comply with Exhibit A, the Tentative Map prepared by
MacKay & Somps Engineers, dated December, 2001 and
those plans prepared by KM&P Architects and received
by the Department of Community Development dated
December 2001, unless modified by the Conditions of
Approval contained herein.
Standard Public Works and Site Design Review
Conditions of Approval. Applicant/Developer shall
comply with all applicable City of Dublin Standard Public
Works (Attachment A) and Site Design Review
(Attachment B) Conditions of Approval. In the event ora
conflict between the Standard Public Works Conditions of
Approval and these Conditions, these conditions shall
prevail.
Development Agreement Applicant/Developer shall not
be able to develop any of the parcels created by this 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 7327 (neighborhood H2)
that further subdivides the parcels created by this map, a
final map for medium, medium-high or high density
residential uses or issuance ora Conditional Use Permit,
or building permit.
PL, PW
PW
PL, PW,
City Approval
of Final Map
Approval of
Improvement
Plans through
completion
City Approval
of Final Map
Standard
Standard
Standard
3
coNDiTION TEXT RESPON~ WHEN SOURCE
AGENCY REQ'D
Prior to:
4. Eastern Dublin General Plan Amendment/SpeCific PL Approval of Standard
Plan ApplicanffDeveloper 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 thc pertinent
Mitigation Measures referenced in those documents. The
City shall determine which of thc 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 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 known 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 Permit
the time of building permit.
8. Fees. Applicant/Developer shall pay all applicable fees in Various Various times,
effect at the time of building permit issuance, including, but no later
but not limited to, Planning fees, Building fees, Dublin than lssuanee
San Ramon Services District fces, Public Facilities fees, of Building
Dublin Unified School District School Impact fees, Public Permits
Works Traffic Impact fees, Alameda County Fire Services
fees; Noise Mitigation fees, Inclusionary Housing In-Lieu
fees (or as set forth in condition #96); 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 thc 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
4
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ'D
Prior to:
State Water Quality Control Board, Etc...) and shall Permits
submit copies of the permits to the Department of Public
Works. Applicant/Developer shall also apply, pay all
required fees and obtain permits from PG&E for power
service connection required to energize traffic signals and
street lights.
10. Conditions of Approval. In submitting subsequent plans PW Issuance of Standard
for review and approval, Applicant/Developer shall Building
submit six (6) sets of plans to the Engineering Department Permits
for plan check. Each set of plans shall have attached a
copy of these Conditions of Approval with responses to
conditions filled in indicating where on the plans and/or
how the condition is satisfied. A copy of the Standard
Public Works Conditions of Approval shall also be
submitted which has been marked up to indicate where on
the plans and/or how the condition is satisfied. The
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Conditions of
Approval will be complied with. Improvement plans will
not be accepted without the annotated conditions and
standards attached to each set of plans.
Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies.
11. Infrastructure. The location and siting of project PL, PW Approval of
specific wastewater, storm drain, recycled water, and Improvement
potable water system infrastructure shall be consistent Plans
with the resource management policies of the Eastern
Dublin Specific Plan.
12. Refuse Collection. The refuse collection service provider PL, PW Occupancy of
shall bc consulted to ensure that adequate space is Any Building
provided to accommodate collection and sorting of
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
13. Refuse Collection Location. Applicant/Developer shall PL, PW Occupancy of
provide a designated area on the site for refuse collection Any Building
as approved by the Director of Public Works and
Community Development Director. Signs shall be
installed so they can be easily viewed from thc private
streets in the area of designated collection areas and that
no parking between certain time on specific collection
days (time and day of the week) shall be indicated. Refuse
collection by refuse service collector shall be permitted
on-site only and no collection on city street shall be
permitted at anytime unless approved by the Director of
Public Works in writing.
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ'D
Prior to:
14. Recycling. ApplicanffDeveloper shall provide refuse- PW Occupancy of
recycling collection and conform to the City of Dublin's Any Building
recycling program.
15. Water Quality Measures. Project specific water quality PL, PW Approval of
measures shall be submitted with development Final Map
improvement plans incorporating water quality measures
outlined in the book "Start at the Source". These water
quality measures should address improving the quality of
runoff and the removal of discharged pollutants from
surface runoff into drainage facilities to the satisfaction of
Director of Public Works.
16. Water Quality Requirements. All development shall PL, PW Approval of EDSP
meet the water quality requirements of the City of Final Map EIR
Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water Program.
17. Interim Survey Coutrol. 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.
18. Survey Monuments/Benchmarks. Applicant/Developer 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 MH~ 1, MH-2,
Eastern Dublin Specific Plan and to the satisfaction of the HI & H-2
Director of Public Works.
19. Tentative Map SDR Package for Tract 7327. Unless PW Issuance of Standard
stated in these Conditions of Approval, Grading
Applicant/Developer shall conform to the Tentative Tract Permit
Map and site plans shown in Tentative Map SDR Package
for Tract 7327 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 7327 in accordance with the
requirements of the Subdivision Map Act and City of
Dublin standards. The map shall be reviewed and
approved by the City Public Works Director.
CONDITION TEXT RESPON. WHEN SOURCE
AGENcy REQ!D
Pri0r to:
20. Faithful Performance and Labor and Materials Bond. PW, ADM Prior to Final
A Faithful Performance Bond or securities that are 100% 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. Improvements for both on-site
and off-site are to be to the satisfaction of the Director of
Public Works.
21. Release of Bonds. Labor and Materials Bond will be PW, ADM On-going
released after City's acceptance of improvements. The
Maintenance Bond will be extend to after City's
acceptance of improvements and after all defects have
been repaired. The Applicant/Developer, with the
approval of the Director of Public Works shall provide a
Maintenance Bond after the acceptance of improvements
by the City in the amount of 25% of the off-site
Improvement costs. This bond will serve instead of the
Faithful Performance Bond. Prior to release of the Faithful
Performance Bond or the Maintenance 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. I feet in elevation of those
shown on approved plans.
DEDICATIONS AND IMPROVEMENTS
22. Public Service Easement (PSE) Dedications. PW Approval of Standard
Applicant/Developer shall obtain a quitclaim from thc 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. ApplicanffDeveloper 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 as required by the
controlling utility companies and to the satisfaction of thc
Director of Public Works. In the event any additional
utilities arc 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.
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ'D
Prior tO:
23. Public Access Easement Dedication. Unless specified in PW Approval of PW
the CCRs', Applicant/Developer shall dedicate reciprocal Final Map
access easements to all lots in the development for access,
parking and sidewalks through lots 1 through 8 or any
other lots in approved Tentative Map 7327 as approved by
the Director of Public Works.
24. Public Storm Drain Easement Dedication. PW Approval of PW
Applicant/Developer shall receive from the owner of Final Map
Parcel 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 located on the south side of Dublin Boulevard to
the storm drain culvert located on the north side of
Northside Drive to the satisfaction of the Director of
Public Works.
25. Frontage Improvements. If not constructed by a PW Approval of
previous construction project or development, Improvement
Applicant/Developer shall construct street frontage Plans
improvements, including all curb, gutter, sidewalk,
landscaping and center median along Dublin Boulevard,
Finnian Way, Maguire Way and Kecgan Street where
Tract 7327 fronts these streets to the satisfaction of the
Director of Public Works. All frontage landscaping
(including tree grates) to thc curb shall be maintained by
thc Neighborhood Association.
26. 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 thc property to be divided, copies of the deeds, Final Map for
and thc Final Maps for adjoining properties and easements plan checking
shall be submitted as deemed necessary by the Director of
Public Works.
27. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant/Developer 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.
28. Location of Improvements/Configuration of Right of i 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. Thc location of all
street improvements and configuration of right of way that
is not shown on Tentative Tract Map 7327 shall be
subsequent to the approval by the Director of Public
Works prior to construction.
8
CONDITION TEXT RESPON, WHEN SOURCE
Pri0r ~0:
29. Improvement of Finnian Way (east). With the PW Guaranteed PW
development of Tract 7327 (Parcel 6 of Tract 7148) Recordation
Applicant/Developer shall improve the street labeled as of Final Map
Finnian Way for public street purposes (varying width, up and Approval
to 60' wide, right of way) to a width of 56' curb to curb. of
An 8' wide sidewalk and parkway strip is required to be Improvement
constructed on thc south side of the road as shown on the Plans
Tentative Map for Tract No. 7148. In accordance with
City of Dublin letter to Mr. Martin Inderbitzen dated June
7, 2001 and if not constructed by previous development,
Applicant/Developer shall install interim signing and
striping plans on Finnian Way to accommodate the
development to the satisfaction of the Director of Public
Works.
30. Dedications. Unless otherwise stated, all offers of PW Approval of PW
dedication shown on the Tentative Map 7327 shall be Final Map
dedicated to Neighborhood Homeowners Association and
to public agencies as shown on Sheet C 1 of Tentative Map
SDR Package for Tract 7327 shall be incorporated as part
of the Final Map 7327 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 and Dedication of Multi-Use Trail on PW First PW
each side of Village Center Parcel 3. Occupancy
Applicant/Developer 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
side 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 #60)
32. Improvement of Dublin Boulevard. If not constructed i PW Approval of
by previous development, with the development of Tract Improvement
7327 (Parcel 6 of Tract 7148) ApplicantJDeveloper shall Plans
improve Dublin Boulevard including median landscaping,
sidewalks and parkway landscaping strip along the project
frontage to the satisfaction of the Director of Public
Works. Curb, gutter and pavement along Parcel 3 (Tract
7148) frontage on Dublin Boulevard between Tract 7327
easterly boundary and Main Street shall be constructed
when Tract 7327 develops. If not constructed by previous
development, Applicant ?Developer shall install a five (5)
foot wide temporary asphalt walkway along Dublin
Boulevard along entire Pamel 3 frontage. Applicant
/Developer shall install street improvements and signing
9
CONDITION ~XT RESPON. WHEN SOURCg
AGENCy REQ'D
Prior to:
and striping plans on Dublin Boulevard to accommodate
the development to the satisfaction of the Director of
Public Works.
33. Improvement and Grading Plans. Concurrent with the PW Approval of Standard
Final Map approval, The Developer shall submit and bond Final Map
for improvements for 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 7327 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. Improvement of Keegan Street. If not constructed under PW First PW
a previous construction project or development, the Occupancy
Applicant/Developer shall improve and complete the
street work including sidewalks and parkway strip along
the project frontage on Keegan Street between Dublin
Boulevard and Maguire Way. If constructed by a previous
construction project or development the
Applicant/Developer shall improve and complete the
street work including sidewalks and parkway strip on
Keegan Street along Parcel 7 (Tract 7148) frontage
between Finnian Way and Maguirc Way. Applicant
/Developer shall install interim signing and striping plans
on Keegan Street to accommodate the development of
Tract 7327 to the satisfaction of the Director of Public
Works.
35. Improvement and Dedication of Parcel A. With the PW Secure with
development of Tract 7327 (Parcel 6 of Tract 7148) Final Map
Applicant/Developer shall improve and dedicate to the construction
HOA the main entrance Parcel A for public street access completed of
purposes and shall improve the main entrance to a width 1st
as shown on the tentative map. The main entrance shall be Occupancy
maintained by the HOA and this responsibility shall be
recorded in the CC&Rs. Sidewalk shall be constructed
and conform to Sheets LI to L4 of Tentative Map SDR
Package for Tract 7327, dated December, 2001.
36. Improvement of Maguire Way. If not constructed by a PW Approval of PW
previous construction project or development, with the Improvement
development of Tract 7327 (Parcel 6 of Tract 7148) the Plans
Applicant/Developer shall improve the street labeled as
Maguire Way for public street purposes to the satisfaction
of the Director of Public Works as shown on the Tentative
Map. An 8' wide sidewalk and 8' wide parkway strip shall
be constructed on the south side of the road adjacent to the
Tract along the project frontage.
l0
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
37. Dedication and Improvement of Emergency Vehicle PW Per Condition
Access Easement (EVAE) between East and West
Residential Collector C (Finnian Way). In accordance
with the City of Dublin MOU for Dublin Ranch Area G
for Tract 7148 letter dated June 7, 2001,
Applicant/Developer shall dedicate and improve a 20 ft.
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 improvements on Finnian Way across
Parcel 3 (from Parcel 4 westerly boundary to Parcel 5
easterly boundary) shall be constructed (rocked for water
loading) when the second of the easterly or westerly
portions of Finnian Way up to Parcel 3 is built but the
access easement shall be dedicated with the Final Map.
The access shall be approved by the Director of Public
Works and Alameda County Fire Department Fire
Marshal.
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. Maintenance of Improvements within Public Right-of- PW Recordation PW
Way. Applicant/Developer shall maintain the sidewalk, of Final Map
landscaping and parkway strip (including tree grates) on and Approval
the side of the streets fronting the project during of
construction to the satisfaction of the Director of Public Improvement
Works. With the formation of the neighborhood Plans
Homeowners association 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.
40. Encroachment Permit. An encroachment permit shall be PW Issuance of Standard
secured from the Director of Public Works for any work Grading
to be done within the public right-of-way where work is Permits
not covered under the improvement plans.
41. Parking Lot. Applicant/Developer shall construct on-site PW Occupancy of
paved parking stalls for all guest and resident parking to any units
meet the zoning and housing development requirements
and to the satisfaction of the Director of Public Works and
Director of Community Development as shown on Sheets
A2, A-5 A3 and A6 of Tentative Map SDR Package for
Tract 7327, dated December, 200l.
CONDITION TEXT RESPON. WHENI SOURCE
AGENCY REQ'D
Prior to:
42. 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 below grade Plans and
parking improvements of each building within first phase prior to
of construction for adequate parking, vehicle circulation, occupancy of
pedestrian access in accordance with a pre-approved affected
phasing plan by the Community Development Director building
and the Director of Public Works submitted for review
and approval a minimum of 45 days, prior to occupancy.
In no case shall residential occupants traffic mix with
construction traffic. Each shall have its own entrance and
exit. The ApplicanffDeveloper shall conform to the
Phasing Plan as per the SDR for Tentative Map Tract
7327, dated December, 2001 unless approved otherwise
by the Director of Public Works.
43. Decorative Paving. ApplicanffDeveloper 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 C9 Pavement Layout of Tentative Map SDR
Package for Tract 7327, dated December 2001 and per
letter from Toll Brothers, dated November l 6, 2001.
44. 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 C 1 Pavement Layout of
Tentative Map SDR Package for Tract 7327, 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 the
Homeowners association responsibility in the CC&R's or
other funding mechanism acceptable to the Director of
Public Works.
45. 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.
46. 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.
12
cONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ'D
Pri0r to:
47. Sidewalks. Applicant/Developer shall construct per City PW First
guidelines and approved PD for area G all sidewalks Occupancy
along the project frontage and shall provide 12" wide
minimum setout sidewalk on all parking spaces adjacent
to the landscaping area to the satisfaction of the Director
of Public Works.
48. Sound Attenuation: The building permit plans shall PW Issuance of
incorporate the noise mitigation measures identified in the Building
Mitigated Negative Declaration prepared for the project. Permits of
The interior noise levels shall be brought to under 45 dBA each site
and exterior noise levels to 67 dBA at the ground floor
patios. Upper floor patios shall be designed to maintain 66
dBA or lower. Noise impacts generated by mechanical
equipment shall be minimized. The construction plans
shall be signed by an acoustical consultant.
49. 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 the lssuance of
proposed development on Tract 7327. All storm drain Finished
improvements and mitigation measures identified in the Grading
Master Drainage Study and/or specified by the Director of Permit /
Public Works shall become requirements of this Approval
subdivision. Prior to
Occupancy of
Any Building
50. 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.
51. Storm Drain Improvements. All storm drain PW Grading of PW
improvements needed to serve each parcel of the Tentative any specific
Map 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
13
coNDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ!D
PriOr to:
Applicant / Developer with thc phased construction of
individual parcel developments or other improvements as
defined by thc Director of Public Works. 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. Interim improvements shall
include the installation of pump station to drain the offsite
storm drain system and outfalls south of Dublin Blvd. that
do not fully empty/operate by gravity flow to the G-3
Channel.
52. 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 7327, and
also shall grant public service easements over all such
utilities as shown on the Tentative Map 7327. All water
and sewer lines shall be designed, and constructed in
accordance with Dublin San Ramon Services District
criteria, standards and specifications.
53. Damage/Repairs. The Developer shall repair all PW Occupancy of
damaged existing pavement, street, curb, gutter and first building
sidewalk along Centra! Parkw~-y Dublin Blvd., 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.
UTILITIES
54. Utility Boxes. Applicant/Developer shall place all above PW Occupancy of
grade utility boxes in landscaped areas embellished and first building
hidden 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
agreeable solution acceptable to all parties involved.
14
CONDITION TEXT RESPON: WHEN SOURCE
~GENC¥ REQ'D
Prior to:
55. Joint Utility TrenchesFUndergroundingfUtility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility 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 thc 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 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) shall be
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.
56. 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.
The type of residential streetlights used shall be
acceptable to the Director of Public Works and
Community Development Director.
57. 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 7327 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.
58. Parking Garage Lights. ApplicanffDeveloper shall install PW, PO Occupancy of
parking garage lighting in accordance with the City of first building
Dublin Police Deaprtment and Director of Public Works.
LANDSCAPING
coNDITION TEXT P. ESPON, WHEN SOURCE
AGENCY REQ,O
pri°r to:
59. 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 of a
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 submilted for review to 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 and Dublin Boulevard median improvements.
The median landscaping shall be separately metered for
City Maintenance.
60. Landscaping per Conditions 77 and 98 of Tract 7148. PL, PW Occupancy
ApplicanffDeveloper shall plant trees on both sides of the
concrete pathway which lies in Parcel 3 with the
development of Parcel 3 subject to Toll giving Lin the
appropriate rights to enter their property and to do the
work without future HOA approval. Toll shall construct
landscape improvements required that are associated with
this pathway that lie within the residential parcels with
their adjacent development of the residential Parcels 4, 5
and 6 of Final Map 7148. Toll shall build the concrete
pathway with this development. Prior to recordation or in
conjunction with the recordation of the final map, the
Developer shall execute an easement in favor of the
adjacent Developer (Parcel 3) to allow the installation of
the second row of pathway trees and irrigation to sustain
them without approval of this H.O.A.
61. Landscape Maintenance and Easement Dedication. In PL, PW Approval of Standard/
accordance with the MOU dated June 7, 2001, the Final Map/ PW
Applicant/Developer shall maintain landscaping after Completion of
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
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior tO:
are to be maintained by the Homeowners Association.
62. Landscaping at Intersections. Landscaping at PL, PW Completion of Standard
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.
63. Site Visibility at Main Entrance/Inner Court. PL, PW Approval of
Landscaping and signs shall not be installed in center Improvement
landscaping area in main entrance inner court such that Plans
the visibility of other vehicles traveling through the inner
court area is obstructed to the satisfaction of the Director
of Public Works.
GRADING
64. 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 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.
65. 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
66. [OffsitelTraffic Signals. If not constructed by another PW As specified PW
developer, Applicant/Developer is responsible for in the
installation, modification, construction or payment of pro Development
rata share of signalization with development of adjacent Agreement or
parcel or when determined by the Figure 16 of the F, G & when deemed
H PD traffic report prepared by TJKM or as determined necessary by
by the Director of Public Works the following the Director
intersections to the satisfaction of the Director of Public of Public
Works: Works
a. Central Parkway and Keegan Street
b. Dublin Boulevard and Keegan Street
17
CONDITION TEXT RESPON, W~N SOURCE
AGENCy REQ
Prior to:
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 signal conduits at Keegan Street
/ Central Parkway shall be constructed when Parcel 4 of
final map 7148 is developed. The installation of traffic
signal conduits 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 sites 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 traff~c 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.
67. Stop Sign Intersections. Applicant/Developer shall PW Occupancy of PW
install a STOP signs at the driveway approachs to Keegan Any Building
Street at Maguire Way, the entrance/exit approach to
Finnian Way, the entrance/exit approaches to Keegan
Street, the entrance/exit approaches to Maguire Way, the
entrance/exit approaches to Dublin Boulevard, and the
approach to Finnian Way at Maguire Way as
recommended in the F, G & H traffic study prepared by
TJKM, dated January 28, 2000.
68. Traffic Signal at Main Entrance on Dublin Boulevard. PW First PW
If not constructed by a previous development, occupancy
Applicant/Developer shall install traffic signal on Dublin
Boulevard at the main entrance to Tract 7327 with Phase 1
of the development. ApplicantfDeveloper shall modify the
median island on Dublin Boulevard and install an east
bound left-turn lane into the development to the
satisfaction of the Director of Public Works. The median
island shall be modified to such that the left-turns from thc
development onto eastbound Dublin Boulevard shall be
prohibited.
69. Traffic Impact Fees. Applicant/Developer is eligible to PW Issuance of PW
receive TlF credits/reimbursement for the installation of Building
improvements and payments per the City adopted TIF Permit
Guidelines Resolution #23-99.
18
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ!D
Prior t0:
70. Tassajarra Road additional Northbound Lane. If' not PW As PW
constructed by another Developer, or specified in an determined by
developer agreement, the Applicant/Developer shall Director of
install an additional northbound lane, a paved shoulder Public Works
and on Tassajara Road from Dublin Blvd. to Central or specified in
Parkway making a total of 6 lanes on Tassjarra Road fr,om Development
1-580 to Central Parkway to the satisfaction of the Agreement
Director of Public Works. The additional northbound lane
shall end into a dedicated right turn lane to existing
eastbound Central Parkway. Applicant/Developer shall
prepare a plan of thc 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 Applicantd Developer any Traffic
Impact fec credit for all improvements constructed that are
identified in the east Dublin Traffic Impact Fee program
and are in their ultimate configuration.
ApplicanV'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 thc 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 thc said report
are occupied, the needed improvements shall be
constructed to the satisfaction of the Director of Public
works.
19
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ'D
Prior to:
71. Intersection Improvements of Dublin Bird and PW As PW
Tassajarra Road.If not constructed by another developer, determined bY
the Applicant/Developer shall construct two dedicated Director of
northbound right turn lanes on to east bound Dublin Bird, Public Works
and three north bound through lanes (two exist) two left or
turn lanes to westbound Dublin Blvd. to the satisfaction of Development
the Director of Public Works. If necessary Agreement
ApplicanffDeveloper shall modify the existing traffic
signal to the new intersection geometrics as reviewed and
approved by the Director of Public Works.
Applicant/Developer shall prepare a triggering traffic
study or modify the existing traffic (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.
72. No Parking along streets. ApplicanffDeveloper shall PW Occupancy of PW
designate no parking areas within 30 feet of all public Any Building
street intersections. Parking shall only be on the
designated areas as per approved parking plans and as
approved by the Director of Public Works and
Community Development Director.
73. LAVTA. Applicant/Developer shall cooperate with PW Approval of PW
LAVTA to provide convenient access to public transit, to Final Map
enhance local and regional mobility and integration of and
LAVTA with other public transit systems, and to locate Improvement
bus alignments, turnouts, service stops, bus shelters and Plans
other transit amenities to the sat~sfactmn of thc D~rector 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.
74. Bus Stop. Applicant/Developer shall install bus turn out, PW Prior to PW
bus stop and bus shelter on the north side of Dublin occupancy of
Boulevard to the satisfaction of the Director of Public first unit
Works.
75. Street Sign Naming Plan. A street sign/naming plan for PL Approval of Standard
the main entrance shall be submitted and shall be subject Improvement
to approval of the Director of Public Works and Plans
Community Development Director and the City Council.
2O
CONDITION ~EXT : P~ESPON, WHEN SOURCE
AGENCY REQiD
Prior to:
76. Driveways. Driveway slopes into the garage :ha!! .".ct PW Approval of
e~eeed !~a% and all driveway profile shall conform with Improvement
the approved pavement grades leading into these Plans
driveways as smooth as possible as approved by the
Director of Public Works. Vertical c',:rb curve shall bc
installed where driveway slope change is greater than 8%
or as defined by thc Director of Public Works. Centerlinc
striping shall be installed at all project entries showing
two lanes of traffic flow as defined by the Director of
Public Works.
77. Future Facility Signs. Prior to the occupancy of thc first PL, PW 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 properly, 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.
78. Master Sign Program. In accordance with the first PL Occupancy of
building permit for any of the four residential areas MH-1, either MH-!,
MH-2, H-1 and H-2 within Area G of Dublin Ranch, the MH-2, H-l or
developer of that first neighborhood shall develop and H-2
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 signage 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.
21
CONDITION TEXT RESPON; WHEN SOURCE
AGENC~f REQ!D
Prior to:
79. Street Addressing Plan. Addressing shall comply with PW, PL, F Issuance of
the addressing plan shown on Sheet C7 of SDR and shall first building
be reviewed and approved by the Community permit
Development Director, Public Works Director and the
Fire Marshall.
80. Parking Garage. Applicant/Developer shall install PW, Issuance of
oil/water separator and filter system pollution control in DSRSD first building
all parking garage drainage system and connect this permit
system to the sanitary sewer main to the satisfaction of the
Public Works Director and DSRSD. Applicant/Developer
shall design the drainage system so that the parking
garage does not flood in the 15 year and 100 year storm
event.
EMERGENCY SERVICES
81. 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, lu 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 City and the
ACFD.
82. ACFD Rules, Regulations and Standards. F ! Issuance of
Applicant/Developer shall comply with all Alameda Building
County Fire Services (ACFD) rules, regulations, City of Permits
Dublin and standards, including minimum standards for
emergency access roads and payment of applicable fees,
including City of Dublin Fire facilities Fees.
83. Fire Hydrants. The Developer shall construct all new fire PW Occupancy of
hydrants in streets to City and Alameda County Fire adjacent
Department standards. The Developer shall comply with building
applicable Alameda County fire Department, Public
Works Department, Dublin Police Service, Alameda
County Flood Control District Zone 7 and Dublin San
Ramon Services District requirements.
84. Fire Conditions. Developer shall comply with all F Issuance of
conditions of the Alameda County Fire Department Building
(ACFD), including: Permits
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.
22
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ~D
PriOr to:
i 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.
, Gates or barrmades designed for emergency vehmle access shall meet the standards of the ACFD
: and the City 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 following review.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
85. Wells. Any water wells, cathodic protection wells or Zone 7, PW Issuance of Standard
exploratory borings shown on the map that arc known to 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.
86. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going
applicable salt mitigation requirements of Zone 7.
87. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard
comply with all Alameda County Flood Control and Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
88. 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 ApplicanffDeveloper
in accordance with all DSRSD master plans, standards,
specifications and requirements.
89. Fire Protection Waterline Systems. Domestic and fire DSR, PW Approval of Standard
protection waterline systems shall be designed to be Improvement
looped or interconnected to avoid dead end sections in Plans
accordance with requirements of the DSRSD Standard
Specifications.
90. Hold Harmless Agreement. The Applicant/Developer DSR Ongoing Standard
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 thc project.
91. Review of Improvement Plans. All improvement plans PW, Recordation of PW
for DSRSD facilities shall be signed by thc District DSRSD Final Map and
Engineer. All improvement plans for City of Dublin Approval of
facilities shall be signed by thc City of Dublin City Improvement
Engineer. Plans
23
l
CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ'D
Prior to:
92. Responsibilities for Subdivider. Applicant/Developer DSRSD, Approval of Standard
shall comply with all implementation "responsibilities for PW Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewatcr 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".
93. DSRSD Water Facilities. Water facilities must be DSRSD Acceptance of DSRSD
connected to the DSRSD or other approved water system, Improvement
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, including:
a. Prior to issuance of any building permit, complete improvement lssuancc 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 project's demand. Layout and sizing of mains shall Improvement
be in conformance with DSRSD utility master planning. Plans
c. 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 case-by-case review with DSRSD
staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design
criteria and final plans and 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 i 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.
cONDITION TE~ : RESPON. WHEN SOURCE
AGENCY REQ,D
Prior rOi
c. 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 all
easements must be established over the alignment of each public 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, thc locations and widths of all proposed issuance of
casement dedications for water and sewer lines shall be grading
submitted to and approved by DSRSD. permit/site
development
permit
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 Prior to Final DSRSD
shall be submitted to and approved by DSRSD for easement Map
locations, 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.
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 signature by the District Engineer.
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
I. The applicant shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and
indemnify and defend thc same from any litigation, claims, -or
fines resulting from the construction and completion of thc
project.
25
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY REQ'D
PriOr to:
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 and
shall not be approved by the City until review and approval 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 flow 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.
OTHER CONDITIONS
94. Homeowners Association. Applicant/Developer shall PW, PL Prior to Standard
establish a Neighborhood Homeowners Association that approval of
will monitor and provide oversight to the maintenance of Final Map
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
projects (MH-1, MH-2, H-I & H-2) shall be reviewed for
consistency. The CC&R document shall create
opportunities for the four neighborhood to create a
standard consistent for each site.
95. 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.
CONDITION TEXT RESPON, WHEN SOL~CE
AGENCY REQ'D
Prior to:
A plan showing the locations of all mailboxes shall be
submilted for review and approval by the Director of
Public Works.
96. Affordable Housing: (Inclusionary Zoning Ordinance PL City approval
Compliance). of Final Map
To satisfy the City's Inclusionary Zoning Ordinance
(Dublin Municipal Code Chapter 8.68) and any
amendments thereto, forty-seven (47) of the units in
Neighborhood H-2 will be For-sale ("ownership")
inclusionary units affordable to moderate income
households. In addition, Developer will pay $627,794 in
"in lieu" fees to City prior to issuance of the first building
permit within Neighborhood H-2.
Developer shall enter into an affordable housing
agreement, as provided in DMC Section 8.68.070(D)(1)
["affordable by design"], For Neighborhood H-2 no later
than the approval of the final map for this subdivisic~n 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-l
and H-2) anticipated to be constructed in Area G to fulfill
Developer's ioclusionary requirements for Neighborhoods
MH-1, MH-2, H-1 and H-2, the affordable housing
agreement may include provisions to allow Developer to
construct the required inclusionary units From the MH-I,
MH-2, and/or H-1 Neighborhoods in the H-2
Neighborhood so that thc H-2 Neighborhood includes for-
sale units in addition to the forty-seven (47) moderate for-
sale units required in H-2. 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
A~torney that the inclusionary units For the MH-1, MH-2,
and/or H-1 Neighborhoods which the agreement allows to
be constructed in the H-2 Neighborhood will be
constructed in the H-2 Neighborhood before the
construction of the MH-1, MH-2, and/or H-1
Neighborhoods.
27
CONDITION TEXT RESPON. WHEN SOURCE
AGENCy REQ,D
Prior to:
97. Recreation Facility. Thc recreation facility shall comply PW, B Occupancy
with all applicable City of Dublin Non-Residential of Building
Security Ordinance requirements and shall bc under
construction by the 323rd unit with completion prior to
470th unit.
98. Security Lighting. Applicant/Developer shall provide PW, B, F, Occupancy
security lighting in the parking lots, for the entire site and PO of Building
above each entrance/exit from the buildings in accordance
with City of Dublin Building and Police requirements and
standards.
99. Private Signs. Applicant/Developer shall post private PW Occupancy
street signs in accordance with California Vehicle Code. of Building
No trespassing signs should be posted and shall be
governed by the California Penal Code Section 602L.
100. Public Facilities Fee/Parks. 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"
dedication shall be determined by the Parks and
Community Services Department
101. Hold Harmless/Indemnification. Applicant/Developer, PL, PW AnyAction 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
102. 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
28
CONDITION TEXT RESPON, WHEN SOURCE
AGENcy REQ'D
Prior to:
governing agency, at no expense to the City.
103. 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.
104. 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 traffic movement.
105. Traffic Safety. Regulatory 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.
106. Storm Drain Easement, Water Easement, Sewer PW, PL Occupancy
Easement, Common Area Easement, Ingress/Egress of first
and Access Easement, Parking Easement, Emergency building
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 thc
City Attorney.
107. 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 plans 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.
108. Waive right to protest. The Applicant/Developer waives PL, Finalizing
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.
Applicant/Developer shall prepare a plan for dissemination
of information relating to the possible formation of a
29
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Landscape and Lighting Assessment District to prospective
homebuycrs. Said information shall be included in model
home sales literature and as pan of required Department of
Real Estate disclosure documents. The plan for
dissemination of information shall be approved by thc
Director of Community Development and City Attorney
prior to final inspection.
09. Clarifications and Changes to the Conditions. In the PW, PL i Project
event that there needs to bc clarification to these Acceptance of
conditions of approval, thc Directors of Community improvement
Development and Public Works have the authority to
clarify thc 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 thc project file, also have the authority
to make minor modifications to these conditions in order
for thc Applicant/Developer to fulfill needed
improvements or mitigations resulting from impacts to
this project.
10. Geoteehnical Report. Prior to approval of the street PW Grading
improvement plans. Developer shall prepare a Permit
Geotechnical Report recommending necessary street
pavement sections, grading recommendations and
compaction requirements.
1 I. Energy Conservation. Building plans shall demonstrate PL, PW Issuance of
the incorporation of energy conservation measures into Building
the design, construction, and operation of proposed Permits
development.
12. Projected Timeline. Applicant/Developer shall submit a PO Issuance of
projected timeline for project completion to the Dublin Building
Police Services Department, to allow estimation of Permits
staffing requirements and assignments.
13. Graffiti Vandalism. The developer and/or property PW, PL Acceptance
owner and/or tenant shall keep the site clear of graffiti of
vandalism on a regular and continuous basis. Graffiti Improvement
resistant paint for the structures and film for windows or
glass should be used.
14. Landscape/Irrigation Plans. The ApplicantJDeveloper PW, PL Submitted in Standard
shall prepare Landscaping and Irrigation site plans in conjunction
accordance with the submitted preliminary plans for with final
review and approval by the Director of Public Works and map
the Community Development Director. The proposed Approval 90
design shall be in accordance with the Eastern Dublin days after
Specific Plan and to the satisfaction of the Director of issuance of
Public Works. first building
~ermit.
30
CONDITION TEXT RESPON. WHEN SOURCE
AGENcy REQ'D
Prior to:
1 ! 5. Condominium Submittals. The Applicant/Developer PL, PW Issuance of Standard
shall process condominium maps through to the Building
California Department of Real Estate for approval and Permits
provide the City a copy of all documents and map
submittals to California Department of Real Estate for
review by the City.
STANDAm s
116. 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
~rior to
Occupancy
of Any
Building
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
31
CONDITION TEXT RESPON? WHEN SOURCE
~GENCY REQ'O
Pri0~ ~o:
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.
I. 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.
32
CONDITION TEXT
Applicant/Developer shall work with the Dublin
Police on an ongoing basis to establish an effective
theft prevention and security program.
Applicant/Developer shall submit a security plan for
the site for review and approval by the Dublin Police.
33
RESPON~
PO
Plan
submitted
prior to
Occupancy
of Any
Building
PO
CONDITION TE~ ~SPON~ WHEN SOURCE
POLICE
117. Police Conditions PO Occupancy PO
a. The Applicant shall comply with all applicable City of any
of Dublin Residential Security Ordinance Building
requirements.
b. Applicant/Developer shall light Building addresses at
i night and as clearly visible from thc middle of thc
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.
The Applicant/Developer shall build the recreation
g. facility within this development & shall comply with
all applicable City of Dublin Non-Residential
Security Ordinance requirements.
The Applicant/Developer shall install Landscaping
around the recreation facility that shall be kept at a
h. minimal height and fullness giving patrol officers
and the general public surveillance capabilities of the
area.
The Applicant/Developer shall construct Security
lighting in the parking lot area and above each
j. entrance/exit from the buildings.
The Developer shall either: (1) Post private street
areas in accordance with California Vehicle Code
k. regulations; and/or (2) Traffic and towing must be
covered by CC&R's of the Homeowners
Association.
The Applicant/Developer shall install perimeter
construction fencing & shall be fenced during
I. construction, and the City of Dublin Community
Development Director shall employ security lighting
and patrols as necessary.
34
CONDITION TEXT RESPON~ WHEN soURcE
~GENCY REQ'D
Prior to:
l 18. Telecommunications - If the City of Dublin approves a Issuance of
revised telecommunications ordinance that contains Building
requirements to provide conduit to contain category 5 Permit
wiring from the street to each dwelling unit prior to
Building Permit for the residential units, the
Applicant/Developer shall be required to provide said
conduit
PASSED, APPROVED AND ADOPTED this 22nd day of January, 2002.
AYES: Cm. Johnson, Musser, Nassar
NOES:
ABSENT:
ATTEST:
Pl~tnning~V~anager
Cms Jennings & Fasulkey
G:\pa\01\009\pc rcso sdr tmap h2
35
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:
Applicant/Developer 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:
b)
e)
d)
e)
t)
g)
Offsite truck traffic shall be routed as directly as practical between the freeway (I-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.
Mud and dust that are ca~ied onto street surfaces by construction vehicles shall be cleaned up on
a daily basis.
36
h) Excavation haul trucks shall use tarpaulins or other effective covers.
i) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as possible.
j) 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.
k) During construction, non-residential facilities shall provide pedestrian access from public streets
to building entrances as required by the Director of Public Works.
1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the
following methods:
1. All inactive portions of the construction site shall be seeded and watered until grass
growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust.
3. Onsite vehicle speeds shall be limited to 15 mph.
4. 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.
5. 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:
1. Scheduling receipt of construction materials to non-peak travel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and detours to off-peak travel periods.
4. 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.
Applicant/Developer 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 thc
form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City
of Dublin. If determined to be necessary by the 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 the Public Works inspectors' overtime.
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
37
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:
a) 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.
b) 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.
c) 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. Applicant/Developer shall bc responsible for implementing recommendations
of the Preconstruction Survey including any modifications to site design to protect sensitive species as a
result of the survey. Determination of the significance of the discovery shall be determined by the
Director of Community Development. Should any Kit Foxes be discovcrcd on thc 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:
11.
Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (100%
of improvement costs) securities and a cash monumentation bond to guarantee the installation of project
improvements, including streets, drainage, monumentation, grading, utilities 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.
12.
13.
14.
15.
16.
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:
a) All improvements and landscaping shall be installed as per the approved Improvement Plans and
Specifications.
b) 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.
c) 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 bc submitted to thc City.
d) 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.
e) 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.
f) 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 thc
City for City mapping purposes.
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
39
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:
19.
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.
20.
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.
4o
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 ail 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 electrical 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 shail be screened by landscaping to the satisfaction of the Director of Community
Development and thc Director of Public Works.
Applicant/Developer shail 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.
ApplicanffDeveloper shail construct all new fire hydrants in streets to City and Alameda County Fire
Department standards. Applicant/Developer shall comply with applicable Alameda County Fire
41
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 units. 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 thc 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.
42
/
44.
45.
46.
47.
48.
49.
50.
51.
52.
53.
54.
55.
56.
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 turn-mound 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 ora 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.
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
43
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 eonstruction. 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 Geotechnical 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. The post-construction plan shall provide for long-term
maintenance of all permanent erosion and sediment control measures such as slope vegetation. Thc
construction grading/erosion control plan shall be implemented and in place by October 15th and shall
be maintained in place until April 15th unless otherwise allowed 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.
44
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 graded 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.
Applicant/Developer 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 route 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), 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 the 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 dumpstcr 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 the City inspector. During wet
weather, avoid driving vehicles off paved areas.
82.
Applicant/Developer shall broom-sweep thc sidewalk and public street pavement adjoining the project
site as needed. Caked-on mud or dirt shall be scraped from these areas before sweeping.
46
83.
84.
85.
86.
87.
88.
89.
90.
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:
a) Start of the rainy season (October 15)
b) Site de-watering activities,
c) Street washing activities,
d) 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 trucks 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.
Applicant/Developer 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 surface filtration, and minimize the use of fertilizers and pesticides which
contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat
stormwater runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated
into new development plans.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by
the Department of Public Works.
47
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 "run-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 minimum, to prevent the accumulation of litter
and debris. If pressure washed; debris must be 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 the 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 posted indicating that
48
all washing activities shall be conducted in this area. Sanitary sewer connections are subject to the
review, approval, and conditions of the DSRSD.
100.
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 DSRSD.
101.
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.
102.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the 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 "mn-on" to, or runoff from, the area. Fuel dispensing facilities
must have canopies; canopy roof downspouts must be 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.
103.
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 mn-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.
104.
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.
105.
All loading dock areas must be designed to minimize "mn-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.
106.
The design, location, maintenance requirements, and maintenance schedule for any stormwater 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.
49
/
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.
50
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.
Final building and site development plans shall be reviewed and approved by the Community
Development Department staff prior to the issuance of a 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.
That all materials and colors are to be as approved by thc Dublin Community 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.
ko
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.
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 three 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 granted until all construction and landscaping is
complete in accordance with approved plans and the conditions required by the City.
g:forms/sdrcond
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