HomeMy WebLinkAboutPCReso 98-01 PA97-037 Dublin Ranch Tr 6925 VTMap RESOLUTION NO. 98-01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE MASTER VESTING TENTATIVE MAP
FOR DUBLIN RANCH PHASE I (Tract No. 6925)
PA 97-037
WHEREAS, Ted Fairfield, on behalf of Jennifer Lin, has requested approval of a Master Vesting
Tentative Map (Exhibit A) to divide a 220 + acre parcel into 24 parcels for the following uses: Future
Residential Subdivisions (10 parcels for eventual development of up to 847 residential units), a school site, a
park site, and various other parcels for public and private open space, stream corridors, and street right-of-
way, in the Eastern Dublin Specific Plan area; and
WHEREAS, a complete application for a Master Vesting Tentative Map is available and on file in
the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, 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 January 13,
1998; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the
Master Vesting Tentative Map, subject to conditions; and
WHEREAS, a development agreement will be approved prior to recordation of Final Subdivision
Maps for the project as required by the conditions of approval of the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Master Vesting Tentative Map:
The Master Vesting Tentative Map is consistent with the intent of applicable subdivision regulations
and related ordinances, with respect to creating interim lots for future development through
subsequent tentative maps. The Master Tentative Map is conditioned to require subsequent tentative
maps as necessary to comply with the applicable subdivision regulations and the PD Ordinance.
The design and improvements of the Master Vesting Tentative Map are consistent with and conform
to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject
property, in that it is a subdivision for implementation of a residential project in an area designated for
Low Density and Medium Density Residential development.
With the approval of the anticipated future individual subdivision maps which will be required in
order to create individual residential lots, the project will be consistent with the Planned Development
Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning
Ordinance.
The project site is located adjacent to Tassajara Road, and involves construction of new roadways and
other improvements, on topography that is physically suitable for the type and density of development
planned for the Phase I development.
With the incorporation of mitigation measures from the EIR, action programs and policies of the
Eastern Dublin Specific Plan, and Conditions of Approval, the design of the interim parcels in the
subdivision will not cause significant environmental damage or substantially injure fish or wildlife or
their habitat or cause public health concerns.
The design of the subdivision will not conflict with easements acquired by the public at large or
access through or use of property within the proposed subdivision. The City Engineer has reviewed
the map and title report and has not found any conflicting easements of this nature.
Required public services will be provided to the subdivision, and verification of these services will be
provided prior to issuance of any building permits, as required by the Eastern Dublin Specific Plan.
NOW THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby approve the Master Vesting Tentative Map for PA 97-037 subject to the following Conditions of
Approval:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subiect to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval. [PL.] Planning. lB] Building, [PO] Police, [PW] Public Works [ADM]
Administration/City Attorney, [FIN} Finance, IF] Alameda County Fire Department, [DSR] Dublin San
Ramon Services District, [CO] Alameda County Department of Environmental Health.
TENTATIVE MAP
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Prior to:
1.1 PA 97-037, Dublin Ranch Phase I Master PL, PW Approval of N/A
Vesting Tentative Map Tract 6925 is approved Any Plan
to subdivide the Phase I area (220 _+ acres) into
24 parcels for the following uses: Future
Residential Subdivisions (10 parcels for
eventual development of up to 847 residential
units), a school site, a park site, and various
other parcels for public and private open space,
stream corridors, and street right-of-way.
Approval of this map includes the vested right
to develop these parcels with these general uses
(no specific unit type or number is vested). The
Final Master Vesting Tentative Map shall
substantially comply with Exhibit A, the Master
Vesting Tentative Map prepared by MacKay &
Somps Engineers, dated October, 1997 and
received by the Department of Community
Development on January 7, 1998, unless
modified by the Conditions of Approval
contained herein.
1.2 The approval of this Tentative Map shall be PW, PL ~ On-going Standard/
predicated upon and pursuant to the terms set Municipal
forth in the Development Agreement to be Code
approved by the City of Dublin. The Master
Vesting Tentative Map shall expire at the
standard time of two and one half(2 1/2) years
as set forth in the Dublin Municipal Code and
in the regulations of Section 66452.6 of the
Subdivision Map Act unless the Development
Agreement is terminated at another date. In the
event of conflict between the terms of the
Development Agreement and thc Conditions of
Approval contained herein, the terms of the
Development Agreement shall prevail.
1.3 All project construction shall conform to all B Through Standard
building codes and ordinances in effect at the Completion
time of building perm it.
1.4 Applicant/Developer shall comply with all PL Approval of Standard
applicable action programs and mitigation Improvement
measures of the Eastern Dublin General Plan Plans through
Amendment/Specific Plan and companion Final completion
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Prior to:
Environmental Impact Report (EIR) that have
not been made specific Conditions of Approval
of this or previous projects. The City shall
determine which of the requirements from these
prior approvals are applied at this stage of
approval, and which are applicable upon
approval of subsequent individual tentative
subdivision maps creating residential lots.
1.5 Applicant/Developer shall meet or perform all PW Approval of Standard/
of the requirements of the Subdivision Map Final Map PW
Act, and the City's Subdivision Ordinance prior
to City Council acceptance of the Master Final
Map and/or offers of dedication. The
Developer shall comply with the City of Dublin
Standard Conditions of Approval, revised
September 1997, City of Dublin Zoning
Ordinance adopted September 1997, and City of
Dublin General Plan, and Eastern Dublin's
Specific Plan - Public Works Policies and City
Grading Ordinance. In the event of a conflict
between the Public Works Typical Conditions
of Approval and these Conditions, these
Conditions shall prevail
1.6 Approval of this Tentative Map is subject to PW, PL Prior to Standard/
Applicant/Developer securing approval from Issuance of PW
the City Council of the proposed Development Building
Agreement as required by the Eastern Dublin Permits
Specific Plan. The Development Agreement
will address such issues as described in the
Eastern Dublin Specific Plan, including the
specific design, ownership and maintenance of
certain open space areas, shall include an
infrastructure sequencing program, and shall be
recorded.
1.7 Applicant/Developer shall enter into an PW Approval of Standard/
Improvement Agreement with the City for all Improvement PW
subdivision improvements. Complete Plans
improvement plans, specifications, and
calculations shall be submitted to, and approved
by, the Director of Public Works/City Engineer
and other affected agencies having jurisdiction
over public improvements prior to execution of
the Improvement Agreement. Improvement
plans shall show the existing on-site and off-site
subdivision improvements and proposed
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Prior to:
improvements along the adjacent public street
and property that relate to the proposed
improvements.
1.8 Approval of Master Vesting Tentative Map PW Issuance of Standard/
6925 is conditioned upon the requirement that Building State Law
development be consistent with the approved Permit within
Planned Development (PD), including the Land each specific
Use & Development Plan, and General project area
Provisions, Standards, and Conditions.
Subsequent Tentative Subdivision Maps
creating individual residential lots shall be
required prior to any development occurring, as
well as a Development Agreement for the
project. Tentative Subdivision Maps creating
individual lots must be consistent with the
approved PD, and final detailed layout and
design of individual residential lots, drive
aisles, and streets must be approved by the
Alameda County Fire Dept. and Director of
Public Works through review of subsequent
subdivision maps creating individual residential
lots.
1.9 ApplicanliDeveloper shall be responsible for PW, PL Finaling 31-33,
payment of: public facilities fees, school impact Building 47, 266
i fees, fire impact fees, affordable housing in-lieu Permits MM
fees, specific plan implementation fees, Matrix
regional transportation fees, noise mitigation
fees, and any other fees adopted by the City
and/or noted in Development Agreement.
Unissued building permits subsequent to new or
revised TIFs shall be subject to recalculation
and assessment of the fair share of the new or
revised fees.
1.10 All grading, landscaping, and improvements PW, PL Prior to Site Standard
within the open space and common areas, Development
including the neighborhood park and the Review
intermittent stream and open space corridor approval
shall be subject to Site Development Review
approval. The proposed landscape plans to be
submitted with the Site Development Review
application shall take into consideration Dublin
Ranch Phase I PD Rezone comments prepared
by Singer, Hodges, Evans, dated received
October 10, 1995. The landscape
improvements for separate park, open space,
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Prior to:
and stream corridor parcels shall be installed
concurrently with the development of the
adjacent residential parcel (i.e.: Parcels A, B, C,
D, F, G, H, I, Q, and R), unless otherwise
specified by the City Manager or the Dublin
Ranch Phase I Development Agreement.
1.11 Except where specified otherwise, references in PW, PL Prior to Standard
these conditions to Final Map are meant to refer approval of
to the approval and/or recording ora Final Map Final Map for
for this Master Vesting Tentative Map, and not this Master
the Final Map for subsequent Tentative Map(s) Vesting
creating individual lots. At the time of Tentative Map
recordation of the Final Master Vesting
Tentative Map, any question regarding the
applicability of the conditions contained herein,
or in the Eastern Dublin Specific Plan, or EIR
Mitigation Monitoring Program, which refer to
a tentative map shall be determined by the City.
1.12 The Developer shall prepare a subdivision Tract PW, PL Prior to Standard
Final map subdividing the existing property approval of
into the configuration, size and number of lots Final Map for
shown on the submitted Vesting Tentative Map this Master
6925, dated October 1997, in accordance with Vesting
the requirements of the Subdivision Map Act Tentative Map
and City of Dublin standards. The map shall be
reviewed and approved by the City Public
Works Director. All land area not designated
on the Tentative Map with in a parcel and not
designated with a future use shall be designated
as "remainder" on the Final Map. Any
improvements in designated remainder area
shall be reviewed and approved by the Director
of Public Works before constructed.
2.1 The Developer shall dedicate for street purposes PW Prior to PW
and improve Parcel S and the looped road approval of 12/19/97
parcel labeled as "North Dublin Ranch Drive" Final Map and
and "South Dublin Ranch Drive" shown on 1/7/98
Master Vesting Tentative Tract Map 6925,
dated October 1997, prepared by MacKay and
Somps, and submitted to the City of Dublin.
Each street parcel shall have a 72' right-of-way
and improvements, including a 40' wide
pavement width (curb to curb), 10' landscaped
parkway, and 6' sidewalk on each side of the
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pavement. Final road alignment and grade shall
be reviewed and approved by the Director of
Public Works. The roadway and frontage
improvements for the road designated as Parcel
S (East / west collector street) shall be
dedicated and secured with this final map.
Parcel S street Improvements are to be
completed within 24 months of recording the
Master Final Tract Map 6925 or prior to
occupancy of the first building using the street
for access, which ever comes first. Street
improvements within parcel S shall include all
underground utility improvements. All other
street improvements of the tract shall be
completed within one year of approval of
Master Final Map.
2.2 The Developer shall dedicate to the City an 8' PW Prior to PW
wide Public Services Easement behind the approval of 12/19/97
right-of-way on both sides of all proposed street Final Map
parcels.
2.3 In conjunction with filing the final map, the PW Prior to PW
Developer shall provide a bond or other occupancy of 1/7/98
security for the cost of widening Tassajara first building
Road to four travel lanes and a two way left
turn median, from the northerly intersection of
North Dublin Ranch Drive, to Gleason Road.
The Developer shall construct and complete
these improvements prior to occupancy of the
first 25 residential lots. Tassajara Road shall be
dedicated as a part of the Final Map.
Dedication of right of way along Tassajara
Road shall conform to the City's plan alignment
for the entire frontage of the project as
determined by the Director of Public Works.
2.4 The Developer shall reserve for future PW Prior to PW
dedication to a Homeowners Associations approval of 12/19/97
Parcels M, N, P, T, W, and U for open space, Final Map
Parcel L for Recreation Facility, and Parcel X
for a pedestrian trail. The Developer shall set
aside for future dedication to the City of Dublin
Parcels K and V for creek improvements, and
Parcel J for a park. The Developer shall reserve
for future dedication to the Dublin Unified
School District Parcels E and O for possible
school sims. Parcels L, M, N, P and W will be
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Prior to:
owned and maintained by the Homeowners
Association. Thc Master Final map shall
contain a note regarding all open space and
other common lot parcels, specifying that these
areas will be permanently restricted to the
designated use.
2.$ The Developer shall obtain an abandonment PW Prior to PW
from the City of Pleasanton for their tank approval of 12/19/97
~ access and Utility Easement from Tassajara Final Map
Road to their tank site. A new tank access and
utility easement shall be from proposed looped
road street dedication labeled "Dublin Ranch
parkway" to thc tank site property
2.6 The Developer shall dedicate and improve a = PW Prior to PW
paved temporary (Hammerhead) turnaround at approval of 12/19/97
the eastern end of Parcel S for fire and other Street
emergency vehicles to turn around, per Improvement
Alameda County Fire Department (ACFD) work
standard requirements and as approved by the
Director of Public Works.
2.7 The Developer shall determine and construct PW Prior to PW
survey monuments in all dedicated public approval of 12/19/97
streets and also establish benchmarks in each Street
major development area that is shown on the Improvement
East Dublin Specific Plan in accordance with work
the Subdivision Map Act and to the satisfaction
of the Director of Public Works
2.8 North Dublin Ranch Drive, South Dublin Ranch PW Prior to PW
Drive and the east-west collector street in approval of 1/7/98
Parcel "S" (as shown on the Tentative Map) Final Map
shall be dedicated and improved to residential
collector street standards as described in the
East Dublin Specific Plan. All access rights
along South Dublin Ranch Drive" and Tassajara
! Road will require further analysis for traffic
impacts prior to approval of the first Tentative
Map for lots in Parcel C. All access rights
! along thc east-west collector street (parcel S)
shall be abandoned with the Final Map except
along the park and school parcels and at
proposed intersections. Relinquishment of
access rights shall be shown on the final map.
Improvements must be secured prior to filing
the final map and completed prior to occupancy
2.9 The Developer shall submit improvement plans PW Prior to PW
of the looped road, Street S, and Tassajara Road approval of 12/19/97
for construction improvements for review and Final Map
approval by the Director of Public Works.
2.10 The Developer shall offer for dedication all PW Prior to PW
property required for the proposed park along approval of 12/19/97
Parcel S with the Final Map. The City may Final Map
choose to defer acceptance of the dedication.
Improvements in the park shall be constructed
as required by the City of Dublin Parks and
Community Services Department.
2.11 The Developer shall provide any additional PW Prior to PW
Public Utility Easements per requirements of approval of 12/19/97
the Director of Public Works and/or public Final Map
utility companies as necessary to serve this area
with utility services and allow for vehicular and
utility service access
2.12 All public sidewalks, handicap ramps, or other PW Prior to PW
street improvements in the curb return area approval of 12/19/97
shall be located within the public right-of-way. Final Map
The Developer shall show on the Final Map that
the right-of-way at all public street curb returns
is a straight line starting from the beginning of
the curb return extending to the end of the curb
return. The location of improvements and
configuration right-of-way shall be approved by
the Public Works Director prior to construction.
2.13 Dedication of Land for Park and Recreation PW, PL Recording of PA 95-
Purposes shall be offered, as required by the Development 030
approved PD (#95-030) and the Dublin Agreement
Ordinance, including the intermittent
stream/open space and trail corridors. If the
City accepts this dedication of improvements,
no credit for these areas and improvements
shall be given towards parkland dedication
requirements. Land dedications &
improvements to public park may be given
credit towards parkland dedication
requirements. Maintenance of the intermittent
stream/open space and trail corridor areas shall
be determined by the Development Agreement.
2.14 Driveway accesses, roadways and other ~ PW, PL Issuance of Standard
improvements to parkland, stream corridors, Grading
Open Space areas, and fire buffer zones Permit and/or
between the development areas and open space approval of
areas are subject to the approval of the City. Individual
Plans showing the improvements, grading, and Tentative
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Prior to:
landscaping in these areas shall be submitted Maps
with the applications for Tentative Maps
creating individual residential lots and/or the
grading permits for such developments,
whichever comes first.
2.15 A current title report and copies of the recorded PW Approval of Standard
deed of all parties having any recorded title Final Map
interest in the property to be divided, copies of
the deeds, and the Final Maps for adjoining
properties and easements shall be submitted as
deemed necessary by Director of Public Works.
2.16 Unless otherwise stated, all dedications shall be PW Approval of Standard
done as part of the Final Map and Final Map
Improvements must be secured prior to Final
Map and constructed prior to initial occupancy.
If the developer constructs any portion of the
Eastern Dublin TIF in its ultimate location, the
Developer shall receive TIF credit for that
work.
3.1 The Developer shall submit a Master Drainage PW Prior to PW
Study of the Phase I development area and all approval of 12/19/97
other contributory drainage areas (including Final Map
areas A, B-E) surrounding the project to the
storm drain structures located south of the
project along 1-580. This Study shall include an
analysis of impacts of the increase of storm
water flows due to development of this project
and surrounding Dublin Ranch projects on the
existing drainage and describe the
improvements that will need be constructed to
mediate such impacts. The Study shall include
hydrology and conceptual hydraulics
calculations of existing and proposed final
storm drain lines and channels to 1-580 and/or
Tassajara Creek. The Study shall be completed
before the Final Map approval to the
satisfaction of the Director of Public Works and
Alameda County Flood Control and Water
Conservation District Zone 7.
3.2 The Developer shall design and construct all PW Prior to PW
needed storm drain lines and structures in approval of 12/19/97
public right-o£-ways in order to properly handle Final Map
the drainage flows of this project to designated
creeks or channels to the satisfaction of the
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Prior to:
Director of Public Works. The Developer shall
obtain any drainage easements needed to
construct drainage improvements prior to filing
of the Final Map.
3.3 Drainage entering thc creek should enter PW Prior to PW
through reinforced concrete pipes and be approval of 12/19/97
protected with outfall structures, as shown on Final Map
Alameda County Flood Control and Water
Conservation District (ACFC&WCD) Standard
Drawing SF-605.
3.4 Known water wells without a documented PW Prior to PW
intent of future use, filed with Zone 7, are to be approval of 12/19/97
destroyed prior to any demolition or Final Map
construction activity in accordance with a well
destruction permit obtained from Zone 7.
3.5 The Developer shall comply with all PW Prior to PW
ACFC&WCD (Zone 7) requirements and approval of ! 2/19/97
applicable fees, unless otherwise approved by Final Map
Zone 7 and/or Director of Public Works.
3.6 Applicant/Developer shall ensure that areas PW On-going 267
undergoing grading and all other construction MM
activity are watered or other dust control Matrix
measures are used to prevent dust problems as
conditions warrant or as directed by the
Director of Public Works. ApplicanffDeveloper
shall keep adjoining public streets and
driveways free and clean of project dirt, mud,
materials and debris, and clean-up shall be
made during the construction period as
determined by the Director of Public Works.
3.7 The Applicant/Developer shall prepare plans PW Issuance of 199
for the periodic inspection and maintenance of Grading MM
subsurface drainage features, and the removal Permit Matrix
and disposal of materials deposited in surface
drains and catch basins.
3.8 If required, Applicant/Developer shall obtain PW, Issuance of PW
permits from Alameda County, Zone 7 (Zone CO, Building 12/19/97
7), and California Department of Fish & Game Zone 7 Permit or as
to discharge/construct drainage improvements stipulated by
within creek/intermittent stream areas. Zone 7
3.9 This project is subject to the payment of PW, Issuance of PW
drainage fees through the City of Dublin to Zone 7 Grading 12/19/97
Zone 7. Permit
3.10 The project shall comply with all applicable PW, PL Issuance of EDSP
grading guidelines as indicated on page 103 of Grading
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Prior to:
the Eastern Dublin Specific Plan. Permit
3.11 Grading Plans and subsequent individual PW, PL Issuance of EDSP
tentative maps for the project shall demonstrate Grading
compliance with the Eastern Dublin Specific Permit
Plan's scenic corridor, development standards
and grading policies and action programs
through a detailed visual analysis submitted
with each Grading Permit and/or subsequent
Tentative Map application creating individual
residential lots (whichever comes first).
4.1 Concurrent with Final Map approval, the PW Approval of Standard
Developer shall submit and obtain approval Final Map
from the City of Dublin Director of Public
Works all Improvement Plans and Grading
Plans of the project. The improvement plans
for this Master Vesting Tentative Map
(including Improvement Plans, Grading Plans,
and subdivision maps) shall be prepared,
designed, and signed by a registered civil
engineer to the satisfaction of the Director of
Public Works in accordance with the
Ordinances, standards, specifications, policies,
and requirements of the City of Dublin using
standard City title block and formats.
4.2 The developer shall prepare a mass grading PW Prior to PW
plan, Erosion Control Plan, and Storm Water approval of 12/19/97
Pollution Prevention Plan for review and Final Map
approval by the Director of Public Works. This
mass grading plan will show all cut and fill
slopes, rough grade contours, benching,
keyways, slide repair, subdrains, cut/fill
daylight lines and depths of the cut and fills of
soil in and around the development in order to
show the City how each lot subdivision can
achieve as close as possible a dirt balance
condition. This grading will show all open area
parcels and major slopes graded as close as
possible to final grades defined by the East
Dublin Specific plan for this phase of the
project. The erosion control plan will show
best management practices for controlling
erosion and sediment in accordance the State
Regional Water Quality Control Board
4.3 Mass grading of the site, if not accomplished PW Prior to PW
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prior to filing of the Map, shall be bonded prior approval of 12/19/97
to filing the Map and completed under the Final Map
terms of a Tract Development Agreement.
Mass grading of the school and park shall be
included in the Tract Development Agreement
4.4 The Developer shall design and construct North PW Prior to PW
i and South Dublin Drive for a safe sight distance approval of memos
and design speed consistent with the Specific Final Map 12/19/97
Plan for Eastern Dublin, the City's General and
Plan, Caltrans Design Manual and to the 1/7/98
satisfaction of the City Engineer/Public Works
Director.
4.5 The Developer shall prepare a Storm Water PW ' Prior to PW
Pollution Prevention Plan with the grading approval of 12/19/97
plans for review by the Director of Public Final Map
Works. This plan shall address the post
construction impacts of erosion control and
sediment generated by subdivisions inside the
Master Tentative Map
4.6 In conjunction with filing of subsequent Final PW Prior to PW
Maps, which create in excess of 620 residential approval of 1/7/98
lots or causes the ADT of Tassajara Road to subsequent
exceed 15,000, the Developer shall provide a Final Maps
bond or other security for the cost of widening
of Tassajara Road to four lanes from Gleason
Road south to 1-580. These improvements shall
be constructed by the Developer in conjunction
with subsequent final maps that create in excess
of 620 residential lots or causes the ADT of
Tassajara Road to exceed 15,000. (Required by
TJKM traffic study, October 1995).
4.7 The Developer shall install a traffic signal at the PW Prior to PW
intersection of Tassajara Road and South approval of 1/7/98
Dublin Ranch Drive to the satisfaction of the Final Map
Director of Public Works. Traffic signal
conduit and pull boxes shall be installed at the
intersections of Tassajara road and North and
South Dublin Ranch Drives prior to final
occupancy of the first residential unit.
Interconnect conduit shall be installed along
Tassajara Road connecting the intersections of
North and South Dublin Ranch Drives with the
intersection of Gleason Drive and Tassajara
Road. The signal and conduit shall be designed
and construction guaranteed through a bond
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Prior to:
prior to filing thc final map.
4.8 In conformance with Alameda County Fire PW Prior to PW
Department (ACFD) requirements, for all approval of 1/7/98
phases of development in excess of 25 Final Map
residential lots, the Developer shall provide a
secondary emergency vehicle access route, into
all proposed residential developments. In all
phases of development in excess of 75 lots The
Developer shall provide a second street access
into all proposed developments. All subsequent
Tentative Maps shall demonstrate to the City
and Alameda County Fire Department how the
access requirements will be met.
4.9 Upon each residential development adjacent to PW Prior to PW
creek parcels or when needed by proposed approval of 12/19/97
upstream development, The Developer shall Final Map
improve the creek parcels to provide adequate
hydraulic capacity, erosion control, and
landscaping as defined by the Dublin Ranch
Phase I Specific Plan, including any mitigation
requirements of the Corps of Engineers or
Department of Fish and Game permits.
4.10 Upon each residential development adjacent to PW Prior to PW
a designated pedestrian pathways as shown in approval of 12/19/97
the Dublin Ranch Specific Plan, a pedestrian- Final Map and
bicycle path shall be constructed in accordance 1/7/98
with the Dublin Ranch Phase I Specific Plan
design guidelines. The Pedestrian circulation
plan shows pathways connecting the proposed
park (parcel J), Recreational Facility (parcel L),
open space (parcel N), creek (parcels K and V),
and proposed school (parcels O and E) to Fallon
Road, and the multi-purpose trail located as
parcel X on the Tentative Map 6925. Another
pedestrian-bicycle path shall be provided along
the northerly boundary of Parcel Q, connecting
the park and school parcels to proposed Fallon
Road. Improvements shall include at-grade
crossing connecting to Fallon Road. An access
easement shall be dedicated to the City over the
pathway. This bicycle path shall provide a
connection to the park and schools via surface
streets or other means as approved by the
Director of Public Works. (8) The multi-use
trail along the northerly portion of the project in
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parcel X shall be improved with an all-weather
surface and constructed as shown in the
conditions of the approved Planned
Developments (PA 95-030 and PA 96-038).
This trail shall be designed to the satisfaction of
the City Public Works Director and the
Alameda County Fire Department. Emergency
Vehicle Access easements shall be dedicated to
the City for access to the open space parcels M,
N and P to the satisfaction of ACFD and the
Director of Public Works. Improvement plans
showing these improvements shall be submitted
and approved prior to approval of Final Master
Tentative Map. A phasing plan delineating the
timing of construction of these improvements
shall be prepared prior to approval of the
Development Agreement.
4.11 Drainage and utility lines in North and South PW Prior to PW
Dublin Ranch Drive and in parcel S shall be approval of 12/19/97
installed in the public street right of way and improvement
PUE and stubbed to each parcel at a location work
and depth allowing the parcel to develop
i without construction of additional off-site storm
drain or utility lines
4.12 Prior to final map approval, the Developer shall PW Prior to PW
prepare a master covenants conditions and approval of 12/19/97
restrictions (CC&R) document specifying that a Final Map and
master Homeowner's association covering all 1/7/98
parcels within the tentative map shall be
formed, covering maintenance of the private
open space parcels, pedestrian trails, creeks,
and recreational facility. Recording of the
master CC&R document shall take place prior
to approval of the first subsequent final map.
4.13 The Developer shall enter into an Improvement PW Prior to PW
Agreement with the City for all subdivision approval of 12/19/97
improvements prior to issuance of improvement Final Map
permit. Complete improvement plans,
specifications, and calculations shall be
submitted to, and approved by, the Director of
Public Works and other affected agencies
having jurisdiction over public improvements
prior to construction of the improvements.
Improvement plans shall show the existing on-
site and off-site subdivision improvements an
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
proposed improvements along the adjacent
public street and property that relate to the
proposed improvements.
4.14 All handicap ramps shall comply with all PW Prior to State
current State ADA requirements and City or Approval of Law
Dublin Standards. improvement
plans
4.15 The Developer shall submit a Line and Striping PW Prior to PW
Plan for North and South Dublin Ranch Drive, approval of 12/19/97
Tassajara Road widening and the Public Street Final Map
in Parcel S to the Director of Public Works for
review and approval. The Plan shall show
interim lane configurations and transitions, and
shall provide adequate street width to allow
two-way left-turn lanes.
4.16 The Developer shall consult with the PL, PW Prior to Standard
Livermore-Amador Valley Transit Authority approval of
(LAVTA) on the bus route, location, and size of Individual
proposed bus stops within and on the periphery Tentative
of the proposed project. The location and Maps
configuration of all the bus stops and shelters
shall be constructed under direction of the
City's Director of Public Works.
4.17 The Applicant/Developer shall remove all trees PW Issuance of Standard
including major root systems and other Grading
obstructions from building sites as necessary Permit
~ for public improvements or for public safety as
directed by the Director of Public Works.
4.18 Any relocation of existing improvements or PW Completion of Standard
public utilities shall be accomplished under the Improvement
direction of the governing agency, at no
expense to the City.
4.19 The location and siting of project specific PL, PW Approval of 39, 40
wastewater, storm drain, recycled water, and Improvement MM
potable water system infrastructure shall be Plans Matrix
consistent with the resource management
policies of the Eastern Dublin Specific Plan.
4.20 ApplicanlJDeveloper shall maintain landscaping PL, PW Completion of Standard
for not less than 90 days after City-approved Improvements /
installation. This maintenance shall include Improve
weeding and the application of pre-emergent ments
chemicals. No. 13
4.21 The Developer shall establish a subdivision PW HOA to be PW
Homeowners Association for each subsequent formed prior 12/19/97
map that will monitor and oversee the to occupancy
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
maintenance of owner-maintained City street of first unit
landscape areas and common areas in each
neighborhood. In the event that any such
landscape area falls into a state of disrepair, the
City will have the right, but not the obligation,
to take corrective measures and bill the
appropriate homeowner and/or the
homeowner's association for the cost of such
repair and corrective maintenance work plus
City overhead. These requirements shall be
included in the project Conditions, Covenants
and Restrictions documents (CC&R). The
Developer shall submit the project CC&Rs for
review and approval by the Director of Public
Works and the Director of Community
Development prior to issuance of the first
building permit for the first subsequent map.
4.22 The Applicant/Developer waives any right to PL, Finaling 17
protest the inclusion of the property or any ADM Building MM
portion of it in a Landscape and Lighting Permits Matrix
Assessment District or similar assessment
district, and further waives any right to protest
the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the
possible formation of a Landscape and Lighting
Assessment District to prospective homebuyars.
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.
4.23 Permits shall be required for oversized and/or PW Issuance of Standard
overweight construction loads coming to and Grading / PW
leaving from the site on City Streets. If soil is Permit
to be imported or exported from the site, a haul
route plan shall be submitted to the City for
review and approval.
4.24 An encroachment permit shall be secured from PW Issuance of Standard
the Director of Public Works for any work done Grading
within the public right-of-way where this work Permits
is not covered under the public improvement
plans.
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
4.25 The Developer shall not construct decorative PW Completion of PW
pavement within City right of way unless Improvements memo
approved by the Director of Public Works and 1/8/98
only at major project entrances as specifically
shown on the East Dublin Specific Plan. The
type of decorative pavers and pavement section
shall be subject to review and approval of the
Director of Public Works. The Developer shall
construct decorative pavement across entrances
to all private street to the satisfaction of the
Director of Public Works. Where decorative
pavement is installed in public streets, a
Decorative Paving Plan shall be prepared, with
locations of pre-formed traffic signal loops
specifically designed for decorative paving,
which shall be used at intersections with traffic
signals. Where possible, irrigation and all
utility lines shall not be placed under the
decorative paving. Maintenance costs of the
decorative paving shall be included in the
Homeowners Association, or landscape and
lighting maintenance assessment district or
other funding mechanism acceptable to the
Director of Public Works.
5.1 The applicant shall submit updates of the traffic PW, PL Occupancy of Standard
study with the subsequent Tentative Map Any Building
applications creating individual residential lots,
and the study shall be subject to review and
approval by the Public Works Director.
Appropriate traffic mitigation measures will be
identified and included as conditions of
subsequent Tentative Map approval
5.2 Tassajara Road. from 1-580 to north of PW Occupancy of PW/
Dublin Boulevard. The Applicant/Developer the Last Traffic
shall construct street improvements as follows: Building Study
Four 12-foot through lanes with two
northbound lanes, two southbound lanes, two
northbound left-turn lanes and two 8 foot wide
shoulders as shown in the project traffic study
prepared by TJKM or as directed by the
Director of Public Works. The widening shall
extend north of Dublin Boulevard with smooth
transitions to existing conditions, to the
satisfaction of the Director of Public Works and
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# CONDITION TEXT RES~'ON- WHEN SOURCE
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Prior to:
shall include the relocation of existing signals at
Dublin Boulevard.
5.3 Applicant/Developer shall be responsible for PW Issuance of Ord.
payment of traffic impact fees (TIFs) adopted Building
by the City Council at the time of issuance of Permits
building permits including, but not limited to,
the Eastern Dublin TIF, Interchange TIF
(reimbursements to the City of Pleasanton for
freeway interchanges), and Regional (Tri-
Valley) TIF.
5.4 All construction traffic may be subject to PW Issuance of 268
specific routing, as determined by the Director Grading MM
of Public Works, in order to minimize Permit Matrix
construction interference with regional non-
project traffic movement.
5.5 Traffic safety signs or "red-curbing" shall be PW, Approval of Standard
provided in accordance with the standards of PO Improvement
the City of Dublin subject to plan approval by Plans
the Director of Public Works.
5.6 A street sign/naming plan for the internal street PL Approval of Standard
system shall be submitted and shall be subject Improvement
to approval of the Community Director. No Plans
single street may intersect any other street more
than once. No continuous street may change
direction by 90 degrees more than once without
change a street name change for subsequent
changes in direction.
5.7 Street name signs shall display the name of the PW Approval of Standard
street together with a City standard shamrock Improvement
logo. Posts shall be galvanized steel pipe, Plans
unless otherwise approved by the Director of
Public Works.
5.8 The Developer shall dedicate with a subsequent PW Approval of PW
final map of parcel D, a residential collector Final Map for 1/7/98
street through Parcel D, from the east-west Parcel D
collector street to the south boundary of the
project for eventual connection to Gleason
Drive. The street shall be improved in
conjunction with the development of Parcel D
to the satisfaction of the Public Works Director.
5.9 The Developer is responsible for construction PW As required by PW
of improvements in Caltrans right-of-way at the LOS 1/7/98
intersection of the 1-580 eastbound off-ramp at
Santa Rita Road and Pimlico Drive. At the
westbound approach on Pimlico Drive to Santa
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# CONDITION TEXT RESPON- WHEN SOURCE
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AGENCY
Prior to:
Rita Road, the Developer shall construct a
second left-turn lane on to southbound Santa
Rita Road. At thc eastbound off-ramp to Santa
Rita Road, The Developer shall install one
exclusive left-turn lane to northbound Santa
Rita Road, one exclusive through-lane to
Pimlico Drive, and one free right-mm lane to
southbound Santa Rita Road. In conjunction
with these improvements, the traffic signal shall
be modified to replace the existing split phase
operation with left-turn phase which will allow
concurrent eastbound and westbound left-turn
movements, unless already constructed by
others. These Improvements shall be
constructed by the Developer prior to the
intersection reaching level of service "E" as
determined by the Director of Public Works.
Within one year of notification by the Public
Works Director, Developer shall design and
construct these improvements to the satisfaction
of the Public Works Director with input from
the City of Plcasanton where applicable.
5.10 The intersections of Tassajara Road and North PW Approval of PW
and South Dublin Ranch Drives, and the Final Map memo
proposed intersection of Parcel "S" and North 1/7/98
and South Dublin Ranch Drives (shown as a
Looped Road) will require more extensive
design efforts prior to approving the Final Map.
Sufficient right of way will be dedicated to the
City to assure that the final design can be
constructed within the dedications. The
improvements at these three intersections must
be designed and constructed to the satisfaction
of the Public Works Director. The intersections
must provide for adequate stacking of vehicles
exiting the subdivision on to Tassajara Road.
This shall not interfere with traffic flowing to
future subdivisions north and south of North
and South of the "Loop" Road. A Signing and
Striping Plan will be required to assure that safe
transitions can be provided within the proposed
right of way. A new or updated traffic report
may be required if deemed necessary by thc
City Public Works Director.
5.11 The school site should provide adequate on-site PW CUP: PA # 97- PW
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
vehicle storage area for vehicles dropping off 004 1/7/98
and picking up students. If providing adequate
on-site vehicle storage area is not possible, the
Developer shall mitigate impacts to the public
street system by widening the roadway or using
other means subject to approval of the City
Engineer. The locations of driveways for the
school site shall be subject to approval of the
Director of Public Works.
6.1 The Developer shall submit a plan showing all PW, PL Approval of Standard
proposed utilities services in public streets, Improvement 110
along with documentation that domestic fresh Plans MM
water, electricity, gas, telephone, and cable Matrix
television service can be provided to each
residence within the project and when such
service will be available.
6.2 All utilities within the project and to each lot PW Approval of 108,
shall be underground in accordance with the Final Map 109, 228
City policies and existing ordinances, unless MM
otherwise approved by the Director of Public Matrix
Works. All utilities shall be located and Standard
provided within public utility easements and
sized to meet utility company standards.
6.3 All transmission lines shall be away from PW Completion of 109
sensitive areas unless otherwise approved by Improvements MM
the Director of Public Works. Matrix
6.4 The Developer shall construct all joint utility PW, PL Approval of PW
trenches (such as electric, telephone, cable TV, Improvement 12/19/97
and gas) in accordance with the appropriate Plans
utility jurisdiction. All communication vaults,
electric transformers, and cable TV boxes shall
be underground in designated landscape areas
between the proposed sidewalk and back of
curb. Utility plans, showing the location of all
proposed utilities (including electrical vaults
and underground transformers) shall be
reviewed and approved by the Director of
Public Works and Community Development
Director. Contractor shall install 2-3" conduits
in joint trench located in North and South
Dublin Ranch Drives and parcel S..
6.5 Applicant/Developer shall provide Public PW Approval of Standard
Utility Easements per requirements of the Final Map
Director of Public Works and/or public utility
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
companies as necessary to serve this area with
utility services and allow for vehicular and
utility service access.
6.6 All water, gas, sewer, underground electric PW Approval of PW
power, cable television or telephone lines, and Improvement 12/19/97
storm drain facilities shall be installed before Plans
any paving, curb, gutter, or sidewalk is installed
or as approved by the Director of Public Works.
Utility stub connections to property boundaries
shall be required unless waived by the Director
of Public Works in writing.
6.7 The Developer is responsible for establishing PL, PW Recordation of PW
continual landscape and lighting maintenance Final Map. 12/19/97
through Lighting and Landscaping Maintenance
Assessment Districts or any other method of
maintaining the landscaping and lighting
approved by the Director of Public Works
7.1 The Developer shall comply with the City's F, PL, Recording of 17, 75,
Wildfire Management Plan for covering long- PW Final Map 77
term maintenance of the urban/open-space MM
interface. The Plan requirements shall be Matrix
incorporated into the CC&Rs for the project.
7.2 The Applicant/Developer shall comply with all F Issuance of 74
Alameda County Fire Services (ACFD) rules, Building MM
regulations and standards, including minimum Permits Matrix
standards for emergency access roads and
payment of applicable fees, including a City of
Dublin Fire Capital Impact Fee.
7.3 The Developer shall comply with all conditions F Issuance of Letter
of the Alameda County Fire Department Grading dated 8-
(ACFD) (letter dated August 14, 1997) Permits 14-97
including:
7.4 a Prior to the issuance of grading permits, a site plan indicating the location of Letter
fuel storage for grading equipment as well as construction office trailer shall dated
be submitted to the Fire Prevention Bureau for approval. 8-14-97
b An all-weather surfaced access road to the fuel and constructton area shall Letter
be installed and maintained to allow emergency vehicle access, dated
8-14-97
c Emergency Vehicle Access roadways shall be designed and installed to Standard
support the imposed loads of fire equipment. Design shall be approved by
ACFD prior to installation.
e A permit for the storage and dispensing of fuel shall be obtained from the Letter
Alameda County Fire Department. The storage, use and dispensing of fuel dated
shall be in accordance with Uniform Fire Code Article 79. 8-14-97
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
f A means of contacting emergency services other than cellular phone shall be Letter
available on the site. dated
8-14-97
8.1 The Applicant/Developer shall demonstrate to PW Issuance of 171
the Director of Public Works that the project Building MM
development meets the requirements of the Permits Matrix
State Regional Water Quality Control Board's
"Best Management Practices" to mitigate storm
water pollution.
9.1 A Faithful Performance Bond or securities that PW, Issuance of PW
are 100% of Improvement costs, and a Labor ADM Grading Standard
and Materials Bond or securities that are 50% Permits
of Improvement costs, must be provided prior
to issuing any grading and/or improvement
permits. Improvement costs will include street,
drainage, grading, backfill of utilities, and
landscaping costs to the satisfaction of the
Director of Public Works.
9.2 Labor and materials bond will be released after PW, Completion of Standard
City's acceptance of improvements. The ADM Improvements
Performance bond will be released one year
after acceptance of improvements and after all
defects have been repaired. The
Applicant/Developer, with the approval of the
Director of Public Works, has the option of
providing a Maintenance Bond after acceptance
of improvements by the City in the amount of
25% of Improvement costs. This bond will
serve instead of the Faithful Performance Bond.
Prior to release of the Faithful Performance
Bond or the Maintenance Bond, all
improvements and landscaping shall be
installed and established per approved plans and
a declaration by the project civil engineer that
the finished graded building pads are within
0.5 feet in elevation of those shown on
approved plans.
9.3 Applicant/Developer, and any parties or PL, Through Standard
individuals granted rights-of-entry by ADM completion of
Applicant/Developer, shall defend, indemnify, Improvements
and hold harmless the City of Dublin and its and
agents, officers, and employees from any claim, Occupancy of
action, or proceeding against the City of Dublin the Last
23
# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
or its agents, officers, or employees to attack, Building
set aside, void, or annul an approval of the City
of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Director
of Community Development, Zoning
Administrator, or any other department,
committee, or agency of the City concerning a
subdivision or other development which actions
are brought within the time period provided for
in Government Code Section 66499.37;
provided, however, that the
Applicant/Developer's duty to so defend,
indemnify, and hold harmless shall be subject
to the City's promptly notifying the
Applicant/Developer of any said claim, action,
or proceeding and the City's full actions or
proceedings.
10.1 Should any prehistoric or historic artifacts be PL, Final PW
exposed during excavation and construction PW, B Inspection of Standard
operations, the Department of Community Grading and 25l
Development shall be notified and work shall - 253
cease immediately until an archaeologist, who MM
is certified by the Society of California Matrix
Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted
to evaluate the significance of the find and
suggest appropriate mitigation measures, if
deemed necessary, prior to resuming ground
breaking construction activities. Standardized
procedures for evaluating accidental finds and
discovery of human remains shall be followed
as prescribed in Sections 15064.5 and 15126.4
of the California Environmental Quality Act
Guidelines.
10.2 Applicant/Developer shall comply with all PW, PL Issuance of 217
Eastern Dublin Specific Plan EIR mitigation Grading MM
measures for mitigating potentially significant Permit Matrix
plant and animal species impacts. Within 60
days prior to any habitat modification,
Applicant/Developer shall submit a
preconstmction survey, prepared by a biologist
(to be approved and hired by the City prior to
commencement of the survey.) Said survey
shall examine whether any sensitive species
24
# CONDITION TEXT REStOre- WHEN SOURCE
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AGENCY
Prior to:
exist on or adjacent to the site and, if any exist,
shall include recommended protection plans,
including any modifications to site design, for
those sensitive species that may be discovered
as a result of the survey. Applicant/Developer
shall be responsible for the cost of the survey
i and staff review of the survey. The significance
] of any discoveries and adequacy of
recommended protection measures shall be
subject to the discretion of the Director of
Community Development. Said protection
I plans and measures shall occur at least 21 days
I prior to anticipated habitat modification. Any
updated surveys and/or studies that may be
completed subsequently shall be submitted to
the Department of Community Development.
10.3 Applicant/Developer shall submit a PL, PW Issuance of 269, 270
Construction Impact Reduction Plan. Said Plan Grading MM
shall include those items addressed as a concern Permit Matrix
in the EIR, in particular, Mitigation Measures
3.11/1 through 3.11/4 and 3.11/7.
10.4 Copies of the Hazardous Materials report (for PW, PL Issuance of Standard
each SWPPP phase) shall be submitted and any Grading
materials identified shall be removed or Permit (for
adequately contained, each phase)
10.5 Applicant/Developer shall ensure that PL Issuance of 269, 278
stationary source emissions associated with Grading MM
project development are minimized. The Permit Matrix
requirements of Mitigation Measure 3. l 1/12.0
of the Eastern Dublin EIR shall be
accomplished by preparation of a written
program to the satisfaction of the Director of
Community Development.
10.6 The use of rodenticides and herbicides within PL Issuance of 221
the project area shall be performed in Grading MM
cooperation with and under the supervision of Permit Matrix
the Alameda County Department of Agriculture
and will be restricted, to the satisfaction of the
Director of Community Development, to reduce
potential impacts to wildlife.
10.7 Should any Kit Foxes be discovered on the site PL, PW ~ Issuance of 219
either during the Preconstruction Survey or I Grading MM
during project construction, the Permit Matrix
Applicant/Developer shall be responsible for
complying with the Kit Fox Protection Plan.
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# CONDITION TEXT RESPON- WHEN SOURCE
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Prior to:
10.8 Applicant/Developer shall prepare and submit a PL Issuance of 263,264
Construction Noise Management Program, to Grading MM
the satisfaction of the Director of Community Perm it Matrix
Development, that identifies measures proposed
to minimize construction noise impacts on
existing residents, and shall ensure that
construction or grading on the site complies
with that program.
10.9 Construction and grading operations shall be PW Ongoing PW
limited to weekdays, Monday through Friday, Standard
and non-City holidays, between the hours of
7:30 a.m. and 5:00 p.m. The Director of Public
Works may approve work on Saturday and
hours beyond the above mentioned days and
hours with the understanding that the developer
is responsible for the additional cost of the
Public Works inspectors' overtime.
10.10 i A noise study shall be submitted with the PL, PW Issuance of 289
subsequent Tentative Maps along Tassajara Grading MM
Road creating individual residential lots, to Permit Matrix
show how the subdivision design addresses the
requirements for interior and exterior noise
levels to be controlled to acceptable limits (for
example, pad elevations, height of berms, and
space for soundwalls must be accommodated).
10.11 The applicant shall comply with all applicable PL i As specified in MM
action programs and mitigation measures of the ' MM Matrix Matrix
Eastern Dublin General Plan Amendment/
Specific Plan and companion Final
Environmental Impact Report (FEIR),
respectively, that have not been made specific
conditions of approval of this PD Rezone.
11.1 In submitting subsequent plans for review and B Issuance of PW
approval, each set of plans shall have attached Building Standard
an annotated copy of these Conditions of Permits.
Approval. The notations shall clearly indicate
how all Conditions of Approval will be
complied with. Construction plans will not be
accepted without the annotated conditions
attached to each set of plans.
Applicant/Developer will be responsible for
obtaining the approvals of all participating non-
City agencies.
11.2 Applicant/Developer shall comply with the ADM On-going 103,
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# CONDITION TEXT RESeON- WHEN SOURCE
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AGENCY
Prior to:
City's solid waste management and recycling 104,
requirements. 105, 279
MM
Matrix
11.3 Temporary fencing shall be installed along PL, Issuance of
, property lines throughout thc construction PW, B Grading
process, or around perimeter of a particular Permit
construction phase, upon review and approval
of Public Works Director.
PASSED, APPROVED AND ADOPTED this 13th day of January, 1998.
AYES:
Cm. Johnson, Hughes, Musser, and Oravetz
NOES:
ABSENT: Cm. Jennings
Community Development Director
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