HomeMy WebLinkAboutPCReso00-36 PA99-060 Dublin Ranch Golf Course Master VTMap/SDR RESOLUTION NO. 00-36
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE MASTER VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7135) AND A SITE DEVELOPMENT REVIEW FOR A
PROPOSED 18-HOLE EXECUTIVE GOLF COURSE, THE CLUB HOUSE BUILDING, THE GOLF
COURSE MAINTENANCE BUILDING, THE COMMUNITY RECREATION FACILITY, OVERALL
STREETSCAPES AND APPURTENANT STRUCTURES FOR
DUBLIN RANCH AREA A
PA 99-060
WHEREAS, James Tong, on behalf of Jennifer Lin, has requested approval of a Master Vesting Tentative
Map (Exhibit A) to divide a 369 + acre parcel into 12 parcels for the following uses: Future Residential Subdivisions
(7 parcels for eventual development of up to 562 residential units), a partial school site, a future 18-hole golf course (4
lots), and various other parcels for public and private open space, stream corridors, and street right-of-way, in the
Eastern Dublin Specific Plan area; 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, an initial study was prepared for this project which did not identify any new impacts that were not addressed in
the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and, therefore, the Planning
Commission finds that thc 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, thc Planning Commission did hold a public hearing on said application on July 25, 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 Commission approve the Master
Vesting Tentative Map, subject to conditions; and
WHEREAS, a development agreement will be approved prior to recordation of Final Subdivision Maps for
the project as required by the conditions of approval of the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said
reports, recommendations, and testimony 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 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.
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 for implementation of a residential project in an area designated for Low Density Residential
development.
With the approval of the anticipated future individual subdivision maps which will be required in order to
create individual residential lots, 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 adjacent to Fallon Road, and involves construction of new roadways and other
improvements, on topography that is physically suitable for the type and density of development planned for
the Area A development.
With the incorporation of mitigation measures from the EIR, action programs and policies of the Eastern
Dublin Specific Plan, and Conditions of 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, 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 make
the following findings and determinations regarding said proposed Site Development Review:
1. The approval of this application (PA 99-060), as conditioned, is consistent with the intent/purpose of
Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions for the project which allow for residential
development at this location.
3. The approval of this application, as conditioned, is consistent with the design review requirements in the
Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
4. The approval of this application, as conditioned, is in conformance with regional transportation and
growth management plans.
5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and
general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan
and Eastern Dublin Specific Plan.
6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks,
height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious
environment for the development.
7. The project has been designed with architectural considerations (including the character, scale, design
quality, and the relationship among buildings), along with Conditions of Apprnval, in order to ensure compatibility
among the design of this project, the character of adjacent uses, and the requirements of public service agencies.
8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials,
provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief
and an attractive public environment.
NOW THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby approve the Master Vesting Tentative Map and Site Development Review for PA 99-060 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 CommuniW 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,
[FIN} Finance, iF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
TENTATIVE MAP
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1. Master Vesting Tentative Map Tract 7135. PA 99-060, Dublin PL, PW Approval of N/A
Ranch Area A Master Vesting Tentative Map Tract 7135 is approved Any Plan
to subdivide the Area A area (369 + acres) into 12 parcels for the
following uses: Future Residential Subdivisions (7 parcels for
eventual development of up to 562 residential units), a partial school
site, a future 18-hole golf course (4 lots), and various other parcels for
public and private open space, stream corridors, and street right-of-
way. Approval of this map includes the vested right to develop these
parcels with these general uses (no specific unit type or number is
vested). The Final Master Vesting Tentative Map shall substantially
comply with Exhibit A, the Master Vesting Tentative Map prepared
by MacKay & Somps Engineers, dated November 11, 1999 and
received by the Department of Community Development on June 28,
2000, unless modified by the Conditions of Approval contained
herein.
2. Approval of Master Vesting Tentative Map. The approval &this PW, PL On-going Standard/
Master Vesting Tentative Map shall be predicated upon and pursuant Municipal
to the terms set forth in the Master Development Agreement approved Code
by the City of Dublin on June 29, 1999 and the subsequent
development agreement that will be prepared in conjunction with this
project. The Master Vesting Tentative Map shall expire at the
standard time of two and one half (2 1/2) years as set forth in the
Dublin Municipal Code and in the regulations of Section 66452.6 of
the Subdivision Map Act unless the Development Agreement is
terminated at another 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.
3. Standard Public Works Criteria. Applicant/Developer shall comply PW Ongoing
with all applicable City of Dublin Standard Public Works Criteria
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Prior to:
(Attachment A). In the event ora conflict between the Public Works
Criteria and these Conditions, these Conditions shall prevail.
4. Standard Site Development Review Conditions. PL Ongoing
Applicant/Developer shall comply with all applicable City of Dublin
Standard Site Development Review Conditions (Attachment B). In
the event of a conflict between the Community Development Criteria
and these Conditions, these Conditions shall prevail.
5. Building Codes and Ordinances. All project construction shall B Through Standard
conform to all building codes and ordinances in effect at the time of Completion
building permit.
6. Applicant/Developer shall comply with all applicable action programs PL Approval of Standard
and mitigation measures of the Eastern Dublin General Plan Improvement
Amendment/Specific Plan and companion Final Environmental Plans through
Impact Report (EIR) that have not been made specific Conditions of completion
Approval of this or previous projects. 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 creating residential lots.
7. Applicant/Developer shall meet or perform all of the requirements of PW Approval of Standard/
the City of Dublin Zoning Ordinance adopted September 1997, and Final Map PW
City of Dublin General Plan, and Eastern Dublin's Specific Plan -
Public Works Policies and City Grading Ordinance. In the event of a
conflict between the Public Works Typical Conditions of Approval
and these Conditions, these Conditions shall prevail
8. Tentative Map Approval. Approval of this Tentative Map is subject PW, PL Prior to Standard/
to Applicant/Developer securing approval from the City Council of Issuance of PW
the proposed Development Agreement as required by the Eastern Building
Dublin Specific Plan. The Development Agreement will address such Permits
issues as described in the Eastern Dublin Specific Plan, including the
specific design, ownership and maintenance of certain open space
areas, shall include an infrastructure sequencing program, and shall be
recorded.
9. Master Vesting Tentative Map 7135. Approval of Master Vesting PW Issuance of Standard/St
Tentative Map 7135 is conditioned upon the requirement that Building ate Law
development be consistent with the approved Planned Development Permit within
(PD), including the Land Use & Development Plan, and General each specific
Provisions, Standards, and Conditions. Subsequent Tentative project area
Subdivision Maps creating individual residential lots shall be required
prior to any development occurring, as well as a Development
Agreement for the project. 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.
10. Applicant/Developer shall pay all applicable fees including but not PW, PL Finaling
limited to public facilities fees, school impact fees, fire impact fees, Building
Eastern Dublin Traffic Impact Fees (TIF), affordable housing in-lieu Permits
fees, specific plan implementation fees, regional transportation fees in
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effect at the time of building permit issuance, noise mitigation fees,
and any other fees adopted by thc City and/or noted in Development
Agreement. Unissued building permits subsequent to new or revised
TIFs shall be subject to recalculation and assessment of the fair share
of thc new or revised fees.
11. Except where specified otherwise, references in these conditions to PW, PL Prior to Standard
Final Map are meant to refer to the approval and/or recording ora approval of
Final Map for this Master Vesting Tentative Map, and not the Final Final Map for
Map for subsequent Tentative Map(s) creating individual lots. At the this Master
Vesting
time of recordation of the Final Master Map, any question regarding Tentative Map
the applicability of the conditions contained herein, or in the Eastern
Dublin Specific Plan, or EIR Mitigation Monitoring Program, which
refer to a tentative map shall be determined by the City.
12. Final Tract Map. The Developer shall prepare a subdivision Final PW, PL Prior to Standard
Map, or multiple Final Maps subdividing the existing property into the approval of
configuration, size and number of lots shown on the submitted Vesting Final Map for
Tentative Map 7135, dated received June 28, 2000, in accordance with this Master
the requirements of the Subdivision Map Act and City of Dublin Vesting
Tentative Map
standards. The maps shall be reviewed and approved by the City
Public Works Director. All land area not designated on the Tentative
Map within a parcel and not designated with a future use shall be
designated as "remainder" on the Final Map. Any improvements in
designated remainder area shall be reviewed and approved by the
Director of Public Works before constructed.
13. Dissemination of Information on Landscape and Lighting District. PL, ADM Finaling
The Applicant/Developer waives any right to protest the inclusion of Building
the property or any portion of it in a Landscape and Lighting Permits
Maintenance Assessment District or similar assessment 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 homes 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.
14. Street Improvements and Dedication. The Developer shall dedicate PW Prior to
for street purposes and improve Fallon Road, Bent Tree Drive, Signal approval of
Hill Drive, a portion of Sugar Hill Circle, and the extension of Antone Final Map
Drive to Fallon Road shown on Master Vesting Tentative Tract Map
7135 dated received June 28, 2000, prepared by MacKay and S0mps,
and submitted to the City of Dublin. Each street parcel shall be as
shown on the tentative map and the various supplemental drawings
that are included in the information supplied with the application
dated November 1999. Final road alignment and grade shall be
reviewed and approved by the Director of Public Works. The roadway
and frontage improvements for Fallon Road shall be dedicated and
secured with the adjacent Final Map. These street improvements are to
be completed within 24 months of recording the individual Final Tract
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i Map or prior to occupancy o£the first building using the street for
access, which ever comes first. Fallon Road street improvements shall
include all underground utility improvements. These improvements
may be phased in accordance with approved subdivisions with
approval of the Director of Public Works.
15. The Developer shall dedicate to the City a 10' wide Public Services PW Prior to
Easement behind the right-of-way on both sides of Fallon Road. : approval of
I Final Map
16. Deed Assessment. Developer shall annex into Dublin Ranch PW In Conjunction
Lighting District No. 99-1 for operation and maintenance of with the
streetlights and shall record a declaration to pay a "deed assessment" Recordation of
in-lieu of the District Assessment in the event the District Assessment the Master
is not imposed. Final Map.
17. Project Open Space Ownership and Maintenance. The Developer PW Prior to
shall reserve for future dedication to a Homeowners Associations All approval of
parcels referenced on "Overall Project Open Space Ownership and Final Map
Maintenance Exhibit" and the Tentative Map. The Developer shall
reserve for future dedication to the Dublin Unified School District,
Pamel E for a possible school site. The Master Final Map shall
contain a note regarding all open space and other common lot parcels,
specifying that these areas will be permanently restricted to the
designated use.
18. Temporary Access Easement. The Developer shall provide a PW Prior to
temporary access easement to DSRSD for their tank access and Utility approval of
Easement from Antone Way on Fallon Road to their tank site until Final Map
such time as Fallon Road is dedicated and accepted by the City.
19. Abandonment of Easements and Right of Ways. PW Prior to
Applicant/Developer or current landowner shall obtain an approval of
abandonment from all applicable public agencies of existing Street
Improvement
easements and right of ways not to be continued in use.
work
20. Interim Survey Control: Applicant/Developer shall install selected PW In Conjunction
property corners or other control points for any individual parcel in with
accordance with the Final Master Map as required by the Director of Development
Public Works prior to the sale of any property. Applicant shall submit of Street
said control to the Director of Public Works for review and approval. Improvements
21. Survey Monuments/Benchmarks. The Developer shall determine PW Prior to
and construct survey monuments in all dedicated public streets and approval of
also establish benchmarks in each major development area that is Street
shown on the Eastern Dublin Specific Plan in accordance with the Improvement
Subdivision Map Act and to the satisfaction of the Director of Public work
Works
' 22. Removal of Obstructions. Applicant/Developer shall remove all PW Issuance of
trees including major root systems and other obstructions from Grading Permit
building sites that are necessary for public improvements or for public
safety as directed by the Director of Public Works.
23. Public Service Easement Dedications. Applicant/Developer shall PW Approval of
dedicate Public Service Easements adjacent to the right of way on Final Map
both sides of all streets as shown on Sheet I of the Master Vesting
Tentative Tract Map 7135. Applicant/Developer shall also dedicate a
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# CONDITION TEXT RESPON~ WHEN SOURCE
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Prior to:
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 7135 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 requfremants of the Director of Public Works
and/or public utility companies as necessary to serve this area and
areas to the east with utility services and allow for vehicular and
utility service access.
24. Public Sidewalks, Handicap Ramps, or Other Street PW Prior to PW
Improvements. All public sidewalks, handicap ramps, or other street approval of
improvements in the curb return area shall be located within the public Final Map
right-of-way. The Developer shall show on the Improvement Plans
that the right-of-way at all public street curb returns is a straight line
starting from the beginning of the curb return extending to the end of
the curb return. The location of improvements and configuration
right-of-way shall be approved by the Director of Public Works prior
to construction.
25. Dedication of Land for Park and Recreation Purposes~ Dedication PW, PL Recording of
of Land for Park and Recreation Purposes shall be offered, as required Development
by the approved PD and the Dublin Ordinance, including the Agreement
intermittent stream/open space and trail corridors. If the City accepts
this dedication of improvements, no credit for these areas and
improvements shall be given towards parkland dedication
requirements. Maintenance of these areas shall be determined by the
Development Agreement.
26. Parkland, Stream Corridors and Open Space Improvements. PW, PL Issuance of Standard
Driveway accesses, roadways and other improvements to parkland, Grading
stream corridors, open space areas, and fire buffer zones between the Permit and/or
development areas and open space areas are subject to the approval of approval of
Individual
the City. Plans showing the improvements, grading, and conceptual Tentative
landscaping in these areas shall be submitted with the applications for Maps
rough grading permits for such developments.
27. Recorded Deeds. A current title report and copies of the recorded PW Approval of Standard
deed of all parties having any recorded title interest in the property to Final Map
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.
28. Unless otherwise stated, all dedications shall be done as part of the PW Approval of Standard
Final Map and Improvements must be secured prior to Final Map and Final Map
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 for that work.
· Bridge Easement. The Applicant/Developer shall provide an PW Occupancy of
"overhead" long term right-of-way bridge encroachment permit with Any Building
an agreement on bridge maintenance or other suitable mechanism as
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ~D
Prior to:
well as an easement for the center pier support for the golf cart bridge
over Fallon Road in conjunction with the filing of the first applicable
final map. The bridge shall be for golf cart access and golf course
maintenance.
30. Preconstruction Survey. Applicant/Developer shall comply with all PW, PL Issuance of
Eastern Dublin Specific Plan EIR mitigation measures for mitigating Grading
potentially significant plant and animal species impacts. Within 60 Permits
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, thc 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 staff review 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.
31. Retaining Walls. Where finish grade of this property is in excess of PW Issuance of Standard/
twenty-four (24) inches higher or lower than the abutting property or Building PW
adjacent lots and an appropriate slope is not feasible, a concrete or Permit
masonry block retaining wall or other suitable solution acceptable to
the Director of Public Works shall be required.
32. Drainage Easements and Construction. The developer shall design PW Design prior to PW
and construct all needed storm drain lines and structures in public approval of
right of ways (shown in the Master Vesting Tentative Map Tract Final Map
7135) in order to properly handle the drainage flows of the project to Construction
in conjunction
designated inlet structures, outfalls, ditches or channels to the
with grading
satisfaction of thc Director of Public Works. The existing drainage of the site
study if adequate, shall include an analysis of impacts of the increase
of storm water flows due to development of this project and
surrounding Dublin Ranch projects on the existing drainage and
describe the improvements that will need be constructed to mitigate
such impacts. The Study shall include hydrology and conceptual
hydraulics calculations of existing and proposed final storm drain
lines and channels to 1-580 and/or Tassajara Creek. The Study shall
be completed before the Final Map approval to the satisfaction of the
Director of Public Works and Alameda County Flood Control and
Water Conservation District Zone 7.The Developer shall grant to the
City all needed drainage easements necessary to construct drainage
improvements shown on the Master Vesting Tentative Map Tract
7135 to the satisfaction of the Director of Public Works prior to the
filing of the Final Map.
33. Storm Drain Lines and Structures. The Developer shall design and PW Prior to
construct all needed storm drain lines and structures in public right-of- approval of
ways and/or easements in order to properly handle the drainage flows Final Map
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of this project to designated creeks or channels to the satisfaction of
the Director of Public Works. The Developer shall obtain any
drainage easements needed to construct drainage improvements prior
to filing of the Final Map.
34. Drainage Outfalls. Drainage entering waterways shall enter through PW Prior to
reinforced concrete pipes and be protected with outfall structures, as approval of
;hown on Alameda County Flood Control and Water Conservation Final Map
District (ACFC&WCD) Standard Drawing SF-605.
35. Off-Site Storm Drainage Easements. Off-site storm drainage
easements shall be as indicated on the approved Tentative Map or as
determined by the Director of Public Works.
36. Applicant/Developer shall ensure that areas undergoing grading and PW On-going
all other construction activity are watered or other dust control
measures are used to prevent dust 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.
37. The Applicant/Developer shall prepare plans for the periodic PW Issuance of
inspection and maintenance of subsurface drainage features, and the Grading
removal and disposal of materials deposited in surface drains and Permit
catch basins.
38. The project shall comply with all applicable grading guidelines as PW, PL Issuance of EDSP
indicated on page 103 of the Eastern Dublin Specific Plan. Grading
Permit
39. Grading Plans for thc project shall demonstrate compliance with the PW, PL Issuance of EDSP
Eastern Dublin Specific Plan's scenic corridor, development standards Grading
and grading policies and action programs through a detailed visual Permit
analysis submitted with each Grading Permit if necessary.
40. Updated Master Drainage Study. Applicant/Developer shall, as PW Submitted
needed, update the Master Drainage Study (originally prepared by Prior to
MacKay and Somps, May, 1999) with each proposed development on Issuance of
each parcel shown on Vesting Tentative Map 7135. All storm drain Finished
improvements and mitigation measures identified in the Master Grading
Permit /
Drainage Study and/or specified by the Director of Public Works shall Approval Prior
become requirements of this subdivision, to Occupancy
of Any
Building
41. Storm Drain Improvements. All storm drain improvements needed PW Grading of any
to serve each parcel of the Tentative Map and the City streets shown specific parcel.
on the Master Vesting Tentative Tract Map 7135 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 A, development of individual parcel developments or other
improvements 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,
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Regional Water Quality Control Board guidelines and with the
approval of the Director of Public Works.
42. Rough grading. Applicant / Developer shall rough grade thc PW Grading of any
backbone road infrastructure with thc adjacent grading of subdivision specific parcel.
to the satisfaction of the Director of Public Works. Haul routes shall
be outside environmentally sensitive areas as defined by thc previous
Negative Declaration and Mitigated Negative Declarations for
surrounding properties.
43. Graded Slopes/Erosion Control. All landscaped and graded slopes PW Acceptance of
in open space areas shall be hydroseeded and treated with erosion Improvements
control measures prior to October 15, upon completion to prevent soil
erosion. The hydroseed mix shall be subject to approval by thc
Director of Public Works.
44. Project Improvement Plans and Grading Plans. Concurrent with PW Approval of Standard
Final Map approval, the Developer shall submit and obtain approval Final Map
from the City of Dublin Director of Public Works, all Improvement
Plans and Grading Plans of the project. The improvement plans for
this Master Vesting Tentative Map (including Improvement Plans,
Grading Plans, and subdivision 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.
45. Mass Grading Plan, Erosion Control Plan, and Storm Water PW Prior to
Pollution Prevention Plan. The Developer shall prepare a Mass approval of
Grading Plan, Erosion Control Plan, and Storm Water Pollution Final Map
Prevention Plan for review and approval by the Director of Public
Works. This mass grading plan will show all cut and fill slopes, mass
grade contours, benching, keyways, slide repair, subdrains, cut/fill
daylight lines and depths of the cut and fills of soil in and around the
development in order to show the City how each subdivision can
achieve as close as possible a dirt balance condition. This grading
will show all open area parcels and major slopes graded as close as
possible to final grades defined by the East Dublin Specific plan for
this phase of the project. The erosion control plan will show best
management practices for controlling erosion and sediment in
accordance the State Regional Water Quality Control Board
46. Mass grading of the site, if not accomplished prior to filing of the PW Prior to
Final Map, shall be bonded prior to filing the Final Map and approval of
completed under the terms of a Tract Development Agreement. Final Map
47. Improvement and Dedication of Signal Hill Drive. With the PW Recordation of
development of Neighborhood A-1 or as necessary to facilitate access Final Map and
to Parcels G-3 and C-I, Applicant/Developer shall improve Signal Approval of
Hill Drive to the satisfaction of the Director of Public Works as Improvement
shown on the Vesting Tentative Tract Map for Tract 7135 dated Plans
revised June 2000 to include median and parkway landscaping as
shown in the application. As determined by thc Director of Public
Works, thc Developer may be requested to include ground cover and
trees prior to development of Neighborhoods A-2, A-3, A-4, and A-5.
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Design of any parkway areas intended to be constructed in advance of
residential construction will be coordinated with the design concept
for the area as determined by the City of Dublin Parks and Public
Works Department.
48. Improvement and Dedication of Bent Tree Drive. With thc PW Recordation of
development of Neighborhoods A-6 and A-7, the Final Map and
Applicant/Developer shall dedicate and improve the street to Approval of
Improvement
include landscaping of medians and parkways as shown in the Plans
application labeled Bent Tree Drive for the public street purposes
as determined by thc Director of Public Works as shown on thc
Master Vesting Tentative Map for Tract No. 7135 revision July,
2000. Landscape improvements of Parcel G shall bc completed at
the same time as those for the remainder &Bent Tree Drive.
Fallon Road shall be improved prior to occupancy of any units
along Bent Tree Drive with Neighborhoods A-6 and A-7.
49. Traffic Signal Conduit and Pull Boxes. Traffic signal conduit and PW Recordation of
pull boxes shall be installed at the intersections of Glcason Final Map and
Drive/Fallon Road and Bent Tree Drive/Fallon Road, Kingsmill Approval of
Improvement
Drive/Signal Hill Drive/Fallon Road, Turnberry/Fallon Road and Plans
Antone Way/Fallon Road in conjunction with construction of the
roadways referenced. Interconnect conduit shall be installed along
Fallon Road connecting thc intersections of Kingsmill/Signal Hill
/Turnbcrry, Bent Tree Drives and Antone Way with the intersection of
Gleason Drive. Thc signal and conduit shall bc designed and
construction guaranteed through a bond prior to filing the Final Map.
50. Secondary Emergency Vehicle Access Route. In conformance with PW Prior to
Alameda County Fire Department (ACFD) requirements, for all approval of
phases of development in excess of 25 residential lots, the Developer Final Map
shall provide a Secondary Emergency Vehicle Access (EVAE) route,
into all proposed residential developments. In all phases of
development in excess of 75 lots thc Developer shall provide a second
street access into all proposed developments. All subsequent
Tentative Maps shall demonstrate to the City and Alameda County
Fire Department how the access requirements will be met.
51. Improvement and Dedication of Multi-Use Trail on the west side PW Recordation of
of Fallon Road. Applicant/Developer shall construct the multi-use Final Map and
trail and parkway strip on the west side of Fallon Road from thc Approval of
Northern Parkway Boundary to the future Gleason Drive as shown on Improvement
thc Area A Planned Development exhibits and Master Vesting Plans
Tentative Tract Map. The multi-use trail and adjacent parkway areas
shall bc for public access and will bc maintained by thc community
homeowners association or similar entity.
52. Pedestrian-Bicycle Path (Vesting Tentative Map 6925). Upon each PW Prior to
residential development adjacent to a designated pedestrian pathways approval of
as shown in the Dublin Ranch Specific Plan, a pedestrian-bicycle path Final Map
shall be constructed in accordance with the Dublin Ranch Specific
Plan design guidelines. The pedestrian circulation plan shows
pathways connecting the proposed school (Parcels O and E) to Fallon
Road, and thc multi-purpose trail located as Parcel X on Vesting
Tentative Map 6925. Another pedestrian-bicycle path shall be
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provided along the northerly boundary of Parcel Q of Vesting
Tentative Map 6925, connecting the park and school parcels to
proposed Fallon Road. Improvements shall include at-grade crossing
connecting to Fallon Road. An access easement shall be dedicated to
the City over the pathway. This bicycle path shall provide a
connection to the park and schools via surface streets or other means
as approved by the Director of Public Works. The multi-use trail
along the northerly portion of Dublin Ranch Phase I in parcel X shall
be improved with an all-weather surface and constructed as shown in
the conditions of the approved Planned Developments (PA 95-030,
PA 96-038, and PA 98-045). This trail shall be designed to the
satisfaction of the City Public Works Director and the Alameda
County Fire Department. Improvement plans showing these
improvements shall be submitted and approved prior to approval of
Final Master Tentative Map. A phasing plan delineating the timing of
construction of these improvements shall be prepared prior to
approval of the Development Agreement.
53. Master CC&R's. Prior to first subsequent final map approval, PW Prior to
creating for sale lots, the Developer shall prepare a master covenants approval of
conditions and restrictions (CC&R) document specifying that a Final Map
Community Homeowner's Association covering all parcels within the
Tentative Map shall be formed, covering maintenance of the private
open space parcels, pedestrian trails, creeks, and recreational facility.
The document shall be reviewed and approved by City Attorney and
Director of Public Works. Recording of the master CC&R document
shall take place prior to approval of the first subsequent final map
creating for sale lots.
54. Homeowner's Association. The Developer shall establish a PW Prior to
subdivision Homeowners Association that will monitor and approval of
oversee and be responsible for the maintenance of owner- Final Map
maintained City street landscape areas and common areas. In the
event that any such landscape area falls into a state of disrepair, the
City will have the right, but not the obligation, to take corrective
measures and bill the appropriate homeowner and/or the
homeowner's association for the cost of such repair and corrective
maintenance work plus City overhead. These requirements shall
be included in the project Conditions, Covenants and Restrictions
documents (CC&R). The Developer shall submit the project
CC&Rs for review and approval by the Director of Public Works
and the Director of Community Development.
55. Landscape Maintenance and Easement Dedication. PW, PL Prior to
Applicant/Developer shall maintain landscaping after City-approved Issuance of
installation until the appropriate homeowners association is Occupancy -
established and assumes the maintenance responsibilities. This Ongoing
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.
56. Improvement Agreement. The Developer shall enter into an PW Prior to
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Improvement Agreement with the City for all subdivision approval of
improvements prior to issuance of improvement permit. Complete Final Map
improvement plans, specifications, and calculations shall be submitted
to, and approved by, the Director of Public Works and other affected
agencies having jurlsdiction over public improvements prior to
construction of the improvements. Improvement plans shall show the
existing on-site and off-site subdivision improvements and proposed
improvements along the adjacent public street and property that relate
to thc proposed improvements.
57. Handicap Accessible. All handicap ramps shall comply with all PW Prior to State Law
current State Americans with Disabilities Act requirements and City Approval of
of Dublin Standards. improvement
plans
58. Relocation of Existing Improvements. Any relocation of PW Completion of Standard
existing improvements or public utilities shall be accomplished Improvement
under the direction of the governing agency, at no expense to the
City.
59. Infrastructures Consistent with the Resource Management PL, PW Approval of
Policies. The location and siting of project specific wastewater, Improvement
storm drain, recycled water, and potable water system Plans
infrastructure shall be consistent with the resource management
policies of the Eastern Dublin Specific Plan.
60. Landscaping Maintenance. Applicant/Developer shall maintain PL, PW Completion of Standard/
landscaping for not less than 90 days after City-approved lmprovemems Improve-
installation. This maintenance shall include weeding and the ments
application of pre-emergent chemicals. No. 13
61. Oversize Construction Loads. Permits shall be required for PW Issuance of Standard
oversized and/or overweight construction loads coming to and Grading
Permit
leaving from the site on City Streets. If soil is to be imported or
exported from the site, a haul route plan shall be submitted to the
City for review and approval.
62. Encroachment Permits. An encroachment permit shall be PW Issuance of Standard
secured from the Director of Public Works for any work done Grading
within the public right-of-way where this work is not covered Permits
under the public improvement plans.
63. Decorative Pavement. The Developer shall not construct decorative PW Completion of
pavement within City right of way unless approved by the Director of Improvements
Public Works and only at major project entrances as specifically
shown on the plan approved herein. The type of decorative pavers
and pavement section shall be subject to review and approval of the
Director of Public Works. If applicable, the Developer shall construct
decorative pavement across entrances to all private streets to the
satisfaction of the Director of Public Works. Where decorative
pavement is installed in public streets, a Decorative Paving Plan shall
be prepared, with locations of pre-formed traffic signal loops
specifically designed for decorative paving, which shall be used at
intersections with traffic signals. Where possible, irrigation and all
utility lines shall not be placed under the decorative paving.
Maintenance costs of the decorative paving shall be included in the
Homeowners Association, or landscape and lighting maintenance
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assessment district or other funding mechanism acceptable to the
Director of Public Works.
64. Tassajara Road/I-580 Interchange and Fallon Road/I-580 PW As Specified
Interchange. Applicant/Developer shall contribute their fair share by the Director
for the design and improvement of the ultimate interchange of Public
improvements for the Tassajara R. oad/I-580 Interchange and Fallon Works
Road/l-580 Interchange as defined by the project Traffic Report
prepared by TJKM dated May 22, 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 thc Tassajara,
Fallon/I-580 interchange projects and bringing these items to
approval/acceptance by the Director of Public Works.
65. 1-580 Eastbound Off-ramp at Santa Rita/Tassajara Road Exit. PW As specified
The Director of Public Works shall determine when thc eastbound off- by the Director
ramp from 1-580 at thc Santa Rita/Tassajara Road exit shall be of Public
widened to provide one exclusive through lane and two left-turn lanes Works
(with the existing free right-turn remaining). In conjunction with this
improvement, the traffic signal shall be modified to provide protected
left-turn phasing on the east and west legs (removing the existing split
phasing). Within one year of notification by the Director of Public
Works, and consent has been obtained from Caltrans and the City of
Pleasanton, if necessary, Developer shall design and construct these
improvements to the satisfaction of the Director of Public Works with
input from the City of Plcasanton, where applicable. To the extent
practical, the notice shall be timed so that the work shall be completed
immediately prior to the point where the Level of Service E occurs.
The Director of Public Works may determine that these improvements
are not needed in conjunction with this project. This improvement
will be satisfied with the completion of the interchange
improvements.
66. Additional Left-Turn Lane at Westbound Approach on Pimlico PW As specified
Drive. The Director of Public Works shall determine when the by the Director
westbound approach on Pimlico Drive will need to provide a second of Public
left-turn lane. Within one year of notification by the Director of Works
Public Works and consent has been obtained from Caltrans and the
City of Pleasanton, if necessary, Developer shall design and construct
these improvements to the satisfaction of the Director of Public
Works with input from the City of Pleasanton, where applicable. To
the extent practical, the notice shall be timed so that the work shall be
completed immediately prior to the point where thc Level of Service
E occurs. The Director of Public Works may determine that these
improvements are not needed in conjunction with this project. This
improvement will be satisfied with the completion of the interchange
improvements.
67. Circulation System. Developer shall comply with Section 7.5 PW Approval of
(Circulation System) of the final "Eastern Dublin Specific Plan" Improvement
dated January 7, 1994, and project site traffic studies, prepared by Plans
TJKM Traffic Consultant for street improvements and lane
configurations, unless specified otherwise in these conditions of
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approval or the project's development agreement.
68. Traffic Impact Fees (TIF's) Applicant/Developer shall be PW Issuance of Ord.
responsible for payment of TIFs adopted by the City Council at the Building
time of issuance of building permits including, but not limited to, the Permits
Eastern Dublin TIF, Interchange TIF (reimbursements to the City of
Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF.
69. Construction Traffic. Applicant/Developer shall prepare a traffic- PW Issuance of
handling plan for construction traffic interface with public traffic on Grading
Fallon Road. All construction traffic may be subject to specific Permit
routing, as determined by the Director of Public Works, in order to
minimize construction interference with regional non-project traffic
movement.
70. Traffic Safety. Regulatory signs OR "red-curbing" shall be provided PW, PO Approval of Standard
in accordance with the standards of the City of Dublin subject to plan Improvement
approval by the Director of Public Works. Plans
71. Internal Street System. A street sign/naming plan for the internal PL Approval of Standard
street system shall be submitted and shall be subject to approval of the Improvement
Community Director. No single street may intersect any other street Plans
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.
72. Street Name Signs. Street name signs shall display the name of the PW Approval of Standard
street together with a City standard shamrock logo. Posts shall be Improvement
galvanized steel pipe, unless otherwise approved by the Director of Plans
Public Works.
73. Interim Stop Sign Intersections. Applicant/Developer shall install PW Occupancy of
interim STOP signs at the approach's on residential streets as defined Any Building
by the Director of Public Works.
74. Fallon Road. With the construction of Neighborhoods A-l, A-2, A-3, PW
A-4 and A-5 or with construction of any buildings located in Parcel
G-3 or C-1, Applicant/Developer shall construct Fallon Road and all
intersections to Fallon Road in accordance with the approved ultimate
precise plan of Dublin Ranch tract 7135 shown on pages 26, and 27 of
"Supplemental Information" of the TM/SDR Book prepared by
MacKay and Somps dated December 1999 and revised June 2000 and
has approved by the Director of Public Works
75. Fallon Road Striping Plan. The Developer shall submit a Line and PW Prior to
Striping Plan for existing Fallon Road widening from the project approval of
boundary to 1-580 to the satisfaction of the Director of Public Works Final Map
for review and approval. The Plan shall show interim lane
configurations and transitions for the new pavement, and shall provide
adequate street width to allow two-way traffic.
76. Improvements and Dedications of Fallon Road. PW Recordation of
Applicant/Developer shall dedicate and improve the full right of way Final Map and
of Fallon Road from existing Fallon Road to the northerly limit line of Approval of
improvement to the geometries and alignment shown on the Tentative Improvement
Parcel Map 7135 and to the precise alignment shown on plans 26 and Plans
27 of"Supplemental Information" of the said TM/SDR book. Fallon
Road improvements may be phased in accordance with the approved
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phasing diagram of the project shown in said book to the satisfaction
of the Director of Public Works.
77. Improvement and Dedication of Fallon Road Adjacent to A-6 and PW R. ecordation of
A-7. Applicant/Developer shall improve Fallon Road to the Final Map and
satisfaction of the Director of Public Works, as shown on the Vesting Approval of
Tentative Map for Tract No. 7135 dated revised June 2000 in Improvement
Plans
conjunction with the development of Neighborhoods A-6 and A-7.
Design of any parkway areas intended to be constructed in advance
will be coordinated with the design concept for Area A as determined
by the Public Works Department. Phasing of this improvement shall
be in accordance with the approved plans submitted with this
application or by approval of the Director of Public Works.
78. Dublin Boulevard/Dougherty Road Intersection Improvement. PW When
The ApplicantfDeveloper shall be responsible for the project fair share determined by
contribution towards the City Capital improvements project for the Director of PW
following improvements to the Dublin Blvd. and Dougherty Road
intersection:
a. Eastbound Dublin Boulevard, exclusive right-turn lane to
Southbound Dougherty Road.
b. Northbound Dougherty Road, exclusive right-mm lane to
eastbound Dublin Boulevard.
c. Westbound Dublin Boulevard restriped to provide an additional
left turn lane to southbound Dougherty Road.
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the City has a
shortfall of category 2 funds available to complete the above list of
improvements, the Developer shall contribute the remaining balance
of the funds needed to complete the specified improvements to the
satisfaction of the Director of Public Works. To thc extent practical,
the notice shall be timed so that the work shall be completed
immediately prior to the point where the Level of Service E occurs.
These funds will be based on the percent of trip contribution to the
intersection defined and approved by the Director of Public Works.
This intersection improvement is a TIF improvement. Therefore costs
spent may be credited against the payment of traffic impact fees in
accordance with City TIF Guidelines.
79. Precise Alignment of Fallon Road. Applicant/Developer shall PW
prepare a conceptual precise alignment o£Fallon Road from 1-580 to
Tassajara Road to its ultimate horizontal and vertical geometries as
shown in the Eastern Dublin Specific Plan and traffic study prepared
by TJKM dated May 22, 2000 and reviewed and approved by the
Director of Public Works
80. Transitioning Existing Improvements. Applicant/Developer shall be PW Approval of
responsible for transitioning proposed improvements to match Improvement
existing improvements, to the satisfaction of the Director of Public Plans
Works.
81. Traffic Signals. Applicant/Developer shall be responsible for PW Occupancy of Traffic
installation of traffic signals at the intersections of Fallon Road and first building report
Bent Tree Drive, Fallon Road and Antone Way, and Fallon Road and
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Signal Hill Drive, and Fallon Road and Gleason Drive. Installation of
these traffic signals can be phased with the construction of adjacent
streets and subdivisions that access the intersection as defined and
dictated by the Director of Public Works. Applicant / Developer shall
install all underground conduit needed for the ultimate signal
installation prior all locations to final paving of Fallon Road to the
satisfaction of the Director of Public Works. These signals shall be
bonded with thc first Final Map for the adjacent tract, installed and
made operational no later than the first building permit for the last
subdivision in Area A.
82. A-1 South Entrance Traffic Signal. Applicant/Developer shall be PW Occupancy of Traffic
responsible for the design and construction of the installation of traffic first building Report
signal on Fallon Road at the south entrance to thc parcel A-1
(Turnberry Drive) to the satisfaction of the Director of Public Works.
83. Gleason Drive. After 420 residential units are occupied, Developer / PW Per Condition
Applicant shall construct either 2 lanes of Gleason Drive from
Tassajara Road to Fallon Road in accordance with approved precise
alignment prepared by MacKay and Somps dated August 1999 or as
defined by the Director of Public Works or thc extension of Dublin
Blvd. from Dublin Ranch Area G to Fallon Road or as defined by the
Director of Public Works.
84. Maintenance Road to Golf Course. When Fallon Road is extended PW At the
to Tassajara Road, Applicant/Developer will recognize that the access Direction of
to/from the Maintenance Road to thc golf course shall be limited to a the Director of
right in and right out and construct the median and landscape Public Works
improvements in thc median to the satisfaction of the Director of
Public Works.
85. Interim Fallon Road Improvements. With the construction of any PW Direction of
development in Parcels A-6 and A~7, Applicant / Developer shall the Director of
construct Fallon Road interim improvements in accordance with the Public Works
approved ultimate precise plan of Dublin Ranch Tract 7135 shown on
page 28of"Supplemental Information" of the TM/SDR Book
prepared by MacKay and Somps date December 1999 and revised
June 2000 and has been approved by the Director of Public Works
with the exception of the intersection of new Fallon Road and old
Fallon Road. At this intersection, Fallon Road shall be designed with
a minimum of 30-mph design speed from New Fallon Road to
existing Fallon Road at a maximum slope of thc intersection of 6
percent. The existing northerly section of Fallon Road shall be
reconstructed at this intersection to connect into the new Fallon road
at a tee intersection (90°) as approved by the Director of Public works.
86. No Parking Areas. Applicant/Developer shall designate "no PW Approval of
parking" areas along Fallon Road. Improvement
Plans
87. LAVTA. Applicant/Developer shall cooperate with the LAVTA to PW Approval of
provide convenient access to public transit, to enhance local and Improvement
regional mobility and integration of LAVTA with other public transit Plans
, systems, and to locate 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
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above shall be paid by Applicant/Developer.
88. Interim Stop Signs. In the interim condition of Fallon Road, the PW Occupancy of Traffic
Applicant/Developer shall install an on-site 3-way stop at the first building Study
intersections of the Fallon Road, with Bent Tree Drive, Turnberry
Drive and at Antone Way to the satisfaction of the Director of Public
Works~ A four-way stop sign shall be provided at the intersection of
Signal Hill/Kingsmill and Fallon Road.
89. Joint Utility Trenches/Undergrounding/Utility Plans. PW, PL Occupancy of PW
Applicant/Developer shall construct all joint utility trenches (such as Affected Utilities
electric, telephone, cable TV, and gas) in accordance with the Buildings
appropriate utility jurisdiction. All communication vaults, electric
transformers, and cable TV boxes shall be underground in designated
landscape areas between the proposed sidewalk and back of curb.
Utility plans showing the location of all proposed utilities (including
electrical vaults and underground transformers) shall be reviewed and
approved by the Director of Public Works and Director of Community
Development. Contractor shall install 2-3" conduits in joint trench
located in Fallon Road, Bent Tree Drive, Signal Hill Drive, and a
portion of Sugar Hill Circle including pull boxes at 500 feet intervals.
Location of surface or aboveground items shall be shown on the Final
Landscaping and Irrigation Plan and screened from view. These
conduits shall be dedicated to the City for City use.
90. Joint Trench Concept Plan. Applicant / Developer shall prepare a Approval of
joint trench concept plan of the location of joint trench and large Final map
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.
91. Proposed Utility Plans. The Developer shall submit a plan showing PW, PL Approval
all proposed utilities services in public streets, along with of
documentation that domestic fresh water, electricity, gas, telephone, lmproveme
and cable television service can be provided to each residence within nt Plans
the project and when such service will be available.
92. Underground Utilities. All utilities within the project and to each lot PW Approval
shall be underground in accordance with the City policies and existing of Final
ordinances, unless otherwise approved by the Director of Public Map
Works. All utilities shall be located and provided within public utility
easements and sized to meet utiliW company standards.
93. Utility Installation. All water, gas, sewer, underground electric PW Approval of
power, cable television or telephone lines, and storm drain facilities Improvement
shall be master planned and sleeves appropriately 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.
94. Transmission Lines. Any future underground and proposed PW Completion of
transmission lines shall be away from sensitive areas unless otherwise Improvements
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approved by the Director of Public Works.
95. The Developer is responsible for establishing a continual lighting PL, PW Recordation of
maintenance through Lighting and Landscaping Maintenance Final Map.
Assessment District or any other method of maintaining thc lighting
approved by the Director of Public Works. Street landscaping to be
maintained through thc various homeowners association.
96. PSE. Thc Applicant/Developer shall dedicate public service
casements in all parcels shown in thc Tentative Tract Map 713 $,
where main linc utilities nccd to bc constructed in accordance to thc
Joint Trench Concept Plan, Storm Drain Master Plan and Water and
Sewer Master Plan as approved by the appropriate utility companies
or government agencies.
97. Water and Sewer Lines. Thc applicant / Developer shall construct all PW Occupancy of PW
water and sewer main lines needed to serve each parcel as shown in any building
thc Tentative Tract Map 7135, and also shall grant public service
casements over all such utilities as shown on the approved Tentative
Map 713 $. All water and sewer lines shall be designed, and
constructed in accordance with Dublin San Ramon Services District
criteria, standards and specifications.
98. Utilities Phasing. The construction of thc utilities shall conform to PW Occupancy of
thc phasing of construction shown on thc Master Utility Map, Storm any building
Drain Master Plan and Phasing Plan or as directed by thc Director of
Public Works.
99. Interchange Signals off Fallon Road. Applicant/Developer shall
construct Fallon Road Interchange signals at eastbound and
westbound off ramps of I-580 and Fallon Road as approved by
Caltrans and thc Director of Public Works.
100. Streetlights. Streetlights on arterial streets adjacent to the project PW Approval of
shall be the City Standard cobra head luminaries with galvanized Improvement
poles. Decorative streetlights and poles will be used on residential Plans
streets and streets within Area A and will match these used within
Phase I of Dublin Ranch except the poles shall be metal with
decorative bases painted to match. 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. Decorative
streetlights and poles which may be proposed shall match those
approved for Dublin Ranch Phase I and subject to approval by the
Director of Public Works.
101. Stop Signs. Applicant / Developer shall install stop signs at the PW Occupancy of
following intersections: North bound approach to Bent Tree Drive at First
the Sugar Hill Circle intersection, and South bound approach of Residential
Signal Hill Circle to the Sugar Hill Circle intersection, All approaches Unit
to Signal Hill Drive, All approaches to Bent Tree Drive with the
construction of parcels A-2, A-3, A-4 and A-5 in accordance with City
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of Dublin Standard Plans and Specifications or as requested by of the
Director of Public Works.
102. Landscaping and Street Trees. The Applicant/Developer shall PW, PL Occupancy of
construct median landscaping in appropriate portion of Fallon Road, the first unit
Bent Tree Drive, Signal Hill Drive, with thc first adjacent and the
development. Landscaping along the project frontage from the face of direction of
curb to the site right-of-way, and all street trees proposed within the the Director of
public service easements are to be constructed with each adjacent Public Works
parcel development to the design and specification 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 as shown on the conceptual plans included in the
SDR application shall be planted along all street frontages and shall
be as shown on the conceptual landscaping plans. Exact tree locations
shall be reviewed and approved by the Director of Public Works in
conformance with the conceptual planting plan and spacing included
within this application. Root shields shall be required adjacent to
sidewalks or curbs unless otherwise determined by the Director of
Public Works and the Director of Community Development.
103. Landscaping in Parks, Open Spaces and Stream Corridor Parcels. PW, PL Occupancy of
The landscape improvements for the streetscape adjacent to the Golf the first unit
Course (Parcel G) and other landscape/trail corridor parcels shall be and the
installed by Applicant/Developer concurrently with the development direction of
of the adjacent residential parcels unless otherwise specified by the the Director of
Community Development Director. Public Works
104. Landscaping at Aisle Intersections. Landscaping at intersections PW, PL Occupancy of
shall be such that sight distance is not obstructed. Except for trees, the first unit
landscaping shall not be higher than 30 inches above the curb in these and the
areas, direction of
the Director of
Public Works
105. Damage/Repairs. If used as construction access, the Developer shall PW Occupancy of
repair all damaged existing pavement, street, curb, gutter and first building
sidewalk along Antone Way, existing Fallon Road North Dublin
Ranch Drive, South Dublin Ranch Drive, resulting from construction
and vehicle traffic as a result of construction activities to the
satisfaction of the Director of Public Works.
106. Permanent Fire Station. At no cost to the City of Dublin, PL Per Condition
Applicant/Developer shall construct a permanent fire station and
dedicate the station, together with the land on which it is located, to
the City, and provide funding to acquire necessary fire apparatus and
equipment to operate an Engine Company from the station. No later
than 20 months prior to the anticipated date of Certificate of
Occupancy for the 312th dwelling unit in Areas A-1, A-6 and A-7"
(which anticipated date shall be determined by Applicant/Developer,
with City approval), Applicant/Developer shall submit a proposal to
City, for City approval, describing the land to be dedicated for the fire
station site. Once City has approved the location of the fire station
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site, the ApplicanffDeveloper shall enter into an improvement
agreement shall provide for security, in a form and amount
satisfactory to City, to secure the obligation to dedicate and construct
the station and shall include a provision indemnifying the City against
any claim related to compliance with all laws.
The improvement agreement shall be executed no later than 12
months prior to the anticipated dated of Certificate of Occupancy for
the 312th dwelling unit in Areas A-l, A-6 and A-7. The fire station
shall be constructed in accordance with City specifications. Applicant
shall provide City with the funds required by City to purchase the
required apparatus and equipment or a guarantee of such funds, in a
form satisfactory to City at the same time the improvement agreement
is execute& Developer shall construct the fire station, provide the
funds to City to purchase the apparatus and equipment and dedicate
the land to the City in sufficient time to insure that the station is
complete and the apparatus and equipment are operational no later
than six months after the issuance of the Certificate of Occupancy for
the 312th dwelling unit in Areas A-l, A-6, and A-7 of Master Vesting
Tentative Map 7135, provided however, than in no event will City
accept the land and fire station prior to July 1, 2004 (or July 1, 2003 if
the Applicant/Developer provides the City with an irrevocable letter
of credit in a form and amount acceptable to City guaranteeing
payment of the deficit between the general fund revenues generated
from the Eastern Dublin General Plan area and the cost of operating
the station the fire station from July 1, 2003 to July 1, 2004). A
failure on the part of Applicant/Developer to comply with any of the
above requirements may result in City's withholding of issuance of
building permits and/or certificates of occupancy for any of the
property subject to this master tentative map. No Certificates of
Occupancy will be issued in any Areas shown on Master Vesting
Tentative map 7135 other than Areas A- 1, A-6 and A-7 until the fire
station has been dedicated to City and the station is operational.
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107. Optional Temporary Station. This option shall be exercised only if PL Per Condition
a suitable permanent site for a fire station is not approved by thc City
19 months prior to the anticipated date of Certificate of Occupancy for
thc 312th dwelling unit in Areas A-I, A-6 and A-7. In such event, the
Applicant/Developer, at no cost to the City, shall provide a temporary
site, construct a temporary fire station and provide funding to City to
enable City to purchase apparatus and equipment to operate an Engine
Company from the temporary station. No later than twelve (12)
months prior to the anticipated date of Certificate of Occupancy for
the 312th dwelling unit in Areas A-l, A-6 and A-7",
Applicant/Developer shall submit a proposal to City, for City review
and approval, describing the size and location of the temporary site,
together with a proposal for structures to be used for the temporary
fire station. In addition, no later than twelve (12) months prior to
Certificate of Occupancy for the 312th dwelling unit in Areas A-l, A-
6 and A-7, the Developer will provide City with thc funds required by
City to purchase the required apparatus and equipment or a guarantee
of such funds, in a form satisfactory to City. The temporary fire
station shall be constructed in accordance with City specifications.
Developer shall construct thc temporary fire station, provide the funds
to City to purchase the apparatus and equipment and dedicate a
temporary right to the land to the City in sufficient time to insure that
the station is complete no later than six months after the issuance of
the Certificate of Occupancy for thc 312th dwelling unit in Areas A-l,
A-6, and A-7 of Master Vesting Tentative Map 7135, provided
however, that in no event will City accept the temporary interest in the
land and fire station prior to July 1, 2004 (or July 1, 2003 if the
Applicant/Developer provides the City with an irrevocable letter of
credit in a form and amount acceptable to City guaranteeing payment
of the deficit between the general fund revenues generated from the
Eastern Dublin General Plan area and the cost of operating the station
the fire station from July 1, 2003 to July 1, 2004).
The City's right to use the property for thc temporary fire station shall
terminate when a permanent fire station is constructed and is
operational. Once a permanent fire station is constructed and is
operational, Developer/Applicant shall, at its sole cost, remove the
temporary fire station within three months of written notice from City.
A failure on the part of ApplicantfDcveloper to comply with any of
the above requirements may result in City's withholding of issuance
of building permits and/or certificates of occupancy for any of the
property subject to this master tentative map. No Certificates of
Occupancy will be issued in any Areas shown on Master Vesting
Tentative map 7135 other than Areas A-l, A-6 and A-7 until the fire
station has been provided to City and is operational.
22
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
08. Credit for Permanent Fire Station Land, Station and Apparatus. PL Per Condition
The Applicant/Developer will bc entitled to a credit for the land
dedicated for the permanent fire station, thc cost of construction of the
permanent fire station and cost of any monies advanced for fire
apparatus. The amount of the credit to be given for ]and and
improvements shall be determined by City's Public Works Director at
the time the Applicant/Developer enters into an improvement
agreement with City for construction of the fire station, using the land
values and costs of construction used by City in calculating City's
then-current Fire Impact Fee. The amount of the credit to be given for
fire apparatus shall be determined by the City Manager at the time the
Applicant/Developer provides funds for acquisition of apparatus,
using the apparatus costs used by City in calculating City's then-
current Fire Impact Fee. The amount of the credit, once established,
shall not be increased for inflation nor shall interest accrue on the
amount of the credit. The credit may be used by Applicant/Developer
against payment of City's Fire lmpact Fee for any property within
Eastern Dublin owned by Applicant/Developer and, with written
notice to City, may be transferred to another developer in Eastern
Dublin.
If the Applicant/Developer has not been able to use the credit within
ten years of establishment of the credit, the remaining credit shall
convert to a right of reimbursement, provided that the unused credits
shall convert to a right of reimbursement earlier than ten years once
Fire Station 17 has been paid for by fire impact fees. The
Applicant/Developer shall enter into a Credit/Reimbursement
Agreement with City at the time the credit is established to provide
for the use of the credit and the right of reimbursement, which
use/right shall be substantially similar to the provisions of the City's
Traffic Impact Fee Guidelines (as adopted by Resolution No. 23-99)
except that the right of reimbursement shall not terminate 10 years
after it is established but shall continue until City has reimbursed
Applicant/Developer for all unused credits, provided any
reimbursement shall be from Fire Impact Fees collected from
developers within Eastern Dublin only.
If Applicant/Developer intends to convey its interest in all parcels
shown on the Master Tentative Map, the ApplicanffDeveloper will
first enter into an agreement with City to secure the obligations of this
condition and will then assign such agreement to the owner of one of
Parcels A- 1 through A-7.
09. Cost of Services. The Applicant/Developer will enter into an PL Per Condition
agreement with the City prior to recordation of the final map for this
master tentative map to fund the difference, if any between the
revenues from the Eastern Dublin General Plan area on an annual
basis and the costs associated with services to properties in the
Eastern Dublin General Plan area. The agreement will provide that the
Applicant/Developer will annually deposit the amount of the deficit
for yearly operational costs for operating the fire station (whether
23
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
permanent or temporary) when the fire station is operational and
terminating when there is no deficit between revenues and costs,
provided in no event shall the Applicant/Developer be responsible for
deficit funding beyond July 1, 2010. The agreement will include a
requirement that the Applicant/Developer pay the cost of a study to
determine the amount of current revenues and costs and periodic
study updates. The agreement will provide for security for the annual
obligation to the satisfaction of City.
The City of Dublin will consider fair and appropriate ways of
reimbursing Applicant/Developer some of the amounts
Applicant/Developer is required to pay to City pursuant to the
agreement described in the preceding paragraph. To the extent
permitted by law, the City will require owners of property within the
Eastern Dublin General Plan area who seek City approval of
development entitlements for such property to pay a fair and
proportionate share of the amount of the deficit paid by
Applicant/Developer pursuant to the above-described agreement.
110. Option to Advance Finds. As an alternative to the requirements of PL Per Condition
paragraphs 106 and 107 above, the Applicant/Developer may, no later
than 20 months prior to the anticipated date of Certificate of
Occupancy for the 312th dwelling unit in Areas A- 1, A-6 and A-7,
advance to City the amount of money City determines is necessary for
City to acquire property, construct a permanent fire station and
purchase the necessary fire apparatus and equipment to operate an
Engine Company from the station. Applicant/Developer will be
entitled to a credit as described in paragraph C above for any such
advance.
This condition will be noted in the conditions of approval of the
tentative maps for all of the parcels shown on this master vesting
tentative map
111. Security for Applicant/Developer's Obligation to Provide Fire PL Per Condition
Station. Conditions 106 - 111 will remain applicable to, and shall be
a condition on, any of the parcels shown on this Master Tentative Map
which are owned by Applicant/Developer and Parcels A-1, A-6 and
A-7. If Applicant/Developer intends to convey its interest in all
parcels shown on the Master Tentative Map, the Applicant/Developer
will first enter into an agreement with City to secure the obligations of
this conditions 106 - 11 land will then assign such agreement to the
owner of one of Parcels A-I, A-6 or A-7.
112. Wildfire Management Plan The Developer shall comply with the F, PL, Recording
City's Wildfire Management Plan for covering long-term PW of Final
maintenance of the urban/open-space interface. The Plan Map
requirements shall be incorporated into the CC&Rs for the project.
113. Alameda County Fire Services, Rules, Regulations and F lssuance of
Standards. The Applicant/Developer shall comply with all Building
Alameda County Fire Services (ACFD) rules, regulations and Permits
standards, including minimum standards for emergency access
24
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
roads and payment of applicable fees, including a City of Dublin
Fire Capital Impact Fee.
114. Fire Emergency Access. The Applicant/Developer shall comply F Issuance of
with the Fire Emergency Access Exhibit as shown on Sheet 7 of Grading
the supplemental information supplied as a part of the Site Permits
Development Review/Vesting Tentative Map application.
115. Alameda County Fire Department Conditions. The Developer F Issuance of
shall comply with all standard conditions of the Alameda County Grading
Fire Department (ACFD) including: Permits
a. Prior to the issuance of grading permits, a site plan indicating the location of fuel storage Standard
for grading equipment as well as construction office trailer shall be submitted to the Fire
Prevention Bureau for approval.
b. An all-weather surfaced access road to the fuel and construction area shall be installed and Standard
maintained to allow emergency vehicle access.
c. Emergency Vehicle Access roadways shall be designed and installed to support the Standard
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 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 be available on
the site.
116. Requirements and Fees. Applicant/Developer shall comply with all Zone 7, Issuance of
Alameda County Flood Control and Water Conservation District- PW Building
Zone 7 Flood Control requirements and applicable fees. Permits
117. Wells. Any water wells, cathodic protection wells or exploratory Zone 7, Issuance of
borings shown on the map that are known to exist, are proposed or are PW Grading
located during field operations without a documented intent of future Permits
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.
118. Permits. If required, Applicant/Developer shall obtain permits from PW, CO, Issuance of
Alameda County, Zone 7 (Zone 7), and California Department of Fish Zone 7 Building
& Game to discharge/construct drainage improvements within Permit or as
creek/intermittent stream areas, stipulated by
Zone 7
119. Zone 7 Drainage Fees. This project is subject to the payment of PW, Zone lssuance of
drainage fees through the City of Dublin to Zone 7. 7 Grading
Permit
120. Salt Mitigation. Recycled water projects must meet any applicable PW, Zone Issuance of
salt mitigation requirements of Zone 7. 7 Occupancy
121. Construction by Applicant/Developer. All in-tract potable and DSR, PW Completion of Standard
recycled water and wastewater pipelines and facilities shall be Improvements
constructed by the Applicant/Developer in accordance with all
DSRSD master plans, standards, specifications and requirements.
122. Responsibilities for Subdivider. Applicant/Developer shall comply DSR, PW Approval of Standard
25
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
with all implementation "responsibilities for subdivider" as outlined in Improvement
Tables 9.l and 9.2 of the "Wastewater Service Matrix of Plans
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"
123. State Regional Water Quality Control Board. The PW Issuance of
Applicant/Developer shall demonstrate to the Director of Public Building
Works that the project development meets the requirements of the Permits
State Regional Water Quality Control Board's "Best Management
Practices" to mitigate storm water pollution.
124. Faithful Performance Bond. A Faithful Performance Bond or PW, ADM Issuance of PW
securities that are 100% of Improvement costs, and a Labor and Grading Standard
Materials Bond or securities that are 50% of Improvement costs, must Permits
be provided prior to issuing any rough grading and/or improvement
permits. Improvement costs will include street, drainage, rough
grading, backfill of utilities, and landscaping costs to the satisfaction
of the Director of Public Works.
125. Release of Labor and Materials Bond. Labor and materials bond PW, ADM Completion of Standard
will be released after City's acceptance of improvements. The Improvements
Performance bond will be released one year after acceptance of
improvements and after all defects have been repaired. The
Applicant/Developer, with the approval of the 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
:t: 0.1 feet in elevation of those shown on approved plans.
126. Defend, Indemnify, and Hold Harmless. Applicant/Developer, and PL, ADM Through Standard
any parties or individuals granted rights-of-entry by completion of
Applicant/Developer, shall defend, indemnify, and hold harmless the Improvements
and Occupancy
City of Dublin and its agents, officers, and employees from any claim, of the Last
action, or proceeding against the City of Dublin or its agents, officers, Building
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.
26
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
127. Phased Occupancy Plan. If occupancy of each subdivision is PL, B Prior to
requested to occur in phases, then all physical improvements within Occupancy for
each phase shall be required to be completed prior to occupancy of any affected
any buildings within that phase except for items specifically excluded building
in an approved Phased Occupancy Plan, or minor hand work items,
approved by the Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of Community
Development, and Public Works for review and approval a minimum
of 45 days prior to the request for occupancy of any building covered
by said Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the subdivision
approval. No individual building shall be occupied until thc adjoining
area is finished, safe, accessible, provided with all reasonably
expected services and amenities, and separated from remaining
additional construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may bc
deferred due to inclement weather with the posting of a bond for the
value of the deferred landscaping and associated improvements.
128. Eagle Mitigation Program. In addition to the requirements for Eagle PL Prior to
Mitigation as referenced in the existing Eastern Dublin Specific Plan issuance of
Environmental Impact Report Mitigation Monitoring Program, the grading
project developer shall fund the design and implementation of a permit in
the area in
Golden Eagle Mitigation Program to be developed by the City under question.
the direction of W. Granger Hunt. At a minimum, the program shall
include:
a. placement and construction of artificial nest structures on
adjacent site(s), outside of the nesting season, to allow for
alternative nesting places for Golden Eagles, in accordance
with a plan prepared by W. Grainger Hunt;
b. buffers and setbacks from current active nest(s) during the
nesting season in accordance with the parameters established
in Mitigation Measure 3.7/23.0 and 24.0 contained in the
Eastern Dublin Specific Plan EIR addendum dated August 23,
1994;
c. planting of native trees near the artificial nest sites for
screening purposes;
d. on-going monitoring to ensure the success of the Mitigation
Program;
e. a timeline for implementation of the program.
The Golden Eagle Mitigation Program shall be approved by the
Community Development Director prior to initiation of grading
activities within the viewshed of the existing nest if the developer
proposes grading between February I and July 1.
129. Prehistoric or Historic Artifacts. Should any prehistoric or historic PL, PW, B Final
artifacts be exposed during excavation and construction operations, Inspection of
the Department of Community Development shall be notified and Grading
27
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior
work shall cease immediately until an archaeologist, who is certified
by the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation measures,
if deemed necessary, prior to resuming ground breaking construction
activities. Standardized procedures for evaluating accidental finds
and discovery of human remains shall be followed as prescribed in
Sections 15064.5 and 15126.4 of the California Environmental
Quality Act Guidelines.
130. Construction Impact Reduction Plan. Applicant/Developer shall PL, PW Issuance of
submit a Construction Impact Reduction Plan. Said Plan shall include Grading
those items addressed as a concern in the EIR, in particular, Permit
Mitigation Measures 3.11/1 through 3.11/4 and 3.11/7.
131. Hazardous Materials Report. Copies of the Hazardous Materials PW, PL Issuance of Standard
report (for each SWPPP phase) shall be submitted and any materials Grading
identified shall be removed or adequately contained. Permit (for
each phase)
132. Applicant/Developer shall ensure that stationary source emissions PL Issuance of
associated with project development are minimized. The requirements Grading
of Mitigation Measure 3.11/12.0 of the Eastern Dublin EIR shall be Permit
accomplished by preparation of a written program to the satisfaction
of the Director of Community Development.
133. Rodenticides and Herbicides. The use ofrodenticides and PL lssuance of
herbicides within the project area shall be performed in cooperation Grading Permit
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.
134. Kit Foxes. Should any Kit Foxes be discovered on the site either PL, PW Issuance of
during the Preconstruction Survey or during project construction, the Grading Permit
Applicant/Developer shall be responsible for complying with the Kit
Fox Protection Plan.
135. Construction Noise Management Program. Applicant/Developer PL lssuance of
shall prepare and submit a Construction Noise Management Program, : Grading Permit
to the satisfaction of the Director of Community 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.
136. Construction and Grading Operations. Construction and grading PW Ongoing
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.
137.. The applicant shall comply with all applicable action programs and PL Ongoing
mitigation measures of the Eastern Dublin General Plan Amendment/
Specific Plan and companion Final Environmental Impact Report
(FEIR), respectively, that have not been made specific conditions of
approval of this PD Rezone.
28
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
138. Solid Waste Management. Applicant/Developer shall comply with ADM On-going
the City's solid waste management and recycling requirements.
139. Construction by Applicant/Developer. All in-tract potable and DSR, PW Completion of Standard
recycled water and wastewater pipelines and facilities shall be Improvements
constructed by the Applicant/Developer in accordance with all
DSRSD master plans, standards, specifications and requirements.
140. Temporary Fencing. Temporary fencing shall be installed along PL, PW, Issuance of
property lines throughout the construction process, or around B Grading Permit
perimeter of a particular construction phase, upon review and
approval of Public Works Director.
141. Conditions of Approval. In submitting subsequent plans for review PW At Plan
and approval, Applicant/Developer shall submit six (6) sets of plans to Submittal
the Engineering 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.
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA 99-060 establishes the design concepts and regulations for the project.
Development pursuant to this Site Development Review generally shall conform to the approved plans and documents
available and on file in the Department of Community Development.
142. Standard Conditions. The project shall comply with the City of I PL, B I Through Standard
Dublin Site Development Review Standard Conditions (Attachment 3). I I Completion
143. Term. Approval of the Site Development Review shall be valid for I PL I Approval of Standard
one year from approval by the Planning Commission. If construction I I Improvement
ha no Plans
s t commenced by that time, this approval shall be null and void. I [
The approval period for Site Development Review may be extended I I
six (6) additional months by the Director of Community Development [
upon determination that the Conditions of Approval remain adequate
to assure that the findings of approval will continue to be met. /
(Applicant/Developer must submit a written request for the extension /
prior to the expiration date of the Site Development Review.) ~ /
144. Revocation. The SDR will be revocable for cause in accordance with / PL I On-going Municipal
Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of / I Code
the terms or conditions of this approval shall be subject to citation. ~
29
Colors and Materials Board. Applicant shall submit a revised
colors and materials board subject to approval of the Director of
Community Development to reflect any changes made during project
review.
PL
Issuance of
Building
Permits
Standard
Street Names. Street names shall not duplicate any names already
being used in other segments of the City. Street names shall be subject
to approval of the Director of Community Development and the
Dublin Police Service.
PL, PO
Approval of
Final Map
Standard
Building Permits. To apply for building permits,
Applicant/Developer shall submit twelve (12) sets of construction
plans to the Building Department for plan check. Each set of plans
shall have attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction plans will
not be accepted without the annotated resolutions attached to each set
of plans. Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies prior to the issuance
of bldg. perm its.
Air Conditioning Units. Air conditioning units and ventilation ducts
shall be screened from public view with materials compatible to the
main building and shall not be roof mounted. Units shall be
permanently installed on concrete pads or other non-movable
materials to be approved by the Building Official and Director of
Community Development. Air conditioning units shall be located in
accordance with the PD text.
Refuse Collection Areas. The refuse collection areas within the
project shall be reviewed by the refuse collection service provider to
ensure that adequate space is provided to accommodate collection and
sorting of petrucible solid waste as well as source-separated
recyclable materials generated by the residents of the project.
B
Issuance of
Building
Permits
Standard
B, PL
Occupancy of PL
Unit
PL
Approval of
Improvement
Plans
279
MM Matrix
Wall and Fence Heights. All wall and 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 and
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.
Level area on both sides offence. 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.
~sCAPING
Final Landscaping and Irrigation Plan. Applicant/Developer shall
submit a Final Landscaping and Irrigation Plan, conforming to the
requirements of Section 8.72.030 of the Zoning Ordinance (unless
otherwise required by this Resolution) for review and approval of all
plant varieties and spacing, by the Director of Public Works and the
Director of Community Development.
PL, PW
PW, PL
PL, PW
Approval of
Improvement
Plans/
Issuance of
Building
Permits
Issuance of
Grading
Permits
Improvement
Plans/
Issuance of
Building
Permits
PL
Standard
Prior Comments. Location, number, and species of all landscaping
materials shown on the above-referenced Plan shall be subject to the
PL, PW
Approval of Standard
Improvement
30
review and approval of the City's Planning and Public Works
Departments in accordance with the applicant's submittal and other
herein conditions.
Fire-Resistant and/or Drought Tolerant Plant Varieties. The Final
Landscaping and Irrigation Plan referenced above shall include fire-
resistant and/or drought tolerant plant varieties in the plant palette.
Lighting, Utilities, Drainage. Final landscape plans shall show
location of all pedestrian lighting, utilities, drainage ditches,
underdrains at bottom of slopes, and cone of vision on. Add note to
plans addressing planting trees within the public service easements
and avoiding conflict with utilities.
Lighting. Lighting in landscaped areas throughout project shall be
subject to review and approval of City's Landscape Architect,
Planning, and Public Works Departments, in consideration of IES
standards for lighting in public/community areas.
Slope Transitions. Adequate slope areas shall be provided in all
landscaped areas between streets/roadways/curbs and fences to allow
slope transition at top and bottom and adjacent to fences.
Monument Signs. Design of any monument signs not previously
approved by the Director of Community Development shall be
approved by the Director of Community Development to assure
compatibility with design elements of the project and by the Director
of Public Works to assure unobstructed traffic visibility.
Backflow Devices. Backflow devices shall be screened from view by
means of fencing, enclosures, landscaping and/or berms.
Plans/
Issuance of
Building
Permits
PL, PW
Approval of
Improvement
Plans/
Issuance of
Building
Permits
Standard
PL, PW
Approval of
Improvement
Plans/
Issuance of
Building
Permits
Standard
PL, PW
Approval of
Improvement
Plans /
Issuance of
Building
Permits
Standard
PL, PW
Approval of
Improvement
Plans /
Issuance of
Building
Permits
Standard
PL, PW Completion of PL
Improvements
PL Issuance of Standard
Grading
Permits
Standard Plant Material, Irrigation System and Maintenance PL Occupancy of Standard
Agreement. Applicant/Developer shall sign and submit a signed Any Unit
copy of the City of Dublin Standard Plant Material, Irrigation System
and Maintenance Agreement prior to the occupancy of any units.
STEWARDS
161. Health, Design and Safety Standards. Prior to final approval PW, PL Occupancy of Standard
allowing occupancy of any structure, the physical condition of the lot Unit
where the structure is located shall meet minimum health, design, and
safety standards including, but not limited to the following:
a. The streets providing access to the structure shall be complete PL Occupancy of Standard
to allow for safe traffic movements to and from the structure. Unit
b. All traffic striping and control signing on streets providing PW Occupancy of Standard
access to the structure shall be in place. Unit
c. All street name signs on streets providing access to the structure PL Occupancy of Standard
shall be in place. Unit
31
All streetlights on streets providing access to the structure shall
be energized and functioning.
All repairs to the street, curb, gutter, and sidewalk which may
create a hazard shall be completed to the satisfaction of the
Director of Public Works and any non-hazardous repairs shall
be complete and/or bonded for.
The lot shall be finish graded, and final grading inspection shall
have been approved by the Building Department.
All sewer clean-outs, water meter boxes, and other utility boxes
shall be set to grade to the approval of the Director of Public
Works.
The structures shall have received all necessary inspections and
have final approval by the Building Department to allow
occupancy.
All fire hydrants in streets providing access to the structures
shall be operable to City and ACFD standards.
PW Occupancy of Standard
Unit
PW Occupancy of Standard
Unit
B Occupancy of Standard
Unit
PW Occupancy of Standard
Unit
B Occupancy of Standard
Unit
F Occupancy of Standard
Unit
All streets providing access to the structures shall be improved
to an adequate width and manner to allow for fire engine
cimulation to the approval of the Director of Public Works and
ACFD.
PW, F Occupancy of Standard
Unit
All mailbox units shall be at the back of the curb. PL
Occupancy of Standard
Unit
Lighting used after daylight hours shall be adequate to provide
for security needs. (Photometrics and lighting plans for the site
shall be submitted to the Department of Community
Development and Dublin Police Services for review and
approval prior to the issuance of building permits).
PL, PO, B
Occupancy of Standard
Unit
Glare/Reflective Finishes. The use of reflective finishes on building PL Issuance of
exteriors is prohibited. In order to control the effects of glare, Building
reflective glass shall not be used. Permits
i~. Enlrgy c0nS~fi0n. BUiiding Vitals ~hail deni0nstrat; ~i~; Pi~i pw Issuance of
incorporation of energy conservation measures into the design, Building
II construction, and operation of proposed development. Permits
PASSED, APPROVED AND ADOPTED this 25th day of July 2000
AYES:
Cm. Oravetz, Jennings, Johnson, and Musser
NOES:
ABSENT: Cm. Hughes
Community Development Director
Standard
ESDP EIR
MM
3.4/46.0
32
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard conditions unless specifically
exempted by the Community Development Department.
Final building and site development plans shall be reviewed and approved by the Communit~
Development Department stalTprior to the issuance of a building permit. All such plans shall insure:
a. That standard commercial or residential security requirements as established by the Dublin Police
Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto adjacent properties and the light
source is shielded from direct offsite viewing.
e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from
view, and that electrical transformers are either underground or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the
architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface.
That all materials and colors are to be as approved by the Dublin Community Development
Department. Once constructed or installed, all improvements are to be maintained in accordance
with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to
the Dublin Community Development Department for approval.
i. That each parking space designated for compact cars be identified with a pavement marking reading
"Small Car Only" or its equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not detailed on the plans be finished in
a style and in materials in harmony with the exterior of the building.
That all other public agencies that require review of the project be supplied with copies of the final
building and site plans and that compliance be obtained with at least their minimtun Code
requirements.
Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees shall be
reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit.
All such submittals shall insure:
34
a. That plant material is utilized which will be capable of healthy growth within the given range of soil
and climate.
b. That proposed landscape screening is of a height and density so that it provides a positive visual
impact within three years from the time of planting.
That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5
gallons in size.
That a plan for an automatic irrigation system be provided which assures that all plants get adequate
water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be
used.
e. That concrete curbing is to be used at the edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically.
That all cut and fill slopes graded and not constructed on by September 1, of any given year, are
hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing
on that date are hydroseeded in a similar manner.
That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced
during construction and grading operations and no activity is permitted under them that will cause
soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground
cover, all trees, and the irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation, fertilization and week abatement.
Final inspection or occupancy permits will not be granted until all construction and landscaping is
complete in accordance with approved plans and the conditions required by the City.
35
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 833-6630
In order to assist Applicants in the preparation of development plans (Tentative Maps and
Final Maps and Parcel Maps), the City of Dublin has prepared the following list of General
Conditions of Approval that have typically been applied to New Developments. This list should
not be considered alt-inclusive.
This list should be used as a cluide only.
Each application is analyzed separately and only Conditions that apply to a specific application
will be recommended as Conditions of Approval for that application. Additional Conditions
may be imposed as deemed necessary by the City. Pdor to the actual preparation of the
development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, submittal
requirements and processing procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, dudng construction, amhaeological materials are encountered, construction withi'n 100
feet of these materials, shall be halted until a professional Archaeologist who is certified
by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities ~y ~h~ City:
a)
All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be-installed.
EXHIBIT
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Rev: 7/18/00 ~:fo rm..s\=~-v~dav==as
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the
'landscape and soil erosion and sedimentation control plans shall be submitted to
the Director of Public Works/City Engineer.
d)
Photo mylar and , if available, AutoCAD electronic copies, of the improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation
Maps, if any, which are tied to the City's existing mapping coordinates including all
as-built plans prepared by a registered Civil Engineer.
e) A complete record, including location and elevation of ali field density tests, and a
summary of all field and laboratory tests.
f)
A o_clarat~on by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submi~a!s, the
performance security may be replaced with a maintenance bond that is 25% of the value
of the performance security. The maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK;
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground
line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at
the toe of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other tot or adjoining property prior to
being deposited to an approved drainage system.
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 laterais
conne¢ing inlets to main drain line.
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Rev: 7/18/00 ~:forms\dsv'~devo0as
10.
11.
12.
Under-sidewalk drains (curb drains) shall be installed on both sides of ddveway
approaches.
Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 100-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
14.
15.
16.
17.
18.
19.
20.
21.
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
1 O0 year
Ail streets shall be designed sc that the 15-year storm is contained within the gu~er 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.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
Drainage in all concrete ditches shall be picked up and directed to the bosom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filied.
All subdrains shall tie into storm drain catch basins or manholes at the dowp, stream end
of the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-d~sacs are not allowed without prior written approval of the Director of
Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain
-3-
Rev: 7/18/00 B:f~,,T~S\dev,~devc~as
overflow corridor to an approved drainage facilities. This corridor shall be design to
prevent flooding of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established dra nage channels.
27.
The developer shall comply with Alameda County Flood Control District requirements. If
there is a conflict between City and County Flood Control requirements the Director of
Public Works/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust as conditions warrant or as
directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any
building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site
cleanup and control of construction debris shall also be addressed in the SV'v'PPP. The
developer is responsible for complying with the SVVPPP. Failure to dc so will result in the
issuance of correction notices, citations or a project stop work order. For proiects
disturbing tess than five (5) acres an erosion control plan shall be submi':ted with the
grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board. A
copy of the SWPPP shall be kept at the construction site at all times.
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Rev: 7/18/00
31.
32.
33.
34.
35.
36.
37.
39.
Between October 1 and Apdl 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
.not draining to a desilting basin, at a minimum, shall be seeded then covered with a
100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at
each bench and along the toe of slope. The developer shall be responsible for providing
any addition slope protection which may be needed to prevent silting of natural water
courses and storm drainage facilities.
Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
Gather all construction debris on daily and place them in a covered dumpster or other
container which is emptied or removed on a weekly basis. A secondary containment
berm shall be constructed around the dumpster. When appropriate, use tarps on the
ground to collect fallen debds or splatters that could contribute to storm water pollution.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid
ddving vehicles off paved areas.
Broom sweep the sidewalk and public street pavement adjoining the project site on a
daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1) stad of the rainy season (October 15)
2) s~e dewatedng activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
Create a contained and covered area on the site for the storage of bags of cement,
paints, flammable, oils, fertilizers, pesticides or any other materials used on the projeot
site that have the potential for being discharged to the storm drain system. Neve~ dean
machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or
stream. See "Building Maintenance/Remodeling* flyer for more information.
Concrete/gunite supply trucks or concrete/piasters or similar finishing operatiens shall no;
discharge wash water into street gutters or drains.
Minimize the removal of natural vegetation or ground cover from the site in order to
reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall
be stabilized as soon as possible after completion of grading. No site grading shall occur
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Rev: 7/18100 g:fD rm.s~dev\devcoas
between October 15 and April 15 unless detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Deveiopmenf~'~
41.
42.
43.
45.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City Engineer/City Engineer. The project plan shall identify Best
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
47.
The developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
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. Sanitaw
connections are subject to the review, approval, and conditions of the Dublin-San Ramon
Services District (DSRSD).
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs should be implemented to prevent potential storm water pollution. Imolement
appropriate BMPs such as, but not limited to, a regular program of sweeping, li~e~ control
and spill clean-up.
All metal roofs and roof mounted equipment (including galvanized), shall be ~.oated with
rust- nhibifive 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 -connections
are subject to the review, approval, and conditions of the DSRSD.
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Rev: 7/18/00 ~9. ,"ms\dev\devcoas
48.
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/City EngineedCity
Engineer.
49.
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.
50.
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.
51.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, 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/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
52.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should
drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer.
Employees must be instructed and signs posted indicating that all washing activities be
conducted in this area. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
Vehicle/Eouioment Washers: No vehicle or equipment washing activity associated with
this facility shall discharge to the storm drain system. Wash areas should ~e iimited to
areas that drain to the sanitary sewer collection system, or the wash water oollected for
ultimate disposal to the sanitary sewer. This wash area must be covered a,~d designe~
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, ap2roval 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 Dump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on;' to, or runoff
-7-
Rev: 7/18/00 ~:fo.~ms\dev\devc~a$
from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts
must be routed to prevent drainage flow through the fuel dispensing area. The facility
must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely.
Dispensing equipment must be inspected routinely for proper functioning and leak
prevention.
56. All on-site storm 'drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site storm drains must be cleaned at least twice a year; once immediately prior to
the rainy season (October 15) and once in January. Additional cleaning may be required
by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
59.
61.
62.
63.
64.
The project plans shall include storm water pollution prevention measures (SWPPP) for
the operation and maintenance of the project subject to the review of the Director of
Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
The SVVPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and implement
such measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
Alt 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; n2 other area
shall drain onto this area. Drains in any wash or recycling area shall not dis.charge to the
storm drain system. Drains should connect to the sanitary sewer. Sanita?' connections
are subject to the review, approval and conditions of the DSRSD.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
-8-
Rev;. 7/18/00 _c:f~ rm.s~dev\¢evcoas
requirements. If no common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm
water measures and the maintenance of all private streets, private utilities, and other
common areas and facilities on the site, including all landscaping. Landscaping shall be
designed with efficient irrigation to reduce runoff and promote surface filtration and
minimize the use of fertilizers and pesticides which can contribute to urban runoff
pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
87. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
69. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. All public sidewalks must be within City right-of-way or in a pedestrian easement except
as specifically approved by the Director of Public Works/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
71.
Ail of the plans, including Improvement and Grading Plans, and subdivision maps, must
be designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer
must sign the grading plans. The soils engineer or his technical representative must be
present at all times during grading. All engineering plans must be designed and signed
by a Registered Civil Engineer. Plans are subject to the review and approval of the
Director of Public Works, and after his approval, original mylars or photo mylars with
three sets of blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of the road shall
be subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project sc~i!s engineer
and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall
be graded so that there is both horizontal and vertical slope variation where visible from
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Rev: 7/18100
g:forms\dev\dev¢oas
public areas and the top and bottom of slopes shall be rounded in order to create or
maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level~ Commercial
buildings shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
76.
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 developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City Engineer/City Engineer.
79.
The soils report for the project shall include recommendations 1) for foundations, decks,
and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks
for structures from top and toes of slopes. Additionally, the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage, erosion,
settlement and seismic activity.
80. The Contractor shall be responsible for acquiring permits required by other agencies.
(Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer,
contractor, etc.) must meet and follow all of the City's requirements and poh~l~,
including the Urban Runoff Program and Water Efr3cient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacea:
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
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Rev: 7/18/00
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing); and a drainage, water
quality, and erosion and sedimentation contrOl plan, for the post-construction period, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/City Engineer. Said plans shall include
detailed design, location, and maintenance criteria, of all erosion and sediment control
measures. The plans shall provide, to the maximum extent practicable, that no increase
in sediment or pollutants from the site will occur. The post-construction plan shall provide
for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. The construction grading/erosion control plan shall be implemented
in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the subdivision improvements by the City Council
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved odginal mylars or photo
mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of
Dublin Public Works Department. Upon completion of construction, the City's mylar shall
be modified to an "as-built" plan (mylar) prepared by a Registered CMl Engineer. A
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommend-orions contained in the soils report shall
be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easeme,~t" or 'Pr'vate
Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
88.
A current title report and copies of the recorded deed of alt parties having a,qv
titIe interest in the property to be divided, copies of the deeds and the FJnaJ/~.~rceJ
for adjoining properties and easements shall be submitted at the time of the submittal'of
the final subdivision maps.
89. Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to
-11 -
Rev;. 7/18/00
approval of the Final/Parcel Map. These easements shall allow for vehicular and utility
service access.
90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centedine of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City
in a form acceptable to the Director of Public Works/City EngineedCity Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authoriw in
accordance with the standards in effect at the time of development. A raised blue
reflectodzed traffic marker shall be epoxied to the center of the paved street opposite
each hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and appuF[enances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of
Public Works/City Engineer/City Engineer and Dubiin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire .~,uthority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way, improvements shall be made, by th=~ applicant.
along all streets within the development and as required off-site includin.~ _~ur~,
sidewalk, paving, drainage, and work on the existing paving, if necessary, from
structural or grade continuity standpoint.
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FUTUR~E cONFORMANCF:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval.
The improvements and design shall include street locations, grades, alignments, and
widths, the design of storm drainage facilities inside and outside the Subdivision, grading
of lots, the boundaries of the Tract, and shall show compliance with City standards for
roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
100. Prior to final prepa, ration of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to properly
- lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. All public and pdvate utilities shall be
undergrounded.
101.
Grading shall be done under the continuous insoection of the Project Soils Engineer.
Grading shall be completed in compliance witt~ the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the Director of Public Works/City Engineer/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and s~ecifications.
Inspections that will satisfy final subdivision map requirements shall be arrar~ged with the
Director of Public Works/City Engineer/City Engineer.
102.
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 City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
103. Any grading, stockpiling, storing of equipment or material on adjacent properties wilt
require written approval of those property owners affected. Copies of the rig hts-of-entry
shall be furnished to the Director of Public Works/City Engineer/City-Engineer prior to the
start of work.
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B:fo,-ms\dev\devs~,as
104. Street grades shall be designed and built in accordance with the General Plan, unless
otherWise approved by the Director of Public Works/City Engineer/City Engineer.
105. The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
106. Where soil or geologic conditions encountered in grading .operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approved by the Director of Public
Works/City Engineer/City Engineer. It shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
107.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of improvementJgrading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, the Applicant shall submit details as to how it wiI[ be
done and routes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
110. Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject
to review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegeta~ion
techniques shall be employed to ensure the success of the revegetation. =__×amples of
enhancements to the revegetation plan include irrigating the young plants, placing top
soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow
root penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
112.
All landslides which effect any structures or roads or other improveme,qts shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The administration of
the GHAD is to be determined at the Final Map stage.
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Rev: 7/18/00 ~:f s ,'Tns\dev\¢evcsas
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private properly.
114. The project civil engineer shall cer[ify that the finished graded building pads are within ±
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes
on Improvement Pians" and "City of Dublin Improvement Plan Review Check List."
117. A11 improvements within the public right-of-way, including curb,
driveways, paving, and utilities, must be constructed prior to
accordance with approved City Standards and/or Plans.
gutte?, sidewalks,
occupancy and in
118. The AppJicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119. Complete improvement plans, specifications, and calculations shall be submi~ed to. and
be approved by, the Director of Public Works/City Engineer/City Engineer and Other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that re[ate to the
proposed improvements.
120. The developer shall have their engineer provide the City AutoCAD electronic copies of
the improvement, Grading and Storm Drain plans along with the Final Map which is tied
to the City's existing mapping coordinates if available.
121. The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Comolete
improvement plans, specifications and calculations shall be submitted to, and approved
by, the Director of Public Works/City Engineer/City Engineer and other affected agencies
having jurisdiction over public improvements prior to execution of the im:rovament
Agreement. Improvement plans shall show the existing and proposed imp'rovements
along the adjacent public street and property that relate to the proposed improvements.
122. All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to, and be approved by, the City and affected
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agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including omamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements, shall
be the responsibility of the developer during construction stages and until final
improvements are accepted by the City Council and the securities are released (one year
after improvements are accepted). Thereafter, maintenance shall be the responsibility of
a homeowners' association or individual property owners, in accordance with the project
CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements ~s determined
by the Director of Public Works/City Engineer/City Engineer.
127. The developer shall defend, indemnify, and hold harmless the City of Dubiin 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 a,qnui, ap
approval of the City of Dublin or its advisory agency, appeal board, or iegisietive body
concerning a subdivision, which action is brought within the time period provided for in
Section 66499.37 of the Government Code of the State of California. The City of Dublin
shall promptly notify the developer of any claim, action, or proceedings.
128. In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans
will not be accepted without the annotated conditions attached to each set of plans. 'The
Applicant will be responsible for obtaining the approval of all participsti.~2 non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work perform_d within their
right-of-way or impacting their facilities.
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Rev: 7/18/00 _~:fo rms\dev\devcoas
130. An encroachment permit shall be secured from the Director of Public works/city
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131. The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show
proof of it to the City of Dublin, Department of Public Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in the
field. After the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the Director of Public
Works/City Engineer/City Engineer.
NOISE:
133. Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works ofrqcials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall
be provided prior to issuance of building permits or prior to recordation of the Final Map
or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Pubiic
Works/City Engineer. The' Developer's soils engineer shall determine --- preiimi~a~,
structural design .of the road bed. After rough grading has been co..,m~ieted, the
developer shall have soil tests performed to determine the final design of th~ road bed.
In lieu of these soil tests, the road may be designed and constructed based on an R-
value of 5.
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STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141.The Developer shall furnish and install street name' signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City. The
developer shall furnish and install traffic safety signs in accordance with the standards of
the City of Dublin.
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, including tree varieties and
locations, approved by the Planning Director and Director of Public Works. Trees planted
within, or adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143.
144.
145.
The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee
will provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
All new traflqc signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. in additi3n,
conduits with pull ropes shall be installed along the project frontage to accommodate
future extension of the interconnect system. The extent of this work shall be determined
by the Director of Public Works/City Engineer/City Engineer.
Multi-family and non-residential facilities shall provide bike racks, in addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
Rev: 7/18/00
146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
tot in accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements and sized to meet utility company
standards. All utilities to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director
cf Public Works/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to each
of the dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the
developer and at no expense to the City.
WATER.:
151. Water facilities must be connected to the DSRSD system, and must be instalIed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and will be
subject to field inspection by the District.
152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with appticabie c~roundwater
protection ordinances. For additional information contact Flood control, Zone~.
153. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Effic'ent Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use fo~,~,~.~¢.3~,%: '~ ' ~
in accordance with DSRSD and to the satisfaction of the Public Work Direc. to~.
155. Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
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Rev: 7/18/00 ~:fer'm$\dev~devcuas
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions
of Approval.
~':Von'7~s~dev~oaf~97. doc
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