HomeMy WebLinkAboutPCReso02-09 PA99-060 DubRnch Area A A-1 Amend COA Tmap RESOLUTION NO. 02 - 09
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AMENDING THE CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7136 - Neighborhood A-l), AS PREVIOUSLY APPROVED
BY RESOLUTION NO. 00-037 FOR PA 99-060
WHEREAS, the Planning Commission approved Resolution No. 00-37, approving a Vesting Tentative
Map for Tract No. 7136 (Neighborhood A-I) for Dublin Ranch Area A on July 25, 2000; and
WHEREAS, staffhas suggested and James Tong, on behalf of DR Acquisitions I, LLC, the owner of
the property as successor in interest to Chang Su-O-Lin (aka Jennifer Lin), Hong Lien Lin, and Hong Yao Lin
(collectively, the "Lins") has agreed to certain amendments to the conditions of approval of said Vesting
Tentative Map; and
WHEREAS, the purpose of the amendment of the conditions of approval is to clarify the timing for
performance of the obligations of the developer of Tract No. 7136 and the means by which the developer of
master vesting tentative map 7135 (as approved by Planning Commission Resolution No. 00-36) can satisfy the
conditions of approval of Resolution 00-36; and
WHEREAS, approval of these amendments shall not be construed as a change in the ordinances,
policies and standards which were in effect at the date the City determined that the application for Vesting
Tentative Map No. 7136 was deemed complete, and which govern development of Dublin Ranch Area A-1
pursuant to the Planning Commission's adoption of Resolution No. 00-37 on July 25, 2000; and
WHEREAS, notwithstanding approval of these amendments, the owner of the property shall continue
to have the vested right to proceed with the development of Dublin Ranch Ama A-1 in substantial compliance
with the ordinances, policies, and standards in effect at the date the City determined that the application for
Vesting Tentative Map No. 7136 was deemed complete and as approved by the Planning Commission's
adoption of Resolution No. 00-37 on July 25, 2000; and
WHEREAS, the July 25, 2000 approval of Vesting Tentative Map No. 7136 was to subdivide 38.44-
acre parcel and develop a residential subdivision with 110 lots, in the Eastern Dublin Specific Plan area, and
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, an initial study was prepared for this project which did not identify any new impacts that were
not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and,
therefore, the Planning Commission finds that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was
certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22,
1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin
Specific Plan; and
WHEREAS, no new environmental impacts are raised by the amendments to the Vesting Tentative
Map conditions which are proposed by staff and the applicant and, accordingly, the Planning Commission finds
that the adoption of this resolution is within the scope of the initial study; and
WHEREAS, the Planning Commission did hold a public hearing on the proposed amendments on
February 26, 2002; and
WHEREAS, although this resolution amends the conditions of approval previously approved, it does
not extend the time for the Vesting Tentative Map previously approved; 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
amendments to Resolution No. 00-37, making amendments to the conditions of approval of Vesting Tentative
Map 7136; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map
for the project as required by the Eastern Dublin Specific Plan; 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 RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed amendments to Vesting Tentative Map
No. 7136:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances. Notwithstanding the Commission's approval of these amendments, the property owner shall
have the vested right to develop Dublin Ranch Area A-I in accordance with the applicable ordinances, policies, and
standards which were in effect at the date the City determined that the application for Vesting Tentative Map No.
7136 was deemed complete and as approved by the Planning Commission's adoption of Resolution No. 00-37 on
July 25, 2000.
2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the
City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a residential project in an area designated for Single Family Residential
development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Zoning for this project and
is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is, therefore,
physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs and policies
of the Eastern Dublin Specific Plan, and Conditions of Approval, as amended by this resolution, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause
public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at large or
access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and
title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the requirements of
water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision
shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the
residents of this project will be provided pursuant to the school facilities mitigation agreement between the current
property owner's predecessor in interest, the Lins, and the Dublin Unified School District, as required by the
Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
amendments to the conditions of approval of the Vesting Tentative Map for Tract 7136 for Neighborhood A-1 of
Dublin Ranch Area A, for PA 99-060, as previously approved by Planning Commission Resolution No. 00-37
(Note: the amendments to the conditions of approval are shown in strikeout for deletions and underlining for
additions); all other conditions of approval of the Vesting Tentative Map remain unchanged:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Department of Communit~ 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, IF] Alameda County Fire
Department/Citw of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
GEN!RAL CONDITIONS CONDITION TEXT
RESPON.
AGENCY
WHEN
REQ,D
Prior to:
SOURCE
Standard Conditions of Approval. Applicant/Deyeloper shall Standard
comply with the Conditions of Approval for the Master Vesting
Tentative Map for Dublin Ranch Area A (Tract No. 7135) PA-
99-060. In the event ora conflict between the Master Conditions
and these Conditions, these conditions shall prevail.
Standard Public Works Conditions. ApplicanffDeveloper Standard
shall comply with all applicable City of Dublin Standard Public
Works Conditions (Attachment A). In the event ora conflict
between the Public Works Criteria and these Conditions, these
conditions shall prevail.
Standard
Approval of Vesting Tentative Map. Approval of the Vesting
Tentative Subdivision Map for Tract No. 7136 -Neighborhood
A-1 is conditioned upon the requirement that the development
be consistent with the approved Planned Development (PD),
including the Land Use and Development Plan, and the General
Provisions, Standards and Conditions. The City of Dublin, by its
approval of the Vesting 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).
EIR. Applicant/Developer shall comply with all applicable
action programs and mitigation measures of the Eastern Dublin
'General Plan Amendment/Specific Plan and companion Final
Environmental lmpact Report (EIR) that have not been made
of Approval.
Site Development Review. Applicant/Developer shall submit
to the Director of Community Development and/or Planning
Commission for review and approval, architectural drawings
PL Approval of
Improvement
Plans through
completion
PW Approval of
Improvement
Plans through
completion
PL Approval of
Improvement
Plans through
completion
PL Approval of
Improvement
Plans through
completion
PL Issuance of
Building
Permits
Standard
Standard
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
and details, plot plans, and other materials as may be required
for Site Development Review (SDR) in accordance with the
City of Dublin Zonin~ Ordinance.
6. Fees. Applicant/Developer shall pay all applicable fees in effect Various Various times, 31-33, 47,
at the time of building permit issuance, including, but not but no later 266
limited to, Planning fees, Building fees, Dublin San Ramon than Issuance MM
Services District fees, Public Facilities fees, Dublin Unified of Building Matrix
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as
noted in the Development Agreement. Unissued building
permits subsequent to new or revised TIF's shall be subject to
recalculation and assessment of the fair share of the new or
revised fees.
7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies and shall submit but no later
copies of the permits to the Department of Public Works. than Issuance
of Building
Permits
8. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of buildinl~ permit.
9. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard
with the City of Dublin Zoning Ordinance adopted September Building
1997, the City of Dublin General Plan, and all applicable Permits
Specific Plans.
10. Conditions of Approval. In submitting subsequent plans for B Issuance of PW
review and approval, each set of plans shall have attached an Building Standard
annotated copy of these Conditions of Approval and the Permits.
Standard Public Works Conditions. The notations shall clearly
indicate how all Conditions of Approval and Standard Public
Works Criteria will be complied with. Construction plans will
not be accepted without the annotated conditions and standards
attached to each set of plans. ApplicanffDeveloper will be
responsible for obtaining the approvals of all participating non-
City a~3encies.
11. Infrastructure. The location and siting of project specific PL, PW Approval of i 39, 40
wastewater, storm drain, recycled water, and potable water Improvement MM
system infrastructure shall be consistent with the resource Plans Matrix
manal~ement policies of the Eastern Dublin Specific Plan.
12. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105,279
requirements. MM
Matrix
13. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279
be consulted to ensure that adequate space is provided to Any Building MM
accommodate collection and sorting of petrucible solid waste as Matrix
well as source-separated recyclable materials generated by the
residents within this project.
14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
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CONDITION TEXT RESPON. WHEN SOURCE
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Prior to:
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17
right to protest the inclusion of the property or any portion of it Any Building MM
in a Lighting Assessment District or similar assessment district, Matrix
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 adoption
into a Lighting Assessment District to prospective homebuyers.
Said information shall be included in model home sales
literature and as part of required Department of Real Estate
disclosure documents. The plan for dissemination of
information shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
16. Water Quality Program. A water quality program shall be PL, PW Approval of ESDP E1R
submitted with each development application, demonstrating Final Map MM
existing water quality and impacts that urban runoff would have. 3.5/51.0
The water qualit~ investigation should address the quantity of
runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
17. Water Quality Requirements. All development shall meet the PL, PW Approval of ESDP EIR
water quality requirements of the City of Dublin's NPDES Final Map MM
permit and the Alameda County Urban Runoff Clean Water 3.5/54.0 &
Program 55.0
DEDICATIONS AND IMPROVEMENTS
18. Public Service Easement Dedications. Applicant/Developer PW Approval of Standard
shall dedicate 8' wide Public Service Easements adjacent to the Final Map
right of way on both sides of all streets except at those side-on
conditions where a 5' PSE is shown on the Vesting Tentative
Tract Map.
19. 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.
20. Location of Improvements/Configuration of Right of Way. PW Approval of PW
All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within the Plans
public right of way. The location of improvements and
configuration of right of way shall be approved by the Director
of Public Works prior to construction.
21. Improvement and Dedication of Kingsmill Terrace, PW Recordation of PW
Turnberry Drive, Annadale Way, and Sawmill Lane. If ! Final Map and
public strccts arc proposed, Applicant/Developer shall dedicate Approval of
to the City of Dublin and improve the roads labeled as Improvement
Kingsmill Terrace, Turnberry Drive, Annadale Way, and Plans
Sawmill Lane (or alternatively approved street names) for
public street purposes (46' wide right of way) and shall improve
the streets to a width of 36' curb to curb, as shown on the
Vesting Tentative Map for Tract No. 7136 - Neighborhood A 1,
dated December, 1999 and revised June 2000. A 5' wide
sidewalk shall be constructed on both sides of the streets.
22. Improvement and Dedication of Turnberry Court and Bay PW Recordation of PW
Hill Court. If public streets are proposed, Applicant/Developer Final Map and
shall dedicate to the City of Dublin and improve the roads Approval of
labeled as Tumbcrry Court and Bay Hill Court (or alternatively Improvement
approved street names) for public street purposes (44' wide Plans
straight right of way and 47' cul-de-sac bulb radii) and shall
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CONDITION TEXT RESPON. WHEN SOURCE
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PriOr to:
improve the streets to a width of 34' curb to curb and 42' curb
radii, as shown on the Vesting Tentative Map for Tract No.
7136 - Neighborhood Al, dated December, 1999 and revised
June 2000. A 5' wide sidewalk shall be constructed on both
sides of the streets.
23. Improvement and Dedication of Fallon Road. PW Recordation of PW
ApplicanffDeveloper shall dedicate to the City of Dublin and Final Map and
improve the roads labeled as Fallon Road (or alternatively Approval of
approved street name) for public street purposes (114' wide Improvement
right of way) and shall improve the street to a width of 78' curb Plans
to curb, as shown on the Vesting Tentative map for Tract
No.7135 Master Tentative Map, dated December, 1999 and
revised June 2000. A 5' wide landscaped parkway shall be
constructed as shown on the Vesting Tentative map and 6' wide
sidewalks shall be constructed on east sides of the street and 12'
wide sidewalk shall be constructed on the west sides of the
street. Street improvements shall start at the northern curb
returns of the intersection of Antone Way to north curb return of
Kingsmill Terrace of Vesting Tentative Tract Map 7136, until
such time as the future alignment of the southern extension of
Fallon Road has been determined and constructed. At the
northern terminus of Fallon Road (at the north side of the
intersection of Fallon Road and the Driveway to the Golf Course
Maintenance Drive) the ApplieantiDeveloper shall install a
temporary barricade as shown on Sheets 8 and 52 of the Site
Development Review information submitted with this
application to prevent vehicles from leaving the paved portion of
the risht of way.
24. [OffsitelT. I.F. Improvement of Fallon Road. PW Prior to PW
Applicant/Developer shall improve Fallon Road and construct issuance of first
four travel lanes (2 northbound and 2 southbound) median certificate of
landscaping and landscaping along project frontage fi-om occupancy
intersection of Antone Way to the north curb return of Golf
Course Maintenance Drive in accordance with the precise plans
approved on pages 26, 27 and 28 of the "Supplemental
Information' of the SDPdVTM book prepared by MacKay and
Somps dated December 1999 and revised June 2000 and to the
satisfaction of the Director of Public Works.
The goal of the overall improvement plan is to construct all TIF
improvements needed for capacity and access to Dublin Ranch
Area A while maximizing conformance to the ultimate
improvements and minimizing interim, "throw-away"
improvements. The Director of Public Works shall review and
approve all street geometries of the interim improvements.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms of an
agreement among the above parties for improvement of the
road. Applicant;Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the construction of
thc offsite TIF improvements conditioned under Tract No. 713 5.
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
25. [Offsite]Phasing of Tract No. 7135 Improvements. PW Occupancy of PW
Applicant/Developer can phase completion of proposed any building
improvements included with the Tract No. 7135 subdivision
improvements provided thc phasing has bccn reviewed and
approved by the Director of Public Works, except those listed in
these conditions of approval. Any and all outstanding
improvements not constructed shall be conditioned to be
completed on later subdivisions within the Dublin Ranch Area
A Master Tentafivc Map 7135 to the satisfaction of the Director
of Public Works.
26. Decorative Paving. Applicant/Developer shall not construct PW Approval of PW
decorative pavement within City right-of-way unless otherwise Improvement
approved by the Director of Public Works and only at major Plans
project entrances as specifically shown on the plan approved
herein. The type of decorative pavers and pavement section
shall be subject to review and approval &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.
27. Decorative Paving Plan. Where decorative paving is installed PW, ADM Approval of 17
in public streets, a Decorative Paving Plan shall be prepared to Improvement MM
the satisfaction of the Director of Public Works. Pre-formed Plans Matrix
traffic signal loops shall be used under the decorative paving,
and sleeves shall be used under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under the decorative
paving. Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance assessment
district or other funding mechanism acceptable to the Director of
Public Works.
28. Decorative Streetlights. Decorative streetlights shall conform PW Approval of Standard
to those approved with improvement plans for Tract No. 6925 Improvement
Dublin Ranch Phase I except the poles shall be metal with a Plans
decorative base. A street lighting plan which demonstrates
compliance with this condition shall be submitted prior to
recordation of the Final Map and shall be subject to review and
approval by the Director of Public Works.
29. Retaining Walls. Fences which are proposed on top &any PL I Approval of PL
retaining walls that are greater than 30" high shall be offset a ' Improvement
minimum of 1' to provide planting areas. Plans
30. ADA Requirements/Handicap Ramps. All handicap ramps PW Completion of Standard
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
31. Open Space and Landscape/Recreation Dedication and PL, PW Approval of i PW
Improvement. The Open Space and Recreation Parcels "A", Final Map and
"B", "C ", "D" and "E "of Tract No. 7136 shall be dedicated to Improvement
the Community Homeowners Association and developed in Plans
accordance with the SDR application. Bank stabilization shall
be required to be installed within the corridors if needed, as
determined by the Director of Public Works.
32. Main Entrances Applicant/Developer shall fully construct all PL, PW Prior to
driveway entrance and landscaping improvements to the issuance of first
entrances off Fallon Road at the time the tract improvements are Certificate of
constructed. The configuration and landscaping shall match that Occupancy
is shown in the exhibits of the SDR/VTM (sheets 42 and 43)
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CONDITION TEXT RESPON~ WHEN SOURCE
AGENCY REQ'D
Prior to:
book prepared by MacKay and Somps dated December 1999
and revised June 2000 unless approved in writing by the
Community Developer Director and the Director of Public
Works.
33. Side Yard Setbacks. Side yard setbacks for homes adjacent to PL Issuance of PL
gol£courses, greenbelts, parks, stream corridors and common Building
open space areas, shall be a minimum o£ 10' unless an exception Permits
is approved by the Community Development Director.
34. Updated Master Drainage Study. Applicant/Developer shall PW Submitted PW
prepare an updated Master Drainage Study (originally prepared Prior to
by MacKay & Somps, dated May 2000) if needed. Issuance of
Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
35. Storm Drain Improvements. All storm drain improvements PW Approval of PW
and mitigation measures identified in the Master Drainage Study Improvement
applicable to drainage resulting from Area A residential Plans
neighborhoods and/or specified by the Director of' Public Works
shall become requirements of this subdivision.
36. IOffsite]Storm Drain Improvements. All off'site storm drain PW Occupancy of PW
improvements needed to serve the subdivision, as shown on Any Building
Tract No. 7135 improvement plans, shall be constructed and
accepted for service as directed by the Director of Public Works.
37. [Offsite]Water and Sewer Lines. All offsite water and sewer PW Occupancy of PW
lines needed to serve the subdivision, as shown on Tract No. any building
7135 improvement plans, shall be constructed and accepted for
service as directed by the Director of Public Works.
38. Utilities Phasing. The construction of the utilities shallconform PW Occupancy of i PW
to the phasing of construction and access shown on thc Master any building
Utility Map and Phasing Plan or as directed by the Director of
Public Works.
39. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint atility trenches affected units Utilities
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction. All communication
vaults, electric transformers, cable TV boxes, blow-off valves
and any appurtenant utility items thereto shall be underground
and located behind the proposed sidewalk within the public
service easement, unless otherwise approved by the Director of
Public Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow for
street tree planting. Utility plans, showing thc location of all
proposed utilities (including elecn-ical vaults and underground
transformers) behind the sidewalk 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.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
PUBLIC PARKS
40. Public Facilities Fee/Parks. ApplicanffDeveloper shall pay a PL Issuance of Standard
Public Facilities Fee in the amounts and at the times set forth in Building
the City of Dublin Resolution No. 32-96, including any Permits
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 for the project is 0.53 acres.
41. Hold Harmless/Indemnification. Applicant/Developer, and PL, PW Any Action Standard
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 am 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
LANDSCAPING
42. [OffsitelLandscape Strip along Fallon Road. PW Occupancy of PW
ApplicanffDeveloper shall design and professionally landscape Adjacent
an irrigated landscape strip be~veen the back of curb or the right Building
of way line along the easterly and westerly frontage of Fallnn
Road between Antone Way and northerly terminus of Fallon
Road, to the satisfaction of the Director of Public Works. Root
barriers shall bc installed surrounding each tree or alnng the
sidewalk and back of curb on each side of the street. This
landscape strip shall be adequately maintained by the
Community Homeowners Association under the direction and
oversight of the City of Dublin Public Works Department.
These landscaped areas shall bc subject to the City's Water
Efficient Landscape Regulations.
43. Landscaping and Street Trees. Applicant/Developer shall PL, PW Completion of PW
construct all landscaping within the site, all street trees proposed lmprnvcments
within the public service easements, to the design and
specifications as shown within the Applicant's SDR submi~al
package and City of Dublin specifications, and to the
satisfaction of the Director of Public Works and Director of
Community Development. Street tree varieties ora minimum
15-gallon size shall be planted along all street frontages and
shall be shown on thc Landscaping plans. Exact trec locations
and varieties shall be reviewed and approved by the Director of
Public Works in conformance with the plans shown within the
Applicant's SDR submil~al package. The proposed variety of
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CONDITION TEXT RESPON. WHEN SOURCE
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trees to be planted adjacent to sidewalks or curbs shall be
submitted for review to and approval by the Director of Public
Works. Root shields shall be required unless otherwise
dctarmincd by the Director of Public Works and the Director of
Community Development.
dd. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW
improvements for corridor parcels shall be installed by Any Building
ApplicanffDeveloper concurrently with the development of the
adjacent residential parcel (i.e.; Parcels G-2, G-3, of Tract No.
7135), unless otherwise specified by the City Manager or the
Dublin Ranch Area A Development Agreement.
Restoration/establishment plans and monitoring programs are
required for all stream corridors and open space areas that are
proposed to be planted with trees and shrubs and shall be
approved by the Director of Public Works and the Community
Development Director.
45. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by the approved prior
Community Development Department. The Management to Approval of
Program for Open Space areas shall be in addition to the Fire Final Map/
Buffer Zone and shall address noxious weed control and fire CC&R's
control. Standards to ensure the healthy establishment and submi~ed
survival of all Open Space plantings shall be designated in the prior to
Open Space Management Program and shall be subject to Recordation of
review and approval by the City at ApplicanffDeveloper's Final Map and
expense. The program shall include provisions for mowing and approved prior
removal of cut plant materials, debris, and other miscellaneous to Occupancy
trash items. The requirements of this program shall be included of Any
in the Community Homeowners Association CC&R's and shall Residential
be subject to review and approval by the Community Unit
Development Director and Public Works Director. Any
necessary restoration of Open Space plantings shall be thc
responsibility of the Community Homeowners Association, and
shall be completed according to the time frame contained within
the Management Program. If the Open Space plantings are not
maintained according to the standards established by the
Management Program, the City will have the right, but not the
obligation, to take corrective measures and to bill the
Community Homeowners Association for the cost of such
maintenance and corrective measures plus the City overhead
COSTS.
46. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW
course landscaping is not installed at the time of occupancy of Improvements
any units in the subdivision, thc Applicant/Developer shall
construct landscaping for a temporary Fire Buffer Zone along
the exterior boundary line of the subdivision to prevent the
spread of fires as specified in the Wildfire Management plan.
47. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/
Applicant/Developer shall maintain landscaping after City- Final Map/ PW
approved installation until the appropriate homeowners Completion of
association is established and assumes the maintenance Improvements
responsibilities. This maintenance shall include weeding and the
application of pre-emergent chemicals. Landscape maintenance
easements shall be granted for all landscaped areas occurring on
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Prior to:
private, individual homeowner lots which are to be maintained
by the Community and Neighborhood Homeowners
Associations.
48. Lighting Maintenance Assessment District. PL Recordation of PW
Applicant/Developer is responsible for preparing the necessary Final Map
maps and reports for the tract to be annexed into the existing
Dublin Ranch Street Lighting Maintenance District or any other
method of maintaining street lighting as part of this project to
the satisfaction of the Director of Public Works.
49. Landscaping at Aisle Intersections. Landscaping at all PL, PW Completion of Standard
intersections shall be such that sight distance is not obstructed. Improvements
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
GRADING
50. Perimeter Graded Slopes. Perimeter graded slopes which are PW, PL Issuance of any PW
greater than l0 feet vertically shall be no steeper than 3H: 1V Grading
unless otherwise approved by the Director of Public Works, and Permits
graded slopes steeper than 3 H: 1V and greater than 30 feet
vertically shall be benched in accordance with the approved
geotcchnical report. All slopes shall be graded in conformance
with the grading plans for Tract No. 7136 and as required by thc
Eastern Dublin Specific Plan and Scenic Corridor development
standards, grading policies and action programs and are subject
to the approval of the Director of Public Works and the Director
of Community Development.
51. Graded Slopes/Erosion Control. All landscaped and graded PW Acceptance of MM
slopes in open space areas shall be hydrosceded and treated with Improvements Matrix
erosion control measures immediately upon completion to 3.7/3.0
prevent soil erosion. The hydroseed mix shall be subject to
approval by the Director of Public Works.
52. Graded Slopes/Erosion Control. All graded slopes which are PW On-going PW
not to be developed, including the offsite graded slopes located
to the north and southeast of"Tract 7136", shall be hydroseeded
with native grasses immediately upon completion to prevent soil
erosion.
53. Grading/Slope Easements. ApplicanUDeveloper shall secure PW Issuance of any PW
the necessary grading/slope easements prior to commencement Grading
of offsite ~rading to the south of this subdivision. Permits
TRAFFIC AND CIRCULATION
54. [Offsite]Traffic Signals. If not constructed by previous PW 312th PW
developer, Applicant/Developer is responsible for the traffic Certificate of
signal design and installation of conduit for the future Occupancy
signalization at the following intersections to the satisfaction of
the Director of Public Works:
a. Kin~smill Terrace and Fallon Road.
b~ Turnberry Drive and Fallon Road (modified)
c. Antone Wa), and Fallon Road
11
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
The signal improvements shall accommodate conversion to
serve an ultimate three and four-legged intersections to the
extent possible, minimizing replacement or relocation of
improvements. The cost of thc conduit shall be the
responsibility of Applicant/Developer, with no TIF credits given
for intersections listed above.
Applicant/Developer shall be responsible for constructing
and/or funding all interim improvements as determined by the
Director of Public Works. In the event that a improvement
agreement for thc installation of the ultimate traffic signals fails
to be reached, Applicant/Developer shall be responsible for the
installation of the future traffic signals.
55. Stop Sign at Turnberry Drive and Kingsmill Terrace. PW Occupancy of PW
Unless previously constructed, Applicant/Developer shall install Any Building
two-way STOP signs at thc intersection of Turnberry Drive and
Kingsmill Terrace. Turnbcrry Drive and Turnberry Court
approaches shall stop.
56. Stop Signs at Kingsmill Terrace, Sawmill Lane, and PW Occupancy of PW
Annadale Way. Applicant/Developer shall install a STOP sign Any Building
at the approaches on Kingsmill Ten'ace at Turnberry Drive,
Sawmill Lane at Kingsmill Terace and Tumberry Drive, and
Annadale Way at Kingmill Terrace ApplicantYDeveloper shall
install STOP signs at the approaches on Baymill Court at
Kinl~smill Terrace and Anadale Way at Tumberry Drive.
57. No Parking Areas along Fallon Road. Applicant/Developer PW Occupancy of PW
shall designate no parking along Fallon Road, unless otherwise Any Building
directed by the Director of Public Works.
58. LAVTA. Applicant/Developer shall cooperate with the LAVTA PW i Approval of PW
to provide convenient access to public transit, to enhance local ' Final Map and
and regional mobility and integration of LAVTA with other Improvement
public transit systems, and to locate bus alignments, turnouts, Plans
service stops, bus shelters and other transit amenities. The cost
of procuring and installing the necessary improvements to meet
the requirements listed above shall be paid by
Applicant/Developer.
EMERGENCY SERVICES
59. Secondary Emergency Vehicle Access Route. In accordance I PW, F Approval of PW
with the ACFD requirements, for all phases of development in Improvement
excess of 25 lots, Applicant/Developer shall provide secondary Plans
emergency vehicle access routes into all proposed residential
developments. In all phases of development in excess of 75 lots,
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.
60. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of all applicable fees, including a City of Dublin Fire
Impact Fees.
12
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
61. Fire Conditions. Developer shall comply with all standard F Issuance of Standard
conditions of the Alameda County Fire Department (ACFD) Building
including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan shall
meet the requirements of the Wildfire Management Plan.
c. Within the "Open Space" areas thc abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
thc responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
$roundcover shall be submitted for review and approval prior to installation.
d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width could mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court, which may have a minimum radius of 40 feet.
e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed
400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire
Department and Dublin San Ramon Services District prior to installation. A complete utility
plan showing main location, size and hydrant locations shall be submitted to this office for
review and approval. The minimum fire flow for this development is 1500 gallons per
minute fi.om one hydrant flowing for a 120~minute duration.
f. Plans may be subject to revision following review.
62. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70
controlled by fences and adequate gates to prevent unauthorized Any Building MM
pedestrian traffic. Matrix
63. Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70
timeline for project completion to thc Dublin Police Services Building MM
Department, to allow estimation of staffing requirements and Permits Matrix
assip~ments.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
64. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of gtandard
exploratory borings shown on thc map that are known to exist, Grading
arc proposed or arc located during field operations without a Permits
documented intent of future usc, filed with Zone 7, are to be
destroyed prior to any demolition or construction activity in
accordance with a well destruction permit obtained fi.om 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 arc to be treated similarly.
65. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM
applicable salt mitigation requirements of Zone 7. Matrix
66. Requirements and Fees. Applicant/Developer shall comply Zone 7, PW Issuance of Standard
with all Alameda County Flood Control and Water , Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
13
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
DUBLlN SAN RAMON SERVICES DISTRICT (DSRSD)
67. Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard
and recycled water and wastewater pipelines and facilities shall Improvements
be constructed by the Applicant/Developer in accordance with
all DSRSD master plans, standards, specifications and
requirements.
68. Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation "responsibilities for subdivider" Improvement
as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Plans
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".
69. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
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 b), the District.
General Conditions
a. Complete improvement plans shall be submitted to DSRSD that conform Issuance of DSRSD
to thc requirements of the DSRSD Code, the DSRSD "Standard Building
Procedures, Specifications and Drawings for Design and Installation of Permits
Water and Wastewater Facilities," all applicable DSRSD Master Plans
and all DSRSD policies.
b. : All mains shall be sized to provide sufficient capacity to accommodate Issuance of DSRSD
future flow demands in addition to each development project's demand. Building
' Layout and sizing of mains shall be in conformance with DSRSD utility Permits
, master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Approval of 118
, sanitary sewer system. Pumping of sewage is discouraged and may only Improvement MM
i be allowed under extreme circumstances following a case by case review Plans Matrix
with DSRSD staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves the right to require
payment of present worth 20-year maintenance costs as well as other
conditions within a separate agreement with Applicant/Developer for any
project that requires a pumping station.
d. Domestic and fire protection waterline systems for residential tracts or Approval of DSRSD
commercial developments shall be designed to be looped or Improvement
interconnected to avoid dead-end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Approval of DSRSD
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements must be Plans
established over the alignment of each public sewer or water line in an
off-street or private street location to provide access for future
maintenance and/or replacement.
14
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
f. Thc locations and widths of all proposed casement dedications for water Issuance of DSRSD
and sewer lines shall bc submitted to and approved by DSRSD. Grading Permit
or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map
Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement ocat ons, widths, and restrictions. Final Map
i. All utility connection fees, plan checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater discharge permit shall be paid Building
to DSRSD in accordance with the rates and schedules established in the Permits
DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
i District Engineer. Each drawing of improvement plans shall contain a Building
signature block for the District Engineer indicating approval of the Permits
! sanitary sewer or water facilities shown. Prior to approval by the District
Engineer, Applicant/Developer shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and
forms that am acceptable to DSRSD. Applicant/Developer shall allow at
least 15 working days for final improvement drawing review by DSRSD
before signature by the District Engineer.
k. No sewer line or water line 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 DSRSD conditions Permits and all
herein have been satisfied. DSRSD
requirements
1. Thc Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and indemnify
the same from any litigation, claims, or fines resulting from the
construction and completion of the project.
70. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD
annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All
properties within this annexation are subject to DSRSD
conditions which restrict the availability of services. All parcels
which seek service from DRSRD within this ama arc also
subject to the conditions of the Areawide Facility Agreement
with Lin et al, which regulates the manner and timing of
services by the District.
71. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD
within the District Recycled Water Use Zone (Ordinance 280),
which calls for installation of recycled water infrastructure to
allow for the futura use of recycled water for approved
landscape irrigation demands. Recycled water will be available
in the future to the project site, as described in the DSRSD
Eastern Dublin Facilities Plan Update, dune 1997. Unless
specifically exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities shall be
designed to conform to all applicable District Standards and
specifications.
72. DSRSD Recycled Water Mains. Inactivated recycled water DSR Approval of DSRSD
mains shall be installed in the vicinity of this project, offsite Improvement
15
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
recycled water main extensions to connect to existing facilities Plans
not yet aativatcd shall bc required. Recycled water irrigation
service taps and lines for this development shall be required to
connect to onsite and offsite recycled water mains and extended
to the property line, to allow for conversion to the recycled
water system when available. Improvement plans shall include
all required recycled water improvements.
73. DSRSD Potable Water Infrastructure. The DSRSD Eastern DSR Approval of DSRSD
Dublin Facilities Plan Update, June 1997 and policies of the Improvement
Board of Directors require that recycled water be provided to Plans
the Eastern Dublin area including Dublin Ranch, and potable
water infrastructure has been sized reliant on this. The statement
on Page 6 of the Vesting Tentative Map project description that
states that recycled water "may" be available from the DSRSD
wastewater plant shall be corrected accordingly to the
satisfaction of the DSRSD. Additionally. the suggestion that
individual neighborhoods will not be required to install recycled
water mains shall be stricken from the plans; this determination
shall be made by the District with reference to Ordinance 280
aRer examination of detailed landscaping and improvement
plans.
OTHER CONDITIONS
74. Homeowners Association. Applicant/Developer shall establish PW, PL Prior to transfer Standard
a Neighborhood Homeowners Association and/or a Community of title to first
Homeowners Association that will monitor and provide individual
oversight to the maintenance of owner-maintained streets, street purchaser.
landscape areas and common areas including community walls
and theme fences. Maintenance responsibilities shall be as
shown on the submitted "Open Space and Ownership and
Maintenance Plan" dated December 1999 and revised February
14, 2001. In the event that any such streets and 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.
75. Covenants, Conditions and Restrictions (CC&Rs). PW, PL Prior to transfer 17, 75, 77
Covenants, Conditions and Restrictions (CC&Rs) shall be of title to first MM
established for this development. The CC&Rs shall be approved individual Matrix
by the Director ofCommunit7 Development to assure that: ~ purchaser
a. A Homeowners Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly
owned facilities, property and landscaping, including but not limited to open space areas,
lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and
erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and along a
public street shall not occur. Recreational Vehicles are defined as a motorhome, travel
trailer, utility trailer, boat on a trailer, horse lrailer, camper where the living area overhangs
the cab, camping trailer, or tent trailer, with or without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family unit
shall be maintained and kept in good order by the resident and/or owner of each residence.
16
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
o. Homeowners Association complies with the City's Wildfire Management Plan for covering
lon[3-term maintenance of the urban/open-space interface.
f. Homeowners Association shall keep community walls clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials and foliage shall be
used.
g. Purchasers are notified that the streets and entries are private and are not maintained by the
City. The developer shall post signs at all entries notifying purchasers and users that these
private streets are not subject to City of Dublin maintenance and police enforcement.
76. Phased Occupancy Plan. Ifoccupancyis requested to occur in PL, B Submitted prior Standard
phases, then all physical improvements within each phase shall to issuance of
be required to be completed prior to occupancy of units within building
that phase except for items specifically excluded in an approved permits/
Phased Occupancy Plan, or minor hand work items, approved Approved a
by the Department of Community Development. The Phased minimum of 45
Occupancy Plan shall be approved by the Director of days prior to
Community Development a minimum of 45 days prior to the Occupancy of
request for occupancy of any unit covered by said Phased Affected Unit
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all lots in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval.
No individual unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all reasonably expected
services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may
be deferred due to inclement weather with the posting of a bond
for the value of the deferred landscaping and associated
improvements.
77. Acknowledgment. Applicant/Developer shall obtain a written PL, ADM, B Sale of any unit Standard
acknowledgment (secured from the individual property owner) within a phase
acknowledging the continuance of construction activity within
the unoccupied phases of the project. The written
acknowledgment shall include a statement that the property
owner has reviewed and understands the phasing plan and the
associated Conditions of Approval. Said acknowledgment is
subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written
acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community
Development within three (3) days upon request of the Director
of Community Development. If Applicant/Developer fails to
comply, the Director of Community Development may require
the submittal of thc written acknowledgment prior to release of
occupancy of any future units and/or future phases.
78. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard
postal authorities to determine the type of mail units required Final Map
and provide a letter from the Postal Service stating its
satisfaction with the units proposed. Specific locations for such
units shall be subject to approval and satisfaction of the Postal
Service and the Director of Community Development and
Director of Public Works. A plan showing the locations of all
mailboxes shall be submitted for review and approval by the
Director of Public Works.
17
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PriOr to~
79. Parkland, Stream Corridors and Open Space PW, PL Issuance of Standard
Improvements. Driveway accesses, roadways and other Grading Permit
improvements to parkland, stream corridors, open space areas, and/or approval
and fire buffer zones between the development areas and open of Final Map
space areas are subject to the approval of the City. Plans
showing the improvements, grading, and conceptual landscaping
in these areas shall be submitted with the applications for rough
grading permits for such developments.
80. Pedestrian-Bicycle Path (Vesting Tentative Map 6925). PW, PL, F Constrnction to
In conjunction with the development of Area A-1, Tract 7136, commence
the Developer shall consWact the remaining section of the Phase prior to
I Tr. 6925 fire access/pedestrian pathway from Phase 1, across issuance of first
Parcel B, to Fallon Road. Improvement shall consist ora bridge building permit
crossing with ramp transitions. A public access easement shall and
be dedicated to the City over the pathway across Parcel B of construction to
Final Map 7252. This remaining section of multi-use trail shall be completed
be all-weather surface path and constructed as shown in the prior to
conditions of the approved Planned Developments (PA 95-030, issuance of
PA 96-038, and PA 98-045). This trail shall be designed to the certificate of
satisfaction of the City Public Works Director, Community occupancy
Development Director, and the Alameda County Fire
Department. Improvement plans showing these improvements
shall be submitted and approved prior to issuance of the first
building permit on Final Map 7136 with construction completed
before the issuance of the first certificate of occupancy for any
unit in Tr. 7136 (Area A-l).
81. Master CC&R's. The Developer shall prepare a master PL, PW Prior to transfer
covenants conditions and restrictions (CC&R) document of title to first
specifying that a Community Homeowner's Association individual
covering all parcels within the Tentative Map shall be formed, purchaser
covering maintenance of the private open space parcels,
pedestrian trails, creeks, and recreational facility. The document
shall be reviewed and approved by City Attorney and Director
of Public Works and shall then be recorded.
82. Landscaping Maintenance. Applicant/Developer shall PW Completion of
maintain landscaping for not less than 90 days after City- Improvements
approved installation. This maintenance shall include weeding
and the application of pre-emergent chemicals.
83. Street Name Signs. Street name signs shall display the name of PW Approval of
the street together with a City standard shamrock logo. Posts Improvement
shall be galvanized steel pipe, unless otherwise approved by the Plans
Director of Public Works.
84. Dublin Boulevard/Dougherty Road Intersection PW When
Improvement. The Applicant/Developar shall be responsible determined by
for the project fair share contribution towards the City Capital Director of
Public Works
improvements project for the following improvements to the
Dublin Blvd. and Dougherty Road intersection:
a. Eastbound Dublin Boulevard, exclusive right-turn lane to
Southbound Doughcrty Road.
b. Northbound Doughetty Road, exclusive right-turn lane to
eastbound Dublin Boulevard.
c. Westbound Dublin Boulevard res~riped to provide an
18
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
additional left turn lane to southbound Dougherty Road.
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the City
has a shortfall of category 2 funds available to complete the
above list of improvements, the Developer shall contribute the
remaining balance of the funds needed to complete the specified
improvements to the satisfaction of the Director of Public
Works. To the extent practical, the notice shall be timed so that
the work shall be completed immediately prior to the point
where the Level of Service E occurs. These funds will be based
on the percent of trip contribution to the intersection defined and
approved by the Director of Public Works. This intersection
improvement is a TIF improvement. Therefore costs spent may
be credited against the payment of traffic impact fees in
accordance with City TIF Guidelines.
85. Gleason Drive. Prior to issuance of a certificate of occupancy PW Prior to
for the 421 st unit in Area A, Developer / Applicant shall issuance of
construct either 2 lanes of Gleason Drive from Tassajara Road 421st Certificate
to Fallon Road in accordance with approved precise alignment of Occupancy
prepared by MacKay and Somps dated August 1999 or as in Area A.
defined by the Director of Public Works or the extension of
Dublin Blvd. from Dublin Ranch Area G to Fallon Road or as
defined by the Director of Public Works.
The Developer shall be responsible for the installation of the
new traffic signal at the intersection of Fallon road and Gleason
Drive.
With the extension of Dublin Boulevard to Fallon Road,
Developer shall be responsible for the traffic signal required by
Condition 99 of Tentative Tract Map 7135. Condition 99 of
Tentative Tract Map 7135 states: "ApplicantJDeveloper shall
construct Fallon Road Interchange signals at eastbound and
westbound offramps ofl-580 and Fallon Road as approved by
Caltrans and the Director of Public Works".
If Developer constructs Gleason Drive through to Fallon Road,
Developer shall complete Fallon Road in its ultimate state from
existing Antone Way to Gleason Road and transition Fallon
Road from Gleason Road south to Bent Tree Drive as approved
by the Director of Public Works.
86. Utility Installation. All water, gas, sewer, underground electric PW Approval of
power, cable television or telephone lines, and storm drain Improvement
facilities shall be installed per Master Plan and sleeves Plans
appropriately installed 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 by the Director of Public Works in
writing.
87. Damage/Repairs. If used as construction accass by the PW Tract
Developer, the Developer shall repair all damaged existing acceptance
pavement, street, curb, gutter and sidewalk along Antone Way,
existing Fallon Road, North Dublin Ranch Drive, South Dublin
Ranch Drive, Signal Hill Drive, Bent Tree Drive, resulting from
19
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
construction and vehicle traffic as a result of construction
activities to the satisfaction of the Director of Public Works.
88. Joint Trench Concept Plan. Applicant/Developer shall PW, PL Approval of
prepare a joint trench concept plan of the location of the joint Improvement
trench and large boxes, switches, transformers and other joint Plans
trench (Elec, Telephone, Cable TV, Gas, etc.) utility
improvements at locations approved by the Director of Public
Works and Director of Community Development.
Applicant/Developer shall grant public service easement at all
the approved proposed locations.
89. lnterim Stop Signs. In the interim condition of Fallon Road, PW Prior to the
the Applicant/Developer shall install an on-site 3-way stop at issuance of first
the intersections of Fallon Road with Tumberry Drive and also certificate of
at Antone Way and Fallon Road, if not already installed, to the occupancy.
satisfaction of the Director of Public Works. A 4-way stop sign
shall be provided at the intersection of Fallon Road and Signal
Hill/Kingsmill, if not already installed, to the satisfaction of the
Director of Public Works.
PASSED, APPROVED AND ADOPTED this 26th day of February, 2002.
AYES:
Cm. Johnson, Musscr, Jennings, Nassar & Fasulkey
NOES:
ABSENT:
ATTEST:
Plan~on~mission Chairperson
Planning~ager
g:pa99-060~Amending PCRESO Al.doc
20
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and Final Maps and Parcel Maps), the
City of Dublin has prepared the following list of Ganeral Conditions of Approval that have typically been applied to New
Developments. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as
Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to
the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
1. If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until a professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or the Society of Professional Archaeology
(SOPA) has had an opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities and a
cash monumentation bond to guarantee the installation of subdivision improvements,
including streets, drainage, grading, utilities and landscaping subject to approval by the
Director of Public Works/City Engineer prior to approval of the Final or Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
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/City Engineer.
d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading
21
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.
e) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
4. Upon acceptance of the improvements and receipt of required submittals, the performance
security may be replaced with a maintenance bond that is 25% of the value of the
performance security. The maintenance bond is released one year after acceptance of the
project and after the repair of deficiencies, if any, are completed.
5. The labor and materials security is released upon acceptance of the improvements, provided
no liens are filed against the developer on this project.
CREEK:
6. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top
of bank is either the existing break in topography, or a point at the existing ground line which
is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the
slope in the Creek, whichever is more restrictive.
DRAINAGE:
7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
8. 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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
11.Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm,
streets must be designed so that the overflow release shall directed to the subdivision
streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
Design Storm
15 year
25 year
100 year
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.
14. No buildings or other structures shall be constructed within a storm drain easement.
15. Developer shall provide "trash racks" where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash racks.
16.Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
17.AII slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved
drainage channel. The slope on these ditches shall not be less than 5%.
19.A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20.AIl subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
21.Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow
corridor to an approved drainage facilities. This corridor shall be design to prevent flooding
of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two additional
inlets within 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and policies
of the City of Dublin.
25.AII concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto
slopes.
26.AII public streets shall drain into storm drain systems before being discharged into
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established drainage channels.
27.The 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/City Engineer shall determine which requirements shall apply.
DUST:
28.Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as directed
by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review 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. The 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. For projects disturbing less than
five (5) acres an erosion control plan shall be submitted with the grading plan.
30. 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. A copy
of the SWPPP shall be kept at the construction site at all times.
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· Between October I and April 15 unvegetated graded slopes which drain to desilting basins
shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining
to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable
straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along
the toe of slope. The developer shall be responsible for providing any addition slope
protection which may be needed to prevent silting of natural water courses and storm
drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
33.Gather all construction debris on daily and place them in a covered dumpster or other
container which is emptied or removed on a weekly basis, A secondary containment berm
shall be constructed around the dumpster. When appropriate, use tarps on the ground to
collect fallen debris or splatters that could contribute to storm water pollution.
34. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the
project site daily or as required by the City inspector, During wet weather, avoid driving
vehicles off paved areas.
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35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily
basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
36. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) 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.
37.Create 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 on the project site that
have the potential for being discharged to the storm drain system. Never clean machinery,
tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See
"Building Maintenance/Remodeling" flyer for more information.
38.Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39. Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor,
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41 .The project plans shall include storm water pollution prevention measures for the operation
and maintenance of the project for the review and approval of the Director of Public
Works/City Engineer/City Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of
pollutants into storm water runoff.
42.The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
43.The 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.
44.AII 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 connections are subject to
the review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD).
45.AII 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. Implement appropriate
BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-
up.
46.AII metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
47.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 connections are
subject to the review, approval, and conditions of the DSRSD.
48.AII 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/City Engineer/City
Engineer.
49.AII 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.
50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of lifter 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.
51.A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, to intemept 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/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
52. 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 all washing activities be conducted in this
area. Sanitary connections are subject to the review, approval, and conditions of the
DSRSD.
53.Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters
should discharge to the sanitary sewer. Sanitary connections are subject to the review,
approval, and conditions of the DSRSD.
54. Vehicle/Equipment Washers: 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.
55. 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 "run-on" to, or runoff from,
the area. Fuel dispensing facilities must have canopies; canopy roof down spouts 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.
56.AII on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
57.AII on-site 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 by the
Director of Public Works/City Engineer/City Engineer.
Residential:
58. The project plans shall include storm water pollution prevention measures (SWPPP) for the
operation and maintenance of the project subject to the review of the Director of Public
Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices
(BMPs) appropriate to residential construction activities conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
59.The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State Construction
Best Management Practices Handbook.
60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers
are aware of, and implement, all storm water quality measures and implement such
measures. Failure to comply with the approved construction BMPs will result in the issuance
of correction notices, citations and/or a project stop order.
61.AII on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
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approved methods.
62.AII metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63.Trash enclosures and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or recycling area shall not discharge to the storm
drain system. Drains should connect to the sanitary sewer. Sanitary connections are
subject to the review, approval and conditions of the DSRSD.
64.When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
requirements. If no common car wash area exists, means should be taken to discourage car
washing, e.g., removing hose bibs and installing signs.
65.The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the review
and approval of the City Attorney. Where not covered by a landscape and lighting district,
the homeowner's association shall be responsible for implementing all storm water
measures and the maintenance of all private streets, private utilities, and other common
areas and facilities on the site, including all landscaping. Landscaping shall be designed
with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of
fertilizers and pesticides which can contribute to urban runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67.The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68.A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69.AII public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Director of Public Works/City Engineer/City Engineer.
70. Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving will
be allowed in public streets.
71 .All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be present at
all times during grading. All engineering plans must be designed and signed by a Registered
Civil Engineer. Plans are subject to the review and approval of the Director of Public Works,
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and after his approval, original mylars or photo mylars with three sets of blue prints must be
submitted to the City.
72.The minimum uniform street gradient shall be 1%. 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%.
73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City Engineer/City Engineer. 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.
74.AII residential building pad elevations must be above the 100-year flood level.
75.1n the 100-year Flood Hazard Zone, all residential units shall have their 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 floor elevation above the 100-year
flood level.
76.^ registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required for
their construction. A maintenance and inspection program shall be implemented by the
developer or homeowners' association for the periodic inspection and maintenance of all
retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78. Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the
Director of Public Works/City Engineer/City Engineer.
79. 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.
80.The Contractor shall be responsible for acquiring permits required by other agencies. (Fish &
Game, Army Corps of Engineers, Zone 7, Etc.)
81.The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor,
etc.) must meet and follow all of the City's requirements and policies, including the Urban
Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City EngineedCity Engineer.
EROSION:
83. Prior to any grading of the site and filing of the Final Map or 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, both prepared
by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director
of Public Works/City EngineedCity Engineer. 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. The
construction grading/erosion control plan shall be implemented in place by October 15th and
shall be maintained in place until April 15th unless otherwise allowed in writing by the City
Engineer. It shall be the developer's responsibility to maintain the erosion and sediment
control measures for the year following acceptance of the subdivision improvements by the
City Council.
FINAL MAP/PARCEL MAP:
84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities both
on- and off-site), and erosion and sedimentation control, shall be approved by the Director of
Public Works/City EngineedCity Engineer.
85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration
by a Civil Engineer and Soils Engineer that all work was done under his supervision and in
accordance with recommend-ations contained in the soils report shall be submitted to the
Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm
Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
88.A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for
adjoining properties and easements shall be submitted at the time of the submittal of the final
subdivision maps.
3o
89. Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the
Final/Parcel Map. These easements shall allow for vehicular and utility service access.
90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by the
utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City in a
form acceptable to the Director of Public Works/City Engineer/City Engineer.
FIRE:
93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite each
hydrant.
94.AII materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority.
All such work will be subject to the joint field inspection of the Director of Public Works/City
EngineedCity Engineer and Dublin San Ramon Services District.
95. Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for
the approved streets' right-of-way. Improvements shall be made, by the applicant, along all
streets within the development and as required off-site including curb, gutter, sidewalk,
paving, drainage, and work on the existing paving, if necessary, from a structural or grade
continuity standpoint.
FUTURE CONFORMANCE:
98.The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths, the
design of storm drainage facilities inside and outside the Subdivision, grading of lots, the
boundaries of the Tract, and shall show compliance with City standards for roadways.
GRADING:
99. Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform Building
Code (UBC). In case of conflict between the soil engineer's recommendations and City
ordinances the City Engineer shall determine which shall apply.
100.Prior to final preparation of the subgrade and placement of base materials, all underground
utilities shall be installed and service connections stubbed out to property lines. Public
utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will
not disturb the street pavement, curb, gutter and sidewalk, when future service connections
or extensions are made. All public and private utilities shall be undergrounded.
101.Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the supervision of
the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion,
submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work
was done in accordance with the recommendations contained in the soils and geologic
investigation reports and the approved plans and specifications. Inspections that will satisfy
final subdivision map requirements shall be arranged with the Director of Public Works/City
Engineer/City Engineer.
102.1f 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 City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
103.Any grading, stockpiling, storing of equipment or material on adjacent properties will require
written approval of those property owners affected. Copies of the rights-of-entry shall be
furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of
work.
104,Street grades shall be designed and built in accordance with the General Plan, unless
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
105.The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
106.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 for approved by the Director of Public Works/City
Engineer/City Engineer. 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.
107.Landslide and erosive areas outlined in the geotechnical investigation report shall be shown
on the improvement/grading plans or plans which are part of improvement/grading plans.
The plans shall show the method for repair of these areas as stated in the geotechnical
investigation.
108.Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, the Applicant shall submit details as to how it will be done
and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval.
109.AII unsuitable material found at the site shall be removed from the site or stockpiled for later
use in landscape areas.
110.Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
111 .All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to
review and approval of the Planning Director and Director of Public Works/City Engineer/City
Engineer. A revegetation plan for replanting graded slopes and replacing the amount of
woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall
be employed to ensure the success of the revegetation. Examples of enhancements to the
revegetation plan include irrigating the young plants, placing top soil on fill slopes, using
special planting techniques such as drilling into fill slopes to allow root penetration, and
planting at a density similar to the native woodlands in the riparian corridors.
112.AII landslides which effect any structures or roads or other improvements shall be maintain
by Geologic Hazards Abatement District (GHAD). The developer or homeowners'
association are responsible for financing the GHAD. The administration of the GHAD is to
be determined at the Final Map stage.
113.A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
114.The project civil engineer shall certify that the finished graded building pads are within _+ 0.1
feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115.Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS~ AND SECURITIES:
116.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."
117.AII improvements within the public right-of-way, including curb, gutter, sidewalks, driveways,
paving, and utilities, must be constructed prior to occupancy and in accordance with
approved City Standards and/or Plans.
118.The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.Complete improvement plans, specifications, and calculations shall be submitted to, and be
approved by, the Director of Public Works/City Engineer/City Engineer and other affected
agencies having jurisdiction over public improvements, prior to execution of the Subdivision
Improvement Agreement. Improvement plans shall show the existing and proposed
improvements along adjacent public street(s) and property that relate to the proposed
improvements.
120.The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the
City's existing mapping coordinates if available.
121 .The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of Public
Works/City Engineer/City Engineer and other affected agencies having jurisdiction over
public improvements prior to execution of the Improvement Agreement. Improvement plans
shall show the existing and proposed improvements along the adjacent public street and
property that relate to the proposed improvements.
122.AII required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of the
construction cost, shall be submitted to, and be approved by, the City and affected agencies
having jurisdiction over public improvements, prior to execution of the Subdivision
Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.Maintenance of common areas, including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, shall be the
responsibility of the developer during construction stages and until final improvements are
accepted by the City Council and the securities are released (one year after improvements
are accepted). Thereafter, maintenance shall be the responsibility of a homeowners'
association or individual property owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124.Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for
City mapping purposes.
125.The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126.AII construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees, from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City
of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision,
which action is brought within the time period provided for in Section 66499.37 of the
Government Code of the State of California. The City of Dublin shall promptly notify the
developer of any claim, action, or proceedings.
128.1n submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans will
not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City agencies
prior to the issuance of building permits.
PERMIT:
129.Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
130.An encroachment permit shall be secured from the Director of Public Works/City
EngineedCity Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131.The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show proof of
it to the City of Dublin, Department of Public Works.
132.Prior to issuance of the grading permit, visually important trees shall be tagged in the field.
After the staking of the daylight lines but prior to the start of grading, protective fencing shall
be installed around the trees, subject to approval of the Director of Public Works/City
EngineedCity Engineer.
NOISE:
133.Construction and grading operations, including the maintenance and warming of equipment,
shall be limited to weekdays, Monday through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours
beyond the above mentioned days and hours. The developer is responsible for the
additional cost of the Public Works inspectors' overtime.
134.During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135.Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or
Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer. The Developer's soils engineer shall determine a preliminary structural design of
the road bed. After rough grading has been completed, the developer shall have soil tests
performed to determine the final design of the road bed. In lieu of these soil tests, the road
may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
137.Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138.Properties shall be annexed to the Street Lighting Maintenance Assessment District,
STREET SIGNS:
139.The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the standards
of the City of Dublin. Addresses shall be assigned by the City Building Official.
140.Street names shall be submitted and processed through the Planning Department and shall
be indicated on the Final Map.
141 .The Developer shall furnish and install street name signs, in accordance with the standards
of the City of Dublin, bearing such names as are approved by the City. The developer shall
furnish and install traffic safety signs in accordance with the standards of the City of Dublin.
STREET TREES:
142.Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees
shall be planted in accordance with a planting plan, including tree varieties and locations,
approved by the Planning Director and Director of Public Works. Trees planted within, or
adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143.The City of Dublin is currently studying the adoption and implementation of a regional traffic
impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide
for Public Works projects to improve traffic circulation for accommodating new development
within the City. If a regional traffic impact fee ordinance is approved and enacted prior to
issuance of any building permits, the Applicant shall pay its fair share of this regional traffic
impact fee.
144.AII new traffic signals shall be interconnected with other new signals within the development
and to the existing City traffic signal system by hard wire. In addition, conduits with pull
ropes shall be installed along the project frontage to accommodate future extension of the
interconnect system. The extent of this work shall be determined by the Director of Public
Works/City Engineer/City Engineer.
145.Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required by
the Director of Public Works/City Engineer/City Engineer.
146.Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be located
and provided within public utility easements and sized to meet utility company standards. All
utilities to and within the project shall be undergrounded.
148.Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of
Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD)
stating that the District has agreed to furnish water and sewer service to each of the dwelling
units and/or lot included on the Final Map of the subdivision.
149.The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150.Any relocation of improvements or public facilities shall be accomplished by the developer
and at no expense to the City.
WATER:
151.Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform with
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all of the requirements of the officially adopted Water Code of the District and will be subject
to field inspection by the District.
152.Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153.Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154.Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
155.Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
ZONING:
156.Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
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