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HomeMy WebLinkAboutPCReso00-39 PA99-060 Dublin Ranch A-3 VTMap/SDR RESOLUTION NO. 00 - 39 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH AREA A (Tract No. 7138 - Neighborhood A-3) PA 99-060 WHEREAS, James Tong, on behalf of Jennifer Lin, have requested approval of a Vesting Tentative Map and Site Development Review, to subdivide 15.0_+ acm parcel and develop a residential subdivision with 84 lots, in the Eastern Dublin Specific Plan area, and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, an initial study was prepared for this project which did not identify any new impacts that were not addressed in the Program Environmental Impact Report prepared for the Eastern Dublin Specific Plan and, therefore, the Planning Commission finds that the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and further finds that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the 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 Vesting Tentative Map and Site Development Review, subject to conditions; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map: 1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Single Family Residential development and Open Space. 3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. 4. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD. School capacity for the residents of this project will be provided pursuant to the school facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin Unified School District, as required by the Eastern Dublin Specific Plan/EIR. BE IT FURTHER RESOLVED THAT TIlE Dublin Planning Commission does hereby approve the Vesting Tentative Map, Tract 7138, and Site Development Review for Neighborhood A-3 of Dublin Ranch Area A, 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 subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development Department, [DSRI Dublin San Ramon Services District, iF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL| Planning division of the Community Development Department, [PO] Police, [PW1 Public Works Department. VESTING TENTATIVE MAP GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard shall comply with the Conditions of Approval for the Improvement Master Vesting Tentative Map for Dublin Ranch Area A Plans through (Tract No. 7135) PA-99-060. In the event of a conflict completion between the Master Conditions of Approval and these Conditions, these conditions shall prevail. 2. Standard Public Works Criteria. Applicant/Developer PW Approval of Standard shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria (Attachment A). lntheevent of a Plans through conflict between the Public Works Criteria and these completion Conditions, these conditions shall prevail. 3. Approval of Vesting Tentative Map. Approval of the PL Approval of Standard Vesting Tentative Subdivision Map for Tract No. 7138 - Improvement Neighborhood A3 is conditioned upon the requirement that Plans through the development be consistent with the approved Planned completion Development (PD), including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(l). 4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Standard action programs and mitigation measures of the Eastern Improvement Dublin General Plan Amendment/Specific Plan and Plans through companion Final Environmental Impact Report (EIR) that completion have not been made specific Conditions of Approval. 5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, 31-33, 47, 266 effect at the time of building permit issuance, including, but but no later than MM Matrix not limited to, Planning fees, Building fees, Dublin San Issuance of Ramon Services District fees, Public Facilities fees, Dublin Building Permits Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District i (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 6. Site Development Review. Applicant/Developer shall Prior to Issuance submit to the Director of Community Development and/or of Building Planning Commission for review and approval, Permits architectural drawings and details, plot plans, and other materials as may be required for Site Development Review (SDR) in accordance with the City of Dublin Zoning Ordinance. 7. Required Permits. Applicant/Developer shall obtain all Various Various times, PW necessary permits required by other agencies (Alameda but no later than County Flood Control District Zone 7, California Issuance of Department of Fish and Game, Army Corps of Engineers, Building Permits State Water Quality Control Board, Etc...) and shall submit copies of the permits to the Department of Public Works. 8. Building Codes and Ordinances. All project construction B Through Standard shall conform to all building codes and ordinances in effect Completion at the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance adopted Building Permits September 1997, the City of Dublin General Plan, and all applicable Specific Plans. 3 10. Conditions of Approval. in submitting subsequent plans B Issuance of PW Standard for review and approval, each set of plans shall have Building Pern~its. attached an annotated copy of these Conditions of Approval and the Standard Public Works Criteria. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Criteria will be complied with. Construction plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 1 l. Infrastructure. The location and siting of project specific PL, PW Approval of 39, 40 wastewater, storm drain, mcycled water, and potable water Improvement MM Matrix system infrastructure shall be consistent with the resource Plans I management policies of the Eastern Dublin Specific Plan. 12. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104, 105, , comply with the City's solid waste management and 279 ~ recycling requirements. MM Matrix 13. Refuse Collection. The refuse collection service provider PL Occupancy of 279 shall be consulted to ensure that adequate space is provided Any Building MM Matrix to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 14. Utility Providers. Applicant/Developer shall provide PL, PW Approval of Final Standard documentation from utility providers that electric, gas, and Map telephone service can be provided to the subdivision. 15. Waiver of Right to Protest. ApplicanffDeveloper waives PL, ADM Occupancy of 17 any right to protest the inclusion of the property or any Any Building MM Matrix portion of it in a Landscape and Lighting Assessment District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 16. Water Quality Program. A water quality program shall PL, PW Approval of Final ESDP EIR be submitted with each development application, Map MM 3.5/51.0 demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects from discharged pollutants from surface runoff into creeks and detention facilities. 17. Water Quality Requirements. All development shall PL, PW Approval of Final ESDP EIR meet the water quality requirements of the City of Dublin's Map MM 3.5/54.0 NPDES permit and the Alameda County Urban Runoff & 55.0 Clean Water Program DEDICATIONS AND IMPROVEMENTS Dedications. Applicant/Developer shall dedicate 8' wide Public Service Easements adjacent to the right of way on both sides of all streets except at those side-on conditions where a 5' PSE is shown on the Vesting Tentative Tract Map. Public Service Easement Dedication. Applicant/Developer shall dedicate a Public Service Easement to the City of Dublin across Parcel "C' of Tract No. 713 8. The easement shall accommodate water improvements and shall be approved by the Director of Public Works and Dublin San Ramon Services District. Abandonment of Easements and Right of Ways. Applicant/Developer or currant landowner shall obtain an abandonment from all applicable public agencies of existing easements and right of ways not to be continued in use. Overland Release. The Applicant/Developer shall dedicate and improve a Public Service Easement to the City of Dublin across Lot 28 of Tract 7138 for underground and surface storm drain facilities in accordance with sheet 9 of "Supplemental Information" contained in the SDPdVTM submittal package provided for this project and approved as a part of this application. Notification of this easement and its limitations shall be provided to the potential homeowner at the time of sale and noted on the deed and legal description for this property. The language for said easement shall be reviewed and approved by the Director of Public Works prior to the issuance of building permits for this lot. Location of Improvements/Configuration of Right of Way. All public sidewalks, handicap ramps, or other street improvements in the curb return area shall be located within the public right of way. The location of improvements and configuration of right of way shall be approved by the Director of Public Works prior to construction. and Dedication of Eaglebrook Circle. Applicant/Developer shall dedicate to the City of Dublin and improve the road labeled as Eaglebrook Circle (or alternatively approved street names) for public street purposes (46' wide right of way) and shall improve the streets to a width of 36' curb to curb, as shown on the Vesting Tentative Map for Tract No. 7138 - Neighborhood A3, dated December 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. PW PW, DSR PW PW PW Approval of Final Map Approval of Final Map Approval of Final Map Approval of Improvement Plans Recordation of Final Map and Approval of Improvement Plans Standard PW PW PW PW Improvement and Dedication of Blairmore Place, PW Recordation of PW Locust Hill Court (cul-de-sac). Applicant/Developer Final Map and 5 shall dedicate to the City of Dublin and improve the roads Approval of labeled as Blairmore Place, Locust Hill Court (or Improvement alternatively approved street names) for public street Plans purposes (44' wide straight right of way and 47' cul-de-sac bulb radii) and shall improve the streets to a width of 34' curb to curb and 42' curb radii, as shown on the Vesting Tentative Map for Tract No. 7138 - Neighborhood A3, dated December 1999 and revised June 2000. A 5' wide sidewalk shall be constructed on both sides of the streets. 25. [Offsitellmprovement of Signal Hill Drive. If not PW Occupancy of PW previously constructed by another Developer, the any building or Applicant/Developer shall improve Signal Hill Drive and a when deemed portion of Sugarhill Circle connecting to Bent Tree Drive necessary by the and Bent Tree Drive to Fallon Road to two lanes of Director of Public Works pavement as specified on sheet 1 of the Master Vesting Tentative Tract Map 7135, and as specified by the Director of Public Works.s 26. [Offsite]T.I.F. Improvement of Fallon Road. PW As Specified in PW Applicant/Developer shall improve Fallon Road and the Development construct four travel lanes (2 northbound and 2 Agreement or southbound) median landscaping and landscaping along when deemed necessary by the project frontage from intersection of Antone Way to the Director of north curb return of Golf Course Maintenance Drive in Public Works accordance with the precise plans approved on pages 26, 27 I and 28 of the "Supplemental Information" of the SDR/VTM book prepared by MacKay and Somps dated December 1999 and revised June 2000 and to the satisfaction of the Director of Public Works. The goal of the overall improvement plan is to construct all TIF improvements needed for capacity and access to Dublin Ranch Area A while maximizing conformance to the ultimate improvements and minimizing interim, "throw-away" improvements. The Director of Public Works shall review and approve all street geometrics of the interim improvements. Applicant/Developer shall be responsible for constructing and/or funding improvements as allocated under the terms of an agreement among the above parties for improvement of the road. Applicant/Developer shall receive TIF credit for all TIF improvements constructed in the ultimate alignment. Applicant/Developer shall be responsible for the construction of the offsite TIF improvements conditioned under Tract No. 7135. 27. [Offsite]Tract No. 7135 Improvements. PW Occupancy of Tentative Map Applicant/Developer shall complete ail proposed any building for Tract 7138 improvements included with the Tract No. 7135 subdivision improvements with the last subdivision (A-2, A-3, A-4 or A-5) that have not yet been completed and approved by the Director of Public Works, except those listed in previous conditions of approval. Any and all outstanding improvements shall be constructed as conditioned with Tract No. 7135 and shall be to the satisfaction of the Director of Public Works. 28. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the Director of Public Works Plans and only at major project entrances as specifically shown on the plans approved herein. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 29. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17 installed in public streets, a Decorative Paving Plan shall be Improvement MM Matrix prepared to the satisfaction of the Director of Public Works. Plans Pre-formed traffic signal loops shall be used under the decorative paving, and sleeves shall be used under decorative pavement to accommodate future utility conditions. Where possible, irrigation laterals shall not be ~laced under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 30. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard conform to those approved with improvement plans for Improvement Tract No. 6925, Dublin Ranch Phase I, except the poles Plans shall be metal with a decorative base. A street lighting plan, which demonstrates compliance with this condition, shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. 31. Retaining Walls. Fences, which are proposed on top of PL Approval of PL any retaining walls that are greater than 30" high shall be, Improvement offset a minimum of l' to provide planting areas. Plans 32. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL designed in combination with an earth berm to create the Improvement appearance of a maximum 6' high wall as viewed from Plans Fallon Road if applicable. 33. Private Recreation Facility. If not previously dedicated PW As Specified in Standard with the first building permit of the second subdivision (A- the Development 2, A-3, A-4 or A-5) Applicant/Developer shall dedicate to Agreement the Community Homeowners Association and shall complete the Private Recreation Facility within Pamel C-1 of Tract No. 7135 to the satisfaction of the Director of Public Works. 34. Private Recreation Facility Parking. PL Submit prior to Standard Applicant/Developer shall provide a grading and Approval of improvement plans for the Private Recreation Facility that Improvement includes the preliminary site grading and "site work" Plans/Approval and/or "infrastructure" improvements. The plan shall be of detailed Improvement required to be submitted with the improvement plans for Plans prior to the first subdivision (A-2, A-3, A-4, and A-5) and shall be construction of subject to review and approval by the Director of Public Private Works and Director of Community Development. The Recreation : proposed parking for the Private Recreation Facility shall Facility not conflict with the proposed driveway entrances and shall provide for adequate circulation. All parking spaces shall be set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. 35. [Offsite]Sidewalk along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and construct a 6' wide Any Building sidewalk located 10' behind the back of curb along the westerly frontage of Signal Hill Drive between the southerly subdivision boundary of Tract No. 7137 and Sugar Hill Drive, including handicap ramps where necessary, to the satisfaction of the Director of Public Works. 36. ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard ramps shall comply with all current State ADA Improvements requirements and City of Dublin Standards. 37. Open Space and Improvements. The Open Space Parcels PL, PW Approval of Final PW A, B, and C of Tract No. 7138 shalI be dedicated to the Map and Community Homeowners Association. Bank stabilization Improvement shall be required to be installed within the corridors if Plans needed, as determined by the Director of Public Works. 38. Public Access and Trailways Dedications for Parcel A. PW, F Approval of Final Applicant/Developer shall construct a public sidewalk from Map Eaglebrook Circle to Castle Pines Terrace, which is to be contained within public access Parcel C of Tract No. 7138 to the satisfaction of the Director of Public Works. Applicant/Developer shall construct the sidewalks required by the Dublin Ranch Area A SDR and VTM application within Parcel C with a concrete surface and as shown on sheet 60 of the SDR application prior to occupancy of the adjacent residential units (Lots 9-13). The sidewalk shall be designed to the satisfaction of the Director of Public Works and the Alameda County Fire Department including the requirement ofa 1 foot candle minimum illumination from the bollard lighting. Applicant/Developer shall install the landscape improvements for the public access/trailway parcels concurrently with the adjacent residential parcels. 39. Side Yard Setbacks. Side yard setbacks for homes PL Issuance o£ Planned adjacent to greenbelts, parks, stream corridors and common Building Permits Development open space areas, shall be an average of 10' unless an Standard exception is approved by the Community Development Director. 40. Rear Yard Setbacks. Rear yard setbacks for homes along PL Issuance of PL the western boundary o£the subdivision shall be Building Permits maximized to reduce visual impacts due to their close vicinity to the ridge and shall be subject to review and approval by the Community Development Director. 41. Storm Drainage Easement Dedication. PW Approval of Final PW Applicant/Developer shall dedicate a storm drainage Map easement to the City of Dublin across Lot 28 of Tract No. 7138. The easement shall accommodate storm drainage improvements and potential overland release o£ storm runoff and shall be approved by the Director of Public Works 42. Updated Master Drainage Study. Applicant/Developer PW Submitted PW shall prepare an updated Master Drainage Study (originally Prior to Issuance prepared by MacKay & Somps, dated May 2000. of Finished Grading Permit / Approval Prior to Occupancy of Any Building 43. Storm Drain Improvements. All storm drain PW Approval of PW improvements and mitigation measures identified in the Improvement Master Drainage Study applicable to drainage resulting Plans from Area A residential neighborhoods and/or specified by the Director of Public Works shall become requirements of this subdivision. 44. [Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW drain improvements needed to serve the subdivision, as Any Building shown on Tract No. 7138 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 45. [Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW sewer lines needed to serve the subdivision, as shown on any building Tract No. 7138 improvement plans, shall be constructed and accepted for service as directed by the Director of Public Works. 46. Utilities Phasing. The construction of the utilities shall PW Occupancy of PW conform to the phasing of construction and access shown any building on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works. 47. Joint Utility TrenchesFUndergroundingFUtility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility trenches affected units Utilities (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All I communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall bc underground and located behind thc proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. : Location of these items shall be shown on the Final Landscaping and Irrigation Plan. PUBLIC PARKS 48. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 32~96, Permits including any subsequent resolution, which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks, Land" dedication for the project is 0.40 acres. 49. Golf Course Improvements. If Applicant/Developer PL, PW As specified in Parks and constructs the Golf Course (Parcel "G-3" of Tract No. the Comm. Services 7135), it shall be designed and constructed in accordance Development Dept. with the Golf Course standards as contained in the Agreement Applicant/Developer's SDR submittal package dated June 2000 and the City of Dublin's Development Standards. The design of the Golf Course shall be approved by the City of Dublin Director of Community Development and Director of Public Works. 50. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold hannless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly 10 notif~ving the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings LANDSCAPING 51. [Offsite]Landscape Strip along Signal Hill Drive. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated 10 foot landscape strip between the Building sidewalk and the back of curb along the westerly frontage of Signal Hill Drive between the southerly boundary of Tract No. 7138 and Fallon Road, to the satisfaction of the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 52. Landscape Strip along Eaglebrook Circle. PW Occupancy of PW Applicant/Developer shall design and professionally Adjacent landscape an irrigated landscape strip transitioning from a Building monolithic walk (10' max) between the sidewalk and the back of curb along the frontage of Eaglebrook Circle approaching Signal Hill Drive Intersection to the satisfaction of the Director of Public Works. Landscaping at the southeast end of Tract No. 7138 shall be maintained to such height and density so that it provides screening of the homes in the southwest portion of the development (Lot-33). Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the Community Homeowners Association under the direction and oversight of the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 53. Landscaping and Street Trees. The Applicant/Developer PL, PW Completion of PW shall construct landscaping if not previously constructed Improvements along Golf Course frontage along Eaglebrook Circle, to the Iandscaping installed along Bent Tree Drive with subdivision A-6 from the face of curb to 20 beyond the right-of-way, to include all street trees proposed within the public service easements according to the design and specifications of the SDR/VTM application as shown on sheets 57 of the A-3 application and sheets 14, 49 and 50 of the SDR application, and to the satisfaction of the Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the II Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Community Development. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. 54. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW improvements for open spaces and corridor parcels shall be Any Building installed by ApplicanffDeveloper concurrently with the development of the adjacent residential parcel (i.e.; Parcels A, B and C of Tract No. 7138), unless otherwise specified by the City Manager or the Dublin Ranch Area A Development Agreement. 55. Open Space Management Program. An Open Space PL, PW Program Standard Management Program shall be submitted for approval by approved prior to the Community Development Department. The Approval of Management Program for Open Space areas shall be in Final Map/ addition to the Fire Buffer Zone and shall address noxious CC&R's submitted prior weed control and fire control. Standards to ensure the to Recordation of healthy establishment and survival of all Open Space Final Map and plantings shall be designated in the Open Space approved prior to Management Program and shall be subject to review and Occupancy of approval by the City at Applicant/Developer's expense. Any Residential The program shall include provisions for mowing and Unit removal of cut plant materials, debris, and other miscellaneous trash items. The requirements of this program shall be included in the Community Homeowners Association CC&R's and shall be subject to review and approval by the Community Development Director and Public Works Director. Any necessary restoration of Open Space plantings shall be the responsibility of the Community Homeowners Association, and shall be completed according to the time frame contained within the Management Program. If the Open Space plantings are not maintained according to the standards established by the Management Program, the City will have the right, but not the obligation, to take corrective measures and to bill the Community Homeowners Association for the cost of such maintenance and corrective measures plus the City overhead costs. 56. Landscaping Fire Buffer Zone. In the event that the golf PL, PW, F Completion of PW course landscaping is not installed at the time of occupancy Improvements of any units in the subdivision, the Applicant/Developer shall construct landscaping for a temporary Fire Buffer Zone along the exterior boundary line of the subdivision to prevent the spread of fires as specified in the Wildfire Management plan. 12 · Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/PW Applicant/Developer shall maintain landscaping after City- Final Map/ approved installation until the appropriate homeowners Completion of association is established and assumes the maintenance Improvements responsibilities. This maintenance shall include weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Community and Neighborhood Homeowners Associations. 58. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 59. Perimeter Graded Slopes. Perimeter graded slopes which PW, PL Issuance of any PW are greater than 10 feet vertically shall be no steeper than Grading 3H:l V unless otherwise approved by the Director of Public Permits Works, and graded slopes steeper than 3 H:IV and greater than 30 feet vertically shall be benched in accordance with the approved geotechnical report. All slopes shall be graded in conformance with the grading plans approved for Tract No. 7138 and as required by the Eastern Dublin Specific Plan and Scenic Corridor development standards, grading policies and action programs and are subject to the approval of the Director of Public Works and the Director of Community Development. 60. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of MM Matrix graded slopes in open space areas shall be hydroseeded and Improvements 3.7/3.0 treated with erosion control measures immediately upon completion to prevent soil erosion. The hydroseed mix shall be subject to approval by the Director of Public Works. 61. Graded Slopes/Erosion Control. All graded slopes which PW On-going PW are not to be developed, including the offsite graded slopes located to the west of"Tract 7138", shall be hydroseeded with native grasses immediately upon completion to prevent soil erosion. TRAFFIC AND CIRCULATION 62. [Offsite]Traffic Signals. If not constructed by previous PW As specified in PW developer, Applicant/Developer is responsible for the the Development traffic signal design and installation of conduit for the Agreement or future signalization at the following intersections to the when deemed satisfaction of the Director of Public Works: necessary by the Director of Public Works a. Kingsmill Terrace and Fallon Road. b. Antone Way and Fallon Road 13 The signal improvements shall accommodate conversion to serve an ultimate three and four-legged intersections to the extent possible, minimizing replacement or relocation of improvements. The cost of the conduit shall be the responsibility of Applicant/Developer, with no TIF credits given for intersections listed above. Applicant/Developer shall be responsible for constructing and/or funding all interim improvements as determined by the Director of Public Works. In the event that a improvement agreement for the installation of the ultimate traffic signals fails to be reached, Applicant/Developer shall be responsible for the installation of the future traffic signals. 63. Eaglebrook Circle and Signal Hill Drive Intersection. PW Occupancy of PW Unless previously constructed, Applicant/Developer shall Any Building install all-way STOP signs at the intersection of Eaglebrook Circle and Signal Hill Drive as recommended in the traffic study prepared by TJKM, dated May 22, 2000, if the improvements have not already been installed with another phase of development within Tract No. 7138. 64. Locust Hill Circle and Eaglebrook Circle Intersection. PW Occupancy of PW Applicant/Developer shall install STOP sign at the Any Building approach on Locust Hill Court at Eaglebrook Circle as defined by the Director of Public Works. 65. LAVTA. Applicant/Developer shall cooperate with the PW Approval of Final PW LAVTA to provide convenient access to public transit, to Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate bus Plans alignments, turnouts, service stops, bus shelters and other transit amenities. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. EMERGENCY SERVICES 66. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, £or all phases o£ Improvement development in excess of 25 lots, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 lots, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City and the ACFD. 67. ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda Building Permits MM Matrix County Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of all applicable fees, including a 14 City of Dublin Fire Impact Fees. 68. Fire Conditions. Developer shall comply with all standard F Issuance of Standard conditions of the Alameda County Fire Department Building Permits (ACFD) including: a. Prior to the stockpiling of any combustible materials or commencement of combustible construction on the site, approved access and water supply shall be in place and operational. b. Structures that are within the Wildfire Management Plan area shall meet the requirements for construction, roof covering and fire sprinkler installation. Landscape design plan shall meet the requirements of the Wildfire Management Plan. c. Within the "Open Space" areas the abatement of grasses and combustible materials for areas both inside and outside of the designated Fire Buffer shall be completed as required and maintained throughout the fire season, or as required by the Fire Chief. Abatement standards require grasses and combustible materials be removed when cut. Details related to the responsibility of the maintenance within these areas shall be included in any CC&R's or Homeowners Associations Bylaws. Detailed landscape plans including plant species and groundcover shall be submitted for review and approval prior to installation. d. The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This width could mandate that parking be restricted to one side of the street to allow for emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except Kelley Court, which may have a minimum radius of 40 feet. e. Fire hydrants shall be so spaced that the maximum distance between them does not exceed 400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire Department and Dublin San Ramon Services District prior to installation. A complete utility plan showing main location, size and hydrant locations shall be submitted to this office for review and approval. The minimum fire flow for this development is 1500 gallons per minute from one hydrant flowing for a 120-minute duration. t'. Plans may be subject to revision following review. 69. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of controlled by fences and adequate gates to prevent Any Building unauthorized pedestrian traffic. 70. Projected Timeline. Developer shall submit a projected PO Issuance of timeline for project completion to the Dublin Police Building Permits Services Department, to al Iow estimation of staffing requirements and assignments. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 71. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard exploratory borings shown on the map that are known to Grading Permits exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater 'protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 72. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going applicable salt mitigation requirements of Zone 7. 73. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Water Building Permits Conservation District-Zone 7 Flood Control requirements 15 and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 74. Construction by Applicant/Developer. All in-tract DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant~Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 75. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". 76. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. General Conditions a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building Permits "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building Permits development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM Matrix and may only be allowed under extreme circumstances following a Plans case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential Approval of DSRSD tracts or commercial developments shall be designed to be looped Improvement or interconnected to avoid dead-end sections in accordance with Plans requirements of the DSRSD Standard Specifications and sound engineering practices. 16 e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD in public streets rather than in off-street locations to the fullest Improvement extent possible. If unavoidable, then public sewer or water Plans easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement dedications for Issuance of DSRSD water and sewer lines shall be submitted to and approved by Grading Permit DSRSD. or Site Development Permit g. All easement dedications for DSRSD facilities shall be by separate Approval of Final DSRSD instrument irrevocably offered to DSRSD or by offer of dedication Map on the Final Map. h. The Final Map shall be submitted to and approved by DSRSD for Approval of Final DSRSD easement locations, widths, and restrictions. Map i. All utility connection fees, plan-checking fees, inspection fees, Issuance of DSRSD permit fees, and fees associated with a wastewater discharge permit Building Permits shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD District Engineer. Each drawing of improvement plans shall Building Permits contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD the proper utility construction permit has been issued by DSRSD. Building Permits A construction permit will only be issued after all of the DSRSD and all DSRSD conditions herein have been satisfied, requirements 1. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 77. DSRSD Annexation 94-1. The project lies within the area DSR On-going DSRSD annexed to DSRSD in 1995 as DSRSD Annexation 94-1. All properties within this annexation are subject to DSRSD conditions, which restrict the availability of services. All parcels, which seek service from DRSRD within this area, are also subject to the conditions of the Areawide Facility Agreement with Lin et al, which regulates the manner and timing of services by the District. 78. DSRSD Recycled Water Use Zone. The project is located DSR On-going DSRSD ' within the District Recycled Water Use Zone (Ordinance 17 280), which calls for installation of recycled water infrastructure to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future to the project site, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280 is required. The recycled water facilities shall be designed to conform to all applicable District Standards and specifications. 79. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD water mains shall be installed in the vicinity of this project. Improvement Offsite recycled water main extensions to connect to Plans existing facilities not yet activated shall be required. Recycled water irrigation service taps and lines for this development shall be required to connect to onsite and offsite recycled water mains and extended to the property line, to allow for conversion to the recycled water system when available. Improvement plans shall include all required recycled water improvements. 80. DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD Eastern Dublin Facilities Plan Update, June 1997 and Improvement policies of the Board of Directors require that recycled Plans water be provided to the Eastern Dublin area including Dublin Ranch, and potable water infrastructure has been sized reliant on this. The statement on Page 6 of the Vesting Tentative Map project description that states that recycled water "may" be available from the DSRSD wastewater plant shall be corrected accordingly to the satisfaction of the DSRSD. Additionally, the suggestion that individual neighborhoods will not be required to install recycled water mains shall be stricken from the plans; this determination shall be made by the District with reference to Ordinance 280 after examination of detailed landscaping and improvement plans. OTHER CONDITIONS 81. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard establish a Neighborhood Homeowners Association and/or Final Map a Community Homeowners Association that will monitor and provide oversight to the maintenance of owner- maintained street landscape areas and common areas including community walls and theme fences. Maintenance responsibilities shall be as shown on the submitted "Open Space and Ownership and Maintenance Plan" dated December 1999, and revised June 2000. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements 18 shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 82. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior 17, 75, 77 Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM Matrix established for this development. The CC&Rs shall be Final Map and approved by the Director of Community Development to Approved Prior to Issuance of assure that: Any Building Permits a. A Homeowners Association is established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. e. Homeowners Association complies with the City's Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. f. Homeowners Association shall keep community walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g. Homeowners Association shall keep landscaping around the recreation facility at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. h. : ApplicanffDeveloper shall provide security lighting in the parking lot area of the recreation facility and above each entrance/exit from the buildings. 83. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard occur in phases, then all physical improvements ~vithin to issuance of each phase shall be required to be completed prior to building permits/ occupancy of units within that phase except for items Approved a minimum of 45 specifically excluded in an approved Phased Occupancy days prior to Plan, or minor hand work items, approved by the Occupancy of Department of Community Development. The Phased Affected Unit Occupancy Plan shall be approved by the Director of Community Development a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, 19 provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval ofthe Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 84. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, B Sale of any unit Standard written acknowledgment (secured from the individual within a phase property owner) acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. 85. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Final Standard local postal authorities to determine the type of mail units Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. A plan showing the locations of all mailboxes shall be submitted for review and approval by the Director of Public Works. 86. Agricultural Operations. CC&R's for this subdivision shall include notification that agricultural operations, (farming, cattle ranching, etc.) are located in close proximity to the golf course and this subdivision. Operations of these agricultural uses may, from time to time, impact the residents of these subdivisions with both noise and odors. This statement should serve to notif,v potential home purchasers and residents that the agricultural uses may continue indefinitely. 2O PASSED, APPROVED AND ADOPTED this 25th day of July 2000 AYES: NOES: ABSENT: Cm. Hughes Cm. Oravetz, Jennings, Johnson, and Musser Community Development Director Plfinning~2t6mmission ChMl~erson g:pa99-060\pcreso a3.doc 21 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-5630 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 all-inclusive. This list should be used as a ouide 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, submi~al requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL ARCHAEOLOGY: If, during construction, archaeological 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 Califomia Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an oppor[unity 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 su~)iect 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 5'? the City: a) Ail improvements shall be installed as per the approved Improvement Plans and Specifications. b) Ail required landscaping shall be-installed. EXKIB,[T ~ -1- Rev: 7/18/00 _c:f o rms\2ev~devc, oas 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 all field density tests, and a summary of all field and laboratory tests. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 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 lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating '= ,'*= " and nen over lawn or other planted areas to street or approved drainage faciiity. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. -2- Rev; 7/18/00 ~c:fo, ,'-m.$~oev~devcoas 10. Under-sidewalk drains (curb drains) shall be installed on both sides of ddveway approaches. 11. 12. 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 I sq. mile 1 to 5 sq. miles over 5 sq. miles 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. in addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 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 ~)o~om 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 o= ,lh~. All subdrains shall tie into storm drain catch basins or manholes at the down. sTream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain -3- Rev: 7/18/00 ~:fo rms~dev\devcoas 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 drainage channels. 27. The developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works/City Engineer shall determine which requirements shall apply. DUST: 28. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-palliative measures may be used, to control dust, as conditions warrant or as directed by the Director of Public Works/City Engineer/City Engineer. NPDES: General Construction: 29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debds shall also be addressed in the S~,rVPPP. The developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. F~,~ projects disturbing less than five (5) acres an erosion control plan shall be submitted with the grading plan. 30. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NO1) 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. -4- Rev: 7/18/00 g:fD,,~m, s\dev~devcaas 31. 32. 33. 34. 35. 36. 37. 38. 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 sifting of natural water courses and sro,Tn 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 debris 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 fabdc, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1 ) start of the rainy season (October 15) 2) site 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 project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, stc),,"m drain or stream. See "Building Maintenance/Remodeling* flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing ope;ati2~s shali 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 -5- Rev: 7/18/00 [:fo rm.s\dev\devcoa$ 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 Developme~f~: 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. Sanitary connections are subject to the review, approval, and conditions of the DubIin-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. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. All metal roofs and roof mounted equipment (including galvanized), shall be - ' s.o=teo with rust-inhibitive paint. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary -connections are subject to the review, approval, and conditions of the DSRSD. -6- Rev: 7/18/00 g:f:~ rm.s\d ev\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/Eauioment Washers: No vehicle or equipment washing activity esso.~iated with this facility shall discharge to the storm drain system. Wash areas should be limited t~ areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 55. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0' from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" t~, or runoff -7- Rev: 7/18/00 ~:f~,'-m.s~dev~devcoas 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. 82. 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 SWPPP shall include erosion control measures to prevent soil, dir[ 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 Handbo2k 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. Ail on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved methods. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-inhibitive paint. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not disshsrge 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 portaging authority and POTW for specific connection and discharge -8- Rev: 7/18/00 _c:fo rm, s~d~v\~vsDas 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 65. The de,eloper is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-d~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. All of the plans, including Improvement and Grading Plans, and subdivision ma[~s, must be designed to the City of Dublin's standards plans and specifications, poli~ies 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 sc)i!s engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times dudng 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 mytars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from -9- Rev: 7/18/00 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 structura 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 pedodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 77. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 78. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City Engineer/City Engineer. 79. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 81. The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adiac=~nt property owners for improvements required outside of the subdivision. The easements and/or fights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. -10- Rev: 7/18100 B:forrns~dev\dev~oas EROSION: 83. Pdor 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 al/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 Apdl 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 original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done~under his supervision and in accordance with recommend-ations contained in the soiis reoort shall be submitted to the Public Works Department. 86. For storm drains outside the public riaht-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to stoFm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded d,~d of all parties havin~ a2y ,e~oroe: title interest in the property to be divided, copies of the deeds and the Fi~,al.fPsrcel Maps for adjoining properties and easements shall be submitted at the time of the submi~al 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/Cby Engineer/City Engineer prior to -11 - Rev:. 7/18/00 9:forrns~ev~devcc~as approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. g0. 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 extedor boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer. FIRE: 93. Install fire hydrants at the Locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue 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 appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENT,~: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way, improvements shall be made, by the applicant, along ali streets within the development and as required off-site includin2 3urb, gu~er, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -12- Rev: 7/18/00 B:for-~ns~dev~dev,~oas FUTURE 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 rcadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil repot[. 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. 102. 103. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. 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. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. -13- Rev;. 7/18/00 ~:forms\d~v\de¥=oas 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 odginal soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled, if soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 109. 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_arading wnl,,n'"" ,~;~ necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. ~×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 ripsria.~ corridors. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. -14- Rev: 7/18/00 ~:fo.'-m.s\dev\devcoas 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 Plans" 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. gutter, sidewalks, occupancy and in 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, spech-'ications, 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 relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, a,qd approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. 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 -15- Rev: 7/1B/00 g:for~ns~dev\devcoas agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer dudng construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvemants are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the proiect 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 as determined by the Director of Public Works/City Engineer/City Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or iegisiative 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 promptiy 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 participati,q~o non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. -16- Rev: 7/18/00 ~:f ~ rr~.,s\dev'~devcoa$ 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 impor[ant 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 officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map ar Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Pubiic 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 fumish the test reports to the Director of Pubiic Works/City Engineer. The' Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been co~pieted, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R- value of 5. -17- Rev: 7/18/00 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 140. Street names shall be submitted and processed through the Planning Depa~ment and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name' signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signa!s 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 acc3mmodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City F_ngineer. -18- Rev: 7/18/00 g:fo 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon SerVices District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accompiished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with Distdct 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 appiicable ~roundwater protection ordinances. For additional information contact Flood control, Zene~7. 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 o,.slgn and provide infrastructure for recycled water use fo; ~'' in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. -19- Rev: 7118/00 g:forrn$\dev\devcoas ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. g:tform$[dev~a'~-.q7, dc~c -2D- ~ev: 7/18/00 ~c:forms~etAdev=~as