HomeMy WebLinkAboutPCReso00-43 PA99-060 Dublin Ranch A-7 VTMap RESOLUTION NO. 00 - 43
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP
FOR DUBLIN RANCH AREA A (Tract No. 7142 - Neighborhood A-7)
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 17.4_+ acre parcel and develop a residential subdivision with
105 lots and a private recreation facility, 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, 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 THE Dublin Planning Commission does hereby approve the
Vesting Tentative Map, Tract 7142, for PA 99-060 subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subiect to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitoring compliance of
the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community
Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer PL Approvalof 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 Conditions. PW Approval of Standard
Applicant/Developer shall comply with all applicable City Improvement
of Dublin Standard Public Works Conditions (Attachment Plans through
A). In the event of a conflict between the Public Works completion
Criteria and these Conditions, these conditions shall
prevail.
Approval of Vesting Tentative Map. Approval of the
Vesting Tentative Subdivision Map for Tract No. 7142 -
Neighborhood A-7 is conditioned upon the requirement
that the development be consistent with the approved
Planned Development (PD) including the Land Use and
Development Plan, and the General Provisions, Standards
and Conditions. The City of Dublin, by its approval of the
Vesting Tentative Map, makes no finding, expressed or
implied, as to whether the proposed division and
development of the property will or will not reasonably
interfere with the free and complete exercise of rights
described in Government Code Section 66436
(a)(3)(A)(1).
EIR. Applicant/Developer shall comply with all
applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan
and companion Final Environmental Impact Report (EIR)
that have not been made specific Conditions of Approval.
Site Development Review. Applicant/Developer shall
submit to the Director of Community Development and/or
Planning Commission for review and approval,
architectural drawings 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.
Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including,
but not limited to, Planning fees, Building fees, Dublin
San Ramon Services District fees, Public Facilities fees,
Dublin 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 (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.
PL
Approval of
Improvement
Plans through
completion
Standard
PL
Approval of
Improvement
Plans through
completion
Standard
PL
Issuance of
Building
Permits
Standard
Various
Various times, 31-33, 47,
but no later 266
than Issuance MM
of Building Matrix
Permits
Required Permits. Applicant/Developer shall obtain all Various Various times, PW
necessary permits required by other agencies and shall but no later
submit copies of the permits to the Department of Public than Issuance
Works. of Building
Permits
Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
Ordinances/General Plan. Applicanl/Developer shall PL Issuance of Standard
comply with the City of Dublin Zoning Ordinance adopted Building
September 1997, the City of Dublin General Plan, and all Permits
applicable Specific Plans.
3
Conditions of Approval. In submitting subsequent plans
for review and approval, each set of plans shall have
attached an annotated copy of these Conditions of
Approval and the Standard Public Works Conditions. The
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Criteria will be
complied with. Construction plans will not be accepted
without the annotated conditions and standards attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies.
Infrastructure. The location and siting of project
specific wastewater, storm drain, recycled water, and
potable water system infrastructure shall be consistent
with the resource management policies of the Eastern
Dublin Specific Plan.
Solid Waste/Recycling. Applicant/Developer shall
comply with the City's solid waste management and
recycling requirements.
Refuse Collection. The refuse collection service provider
shall be consulted to ensure that adequate space is
provided to accommodate collection and sorting of
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
Utility Providers. Applicant/Developer shall provide
documentation from utility providers that electric, gas, and
telephone service can be provided to the subdivision.
Waiver of Right to Protest. Applicant/Developer waives
any right to protest the inclusion of the property or any
portion of it in a Lighting Assessment District or similar
assessment district, an~ further waives any right to protest
the annual assessment for that District.
ApplicanffDeveloper shall prepare a plan for
dissemination of information relating to the possible
adoption into a Lighting Assessment District to
prospective homebuyers. Said information shall be
included in model home sales literature and as part of
required Department of Real Estate disclosure documents.
The plan for dissemination of information shall be
approved by the Director of Community Development and
City Attorney prior to final inspection.
Water Quality Program. A water quality program shall
be submitted with each development application,
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.
B Issuance of PW
Building Standard
Permits.
PL, PW Approval of
39, 40
MM
Matrix
ADM On-going 103, 104,
105, 279
MM
Matrix
PL Occupancy of 279
Any Building MM
Matrix
PL, PW Approval of Standard
Final Map
PL, ADM
Occupancy of 17
Any Building MM
Matrix
PL, PW Approval of ESDP EIR
Final Map MM
3.5/51.0
4
17. Water Quality Requirements. All development shall PL, PW Approval of ESDP EIR
meet the water quality requirements of the City o£ Final Map MM
Dublin's NPDES permit and the Alameda County Urban 3.5/54.0 &
I Runoff Clean Water Program I SS.O
18. Public Service Easement Dedications. PW Approval of Standard
ApplicanffDeveloper shall dedicate 8' wide Public Service Final Map
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.
19. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant]Developer or current landowner shall obtain an Final Map
abandonment from all applicable public agencies of
existing easements and right of ways not to be continued
in use.
20. Location of Improvements/Configuration of Right of PW Approval of PW
Way. All public sidewalks, handicap ramps, or other Improvement
street improvements in the curb return area shall be Plans
located within the public right of way. The location of
improvements and configuration of right of way shall be
approved by the Director of Public Works prior to
construction.
21. Improvement and Dedication of Piper Glen Terrace, PW Recordation of PW
North and South Kilbride Lane, South Wind Lane and Final Map and
Landmark Way. Applicant]Developer shall dedicate to Approval of
the City of Dublin and improve the roads labeled as Piper Improvement
Glen Terrace, North and South Kilbride Lane, South Wind Plans
Lane and Landmark Way (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. 7142 - Neighborhood A7, dated December, 1999 and
revised June 2000. A 5' wide sidewalk shall be
constructed on both sides of the streets.
22. Improvement and Dedication of Eagles Landing PW Recordation of PW
Court. Applicant]Developer shall dedicate to the City of Final Map and
Dublin and improve the roads labeled as Eagles Landing Approval of
Improvement
i Court (or alternatively approved street names) for public Plans
street 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
i Vesting Tentative Map for Tract No. 7142 -
! Neighborhood A7, dated December, 1999 and revised
June 2000. A 5' wide sidewalk shall be constructed on
both sides of the streets.
23. Improvement and Dedication of Bent Tree Drive. PW Recordation of PW
Applicant]Developer shall dedicate and improve to the Final Map and
City of Dublin the roads labeled as Bent Tree Drive (or Approval of
Improvement
alternatively approved street name) for public street Plans
]~f 40' curbto curb,a~ _sh_o _wn_ on the [
I V~v.e m .aP f°r Tract No_-_7_l 3 ~- M. aster
IT~ December, !9_9_9. revised June 2000. I
IA 10'~d parkwaY shallbe_c_o_nstructed as I
I~entative map and 6' Wide I
I~ructed on the eas[side of the I
I~ents shallstart at the northern curb I
I~ion of..Fallo_n Road to_north I
Ib~? u~fi!such_t_i~ne ~s_t_l~ future I
]~rcle a?d Sig_na~ Hil} Drive has I
Ib~ ~s ructed. At thenorthern terminus
I~e north side~£the intersection of
IChive and Be~.t Tre_~Drive). I
IA~hall install a temporar~ barricade to I
I~1 ving thepaved portion of the
I~eyelope_r shall_also_install a catch I
I~ terminus of Bent Tr~e Drive at the I
I~ for futu_r~ ex_tensio_n_o_fthe road.
24~nt and Dedication o? ~VAE over ] F, PW Recordation of PW
IP~ess Points. There shall be a I Final Map and
I~ pointsto serve thesubdivision I Approval of
Id~~ts prop~?.ed .fc~r con?truction on I Improvement
Itlf~5:cc}mp ll's~}ed b~'prior I Plans
i d~p]~_..a_n~D?_v~l?rshall /
Id~ergency Vehicle Access Easement I
It~r parcel Dfrom ~!pyr Glen I
[ T ~~ ,_v _e,h, i..c_!_e_ access I
I~.nd .s)all !.m~prove the
IEVAE to ~~ th of 20f to th~satisfaction of /
I ~k.s ~, dn ,fi, t~meda. C°_unty Fire /
ID~de gate shall be constructed on both /
I~E pavement shall be /
I~mi~g ext~nsi~ o(Bent Tree /
I D~~ }~in Drive and /
Iconstructed. /
25 ~ent of Emergency _.Access Lane in F, PW Issuance of the Standard
]F~t/Developer shallconCtruct a 8' / 75th Building
]~ccess shoulder in Fallon Road Permit
If~leas, on Road to Bent Tre~ Drive to provide a /
It~ss to theprojectsite until a /
I~f Signal Hill Drive, Bent Tree /
ID '~.e to.t~_e s.ite isfull~constructed.
ITh'~aived if otherpaved access routes
I ~.. pr°ved~AJ.am__e_da.C°untyFire
]D~~r of,P,u~blic Worksd Alt,e, rnate
I~ posted as"Emergency Exits during
I~ be disclosedto buyers.
[OffsitelT.I.F. Improvement of Fallon Road.
Applicant/Developer shall improve Fallon Road and
construct four travel lanes (2 northbound and 2
southbound) median landscaping and landscaping along
project frontage from intersection of Antone Way to the
north curb return of Golf Course Maintenance Drive in
accordance with the precise plans approved on pages 26,
27 and 28 of the "Supplemental Information" of the
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 geometries of
the interim improvements. Applicant/Developer shall be
responsible for constructing and/or funding improvements
as allocated under the terms of an agreement among the
above parties for improvement of the road.
Applicant/Developer shall receive TIF credit for all TIF
improvements constructed in the ultimate alignment.
Applicant/Developer shall be responsible for the
construction of the offsite TIF improvements conditioned
under Tract No. 7135.
PW
As Specified in
the
Development
Agreement or
when deemed
necessary by
the Director of
Public Works
PW
[Offsite]Phasing of Tract No. 7135 Improvements.
Applicant/Developer can phase completion of proposed
improvements included with the Tract No. 7135
subdivision improvements provided the phasing has been
reviewed and approved by the Director of Public Works,
except those listed in these conditions of approval. Any
and all outstanding improvements not constructed shall be
conditioned to be completed on later subdivisions with
within the Dublin Ranch Area A Master Tentative Map
7135 to the satisfaction of the Director of Public Works.
Decorative Paving. Applicant/Developer shall not
construct decorative pavement within City right-of-way
unless otherwise approved by the Director of Public
Works 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.
Decorative Paving Plan. Where decorative paving is
installed in public streets, a Decorative Paving Plan shall
PW
PW
PW, ADM
Occupancy of PW
any building
Approval of PW
Improvement
Plans
Approval of 17
hnprovement MM
be prepared to the satisfaction of the Director of Public
Works. Pre-formed traffic signal loops shall be used
under the decorative paving, and sleeves shall be used
under decorative pavement to accommodate future utility
conditions. Where possible, irrigation laterals shall not be
daced under the decorative paving. Maintenance costs of
.. decorative paving shall be included in a landscape and
lighting maintenance assessment district or other funding
mechanism acceptable to the Director of Public Works.
Decorative Streetlights. Decorative streetlights shall
conform to those approved with improvement plans for
Tract No. 6925 Dublin Ranch Phase I except the poles
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.
Retaining Walls. Fences which are proposed on top of
any retaining walls that are greater than 30" high shall be
offset a minimum of 1' to provide planting areas.
Plans Matrix
PW
Approval of
Improvement
Plans
Standard
PL
Approval of
Improvement
Plans
PL
Soundwalls. Soundwalls that are higher than 6' shall be
designed in combination with an earth berm to create the
appearance of a maximum 6' high wall as viewed from
Fallon Road and maintained by the Homeowners
Association.
PL
Approval of
Improvement
Plans
PL
Sound Barriers and Mitigation Measures. All sound
barriers and mitigation measures referenced in previous
documents shall be incorporated into the development
plans. Berm/soundwall combinations shall be used for
required sound barriers along Fallon Road to reduce the
apparent height of the walls.
[Offsite]Sidewalks and Landscaping along Fallon
Road. Applicant/Developer shall design and construct
street landscaping and a 6' wide sidewalk located 5'
behind the back of curb along the easterly frontage of
Fallon Road between Bent Tree Drive of Tract No. 7135
and existing Fallon Road. Along the easterly frontage of
Bent Tree Drive between Fallon Road and the northerly
extension of Bent Tree Drive a 6' sidewalk and a 10'
landscaped parkway shall be designed and constructed in
accordance with sheets 39, 48 and 49 of the SDR
application packet, including handicap ramps where
necessary, to the satisfaction of the Director of Public
Works. Developer/Applicant shall also construct any
median landscaping as shown in approved plans in this
same area.
PL, PW
PW
of Noise
Improvement study dated
Plans/Issuance October
of Building 14, 1998
Permits
Occupancy of PW
Any Building
ADA Requirements/Handicap Ramps. All handicap
ramps shall comply with all current State ADA
requirements and City of Dublin Standards.
PW
Completion of
Improvements
Standard
Open Space Dedication. The Open Space Parcels "A",
"B", "C "and "D "of Tract No. 7142 shall be dedicated to
the Community Homeowners Association and developed
in accordance with sheet 62 of the SDR application. Bank
stabilization shall be required to be installed within the
corridors if needed, as determined by the Director of
Public Works.
Side Yard Setbacks. Side yard setbacks for homes
adjacent to greenbelts, parks, stream corridors and
common open space areas, shall be an average of 10'
unless an exception is approved by the Community
Development Director.
Storm Drainage Easement Dedication.
Applicant/Developer shall dedicate a storm drainage
easement to the City of Dublin across open space Parcel
"D" of Tract No. 7142 at Piper Glen Terrace and South
Kilbride Lane. The easement shall accommodate potential
overland release of storm runoff from of Royal Pines
Court and Cherry Hills Court and shall be approved by the
Director of Public Works.
Updated Master Drainage Study. Applicant/Developer
shall prepare an updated Master Drainage Study
(originally prepared by MacKay & Somps, dated May
2000).
Storm Drain Improvements. All storm drain
improvements and mitigation measures identified in the
Master Drainage Study applicable to drainage resulting
from Area A residential neighborhoods and/or specified by
the Director of Public Works shall become requirements
PL, PW
Approval of
Final Map and
Improvement
Plans
PW
PL
Issuance of
Building
Permits
PL
PW
Approval of
Final Map
PW
PW
Submitted
Prior to
Issuance of
Finished
Grading Permit
/ Approval
Prior to
Occupancy of
Any Building
PW
PW
Approval of
Improvement
Plans
PW
[OffsitelStorm Drain Improvements. All offsite storm
drain improvements needed to serve the subdivision, as
shown on Tract No. 7135 improvement plans, shall be
constructed and accepted for service as directed by the
Director of Public Works.
PW
Occupancy of
Any Building
PW
[Offsite]Water and Sewer Lines. All offsite water and
sewer lines needed to serve the subdivision, as shown on
Tract No. 7135 improvement plans, shall be constructed
and accepted for service as directed by the Director of
Public Works.
PW
Occupancy of
any building
PW
Utilities Phasing. The construction of the utilities shall
conform to the phasing of construction and access shown
on the Master Utility Map and Phasing Plan or as directed
by the Director of Public Works.
PW
Occupancy of
any building
PW
44. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility affected units Utilities
trenches (such as electric, telephone, cable TV, and gas) in
accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, cable TV
boxes, blow-offvalves and any appurtenant utility items
thereto shall be underground and located behind the
proposed sidewalk within the public service easement,
unless otherwise approved by the Director of Public
Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow
for street tree planting. Utility plans, showing 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.
45. Public Facilities Fee/Parks. Applicant/Developer shall PL lssunnce 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 0.50 acres.
46. 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
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees (a)
to attack, set aside, void, or annul an approval of the City
of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning a
subdivision or other development which actions are
brought within the time period provided for in
Government Code Section 66499.37 and (b) holding the
City liable for any damages or wages in connection with
the construction of the parks; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full actions or
proceedings
10
47. Landscaping and Street Trees. The PL, PW Completion of PW
ApplicanffDeveloper shall construct all landscaping within Improvements
the site, along thc project frontage from the face of curb to
the street right-of-way, and all street trees proposed within
the public service casements, to the design and
specifications of the Specific Plan and City of Dublin
specifications, and to the satisfaction of the Director of
Public Works and Director of Community Development.
Street tree varieties of a minimum 15-gallon size shall be
planted along all street frontages and shall be shown on
the Landscaping plans. Exact tree locations and varieties
shall be reviewed and approved by the Director of Public
Works. The proposed variety of trees to be planted
adjacent to sidewalks or curbs shall be submitted for
review to and approval by the Director of Public Works.
Root shields shall be required unless otherwise determined
by the Director of Public Works and the Director of
Community Development.
48. Landscaping in Corridor Parcels. The landscape PW, PL Occupancy of PW
improvements for corridor parcels shall be installed by Any Building
Applicant/Developer concurrently with the development
of thc adjacent residential parcel (i.e.; Parcels A, B, and C
of Tract No. 7141 ), unless otherwise specified by the City
Manager or the Dublin Ranch Area A Development
Agreement. Restoration/establishment plans and
monitoring programs are required for all stream corridors
and open space areas that are proposed to be planted with
trees and shrubs and shall be approved by the Director of
Public Works and the Community Development Director.
49. Open Space Management Program. An Open Space PL, PW Prograra Standard
Management Program shall be submitted for approval by approved prior
the Community Development Department. The to Approval of
Management Program for Open Space areas shall bc in Final Map/
CC&R's
addition to thc Fire Buffer Zone and shall address noxious
submitted
weed control and fire control. Standards to ensure thc prior to
healthy establishment and survival of all Open Space Recordation of
plantings shall be designated in the Open Space Final Map and
Management Program and shall be subject to review and approved prior
approval by the City at Applicant/Developer's expense, to Occupancy
The program shall include provisions for mowing and of Any
removal of cut plant materials, debris, and other Residential
miscellaneous trash items. The requirements of this Unit
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
11
the Management Program. If the Open Space plantings are I I
not maintained according to the standards established by ] I
the Management Program, the City will have the right, but I I
not the obligation, to take corrective measures and to bill I I
the Community Homeowners Association for the cost of I
such maintenance and corrective measures plus the City I I
overhead costs. I I
50. 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 I Improvements I
occupancy of any units in the subdivision, the Applicant I I
/Developer shall construct landscaping for a temporary I I
Fire Buffer Zone along the northerly boundary line of the I I
subdivision to prevent the spread of fires as specified in I I
the Wildfire Management plan. I
51. Landscape Maintenance and Easement Dedication. PL, PW Approval of I Standard/
Applicant/Developer shall maintain landscaping after Final Map/ PW
City-approved installation until the appropriate Completion of
homeowners association is established and assumes the ] Improvements I
maintenance responsibilities. This maintenance shall I I
include weeding and the application of pre-emergent I I
chemicals. Landscape maintenance easements shall be I
granted for all landscaped areas occurring on private,
individual homeowner lots which are to be maintained by
the Community and Neighborhood Homeowners / I
Associations. ]
52. Lighting Maintenance Assessment District. PL Recordation of PW
Applicant/Developer is responsible for preparing the I Final Map I
necessary maps and reports for the tract to be annexed into I I
the existing Dublin Ranch street lighting maintenance I I
District or any other method of maintaining street lighting I I
as part of this project to the satisfaction of the Director of I I
[ Public Works. ] I
53. Landscaping at Aisle Intersections. Landscaping at all 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.
54. Perimeter Graded Slopes. Perimeter graded slopes PW, PL Issuance of PW
which are greater than 10 feet vertically shall be no steeper any Grading
than 3H: IV unless otherwise approved by the Director of Permits
Public Works, and graded slopes steeper than 3H: 1V 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
plan for Tract No. 7142 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.
12
55~op~rosion Control. All landscaped and PW Acceptance of MM
Igraded slopes in open space areas shall be hydroseeded Improvements Matrix
I~ with erosion control measures immediately 3.7/3.0
I~on to prevent soilerosion. The hydroseed
I~ subjectto approval by the Director of Public
IWorks. _ _
56~opes/Erosion Control. All graded slopes PW On-going PW
Iwhich arenottobe developed, including the offsite graded
] nort~h_~d ,~_o.u_theast of the "tract
]7142", shallbe hydroseeded with native grasses
I'~y upon completion ~o p,~event soil erosion.
57~~aseme.n. ts. ,A. pplicanffDeveloper shall PW Issuance of any PW
[~ necessa? ~g~r.ading/s.l. ope easements prior to Grading
I~nt of offsitegrading to the south of this Permits
Isubdivision.
~lC ~3I~ CIRCULA[I'IO~
58. IOffsite]Trafflc Signals. If not constructed by previous PW As specified in PW
developer, Applicant/Developer is responsible for the the
traffic signal design and installation of conduit for the Development
future signalization at the following intersections to the Agreement or
when deemed
satisfaction of the Director of Public Works:
necessary by
the Director of
Public Works
a. Bent Tree Drive and Fallon Road.
b. Gleason Road and Fallon Road
c. Antone Way and Fallon Road
The signal improvements shall accommodate conversion
to serve a ultimate three and four-legged intersections to
I 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 interum 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.
59. Stop Sign at South Wind Lane and Piper Glen PW Occupancy of PW
Terrace. Unless previously constructed, Any Building
Applicant/Developer shall install two-way STOP signs at
the intersection of Royal Pines Way and Twin Eagles
Lane. Royal Pines Way and Royal Pines Court approaches
shall stop.
13
60. Stop Signs at South Wind Lane, Piper Glen Terrace PW Occupancy of PW
with Bent Tree Drive. Applicant/Developer shall install Any Building
a STOP sign at the approaches on South Wind Lane and
Piper Glen Tarrace to Bent Tree Drive.
Applicant/Developer shall install STOP signs at the
approaches on North Kilbride Lane and Landmark Way at
thc intersection of Piper Glen Terrace.
61. No Parking Areas along Bent Tree Drive. PW Occupancy of PW
Applicant/Developer shall designate no parking along Any Building
Bent Tree Drive, unless otherwise directed by the Director
of Public Works.
62. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW
LAVTA to provide convenient access to public transit, to Final Map and
enhance local and regional mobility and integration of Improvement
LAVTA with other public transit systems, and to locate Plans
bus alignments, turnouts, service stops, bus shelters and
other transit amenities. The cost of procuring and
installing thc necessary improvements to meet thc
requirements listed above shall be paid by
Applicant/Developer. Applicant/Developer shall comply
with all applicable requirements of LAVTA and as
indicated in the letter from "WHEELS" dated November
18, 1998.
63. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW
accordance with the ACFD requirements, for all phases of Improvement
development in excess of 25 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.
64. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda Building MM
County Fire Services (ACFD) rules, regulations and Permits Matrix
standards, including minimum standards for emergency
access roads and payment of all applicable fees, including
a City of Dublin Fire Impact Fees.
65. Fire Conditions. Developer shall comply with all F Issuance of Standard
standard conditions of the Alameda County Fire Building
Department (ACFD) including: Permits
a. Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
b. Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan shall
meet the requirements of the Wildfire Management Plan.
14
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.
The roadway width on all courts is shown as a 44' right o£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.
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 Dislrict 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.
Plans may be subject to revision following review.
66. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70
controlled by fences and adequate gates to prevent Any Building MM
unauthorized pedestrian traffic. Matrix
67. Projected Timeline. Developer shall submit a projected PO Issuance of 66, 69, 70
timeline for project completion to the Dublin Police Building MM
Services Department, to allow estimation of staffing Permits Matrix
requirements and assignments.
68. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to Grading
exist, are proposed or are located during field operations Permits
without a documented intent of future use, filed with Zone
7, are to be destroyed prior to any demolition or
construction activity in accordance with a well destruction
permit obtained from Zone 7 and the Alameda County
Department of Environmental Services or are to be
maintained in accordance with applicable groundwater
protection ordinances. Other wells encountered prior to or
during construction are to be treated similarly.
69. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM
applicable salt mitigation requirements of Zone 7. Matrix
70. Requirements and Fees. ApplicanffDeveloper shall Zone 7, PW Issuance of Standard
comply with all Alameda County Flood Control and Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
71. 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 ApplicanffDeveloper
in accordance with all DSRSD master plans, standards,
specifications and requirements.
15
72~ 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".
73. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD
connected to thc 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 thc District and shall be subject to
field inspection by the District.
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building
"Standard Procedures, Specifications and Drawings for Design and Permits
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
development projecfs demand. Layout and sizing of mains shall Permits
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
and may only be allowed under extreme circumstances following a Plans Matrix
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.
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.
16
The locations and widths of all proposed easement dedications for
water and sewer lines shall be submitted to and approved by
DSRSD.
All easement dedications for DSRSD facilities shall be by separate
instrument irrevocably offered to DSRSD or by offer of dedication
on the Final Map.
The Final Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
All utility connection fees, plan checking fees, inspection fees,
permit fees, and fees associated with a wastewater discharge permit
shall be paid to DSRSD in accordance with the rates and schedules
established in the DSRSD Code.
All improvement plans for DSRSD facilities shall be signed by the
District Engineer. Each drawing of improvement plans shall
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.
Issuance of DSRSD
Grading Permit
or Site
Development
Permit
Approval of DSRSD
Final Map
Approval of DSRSD
Final Map
Issuance of DSRSD
Building
Permits
Issuance of DSRSD
Building
Permits
No sewer line or water line construction shall be permitted unless
the proper utility construction permit has been issued by DSRSD.
A construction permit will only be issued after all of the DSRSD
conditions herein have been satisfied.
Issuance of
Building
Permits and all
DSRSD
requirements
DSRSD
The Applicant/Developer shall hold DSRSD, its Board of
Directors, commissions, employees, and agents of DSRSD
harmless and indemnify the same from any litigation, claims, or
fines resulting from the construction and completion of the project.
On-going
DSRSD
DSRSD Annexation 94-1. The project lies within the
area 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.
DSRSD Recycled Water Use Zone. The project is
located within the District Recycled Water Use Zone
(Ordinance 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
DSR
DSR
On-going
On-going
DSRSD
DSRSD
17
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
I Standards and specifications.
76. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD
water mains shall be installed in the vicinity of this Improvement
project. Offsite recycled water main extensions to connect Plans
to 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
I required recycled water improvements.
77. 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 Tentati,v, e M,a,p 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
I detailed landscaping and improvement plans.
78. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard
establish a Neighborhood Homeowners Association Final Map
and/or 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 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
18
of Community Development.
79. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted Prior 17, 75, 77
Covenants, Conditions and Restrictions (CC&Rs) shall be to Approval of MM
established for this development. The CC&Rs shall be Final Map and Matrix
approved by the Director of Community Development to Approved Prior
assure that: to Issuance of
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.
fi 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.
80. Phased Occupancy Plan. If occupancy is requested to PL, B Submitted prior Standard
occur in phases, then all physical improvements within to issuance of
each phase shall be required to be completed prior to building
occupancy of units within that phase except for items permits/
specifically excluded in an approved Phased Occupancy Approved a
minimum of 45
Plan, or minor hand work items, approved by the days prior to
Department of Community Development. The Phased Occupancy of
Occupancy Plan shall be approved by the Director of Affected Unit
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, 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.
19
81. 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.
82. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard
local postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
83. 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 notify
potential home purchasers and residents that the
agricultural uses may continue indefinitely.
PASSED, APPROVED AND ADOPTED this 25th day of July, 2000.
AYES:
Cm. Oravetz, Jennings, Johnson, and Musser
NOES:
ABSENT: Cm. Hughes
Ceo~nuhity DexYelopment Director v
Planning ~om~ion Chai erperp~n
g:pa99-O601PCRESO A 7. doc
20
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(925) 633-6630
in order to assist Applicants in the preparation of development plans (Tentative Maps and
Final Maps and Parcel Maps), the City of Dublin has prepared the following fist 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 Guide only.
Each application is analyzed separately and only Conditions that apply to a specific application
will be recommended as Conditions of Approval for that application. Additional Conditions
may be imposed as deemed necessary by the City. Prior to the actual preparation of the
development plans, it is highly recommended that Applicants meet with City Planning and
Engineering Staff members to discuss Zoning and Engineering design requirements, subrni~al
requirements and processing procedures.
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, constructi3n withi'n 100
feet of these materials, shall be halted until a professional Archaeologist who is cer[ified
by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final oF
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities ~'~, the City:
a) All improvements shall be installed as per the approved Improvement Pians and
Specifications.
b) All required landscaping shallbe-installed.
-1-
Rev: 7/18/00
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 alt field density tests, and a
summary of all field and laboratory tests.
A o_claratlon 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-on.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 devise ~nd then
over lawn or other planted areas to street or approved drainage facility. Consentrated
flows will not be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all pubib
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,s~dev'~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 I 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.
Drainage area
Design Storm
less that 1 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 gu~er and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions
of travel above the 100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
16.
17.
18.
19.
20.
21.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in acc3rdance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
Drainage in all concrete ditches shall be picked up and directed to the bosom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to ~e Tqlied.
All subdrains shall tie into storm drain catch basins or manholes at the downstream end
of the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cut-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 .c:fo ,-ms'~=ev\devcoas
ove~ow 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 SWPPP. Th-:
developer is responsible for complying with the SWPPP. Failure to do so will result in the.
issuance of correction notices, citations or a project stop work order. For proiects
disturbing less than five (5) acres an erosion control plan shall be submitted with the
grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOi) has been sent to the California State Water Resources Control Board. A
copy of the SWPPP shall be kept at the construction site at all times.
-4-
Rev: 7/18/00
31.
32.
33.
34.
35.
36.
37.
39.
Between October 1 and Apdl 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
.not draining to a desiiting basin, at a minimum, shall be seeded then covered with a
100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at
each bench and along the toe of slope. The developer shall be responsible for providing
any addition slope protection which may be needed to prevent silting of natural water
courses and storm drainage facilities.
Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
Gather all construction debds 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 fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
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. Nevei clean
machinery, tools, brushes, etc. or rinse containers into a street, gutter, sto,,"m drain or
stream. See "Building Maintenance/Remodeling" flyer for more information.
Concrete/gunite supply trucks or concrete/plasters or similar finishing ope~ati3ns shall no;
discharge wash water into street gutters or drains.
Minimize the removal of natural vegetation or ground cover from the site in order to
reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall
be stabilized as soon as possible after completion of grading. No site grading shall occur
-5-
Rev: 7/18/00 _c:form. stdev\devsoas
between October 15 and April 15 unless detailed erosion control plan reviewed by the
Director of Public Works/City EngineedCity Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City Engineer/City Engineer. The project plan shall identify Best
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
43.
The developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
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 Dublin-San Ramon
Services District (DSRSD).
45.
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 sweepin§, litter control
and spill clean-up.
46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with
rust-inhibitive paint.
47.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or process area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary -connections
are subject to the review, approval, and conditions of the DSRSD.
Rev: 7/18/00 g :fa ,~m.s\dev\devcaas
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 Engineer/City
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 pdor to the issuance of a building permit.
52.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should
drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer.
Employees must be instructed and signs posted indicating that all washing activities be
conducted in this area. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
Vehicle/Eouioment Washers: No vehicle or equipment washing activity associated with
this facility shall discharge to the storm drain system. Wash areas should be iimited to
areas that drain to the sanitary sawer collection system, or the wash water collected for
ultimate disposal to the sanitary sewer. This wash area must be covered and designe_~
to prevent "run-on" to, and runoff from, the area. A sign must be posted i,~dic=~tin~ the
designated wash area. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
Fuel dispensing areas must be. paved with concrete extending a minimum of 8'-0" from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff
-7-
Rev; 7/1B/00 ¢:fo:-ms\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.
62.
63.
64.
The project plans shall include storm water pollution prevention measures (SVVPPP) for
the operation and maintenance of the project subject to the review of the Director of
Public Works/City Engineer/City Engineer. The SVVPPP 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, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and implement
such measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
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; n~ other area
shall drain onto this area. Drains in any wash or recycling area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanita~' cenne~.tio~s
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 sy~f~m. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
-8-
Rev: 7/18/00 ~:form$~d~v~devcoa$
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 subiect to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm
water measures and the maintenance of all private streets, private utilities, and other
common areas and facilities on the site, including all landscaping. Landscaping shall be
designed with efficient irrigation to reduce runoff and promote surface filtration and
minimize the use of fertilizers and pesticides which can contribute to urban runoff
pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 r==
T_..t or as
otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. 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 Dub c streets.
71.
All of the ptans, including Improvement and Grading Plans, and subdivision macs, must
be designed'to the City of Dublin's standards plans and specifications, poli'cies 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 s~its engineer
must sign the grading plans. The soils engineer or his technical representative must be
present at all times during grading. All engineering plans must be designed and signed
by a Registered Civil Engineer. Plans are subject to the review and approval of the
Director of Public Works, and after his approval, original mylars or photo mylars with
three sets of blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of t~e 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
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Rev: 7/18/00
g:forms~dev~devcoas
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 lO0-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level~ Commercial
buildings shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required
for their construction. A maintenance and inspection program shall be implemented by
the developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City Engineer/City Engineer.
79.
The soils report for the project shall include recommendations 1) for foundations, decks,
and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks
for structures from top and toes of slopes. Additionally, the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage, erosion,
settlement and seismic activity.
80. The Contractor shall be responsible for acquiring permits required by other agencies.
(Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer1
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 adia,cent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
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Rev: 7/18/00 c.:fr~rm$~dev~devcoas
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing); and a drainage, water
quality, and erosion and sedimentation control plan, for the post-construction period, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/C/ty Engineer. Said plans shall include
detailed design, location, and maintenance criteria, of all erosion and sediment control
measures. The plans shall provide, to the maximum extent practicable, that no increase
in sediment or pollutants from the site will occur. The post-construction plan shall provide
for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. The construction grading/erosion control plan shall be implemented
in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the subdivision improvements by the City Council
FINAL MAP / PARCEL MAP:
84.
85.
86.
87.
88.
Prior to fiiing 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.
89.
Submit three (3) sets of approved blueprints and approved original myiars 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 soi!s report shall
be submitIed to the Public Works Department.
For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
A current title report and copies of the recorded deed of all parties having a,~?,"=~_~oro_.'=~
title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps
for adjoining properties and easements shall be submitted at the time of the submittal Df
the final subdivision maps.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to
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Rev: 7/18/00
approval of the Final/Parcel Map. These easements shall allow for vehicular and utility
service access.
90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
contadina of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City
in a form acceptable to the Director of Public Works/City Engineer/City Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite
each hydrant.
94.
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 the
Director of Public Works/City Engineer/City Engineer and to the Doughertl/. Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site inciudin; curb, _auger,
sidewalk, paving, drainage, and work on the existing paving, if necessas,, from a
structural or grade continuity standpoint.
-12-
Rev: 7/1B/00 ~:forrns~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
roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
100. Prior to final preparation of the subgrade and placement of base materia!s, all
underground utilities shall be installed and service connections stubbed out to property
- lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. All public and private utilities shall be
undergrounded.
101.
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 p~ans and
recommendations of the Project Soils Engineer and/or Engineering Geok~gist, 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
prematureiy.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require w~i~.[en 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.
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7/18/D0 B:fo:_ms~dev\d~vsuas
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.
108. Where soil or geologic conditions encountered in grading .operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approved by the Director of Public
Works/City Engineer/City Engineer. It shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
107.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of improvement/grading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled, tf
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.
!10.
Grading within a designated open space area shall be fimited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject
to review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replan[ing 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. ~xamples 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 i~ the ri;sria.~
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.
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Rev: 7/18/00 ~:fo rrn. s\dev\devco~s
113, A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certif7 that the finished graded building pads are within _+
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCES.~:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS. AGREEMENTS, AND SECURITIE,~:
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 e×istin~ and
proposed improvements along adjacent public street(s) and properly that re[ate to the
proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of
the Improvement, Grading and Storm Drain plans along with the Final Map which is tied
to the City's existing mapping coordinates if available.
121. The Developer shall enter into an Improvement Agreement with the City for all
subdivision improvements prior to issuance of improvement permit. Comolete
improvement plans, specifications and calculations shall be submitted to, a,~d 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 i.,morovement
AgreemenL Improvement plans shall show the existing and proposed imp'roveme,qts
along the adjacent public street and property that relate to the proposed improvements.
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
B:fo rr'n.~ev~dev~.oas
agencies having jurisdiction over public improvements, pdor to execution of the
Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including omamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements, shall
be the responsibility of the developer during construction stages and until final
improvements are accepted by the City Council and the securities are released (one year
after improvements are accepted). Thereafter, maintenance shall be the responsibility of
a homeowners' association or individual property owners, in accordance with the project
CC&Rs.
MISCELLANEOUS:
124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements 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 ieeislative body
concerning a subdivision, which action is brought within the time period provided for in
Section 66499.37 of the Government Code of the State of California. The City of Dublin
shall promptly notify the developer of any claim, action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans
wilI not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caitrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
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130. An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131. The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show
proof of it to the City of Dublin, Department of Public Works.
132. Prior to issuance of the grading permit, visually important trees shall be tagged in the
field. After the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the Director of Public
Works/City Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134. During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall
be provided prior to issuance of building permits or prior to recordation of the Final Map
or Parcel Map, whichever occurs first, in accordance with the Sbbdivision Ordinanse.
STREETS:
136. The strut surfacing shall be asphalt concrete paving. The Director of Pubiis Works/City
Engineer shall review the project's Soils Engineer's structural pavement desigr~. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of PubIic
Works/City Engineer. The' Developer's soils engineer shall determine s preiimi~,ar'y
structural design .of the road bed. After rough grading has been co.,'n3ieted, the
developer shall have soil tests performed to determine the final design of th=~ road bed.
In lieu of these soil tests, the road may be designed and constructed based on an R-
value of 5.
-17-
Rev: 7118/D0
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximu'm voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141. The Developer shall furnish and install street name' signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City. The
developer shall furnish and install traffic safety signs in accordance with the standards of
the City of Dublin.
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, including tree varieties and
locations, approved by the Planning Director and Director of Public Works. Trees planted
within, or adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143. The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tfi-Valley area. This fee
wilt 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 signais within the
development and to the existing City traffic signal system by hard wire. i.~ additi3n,
conduits with pull ropes shall be installed along the project frontage to a~commodat5
future extension of the interconnect system. The ex-tent of this work shall be determined
by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
-18-
Rev: 7/18/00 g:fo rms~dev~oevc~,as
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 Distdct has agreed to furnish water and sewer service to each
of the dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the
developer and at no expense to the City.
WATER:
151. Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appur[enances 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, baclcr~lled, or maintained in accordance with applicable ~roundwater
protection ordinances. For additional information contact Flood control, Zone~7.
153. Developer shall design, incorporate, and institute water conservation me2sures for the
.. entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use fo: isr~dscapi,q~
in accordance with DSRSD and to the satisfaction of the Public Work D~r-~.Lo..' ="~ -
155. Developer shall design and construct the water and sewer system in accordar~ce with the
DSRSD requirements.
-19-
Rev:. 7/18/00 ~:f~ms~dev'~devcsas
ZONING:
15~. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions
of Approval.
g:Vorm$~devlcoa'i-gT, doc
-20-
Rev: 7/18/00 .o:forms~dev~devcoas
16034-20
IllAQKAY & SomPs
CIVIL ENGINEERrNG PLANNING LAND SURVEYING
August 28, 2000
RECEIVED
AUG 8 2000
DUBLIN PLANNING
Michael Porto
Project Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject:Dublin Ranch - Areas A (PA 99-060) Wildfire Conditions of approval
Dear Mike:
I am writing this letter in response to our telephone conversation regarding the Vesting Tentative Map and
Site Development Review Conditions of Approval for the individual neighborhoods within Area A.
It came to our attention that Condition #50 for Neighborhood A4 (resolution g00-40) and Condition #46 for
neighborhood A5 (resolution #00-41) regarding the Landscape Fire Buffer Zone should read the same for
all of the neighborhoods with the exception of Neighborhood A7. It was also discovered that the Landscape
Fire Buffer Zone Condition (#50) for Neighborhood A7 (resolution #00-43) needs to be changed.
We discussed that the following changes would be made;
Condition #50 for Neighborhood A4 (resolution #00-40) and Condition #46 for Neighborhood A5
(resolution #00-41) should read: Landscape Fire Buffer Zone. "In the event that the golf course
landscaping is not installed at the time of occupancy 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."
Condition #50 for Neighborhood A7 (resolution #00-43) should read: Landscape Fire Buffer Zone.
"The landscape plans shall include a Fire Buffer Zone along the easterly boundary line of the
subdivision to prevent the spread of fires as specified in the Wildfire Management Plan."
If you agree with these changes please sign and date this letter and return a copy to our office.
Best Regards, /
MacKay & Somps
David I. Beaupre
Michael Porto Date
City of Dublin Department of Planning
CC: Kevin Van Katwyk R. Andrade
Jim Ferdinand D. Chadbourne
Marry Inderbitzen J. Templeton
Bill Morrison R. DeSota
Jon Paynter
~/Date ~'-
City of Dublin Department of Engineering
-- SINCE 1953 --
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