HomeMy WebLinkAboutPCReso00-14 PA99-044 Dublin Ranch Master Vesting TPM Areas E,F,G,H RESOLUTION NO. 00-14
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE MASTER VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREAS E, F, G AND H (Tract No. 7148)
PA 99-044
WHEREAS, Martin Inderbitzen, on behalf of Jennifer Lin, has requested approval of a Master Vesting Tentative
Map (Exhibit A) to divide a 323.6 _+ acre parcel into 10 parcels as followings: Parcel One: 162.4+ acres, Parcel Two:
9.0_+ acres, Parcel Three: 25.4+ acres, Parcel Four: 11.6_+ acres, Parcel Five: 8.7_+ acres, Parcel six: 10.2_+ acres, Parcel
Seven: 4.8_+ acres, Parcel Eight: .02+ acres, Parcel Nine: 66.4_+ acres, Parcel Ten: 25.1_+_ acres. Parcel Ten would contain
future right-of-way dedications for Dublin Boulevard, Central Parkway and portions of streets A, B, C, D and E; and
WHEREAS, a complete application for a Master Vesting Tentative Map 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, 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, individual Initial Studies have been prepared for each of the three Dublin Ranch Areas (Area F -
SCH No. 99112040, Area G - SCH No. 99112041 and Area H - SCH No. 99112042) to evaluate site specific impacts
of the project (to a greater level of detail than in the Program E1R) pursuant to CEQA guidelines Section 15168.
Based on the three Initial Studies, a Mitigated Negative Declaration and Mitigated Monitoring Program has been
prepared for each area with the finding that with the implementation of Mitigation Measures previously adopted for
the Program EIR and with site specific Mitigation Measures contained in the Initial Studies, as further clarified by the
Response to Comments, the potential site specific impacts of the projects would be reduced to a level of
insignificance. The Program EIR and Initial Studies adequately describe the impacts of the project, and there have
been no substantial changes or new information that would be outside the scope of the Program EIR; and
WHEREAS, the Planning Commission did hold a public hearing on said application on February 22, 2000;
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 Corrlmission approve the Master
Vesting Tentative Map, subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make
the following findings and determinations regarding said proposed Master Vesting Tentative Map:
The Master Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and
related ordinances, with respect to creating interim and permanent lots for future development through
subsequent tentative maps. The Master Tentative Map is conditioned to require subsequent tentative maps as
necessary to comply with the applicable subdivision regulations and the PD Ordinance.
g:\99-044\pcreso2
The design and improvements of the Master 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 that will result in the implementation ora residential and commercial project through the filing
of subsequent tentative tract maps in an area designated for Low Density, Medium Density, Medium-High
Density, and High Density Residential development as well as Neighborhood Commercial, General
Commercial, and Campus Office uses.
With the approval of the anticipated future individual subdivision maps which will be required in order to
create individual residential lots for development of a broad range of residential densities, and commercial
lots for development of Neighborhood Commercial, General Commercial and Campus Office uses, the project
will be consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent
with the City of Dublin Zoning Ordinance.
The project site is located easterly of Tassajara Road, Dublin Blvd., Central Parkway and Gleason Road will
all be extended to the project site through an Assessment District, or other funding mechanism, along with
other roadway improvements, on topography suitable for the type and density of the development planned for
areas F, G and H.
With the incorporation of mitigation measures from the EIR, Mitigated Negative Declaration prepared for
Areas F, G and H, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of the
Master Vesting Tentative Map Approval, the design of the interim parcels in the subdivision will not cause
significant environmental damage or substantially injure fish or wildlife or their habitat or cause public health
concerns.
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.
Required public services will be provided to the subdivision through a combination of an Assessment District
(Dublin Blvd., Central Parkway, Street B and Gleason Rd.) or developer construction of such improvements
and verification of these services will be provided prior to issuance of any building permits, as required by the
Eastern Dublin Specific Plan.
NOW THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby approve the Master Vesting Tentative Map for PA 99-044 subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or
establishment of use, and shall be subiect to Department of Community Development review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the conditions of
approval. [PL.] Planning, [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney,
[F1N] Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
TENTATIVE MAP
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
1. PA 99-044, Dublin Ranch Phase Areas E, F, G and H PL, Approval of N/A
Master Vesting Tentative Map Tract 7148 is approved to PW Any Plan
subdivide 323.6 + acres into 10 parcels as followings:
Parcel One: 162.4+ acres, Parcel Two: 9.0+ acres, Parcel
Three: 25.4_+ acres, Parcel Four: 11.6_+ acres, Parcel Five:
8.7_+ acres, Parcel six: 10.2_+ acres, Parcel Seven: 4.8_+
acres, Parcel Eight: .02_+ acres, Parcel Nine: 66.4_+ acres,
Parcel Ten: 25.1_+ acres. Parcel Ten would contain future
right-of-way dedications for Dublin 13oulevard, Central
Parkway and portions of streets A, 13, C, D and E. The
Final Master Map shall substantially comply with Exhibit
A, the Master Vesting Tentative Map prepared by
MacKay & Somps Engineers, dated Revised February,
2000 and received by the Department of Community
Development on February 9, 2000, unless modified by the
Conditions of Approval contained herein.
2. The Master Vesting Tentative Map shall expire at the PW, On-going Standard/
standard time of two and one half(2 1/2) years or as set PL Municipal
forth in the Dublin Municipal Code and in the regulations Code
of Section 66452.6 of the Subdivision Map Act
3. All project construction shall conform to all building B Through Standard
codes and ordinances in effect at the time of building Completion
permit.
4. Applicant/Developer shall comply with all applicable PL Approval of Standard
action programs and mitigation measures of the Eastern Improvement
Dublin General Plan Amendment/Specific Plan and Plans through
companion Final Environmental Impact Report (EIR), completion
Mitigation Measures identified in the Mitigated Negative
Declarations prepared for Areas F, G and H that have not
been made specific Conditions of Approval of this or
previous projects, thereby superceding the pertinent
Mitigation Measures referenced in those documents.
The City shall determine which of the requirements from
these prior approvals are applied at this stage of
approval, and which are applicable upon approval of
subsequent individual tentative subdivision maps.
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
5. Applicant/Developer shall not be able to develop any of PW, PL Prior to Standard/ PW
the parcels created by this map until applicant/developer Issuance of
has entered into a Development Agreement with the City Building
as required by Section 7 of the Master Development Permits
Agreement between the City and the Lin Family for the
Dublin Ranch Project. Such "Specific Plan Development
Agreement" will address such issues as required by
Chapter 11 of the Eastern Dublin Specific Plan. The term
"develop" shall mean recordation of a final subdivision
map further subdividing the parcels created by this master
map, a final parcel map for commercial or office use, a
final map for medium, medium-high or high density
residential uses or issuance of a Conditional Use Permit,
Site Development Review or building permit.
6. Applicant/Developer shall enter into an Improvement PW Approval of Standard/
Agreement with the City for all subdivision Improvement PW
improvements. Complete improvement plans, Plans
specifications, and calculations shall be submitted to, and
approved by, the Director of Public Works/City Engineer
and other affected agencies having jurisdiction over
public improvements prior to execution of the
Improvement Agreement. Improvement plans shall show
the existing on-site and off-site subdivision
improvements and proposed improvements along the
adjacent public streets and property that relate to the
proposed improvements. A portion of the improvement
required by the development both on and off-site may be
financed and constructed with an Assessment District.
The extent of Assessment District improvements are
subject to the approval of the Director of Public Works.
7. Approval of Master Vesting Tentative Map 7148 is PW Issuance of Standard/
conditioned upon the requirement that development be Building State Law
consistent with the approved Stage I & 2 Planned Permit within
Development (PD) Development Plan for Area G and the each specific
approved Stage 1 Planned Development (PD) project area
Development Plans for Areas F and H (requires Stage 2
prior to development approval), and General Provisions,
Standards, and Conditions. Subsequent Tentative
Subdivision Maps creating individual residential or
commercial lots may be required prior to any
development occurring. Tentative Subdivision Maps
creating individual lots must be consistent with the
approved PD, and final detailed layout and design of
individual residential lots, drive aisles, and streets must be
approved by the Alameda County Fire Dept. and Director
of Public Works through review of subsequent
subdivision maps creating individual residential lots.
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
8. Except where specified otherwise, references in these PW, PL Prior to Standard
conditions to Final Map are meant to refer to the approval approval of
and/or recording of a Final Map for this Master Vesting Final Map for
Tentative Map for Lots 2, 4, 5 and 6, and the Final Map this Master
for subsequent Tentative Map(s) creating individual lots Vesting
for all other parcels created by this Master Vesting Tentative Map
Tentative Map. At the time of recordation of the Final
Master Map, any question regarding the relevance of the
conditions contained herein, or in the Eastern Dublin
Specific Plan, or EIR Mitigation Monitoring Program or
Mitigation Monitoring Programs for Areas F, G and H,
which refer to a tentative map shall be determined by the
City.
9. The Developer shall prepare a subdivision Tract Final PW, PL Prior to Standard
Map subdividing the existing property into the approval of
configuration, size and number of lots shown on the Final Map for
submitted Vesting Tentative Map 7148, dated Revised this Master
February, 2000, in accordance with the requirements of Vesting
the Subdivision Map Act and City of Dublin standards. Tentative Map
The map shall be reviewed and approved by the City
Public Works Director.
10. The Applicant/Developer waives any right to protest the PL, Finaling 17
inclusion of the property or any portion of it in a AD Building MM
Landscape and Lighting Assessment District or similar M Permits Matrix
assessment district, and further waives any right to protest
the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the possible
formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
1 I. A current title report and copies of the recorded deed of PW Approval of Standard
all parties having any recorded title interest in the Final Map
property to be divided, copies of the deeds, and the Final
Maps for adjoining properties and easements shall be
submitted as deemed necessary by Director of Public
Works.
5
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
12. Unless otherwise stated, all dedications shall be done as PW Approval of Standard
part of the Final Map and Improvements must be secured Final Map
prior to Final Map and constructed prior to initial
occupancy. If the developer constructs any portion of the
Eastern Dublin TIF in its ultimate location, the Developer
shall receive TIF credit.
13. Prior to development of any portion of Parcel 3, or in Development PW, PL,
conjunction with the further subdivision of Parcel 3, the of Parcel 3 or PCS
developer shall offer for dedication to the City, the further
neighborhood square as shown in the revised Specific Subdivision
Plan and Planned Development. Dedication of this parcel
shall be offered with the first final map in Parcel 3. The
City may choose to defer acceptance of the dedication.
Improvements in the neighborhood square shall be
, constructed as required by the City of Dublin Parks and
Community Services Department. To the extent that the
Developer/Applicant wishes to include amenities that are
in excess of those normally found in a Neighborhood
Square, maintenance of the neighborhood square shall be
determined by the Specific Plan Development Agreement.
14. The developer shall offer for dedication with the Final With Final
Map for the area, Parcel 7 for the proposed neighborhood ' Map for Parcel
park. The City may choose to defer acceptance of the 7
dedication. Improvements in the neighborhood park shall
be constructed as required by the City of Dublin Parks and
Community Services Department.
15. Drainage Easements and Construction. The developer PW Design prior to PW
shall design and construct all needed storm drain lines approval of
and structures in public right of ways (shown in the Final Map
Master Vesting Tentative Map Tract 7148) in order to Construction
properly handle the drainage flows of the project to in conjunction
designated inlet structures, outfalls, ditches or channels with grading
to the satisfaction of the Director of Public Works. The of the site
Developer shall grant to the City all needed drainage
easements needed to construct drainage improvements
shown on sheet 5 of Master Vesting Tentative Map Tract
7 148 to the satisfaction of the Director of Public Works
prior to the filing of the final map.
16. The Developer shall comply with all ACFC&WCD PW Prior to PW
(Zone 7) requirements and applicable fees, unless approval of
otherwise approved by Zone 7 and/or Director of Public Final Map
Works.
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
17. Applicant/Developer shall ensure that areas undergoing PW On-going 267
grading and all other construction activity are watered or MM
other dust control measures are used to prevent dust Matrix
problems as conditions warrant or as directed by the
Director of Public Works. Applicant/Developer shall
keep adjoining public streets and driveways free and
clean of project dirt, mud, materials and debris, and
clean up shall be made during the construction period as
determined by the Director of Public Works.
18. The Applicant/Developer shall prepare plans for the PW Issuance of 199
periodic inspection and maintenance of subsurface Grading MM Matri~
drainage features, and the removal and disposal of Permit
materials deposited in surface drains.
19. This project is subject to the payment of drainage fees PW, Approval of PW
through the City of Dublin to Zone 7. Zone Final Map
7
20. Permits shall be required for oversized and/or overweight PW Issuance of Standard/
construction loads coming to and leaving from the site on Grading PW
City Streets. If soil is to be imported or exported from the Permit
site, a haul route plan shall be submitted to the City for
review and approval.
21. Site Development Review and subsequent individual PW, Issuance of Site EDSP
tentative maps for Parcel 9 shall demonstrate compliance PL ~ Development
with the Eastern Dublin Specific Plan's scenic corridor, Review
development standards and grading policies and action
programs through a detailed visual analysis submitted
with each Site Development Review and/or subsequent
Tentative Map application creating individual residential
lots (whichever comes first).
22. For every grading plan, the developer shall prepare an PW Prior to PW
Erosion Control Plan, and Storm Water Pollution approval of
Prevention Plan for review and approval by the Director Final Map
of Public Works.
23. An encroachment permit shall be secured from the PW Issuance of Standard
Director of Public Works for any work done within the Grading
public right-of-way where this work is not covered under Permits
the public improvement plans.
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
24. Concurrent with Final Map approval, the Developer shall PW Approval of Standard
submit and obtain approval from the City of Dublin Final Map
Director of Public Works all Improvement Plans and
Grading Plans of thc project. The improvement plans for
this Master Vesting Tentative Map (including
Improvement Plans, Grading Plans, and subdivision
maps) shall bc prepared, designed, and signed by a
registered civil engineer to the satisfaction of the Director
of Public Works in accordance with the Ordinances,
standards, specifications, policies, and requirements of the
City of Dublin using standard City title block and formats.
25. Any relocation of existing improvements or public PW Completion of Standard
utilities shall be accomplished under the direction of the Improvement
governing agency, at no expense to the City.
26. The applicant shall submit updates of thc traffic study, if PW, Occupancy of Standard
required, with thc subsequent Tentative Map applications PL Any Building
(or Site Development Review applications for those
parcels requiring no further subdivision) creating
individual residential or commercial lots, and the study
shall be subject to review and approval by the Public
Works Director. Appropriate traffic mitigation measures
will be identified and included as conditions of
subsequent Tentative Map or Site Development Review
approval.
27. Applicant/Developer shall be responsible for payment of PW Issuance of Ord.
traffic impact fees (TIFs) adopted by the City Council at Building
the time of issuance of building permits including, but not Permits
limited to, the Eastern Dublin TIF, 1-580 Freeway
Interchange Fee (reimbursements to the City of
Pleasanton for freeway interchanges), and Tri Valley
Transportation Development Fee.
28. All construction traffic may be subject to specific routing, PW Issuance of 268
asdeterminedbytheDirectorofPublicWorks, inorderto GradingPcrmit MM
minimize construction interference with regional non- Matrix
project traffic movement.
29. Traffic safety signs or "red-curbing" shall be provided in PW, Approval of Standard
accordance with the standards of the City of Dublin PO Improvement
subject to plan approval by the Director of Public Works. Plans
30. A street sign/naming plan for the internal street system PL Approval of Standard
shall be submitted and shall be subject to approval of the Improvement
Community Development Director and City Council. No Plans
single street may intersect any other street more than
once. No continuous street may change direction by 90
degrees more than once without change a street name
change for subsequent changes in direction.
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
31. Street name signs shall display the name of the street PW Approval of Standard
together with a City standard shamrock logo. Post and Improvement
sign brackets shall match the design previously approved Plans
for other areas of Dublin Ranch. Posts shall be galvanize
steel pipe, unless otherwise approved by the Director of
Public Works.
32. The Developer shall submit a plan showing all proposed PW, PL Approval of Standard
utilities services in public streets, along with Improvement 110
documentation that domestic fresh water, electricity, gas, Plans VIM
telephone, and cable television service can be provided to Matrix
: each residence within the project and when such service
will be available.
33. All utilities within the project and to each lot shall be PW Approval of 108, 109, Standard
underground in accordance with the City policies and Final Map 228
existing ordinances, unless otherwise approved by the MM
Director of Public Works. All utilities shall be located Matrix
and provided within public utility easements and sized to
meet utility company standards.
34. All transmission lines shall be away from sensitive areas PW Completion of 109
unless otherwise approved by the Director of Public Improvements MM
Works. Matrix
35. Applicant/Developer shall provide Public Utility PW Approva~ of Standard
Easements per requirements of the Director of Public Final Map
Works and/or public utility companies as necessary to
serve this area with utility services and allow for vehicular
and utility service access.
36. All underground electric power, cable television or PW Approval of PW
telephone lines or appropriate conduit, water, gas, sewer, Improvement
and storm drain facilities shall be installed before any Plans
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.
37. The Applicant/Developer shall comply with all Alameda F Issuance of 74
County Fire Services (ACFD) rules, regulations and Building MM
standards, including minimum standards for emergency Permits Matrix
access roads and payment of applicable fees, including a
City of Dublin Fire Capital Impact Fee.
38. The Developer shall comply with all conditions of the F Issuance of Letter
Alameda County Fire Department (ACFD) (letter dated Grading dated
December 3, 1999) including: Permits 12/3/99
a. Prior to the issuance of grading permits, a site plan indicating the location Standard
of fuel storage for grading equipment as well as construction office trailer
shall be submitted to the Fire Prevention Bureau for approval.
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
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APPLICANT)
b. An all-weather surfaced access road to the fuel and construction area shall Standard
be installed and maintained to allow emergency vehicle access.
c. Emergency Vehicle Access roadways shall be designed and installed to Standard
support the imposed loads of fire equipment. Design shall be approved by
ACFD prior to installation.
e. A permit for the storage and dispensing of fuel shall be obtained from the Standard
Alameda County Fire Department. The storage, use and dispensing of fuel
shall be in accordance with Uniform Fire Code Article 79.
f. A means of contacting emergency services other than cellular phone shall Standard
be available on the site.
39. The ApplicanffDeveloper shall demonstrate to the PW Issuance of 171
Director of Public Works that the project Building MM
development meets the requirements of the State Permits Matrix
Regional Water Quality Control Board's "Best
Management Practices" to mitigate storm water
pollution.
40. A Faithful Performance Bond or securities that are PW, Issuance of PW
100% of Improvement costs, and a Labor and AD Grading Standard
Materials Bond or securities that am 50% of M Permits
Improvement costs, must be provided prior to issuing
any grading and/or improvement permits.
Improvement costs will include street, drainage,
grading, backfill of utilities, and landscaping costs to
the satisfaction of the Director of Public Works.
41. Labor and Materials Bond will be released after City's PW, Completion of Standard
acceptance of improvements. The Performance Bond AD Improvements
will be released one year after acceptance of M
improvements and after all defects have been
repaired. The Applicant/Developer, with the approval
bfthe Director of Public Works, has the option of
providing a Maintenance Bond after acceptance of
improvements by the City in the amount of 25% of
Improvement costs. This bond will serve instead of
the Faithful Performance Bond. Prior to release of
the Faithful Performance Bond or the Maintenance
Bond, all improvements and landscaping shall be
installed and established per approved plans and a
declaration by the project civil engineer that the
finished graded building pads are within ± 0.5 feet in
elevation of those shown on approved plans.
10
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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42. Applicant/Developer, and any parties or individuals PL, Through Standard
granted rights-of-entry by Applicant/Developer, shall AD completion of
defend, indemnify, and hold harmless the City of M Improvements
Dublin and its agents, officers, and employees from and
any claim, action, or proceeding against the City of Occupancy of
Dublin or its agents, officers, or employees to attack, the Last
set aside, void, or annul an approval of the City of Building
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City
concerning a subdivision or other development which
actions are brought within the time period provided
for in Government Code Section 66499.37; provided,
however, that the Applicant/Developer's duty to so
defend, indemnify, and hold harmless shall be subject
to the City's promptly notifying the
Applicant/Developer of any said claim, action, or
proceeding and the City's full actions or proceedings.
43. Should any prehistoric or historic artifacts be exposed PL, Final PW
during excavation and construction operations, the PW, B Inspection of Standard
Department of Community Development shall be Grading and 251 -
notified and work shall cease immediately until an 253 MM
archaeologist, who is certified by the Society of Matrix
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest
implementation of the appropriate mitigation
measures as referenced in the Mitigated Negative
Declaration, if deemed necessary, prior to resuming
ground breaking construction activities. Standardized
procedures for evaluating accidental finds and
discovery of human remains shall be followed as
prescribed in Sections 15064.5 and 15126.4 of the
California Environmental Quality Act Guidelines.
11
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
44. Applicant/Developer shall comply with all Eastern PW, Issuance of 217
Dublin Specific Plan EIR mitigation measures for PL Grading Permit MM
mitigating potentially significant plant and animal Matrix
species impacts. Within 60 days prior to any habitat
modification, Applicant/Developer shall submit a
preconstruction survey, prepared by a biologist (to be
approved by the City prior to commencement of the
survey.) Said survey shall examine whether any
sensitive species exist on or adjacent to the site and, if
any exist, the recommended protection plans as
referenced in the Mitigated Negative Declaration
shall be instituted for those sensitive species that may
be discovered as a result of the survey.
Applicant/Developer shall be responsible for the cost
of the survey and staffreview of the survey. The
significance of any discoveries and adequacy of
recommended protection measures shall be subject to
the discretion of the Director of Community
Development. Said protection plans and measures
shall occur at least 21 days prior to anticipated habitat
modification. Any updated surveys and/or studies
that may be completed subsequently shall be
submitted to the Department of Community
Development.
45. ApplicantA2)eveloper shall submit a Construction PL, Issuance of 269, 270
Impact Reduction Plan. Said Plan shall include those PW Grading MM
items addressed as a concern in the EIR, in particular, Permit Matrix
Mitigation Measures 3.11/1 through 3.11/4 and
3.11/7.
46. Copies of the Hazardous Materials report (for each PW, Issuance of Standard
SWPPP phase) shall be submitted and any materials PL Grading
identified shall be removed or adequately contained. Permit (for
each phase)
47. Applicant/Developer shall ensure that stationary PL lssuance of 269, 278
source emissions associated with project development Grading MM
are minimized. The requirements of Mitigation Permit Matrix
Measure 3.11/12.0 of the Eastern Dublin EIR shall be
accomplished by preparation of a written program to
the sari sfaction of the Director of Community
Development.
48. The use of rodenticides and herbicides within the PL Issuance of 221
project area shall be performed in cooperation with Grading MM
and under the supervision of the Alameda County Permit Matrix
Department of Agriculture and will be restricted, to
the satisfaction of the Director of Community
Development, to reduce potential impacts to wildlife.
12
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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APPLICANT)
49. Should any Kit Foxes be discovered on the site either PL, Issuance of 219
during the Preconstruction Survey or during project PW Grading MM
construction, the Applicant/Developer shall be Permit Matrix
responsible for complying with the Kit Fox Protection
Plan.
50. Applicant/Developer shall prepare and submit a PL Issuance of 263,264
Construction Noise Management Program, to the Grading MM
satisfaction of the Director of Community Permit Matrix
Development, that identifies measures proposed to
' minimize construction noise impacts on existing
residents, and shall ensure that construction or
grading on the site complies with that program.
51. Construction and grading operations shall be limited PW Ongoing PW
to weekdays, Monday through Friday, and non-City Standard
holidays, between the hours of 7:30 a.m. and 5:00
p.m. The Director of Public Works may approve
work on Saturday and hours beyond the above
mentioned days and hours with the understanding that
the developer is responsible for the additional cost of
the Public Works inspectors' overtime.
52. Applicant/Developer shall comply with the City's AD On-going 103,104,
solid waste management and recycling requirements. M 105,279
MM
Matrix
53. Temporary fencing shall be installed along the PL, Issuance of
adjoining property lines throughout the construction PW, Grading
process, or around perimeter of a particular B Permit
construction phase, upon review and approval of
Public Works Director.
54. Standard Public Works Conditions of Approval. PW Approval of Standard
Applicant/Developer shall comply with all applicable Improvement
City of Dublin Standard Public Works Conditions of Plans through
Approval dated January 20, 2000 (Attachment A). In the completion
event of a conflict between the Standard Public Works
Conditions of Approval and these Conditions, these
conditions shall prevail.
13
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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SOURCE (FOR
APPLICANT)
55. Fees. Applicant/Developer shall pay all applicable fees Various Various times, 31-33, 47,
in effect at the time of building permit issuance, but no later 266
including, but not limited to, Planning fees, Building than Issuance MM
fees, Dublin San Ramon Services District fees, Public of Building Matrix
Facilities fees, Dublin Unified School District School Permits
Impact fees, Traffic Impact fees, Fire Facilities Services
fees; Noise Mitigation fees, lnclusionary Housing In-
Lieu fees; Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees required in the
Specific Plan Development Agreement.
56. Required Permits. Applicant/Developer shall obtain all Various Various times, Standard
necessary permits required by other agencies (Alameda but no later
County Flood Control District Zone 7, California than Issuance
Department of Fish and Game, Fish and Wildlife, Army of Building
Corps of Engineers, State Water Quality Control Board, Permits
Etc...) and shall submit copies of the permits to the
Department of Public Works.
57. Conditions of Approval. In submitting subsequent plans PW Issuance of Standard
for review and approval, Applicant/Developer shall Building
submit six (6) sets of plans to the Engineering Permits
Department for plan check. Each set of plans shall have
attached a copy of these Conditions of Approval with
responses to conditions filled in indicating where on the
plans and/or how the condition is satisfied. A copy of the
Standard Public Works Conditions of Approval shall
also be submitted which has been marked up to indicate
where on the plans and/or how the condition is satisfied.
The notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Conditions of
Approval will be complied with. Improvement plans
will not be accepted without the annotated conditions
and standards attached to each set of plans.
Applicant/Developer will be responsible for obtaining
the approvals of all participating non-City agencies.
58. Solid Waste Management. For any residential or PL, Approval of 39, 40
commercial project proposed, Applicant/Developer shall PW Improvement MM
comply with the City's solid waste management and Plans Matrix
recycling requirements. The location and siting of
project specific wastewater, storm drain, recycled water,
and potable water system infrastructure shall be
consistent with the resource management policies of the
Eastern Dublin Specific Plan.
14
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
59. Refuse Collection. The refuse collection service PL, Occupancy of 279
provider shall be consulted to ensure that adequate space PW Any Building MM
is provided to accommodate collection and sorting of Matrix
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within
this project.
60. Water Quality Requirements. All development shall PL, Approval of ESDP EIR
meet the water quality requirements of the City of PW Final Map MM
Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 &
Runoff C lean Water Program 55.0
61. Removal of Obstructions. Applicant/Developer shall PW Issuance of Standard
remove all trees including major root systems and other Grading
obstructions from building sites that are necessary for Permit
public improvements or for public safety as directed by
the Director of Public Works.
62. Public Service Easement Dedications. PW Approval of Standard
Applicant/Developer shall dedicate Public Service Final Map
Easements adjacent to the right of way on both sides of
all streets as shown on Sheet 4 of the Master Vesting
Tentative Tract Map. Applicant/Developer shall also
dedicate a minimum 10 foot wide Public Service
Easement over all proposed water, sewer, joint utility
trench lines and storm drain lines through parcels as
needed to serve the project and surrounding projects and
as shown on the utility plan on Master Vesting Tentative
Map 7148 to the satisfaction of the Director of Public
Works. In the event any additional utilities are needed to
serve any parcel in the development,
Applicant/Developer shall also provide additional Public
Utility Easements per the requirements of the Director of
Public Works and/or public utility companies as
necessary to serve this area with utility services and
allow for vehicular and utility service access.
63. Public Storm Drainage Release over Parcel 9. PW Approval of PW
Applicant/Developer shall give to the City and to those Improvement
pamels up stream of Parcel 9 that are included in the Plans
Special Fee/Benefit District as described in Condition 88
here in and Dublin Ranch Phase 1, a temporary drainage
release over parcels to allow for all existing off-site
drainage and additional drainage from improved roads,
developed parcels with in the Master Tentative Map and
Dublin Ranch Phase 1 until the ultimate drainage
improvements and easements (shown in the Dublin
Ranch Master Storm Drain Study, May 1999, prepared
by MacKay and Somps ) can be constructed.
15
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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SOURCE (FOR
APPLICANT)
64. Dedication and Improvement of Emergency Vehicle PW, Approval of PW
Access Easement between East and West Residential PO Final Map/
Collector C. Applicant/Developer shall dedicate and Approval of
improve an 20'wide emergency vehicular access Improvement
easement that will allow a vehicle to traverse between Plans/
East and West Residential Collector C or temporary Completion of
vehicle turn around for fire and other emergency Improvements
vehicles (42 foot minimum radii) per Alameda County
Fire Department (ACFD) standard requirements at the
end of east and west residential collector C public
streets. The access shall be approved by the Director of
Public Works and Alameda County Fire Department Fire
Marshal.
65. Dedicate Eastern part of Collector B. Prior to
Applicant/Developer shall dedicate by separate Approval of
instrument to the City of Dublin the full right of way for Final Map
eastern portion of Collector B prior to or concurrent with
recording of Final Master Map to the satisfaction of the
Director of Public Works.
66. Tassajara Road Right turn lanes. Applicant shall Prior to First
improve a 300' right turn lane with a 90' transition in the Occupancy
northbound direction at the intersection of Tassajara
Road and Dublin Boulevard. A 250' right turn lane with
a 90' transition shall be improved north bound at the
intersection of Tassajara Road and Central Parkway.
67. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant/Developer or current landowner shall obtain Final Map
an abandonment from all applicable public agencies of
existing easements and right of ways not to be continued
in use.
68. Interim Survey Control: Applicant/Developer shall PW In PW
install selected property corners or other control points Conjunction
for any individual parcel in accordance with the Final with
Master Map as required by the Director of Public Works Development
prior to the sale of any property, of Street
Improvements
69. Location of Improvements/Configuration of Right of PW Approvalof PW
Way. All public sidewalks, handicap ramps, or other Improvement
street improvements in the curb return area shall be Plans
located within the public right of way. The location of all
street improvements and configuration of right of way
that is shown on Master Vesting Tentative Tract Map
7148, dated revised February, 2000 shall be approved by
the Director of Public Works prior to construction.
16
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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70. Improvement and Dedication of Class H Collector A PW Recordation PW
Street. With the development of Parcel 2 and/or 5 of Final Map
Applicant/Developer shall dedicate to the City of Dublin and Approval
and improve the street shown on the Vesting Tentative of
Map for Tract No. 7148, revised dated February, 2000, Improvement
as Class II Collector A. A 8' wide sidewalk and parkway Plans
strip is required to be constructed on the east side of the Constructed
road as shown on the section 3 Class II Collector A Prior to First
(Interim) 60' ROW of the above said Tentative Map. Building
Permit
71. Improvement and Dedication of Class II Collector B PW Recordation PW
Street. Applicant/Developer shall dedicate to the City of Final Map
of Dublin and improve the road labeled as Class II and Approval
Collector B as shown on Sections 5, 6 and 7 of Sheet 4 of
of the Vesting Tentative Map for Tract No.7148, dated Improvement
revised February 2000. A 8' wide sidewalk and 8' Plans
parkway is required to be constructed on west side of the Constructed
street from beginning to end. This dedication and Prior to First
improvement shall conform to the previous dedication of Building
the easterly portion of the roadway outside the boundary Permit.
of this Vesting Map. (See Condition No. 65)
72. On Site Improvement and Dedication of Central PW Recordation PW
Parkway. Applicant/Developer shall dedicate to the of Final Map
City of Dublin and improve Phase 1 of the road labeled and Approval
as Central Parkway for public street purposes as shown of
on Section 2 of Sheet 4 on the Vesting Tentative Map for Improvement
Tract No. 7148, dated revision February 2000. A Plans
sidewalk and landscaped parkway and other Constructed
improvements are required to be constructed on the Prior to First
south side of the street along the parcels shown on the Building
Tentative Map as referenced above and as refereoced in Permit.
the Development Plan.
73. On- Site Improvement and Dedication of Dublin PW Recordation PW
Blvd. Applicant/Developer shall dedicate to the City of of Final Map
Dublin and improve Phase 1 of the road labeled as and Approval
Dublin Blvd. for public street purposes as shown on of
Section 1 of Sheet 4 on the Vesting Tentative Map for Improvement
Tract No. 7148, dated revised February, 2000. A Plans
sidewalk and landscaped parkway and other Constructed
improvement are required to be constructed on the north Prior to First
side of the street as shown on the Tentative Map as Building
referenced above and as referenced in the Development Permit.
Plan.
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NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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APPLICANT)
74. Off-Site Improvement Central Parkway and Dublin Prior to 1st
Blvd. The developer shall improve Dublin Blvd. Off- Occupancy
site from Tassajara Rd. to the westerly property line to a
width of 92' as shown on the sections of the Master
Vesting Tentative Map. Central Parkway shall be
improved off-site from Tassajara Road to the westerly
property line to a width of 62' as shown on the sections
of the Master Vesting Tentative Map. These permanent
and temporary improvements shall include all necessary
utilities as determined by the Director of Public Works.
These improvements may be financed and installed
through an Assessment District or through an
improvement agreement with the City.
75. Conformance with Plan Lines. All required
improvements and dedications shall conform to the
"Precise Plan Lines" prepared by MacKay and Somps
dated February 2000. Phasing of improvement may
occur as approved by the Director of Public Works.
76. Improvement and Dedication of West Residential PW Recordation PW
Collector C and Street E. With the development of of Final Map
Parcel 2 the Applicant/Developer shall dedicate and and Approval
improve the streets labeled as Residential Collector C of
(west) and Street E for public street purposes) as Improvement
determined by the Director of Public Works as shown on Plans
the Master Vesting Tentative Map for Tract No. 7148
revision February 2000. Collector C shall be improved
with Parcel 5.
77. Improvement and Dedication of Multi-Use Trail on PW Recordation PW
each side of Village Center Parcel 3. With the of Final Map
parcelization or Development of adjacent parcels within and Approval
the Village Center (Parcel 3), Applicant/Developer shall of
dedicate the required land or provide an access easement Improvement
to the City of Dublin and improve the multi-use trail and Plans
parkway strip(s) on each side of the Village Center from
Central Parkway to Dublin Blvd. as shown on the Area G
Planned Development exhibits and Master Vesting
Tentative Tract Map. The multi-use trail and adjacent
parkway areas shall be for public access purposes and
will be maintained by the Village Center property
owners association or similar entity.
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NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
78. Improvement and Dedication of Street"D'. PW Recordation PW
Applicant/Developer shall improve Street "D" to the of Final Map
satisfaction of the Director of Public Works, as shown on and Approval
the Vesting Tentative Map for Tract No. 7148 dated of
revised February 2000 in conjunction with the Improvement
development of Parcel 6. A 8' wide sidewalk and 8' Plans
parkway strip is required to be constructed on the south
side of the road adjacent to Parcel 6. As determined by
the Director of Public Works, the developer may be
requested to develop the northerly parkway to include
ground cover and trees prior to development of the park.
Design of any parkway areas intended to be constructed
in advance of Neighborhood Park construction will be
coordinated with the design concept for the Park as
determined by the City of Dublin Parks and Community
Services Department and Public Works Department.
79. Dedication and Improvement of Street "C' (East). Recordation
With the development of Parcel 4 or as necessary to of Final Map
facilitate access to Parcel 6, Applicant/Developer shall and Approval
improve Street "C" to the satisfaction of the Director of of
Public Works as shown on the Vesting Tentative Tract Improvement
Map for Tract 7148 dated revised February 2000. An 8' Plans
wide parkway and an 8' wide sidewalk is required to be
constructed on both sides of the road except adjacent to
Parcel 7. As determined by the Director of Public
Works, the developer may be requested to develop the
southerly parkway adjacent to Parcel 7 to include ground
cover and trees prior to development of Parcel 7. Design
of any parkway areas intended to be constructed in
advance of Neighborhood Park construction will be
coordinated with the design concept for the Park as
determined by the City of Dublin Parks and Community
Services Department and Public Works Department.
80. TassajaraRoad Improvement. If not improvedby PW Recordation PW
others, Applicant/Developer shall widen and improve of Final Map
Tassajara Road from 1-580 to Dublin Blvd. from the and Approval
current configuration to 6 lanes per TJK/Vl Final Traffic of
Study dated January 28, 2000, and as specified in the Improvement
precise plan line adopted by the City and prepared by Plans
MacKay and Somps dated August 31, 1999 to the
satisfaction of the Director of Public Works. A minimum
of 5' wide shoulder is required to be constructed along
eastside side of the road in the northbound direction.
The Applicant/Developer may be entitled to credit
reimbursement for all or a portion of these improvements
in accordance with the City's TIF guidelines.
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APPLICANT)
81. Decorative Paving. Applicant/Developer shall not PW Approval of PW
construct decorative pavement within City right-of-way Improvement
unless otherwise approved by the Director of Public Plans
Works. The type of decorative pavers and pavement
section shall be subject to review and approval of the
Director of Public Works. Decorative pavement across
entrances to all private streets, if utilized, shall be
constructed to the satisfaction of the Director of Public
Works.
82. Decorative Paving Plan. Where decorative paving is PW, Approval of 17
installed in public streets, a Decorative Paving Plan shall ADM Improvement MM
be prepared to the satisfaction of the Director of Public Plans Matrix
Works. Pre-formed 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.
83. Sound Barriers and Mitigation Measures. All sound PL, I Approval of Standard
barriers and mitigation measures included in the noise PW Improvement
study prepared for each specific project on each parcel Plans/
shall be incorporated into the improvement plans for Issuance of
development of each site. Berm/soundwall combinations Building
shall be used for required sound barriers along each Permits of
street needed to reduce noise levels, each site.
84. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard
ramps shall comply with all current State ADA Improvements
requirements and City of Dublin Standards.
85. Tassajara Road / 1-580 interchange.
Applicant/Developer shall contribute their fair share for
the improvement of the ultimate interchange
improvements for the Tassajara Road / 1-580 interchange
as defined by the project Traffic Report prepared by
TJKM dated January 28, 2000. Applicant shall also
continue to pay their fair share costs of preparing the
project study report, project report and design and other
expenses for the Tassajara / I-580 interchange project
and bringing these items to approval/acceptance by the
Director of Public Works.
86. Storm Drain Connections. Applicant/Developer shall PW Approval of PW
not be permitted to make a direct connection of private Improvement
storm drains into the stream/open space corridors. Plans
20
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
87. Updated Master Drainage Study. PW Submitted PW
Applicant/Developer shall, as needed, update the Master Prior to
Drainage Study (originally prepared by MayKay and Issuance of
Somps, May, 1999) with each proposed development on Finished
each parcel shown on Vesting Tentative Map 7148. All Grading
storm drain improvements and mitigation measures Permit /
identified in the Master Drainage Study and/or specified Approval
by the Director of Public Works shall become Prior to
requirements of this subdivision. Occupancy of
Any Building
88. Create Special Storm Drain Fee District. In order to PW Approval of PW
receive partial reimbursement of the costs of installation Improvement
of storm drain pipe lines that drain neighboring parcels Plans
outside the Tentative Map, the Applicant / Developer
shall prepare an engineers report, fee/charge analysis,
and other related documents including costs to create a
Special Storm Drain Fee District or Local Benefit
District by the City Council. This special fee/benefit
district shall consist of all parcels of land within the
drainage area that drain into the proposed storm drain
lines and will equitably assess each privately developed
parcel their fair share cost of the storm drain installation
based on each parcels drainage flow contribution to the
system. The engineers report, fee analysis and other
needed documents shall be reviewed and approved by the
Director of Public Works.
89. Storm Drain Improvements. All storm drain PW Grading of PW
improvements needed to serve each parcel of the any specific
Tentative Map and the City streets shown on the Master parcel.
Vesting Tentative Tract Map 7148 shall be constructed
by the Applicant / Developer prior to street construction.
Interim storm drain improvements shall be constructed
by Applicant / Developer with the phased construction of
roads, mass grading of area G, development of individual
parcel developments or other improvements as defined
by a City approved Assessment District or as defined by
the Director of Public Works. Applicant / Developer
shall prepare a Storm Drain phasing plan of the Tentative
Map drainage area showing phased and interim
improvements for review in accordance with Dublin
Ranch Master Storm Drain Study, Regional Water
Quality Control Board guidelines and with the approval
of the Director of Public Works. Interim improvements
shall include the installation of pump systems to drain
the storm drain system and out falls that do not fully
empty by gravity flow.
21
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
90. Water and Sewer Lines. The applicant / Developer PW Occupancy of PW
shall construct all water and sewer main lines needed to any building
serve each parcel as shown in the Tentative Tract Map
7148, and also shall grant public service easements over
all such utilities as shown on the approved Tentative Map
7148. All water and sewer lines shall be designed, and
constructed in accordance with Dublin San Ramon
Services District criteria, standards and specifications.
91. PSE. The Applicant / Developer shall dedicate public Development
Service Easements through parcel 3 and in all parcels of Adjoining
shown in the Tentative Tract Map 7148, where main line Property
utilities need to be constructed in accordance to the Joint
Trench Concept Plan, Storm Drain Master Plan and
Water and Sewer Master Plan as approved by the
appropriate utility companies or government agencies.
92. Joint Trench Concept Plan. Applicant / Developer Approval of
shall prepare a joint trench concept plan of the location Final map
of joint trench and large boxes, switches, transformers
and other joint 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 easements at the approved proposed locations.
93. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW
conform to the phasing of construction shown on the any building
Master Utility Map, Storm Drain Master Plan and
Phasing Plan or as directed by the Director of Public
Works.
22
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
94. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility affected units Utilities
trenches (such as electric, telephone, cable TV, and gas)
along City streets shown in tentative map accordance
with the appropriate utility jurisdiction and the City of
Dublin guidelines. All communication vaults, electric
transformers, cable TV boxes, blow-off valves and any
appurtenant utility items thereto shall be underground
and located behind the proposed sidewalk within the
public service easement, unless otherwise approved by
the Director of Public Works and any applicable agency.
All conduit shall be under the sidewalk within the public
right o£way to allow for street tree planting. Utility
plans, showing the location of all proposed utilities
(including electrical vaults and underground
transformers) behind the sidewalk shall be reviewed and
approved by the Director of Public Works. Location of
these items shall be shown on the Final Landscaping and
Irrigation Plan. Applicant/Developer shall install 2-3
inch conduits and related pull boxes (spaced 500'max.)
for specific City purposes in all joint trenches.
95. Streetlights. Streetlights on arterial streets adjacent to PW Approval of Standard
the project (Dublin Blvd., and Central Parkway) shall be Improvement
the City Standard cobra head luminaries with galvanized Plans
poles. Decorative streetlights and poles will be used on
residential streets and streets within the Village Center
and will match these used within Phase I of Dublin
Ranch. Streetlights shall be designed so as to not shine
into adjacent windows, shall be easily accessible for
purchase over a long period of time (e.g., 30 or more
years), and shall be designed so that the efficiency of the
lights do not require close spacing to meet illumination
requirements. A street lighting plan, which demonstrates
compliance with this condition, shall be submitted prior
to recordation of the Final Map and shall be subject to
review and approval by the Director of Public Works.
Alternative types of decorative streetlights and poles
which may be proposed shall be subject to approval by
the Director of Public Works.
96. Overhead Utility Line. The existing overhead utility PW Occupancy of PW
pole line along the north side ofi-580 shall be placed Any Building
underground by the Applicant / Developer when Parcel 9 on Parcel 9.
develops in accordance with respective utility guidelines
and requirements.
23
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
97. Landscaping and Street Trees. The PL, Completion of PW
Applicant/Developer shall construct median landscaping PW Improvements
in appropriate portion of Dublin Blvd. Central Parkway
and Collector B, with the first adjacent development.
Landscaping along the project frontage from the face of
curb to the site right-of-way, and all street trees proposed
~ithin the public service easements are to be constructed
with each adjacent parcel development to the public right
of way, to the design and specifications of the Specific
Plan and City of Dublin specifications, and to the
satisfaction of the Director of Public Works and Director
of Community Development. Street tree varieties of a
minimum 15-gallon size shall be planted along all street
frontages and shall be shown on the Landscaping plans.
Exact tree locations and varieties shall be reviewed and
approved by the Director of Public Works. The
proposed variety of trees to be planted adjacent to
sidewalks or curbs shall be submitted for review to and
approval by the Director of Public Works. Root shields
shall be required unless otherwise determined by the
Director of Public Works and the Director of Community
Development.
98. Landscaping in Parks, Open Spaces and Stream PW, Occupancy of PW
Corridor Parcels. The landscape improvements for the PL Any Building
park (Parcel 7) and other landscape/trail corridor parcels
shall be installed by Applicant/Developer concurrently
with the development of the adjacent residential parcels
unless otherwise specified by the City Manager or
Development Agreement.
99. Landscape Maintenance. Applicant/Developer shall PL, Completion of Standard/
maintain landscaping for not less than 90 days after City- PW hnprovements Improve-
approved installation. This maintenance shall include ments
weeding and the application of pre-emergent chemicals.
100. Landscape Maintenance and Easement Dedication. PL, Approval of Standard/
Applicant/Developer shall maintain landscaping after PW Final Map/ PW
City-approved installation until the appropriate Completion of
homeowners association is established and assumes the Improvements
maintenance 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 private,
individual homeowner lots, which are to be maintained
by the Homeowners Association.
24
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
101. Landscaping at Aisle Intersections. Landscaping at PL, Completion of Standard
intersections shall be such that sight distance is not PW Improvements
obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
102. Mass grading. Applicant / Developer shall mass grade
~rea G with the construction of the first phase of
construction of Dublin Blvd., Central Parkway, Collector
B to the satisfaction of the Director of Public Works.
Haul routes shall be outside environmentally sensitive
areas as defined by the Mitigated Negative Declaration.
103. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM
graded slopes in open space areas shall be hydroseeded Improvements Matrix
and treated with erosion control measures prior to 3.7/3.0
October 1, upon completion to prevent soil erosion. The
hydroseed mix shall be subject to approval by the
Director of Public Works. I
104. [Offsite]Traffic Signals. Applicant/Developer is PW As specified in PW
responsible for installation, modification, construction or the
payment of pro rata share of signalization with Improvement
development of adjacent parcel, or when determined by Agreement or
the F,G&H PD traffic report prepared by TJKM, or as when deemed
determined by the Director of Public Works for The necessary by
following intersections to the satisfaction of the Director the Director of
of Public Works: Public Works
a. Central Parkway and Collector A
b. Central Parkway and Collector B
Dublin Blvd. and Collector A
c. Dublin Blvd. and Collector B
d. "Main Street" and Dublin Blvd. - only the necessary
conduit for future signals.
e. "Main Street" and Central Parkway - only the conduit for
future signals.
25
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
[Offsite] Traffic Signals Cont.
The signal improvements all shall accommodate
conversion to serve a four-legged intersection to the
extent possible, minimizing replacement or relocation of
improvements at the intersection of Tassajara Road and
Central Parkway and Tassajara Road and Dublin Blvd..
Applicant/Developer shall agree to cooperate with the
City of Dublin, the Alameda County Surplus Property
Authority, and other property owners along Tassajara
Road in the installation of the traffic signals at major
intersections. Applicant/Developer shall be responsible
for constructing and/or funding improvements as
allocated under the terms of an agreement among the
above parties for installation of the signals.
In the event that a multi-party agreement for the
installation of the traffic signals fails to be reached by all
parties, Applicant/Developer shall be responsible for the
installation of the traffic signals.
105. Based on the TJKM Traffic Study dated January 28, PW As specified in
2000, it shall be the Applicant/Developers obligation the
under this Master Vesting Tentative Tract Map to Improvement
construct the following improvements: Agreement or
when deemed
necessary by
the Director of
Public Works
a. "D" Street and "B" Street - only the necessary conduit for
futura signals.
b. "C" Street and "B" Street - only the necessary conduit for
futura signals.
c. "C" Street and "A" Street - only the necessary conduit for
future signals.
106. Stop sign Intersections. Unless previously constructed, PW Occupancy of PW
Applicant/Developer shall install one-way STOP signs at Any Building
the intersections of Residential Collector C and Street E,
Residential Collector C and Street D, Street E and
Central Parkway as recommended in the FG&H PD
traffic study prepared by TJKM, dated January 28,2000.
107. Interim Stop Sign Intersections. Applicant/Developer PW Occupancy of PW
shall install a interim STOP signs at the approachs on Any Building
Residential Collector C and Collector Street A,
Residential Collector C and Collector Street B, and
Street D and Collector Street B as recommended in the
F,G & H traffic study prepared by TJKM, dated January
28, 2000.
26
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
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OR CONDITIONS
SOURCE (FOR
APPLICANT)
108. No Parking along streets. Applicant/Developer shall PW Occupancy of PW
designate no parking areas along Dublin Blvd, and Any Building
within 30 feet of all intersections, as recommended in the
F, G&H PD traffic study prepared by TJKM, dated
January 2000, or as directed by the Director of Public
Works.
109. LAVTA. Applican~/I)cveloper shall cooperate with the PW Approval of PW
LAVTA to provide convenient access to public transit, to Final Map and
~ enhance local and regional mobility and integration of Improvement
LAVTA with other public transit systems, and to locate Plans
bus alignments, turnouts, service stops, bus shelters and
other transit amenities. The cost of procuring and
installing the necessary improvements to meet the
requirements listed above shall be paid by
Applicant/Developer. Applicant/Developer shall comply
with all applicable requirements of LAVTA and as
indicated in the letter from "WHEELS" dated November
30, 1999.
110. Intersection of Doughtery Road & Dublin Blvd. PW At Subsequent PW
The City shall determine the Applicant/Developer's fair Entitlements
share contribution to the above-referenced intersection and at First
with each subsequent entitlement application. In the Building
event that the City does not have sufficient Category 2 Permit
TIF funds. Applicant / Developer shall advance their
fairshare Section 2 TIF fees for future widening, signal
modification and improvement to the intersection of
Doughtery Road and Dublin Blvd., at the time of the first
building permit. 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.
111. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW
accordance with the ACFD requirements, for all phases Improvement
of development in excess of 25 units, Plans
Applicant/Developer shall provide secondary emergency
vehicle access routes into all proposed residential
developments. In all phases of development in excess of
75 units, Applicant/Developer shall provide a second
street access into all proposed residential developments.
Applicant/Developer shall demonstrate how emergency
access requirements shall be achieved on the
Improvement Plans to the satisfaction of the City and the
ACFD.
27
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
112. Wells. Any water wells, cathodic protection wells or Zone 7, Issuance of Standard
exploratory borings shown on the map that are known to PW Grading
exist, are proposed or are located during field operations Permits
without a documented intent of future use, filed with
Zone 7, are to be destroyed prior to any demolition or
construction activity in accordance with a well
destruction permit obtained from Zone 7 and the
Alameda County Department of Environmental Services
or are to be maintained in accordance with applicable
groundwater protection ordinances. Other wells
encountered prior to or during construction are to be
treated similarly.
113. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141 MM
applicable salt mitigation requirements of Zone 7. PW Matrix
114. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard
comply with all Alameda County Flood Control and PW Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
115. Construction by Applicant/Developer. All in-tract DSR, Completion of Standard
potable and recycled water and wastewater pipelines and PW Improvements
facilities shall be constructed by the
Applicant/Developer in accordance with all DSRSD
master plans, standards, specifications and requirements.
116. Responsibilities for Subdivider. Applicant/Developer DSR, Approval of Standard
shall comply with all implementation "responsibilities PW Improvement
for subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water
Efficient Landscape Ordinance # 18-92"
28
NO. CONDITION TEXT RESPON WHEN REQ MATRIX RESPONSES
AGENCY Prior to: INDEX TO
OR CONDITIONS
SOURCE (FOR
APPLICANT)
117. Association(s). Applicant/Developer shall establish an PW, Subsequent or Standard
Association(s) that will monitor and provide oversight to PL Other
the maintenance of owner-maintained street landscape i Development
areas, sidewalks and common areas. In the event that any Entitlements
such landscape ama falls into a state of disrepair, the
City will have the right but not the obligation to take
corrective measures and bill the Association(s) 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.
118. Postal Service. Applicant/Developer shall confer with PL, Subsequent or Standard
local postal authorities to determine the type of mail PW Other
units required and provide a letter from the Postal Development
Service stating its satisfaction with the units proposed. Entitlements
Specific locations for such units shall be subject to
approval and satisfaction of the Postal Service, 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.
119. Developer shall annex into Dublin Ranch Lighting ! PW In
District No. 99-1 for operation and maintenance of Conjunction
streetlights and shall record a declaration to pay a "deed with the
assessment" in-lieu of the District Assessment in the Recordation
event the District Assessment is not imposed, of the Master
Final Map.
120. Effectiveness of this Master Vesting Tentative Tract PL
Map. This Master Vesting Tentative Tract Map shall
become effective at the time the Planned Development
Ordinance becomes effective, approximately thirty days
after the second reading of the Ordinance by the Dublin
City Council.
29
PASSED, APPROVED AND ADOPTED this 14th day of March, 2000.
AYES: Cm. Hughes, Oravetz, Jennings, Johnson and Musser
NOES:
ABSENT:
ATTESt:
Community Development Director
30
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City of
Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped
Ordinance.
GENERAL:
Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision
Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the
approved Vesting Tentative Map. Applicant/Developer shall obtain copies of and comply with
conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin
Improvement Plan Review Check List".
An encroachment permit shall be secured from the Director of Public Works for any work done within
the public right-of-way where the work is not covered under the public improvement plans.
Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a
Caltrans right-of-way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all times.
Construction of the project shall be conducted so as to minimize the effect of the construction on the
existing community and on the occupants of any new homes as they are completed, as required by the
Environmental Impact Report. Applicant/Developer shall submit a Construction Noise Management
Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works
prior to issuance of grading permit. The following measures shall be taken to reduce construction
impacts and shall be included in the Construction Noise Management Program/Construction Impact
Reduction Plan:
a)
b)
c)
d)
e)
g)
h)
i)
Offsite truck traffic shall be routed as directly as practical between the freeway (I-580) and the
job site, and as approved by the Director of Public Works.
Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from the
City as required by the Director of Public Works prior to hauling of any oversized and/or
overweight loads on City streets.
The construction site shall be watered at regular intervals during all grading activities. The
frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should
include all excavated and graded areas and material to be transported offsite. Recycled or other
non-potable water resources shall be used where feasible.
Construction equipment shall not be left idling while not in use.
All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that sedimentation
and erosion do not occur.
Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned up on
a daily basis.
Excavation haul trucks shall use tarpaulins or other effective covers.
Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as possible.
31
j) Houses will be constructed in phases so that most of the construction traffic can be routed into
the subdivision without traveling in front of existing homes that are occupied.
k) During construction, non-residential facilities shall provide pedestrian access from public streets
to building entrances as required by the Director of Public Works.
1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the
following methods:
1. All inactive portions of the construction site shall be seeded and watered until grass
growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust.
3. Onsite vehicle speeds shall be limited to 15 mph.
4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality
District. Non-petroleum based tackifiers may be required by the Director of Public
Works.
5. The Department of Public Works shall handle all dust complaints. The Director of Public
Works may require the services of an air quality consultant to advise the City on the
severity of the dust problem and additional ways to mitigate impact on residents,
including temporarily halting project construction. Dust concerns in adjoining
communities as well as the City of Dublin shall be addressed. Control measures shall be
related to wind conditions. Air quality monitoring of PM levels shall be provided as
required by the Director of Public Works.
m) Construction interference with regional non-project traffic shall be minimized by:
1. Scheduling receipt of construction materials to non-peak travel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and detours to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
n) Emissions control of onsite equipment shall be minimized through a routine mandatory program
of low-emissions tune-ups.
o) During construction, noise control and construction traffic mitigation measures within residential
neighborhoods and on public streets must be taken to reduce noise and use of public streets by
construction traffic as directed by Public Works officials.
Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used
as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the
form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City
of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which
addresses the repair of any damaged portions of County roads, and/or contribution to future overlay
projects.
Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City
holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve
work on Saturday and hours beyond the above mentioned days and hours with the understanding that the
developer is responsible for the additional cost of the Public Works inspectors' overtime.
Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the
Department of Community Development shall be notified and work shall cease immediately until an
archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest
appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction
activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall
be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act
32
Guidelines.
Applicant/Developer shall ensure that stationary source emissions associated with project development
are minimized and shall meet the following requirements:
a) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code
of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the
houses will require less energy to heat and cool, thereby reducing the emissions created in the
production of electric power and created by burning natural gas.
b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the
project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide
emissions from the landfill.
c) During rough grading the construction site will be regularly watered to contain dust, and after
construction the front yards and street landscaping will be installed, thereby minimizing the amount
of air pollution caused by airborne dust from the site.
Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem
due to construction activities. The use of rodenticides and herbicides within the project area shall be
performed in cooperation with and under the supervision of the Alameda County Department of
Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to
reduce potential impacts to wildlife.
10.
Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological
survey of the project site (Preconstruction Survey). The Preconstruction Survey shall be prepared by a
biologist that is approved and hired by the City prior to commencement of work. The survey shall
examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include
protection plans for the species. Applicant/Developer shall be responsible for the cost of the survey and
for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-
one (21) days prior to the anticipated habitat modification date so that the City will have adequate time
for review of the survey. Applicant/Developer shall be responsible for implementing recommendations
of the Preconstruction Survey including any modifications to site design to protect sensitive species as a
result of the survey. Determination of the significance of the discovery shall be determined by the
Director of Community Development. Should any Kit Foxes be discovered on the site either during the
Preconstruction Survey or during project construction, Applicant/Developer shall be responsible for
complying with the Kit Fox Protection Plan.
BONDS, SECURITIES & AGREEMENTS:
11.
Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (50%
of improvement costs) securities and a cash monumentation bond to guarantee the installation of project
improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to
approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to
issuance of any grading and/or improvement permits.
12.
The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth
in the Development Agreement to be approved by the City of Dublin. The Development Agreement
shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map
shall expire at the standard time of two and one half (2 1/2) years as set forth in the Dublin Municipal
Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development
33
13.
14.
15.
16.
17.
Agreement is terminated at an earlier date. In the event of conflict between the terms of the
Development Agreement and the Conditions of Approval contained herein, the terms of the
Development Agreement shall prevail.
Applicant/Developer shall enter into an Improvement Agreement with the City for all project
improvements prior to issuance of improvement permits. Complete improvement plans, specifications,
and calculations shall be submitted to, and approved by, the Director of Public Works and other affected
agencies having jurisdiction over public improvements prior to execution of the Improvement
Agreement. Improvement plans shall show the existing onsite and offsite project improvements and
proposed improvements along the adjacent public streets and property that relate to the proposed
improvements.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed
with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public
Works as necessary to insure restoration of the site to a stable and erosion-resistant state if the project is
terminated prematurely.
Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities
by the City:
a) All improvements and landscaping shall be installed as per the approved Improvement Plans and
Specifications.
b) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a
declaration by the Project Landscape Architect that all work was done under his/her supervision and
in accordance with the recommendations contained in the landscape and soil erosion and
sedimentation control plans shall be submitted to the Director of Public Works.
c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which
are tied to the City's existing mapping coordinates including all as-built plans prepared by a
registered Civil Engineer shall be submitted to the City.
d) A complete record, including location and elevation of all field density tests, and a summary of all
field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was
done under their supervision and in accordance with the recommendations contained in the soil and
geologic investigation reports and the approved plans and specifications and that the finished graded
building pads are within ± 0.1 feet in elevation of those shown on approved plans shall be submitted
to the City.
f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities
within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall be submitted to the
City for City mapping purposes.
Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond
or security may be replaced with a Maintenance bond that is equal to 25% of the value of the
Performance security. The Maintenance bond is released one year after acceptance of the project and
after the repair of deficiencies, if any, are completed.
The Labor and Materials bond or security is released in accordance with the City's Subdivision
Ordinance and the Subdivision Map Act and after acceptance of the improvements.
34
18.
Applicant/Developer, and any parties or individuals granted rights-of-entry by Applicant/Developer,
shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Director of Community Development, Zoning Administrator, or
any other department, committee, or agency of the City concerning a subdivision or other development
which actions are brought within the time period provided for in Government Code Section 66499.37;
provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall
be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or
proceeding and the City's full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
19.
The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans,
and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer
to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards,
specifications, policies, and requirements of the City of Dublin using standard City title block and
formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minimum
lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars
with three sets of blue prints must be submitted to the City.
20.
A current title report and copies of the recorded deeds of all parties having any recorded title interest in
the project property and copies of the deeds and the Final Maps or Parcel Maps for adjoining properties
and easements which are no more than 6 months old as of the date of submittal shall be submitted as
deemed necessary by the Director of Public Works.
21.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets' right of ways.
22.
Layout and design of the project parking, striping, drive aisles, and sidewalks within the project shall be
configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin
zoning ordinance, standard plans and details, and current policies as approved by the Director of Public
Works. Final detailed layout and design of internal private and public streets and drive aisles must be
approved by the ACFD and Director of Public Works.
23.
All improvements along streets within the subdivision and as required offsite (including curb, gutter,
sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to
occupancy of the first building in accordance with approved City standards and to the satisfaction of the
Director of Public Works and only after the Subdivision Improvement Agreement has been approved
and required bonds and fees have been delivered to the City.
24.
The minimum uniform street gradient shall be 0.5%. The structure design of the road shall be subject to
approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a
maximum gradient of 5%.
25.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
26. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically
35
27.
28.
29.
30.
31.
32.
33.
34.
35.
approved by the Director of Public Works.
Any relocation of improvements or public facilities shall be accomplished at no expense to the City.
Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for improvements (including grading, stockpiling and storing of equipment or material) required
outside of the project. The easements and/or rights-of-entry shall be in writing and copies shall be
furnished to the Director of Public Works prior to issuance of any grading permits.
The boundary of parcels and the exterior boundary of the project shall be survey monumented at
completion of construction of project improvements. The centerline of City and private streets and new
boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans
and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmarks shall be
established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the
City in a form acceptable to the Director of Public Works.
Applicant/Developer shall be responsible for transitioning existing improvements to match proposed
improvements required as Conditions of Approval for this Vesting Tentative Map.
Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television or
telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as
approved by the Director of Public Works. Utility stub connections to property boundaries shall be
required unless waived in writing by the Director of Public Works.
Applicant/Developer shall show in the project construction documents the locations of all transformers,
vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with
electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the
Director of Public Works. All new utilities and utility vaults shall be underground. All above ground
boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community
Development and the Director of Public Works.
Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin Zoning
Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a
preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard
lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to
construction.
Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire
Department standards. Applicant/Developer shall comply with applicable Alameda County Fire
Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District
Zone 7 and Dublin San Roman Services District requirements.
Applicant/Developer shall submit a utilities service report and plan (including a composite base map
showing the location, phasing and construction of all existing and proposed utilities) to the satisfaction
of the Public Works Director and Community Development Director along with documentation that
domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be
provided to each residence and building within the project by the applicable utility companies and shall
indicate when such service will be available.
36
36.
37.
38.
39.
40.
41.
42.
43.
44.
45.
46.
Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper,
clean, and safe functioning of utility services for each proposed residence/building within the project.
All utility construction is subject to the requirements and specifications of the agency having jurisdiction
over the respective utility facilities.
All utilities within the project and to each lot shall be underground in accordance with the City policies
and existing ordinances. All utilities shall be located and provided within public street right of ways
and/or public service easements as directed by the Director of Public Works and shall be sized to meet
utility company standards.
All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the
Director of Public Works.
Existing and proposed access and public utility easements shall be submitted for review and approval by
the Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for
vehicular and utility service access.
A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street
frontages unless otherwise determined by the Director of Public Works, in addition to all other
easements required by the utility companies or governmental agencies.
Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon
Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection
points to the project, including all landscaped common areas prior to occupancy of affected units. The
plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public
Works Department.
The landscaped common areas of the project shall have laterals installed to the satisfaction of the
Director of Public Works to enable future recycled water connection in addition to potable water
connection prior to occupancy of any building. Recycled water lines shall be installed to serve
landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape
Regulations.
Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain improvements
of the project for review and approval by the Director of Public Works prior to issuance of grading
permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by
a licensed professional engineer in California.
For all storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public
Works.
Applicant/Developer shall provide an access road and turn-around and maintenance easement for access
to all storm drainage detention facilities and trash racks.
Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all
mitigation measures that are necessary as a result of drainage impacts of this project will be constructed
to the satisfaction to of the Director of Public Works prior to occupancy of any building.
37
47.
48.
49.
50.
51.
52.
53.
54.
55.
56.
57.
58.
Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other
planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain
across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main
lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line.
Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the
capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile and 5
square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a
drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 year storm.
All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area.
In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year
storm level.
No buildings or other structures shall be constructed within a storm drain easement.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or
storm drain pipe and shall discharge into an approved drainage facility, not onto slopes.
Applicant/Developer shall comply with Alameda County Flood Control District requirements. If there
is a conflict between City and County Flood Control requirements the Director of Public Works shall
determine which requirements shall apply.
A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of
development. The design, height, and location of the fences/walls shall be subject to approval of the
Community Development Director and Director of Public Works. Wall sections shall not be butted
together but separated by pilasters unless otherwise approved by the Director of Public Works.
Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the
abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or
other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall
height shall be measured from the top of grade on the higher side of the retaining wall or slope.
All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section
8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation
wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections
to the satisfaction of the Director of Public Works.
A registered civil or structural engineer shall design all retaining walls over three feet in height (or over
two feet in height with a surcharge) and a building permit shall be required for their construction. A
maintenance and inspection program shall be implemented by the Applicant/Developer or by the
homeowners association for the periodic inspection and maintenance of all retaining walls that could
possibly affect the public right of way.
Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both
sides in order to facilitate maintenance by the property owners.
38
GRADING AND DRAINAGE:
59.
The grading plan designs for this Vesting Tentative map shall be designed in conformance with the
approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the
project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2)
for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes.
Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards
of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project
soils engineer must sign the grading plans. In case of conflict between the soil engineer's
recommendations and City ordinances, the Director of Public Works shall determine which shall apply.
60.
The soils engineer or his technical representative must be present at the project site at all times during
grading operations. Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and geologic investigation report, or where such conditions warrant
changes to the recommendations contained in the original soil investigation, a revised soil or geologic
report shall be submitted and approved by the Director of Public Works. It shall be accompanied by an
engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
61.
Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for
review and approval by the City prior to issuance of grading permit, and (as a minimum) shall design the
grading plan based on the recommendations outlined in said report, and as required by the City's
Grading Ordinance.
62.
Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and
sedimentation control plan for the post-construction period shall be prepared by the Project Civil
Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said
plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment
control measures. The plans shall provide, to the maximum extent practicable, that no increase in
sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term
maintenance of all permanent erosion and sediment control measures such as slope vegetation. The
construction grading/erosion control plan shall be implemented and in place by October 15th and shall
be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public
Works. It shall be the Applicant/Developer's responsibility to maintain the erosion and sediment control
measures for the year following acceptance of the subdivision improvements by the City Council.
63.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be
imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and routes of
travel for the Director of Public Work's approval.
64.
All unsuitable material found at the site shall be removed from the site or stockpiled for later use in
landscape areas.
65.
In the 100-year Flood Hazard Zone, all residential units shall have their habitable finished floor
elevation a minimum of one foot (1 ') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished elevation above the 100-year flood level.
Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1 foot
above a 100-year storm event prior to issuance of grading permits.
39
66.
Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets
according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed,
Applicant/Developer shall construct retaining walls along the rear yard lot lines and/or side yard lot lines
so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and
approved by the Director of Public Works prior to issuance of grading permits.
67.
Applicant/Developer shall not change the overall drainage patterns of the existing topography by the
grading construction of this project.
68.
Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited
to an approved drainage system or adjacent landowner shall grant a drainage easement.
69.
No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved
by the Director of Public Works. Slopes shall be graded so that there is both horizontal and vertical
slope variation where visible from public areas and the top and bottom of slopes shall be rounded in
order to create or maintain a natural appearance.
TRAFFIC AND CIRCULATION:
70.
Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for review
and approval prior to issuance of building permits. The plan shall show include interim lane and access
configurations and transitions, as approved by the Director of Public Works.
71.
Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on
the bus route and location and size of proposed bus stops and shelters within and on the periphery of the
proposed project. The location and configuration of all bus stops and shelters shall be constructed by
Applicant/Developer under the direction of the City's Director of Public Works.
72.
Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City
Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF,
Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-
Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin
Traffic Impact Improvements in their ultimate locations.
73.
All construction traffic and parking may be subject to specific requirements, as determined by the
Director of Public Works, in order to minimize construction interference with regional non-project
traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to
issuance of grading permit.
74.
Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of
Dublin subject to plan approval by the Director of Public Works.
75.
A street sign/naming plan for the internal street system shall be submitted and shall be subject to
approval of the Community Development Director. No single street may intersect any other street more
than once. No continuous street may change direction by 90 degrees more than once without change of
street name for subsequent changes in direction. Street name signs shall display the name of the street
together with a City standard shamrock logo. Posts shall be galvanized steel pipe.
40
NPDES (GENERAL):
76.
For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution
Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or
grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and
suppliers of material and equipment. Construction site cleanup and control of construction debris shall
also be addressed in the SWPPP. Applicant/Developer is responsible for complying with the SWPPP.
Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A
copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of
vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as pan
of the SWPPP.
77.
For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the
grading plan.
78.
Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater
than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the
California State Water Resources Control Board.
79.
Construction access routes shall be limited to those approved by the Director of Public Works and shall
be shown on the approved grading plan.
80.
Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other
container which is emptied or removed on a weekly basis. A secondary containment berm shall be
constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen
debris or splatters that could contribute to storm water pollution.
81.
All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be
removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet
weather, avoid driving vehicles off paved areas.
82.
Applicant/Developer shall broom-sweep the sidewalk and public street pavement adjoining the project
site as needed. Caked-on mud or dirt shall be scraped from these areas before sweeping.
83.
Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm
drain inlets and existing inlets in the vicinity of the project site prior to:
a) Start of the rainy season (October 15)
b) Site de-watering activities,
c) Street washing activities,
d) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street
flooding. Dispose of filter panicles in an appropriate manner.
84.
Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of
cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that
have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers,
etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building
41
Maintenance/Remodeling" flyer for more information.
85.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge
wash water into street gutters or drains.
86.
Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the site in
order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be
stabilized as soon as possible after completion of grading. No site grading shall occur between October
15 and April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works and
implemented by the contractor.
87.
The project improvement plans shall include storm water pollution prevention measures for the
operation and maintenance of the project and shall be reviewed and approved by the Director of Public
Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses
conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan
shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain
system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control
Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best
Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment
Control Field Manual.
88.
Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all
storm water pollution prevention measures. Failure to comply with the approved construction BMPs
will result in the issuance of correction notices, citations and/or a project stop order.
89.
All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to
reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which
contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat
stormwater runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated
into new development plans.
90.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by
the Department of Public Works.
91.
All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season
(October 15) and once in January. Additional cleaning may be required as deemed necessary by the
Director of Public Works.
NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT):
92.
All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to
the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there
is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to
the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of
the Dublin-San Ramon Services District (DSRSD).
93.
All loading dock areas must be designed to minimize "mn-on" to or runoff from the area. Accumulated
waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or
filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent
42
94.
95.
96.
97.
98.
99.
100.
101.
102.
potential storm water pollution. Applicant/Developer shall implement appropriate BMPs such as, but
not limited to, a regular program of sweeping, litter control and spill clean-up.
All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-
inhibitive paint.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this
area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should
connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and
conditions of the DSRSD.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants
to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as
required by the Director of Public Works.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter
and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain
system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is
used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged
to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and
conditions of the DSRSD.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be
installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system.
The design, location, and a maintenance schedule must be submitted to the Director of Public Works for
review and approval prior to the issuance of any building permits.
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 shall be conducted in this area. Sanitary sewer connections are subject to the
review, approval, and conditions of the DSRSD.
Commercial car washes shall be designed so that no wash water shall discharge to the storm drain
systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to
the review, approval, and conditions of the DSRSD.
Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity
associated with this facility shall discharge to the storm drain system. Wash areas should be limited to
areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal
to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff
from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are
subject to the review, approval and conditions of the DSRSD.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from 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 downspouts must be routed to prevent drainage flow through the fuel
43
dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept
routinely. Dispensing equipment must be inspected routinely for proper functioning and leak
prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be
equal to or greater than the area within the grade break or fuel dispensing area, as defined above. The
cover must not drain onto the fuel dispensing area.
103.
Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious
surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a
grade break that prevents run-on of storm water to the extent practicable. The fuel dispensing area is
defined as extending a minimum of 6.5 feet from the comer of each fuel dispenser or the length at which
the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less.
104.
Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the
sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is
no discharge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to
the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge.
These requirements shall be required for automotive related businesses.
105.
All loading dock areas must be designed to minimize "mn-on" or runoff from the area. Accumulated
waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or
diverted and collected for ultimate discharge to the sanitary sewer, or intemepted and pretreated prior to
discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to
prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular
program of sweeping, litter control and spill clean-up.
106.
The design, location, maintenance requirements, and maintenance schedule for any stormwater quality
treatment structural controls shall be submitted to the City or County Engineer for review and approval
prior to the issuance of a building permit.
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107.
A homeowners association shall be created and shall be responsible for maintaining all private streets
and private utilities and other privately owned common areas and facilities on the site including
landscaping. These maintenance responsibilities shall include implementing and maintaining
stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners
association shall be reviewed and approved by the City or County Attorney prior to the recordation of
the Final/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall
describe how the stormwater BMPs associated with privately owned improvements and landscaping
shall be maintained by the association.
44
...........................................
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VESTING TENTATIVE MAP
TRACT 7148 -AREA G
PRELIMINARY GRADING &
EROSION CONTROL EXHIBIT
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VESTING TENTATIVE MAP
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PRELIMINARY GRADING &
EROSION CONTROL EXIIIBIT
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VESTING TENTATIVE MAP
TRACT 7148
TYPICAL STREET SECTIONS
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MASTER
VESTING TENTATIVE MAP
TRACT 7148
PRELIMINARY
STORM DRAIN, SANITARY SEWER,
WATER & RECYCLED WATER
PLANS
Legend
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DUBLIN RANCH
AREAS E, F, G & H
Dub/iq California
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Revic5i~ Fdamry, NXA7
Nosh 0 100 21p 400 600 800
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PIUSHRfpN, f/. 9x588 (995) 395-8690
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