HomeMy WebLinkAboutPCReso 98-13 PA97-040 Casterson Tmap SDR RESOLUTION NO. 98-13
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR THE CASTERSON PROPERTY (Tract No. )
PA 97-040
WHEREAS, James Tong, on behalf of Clyde Casterson, has requested approval of a Tentative Map
and Site Development Review, as represented in the Development Plan (Exhibit A-1 to Planning Commission
Resolution No. 98-13, dated received by the City of Dublin April 8, 1998), to subdivide a 19 + acre parcel and
develop a residential subdivision with 109 lots, public and private open space, and a regional trail along the
Tassajara Creek stream corridor, 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, 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 that site-
specific environmental effects have been analyzed in an initial study dated February 24, 1998, and circulated
for public review, during which time two comments were received on the proposed Negative Declaration; and
WHEREAS, the Planning Commission has reviewed the initial study and is recommending adoption
of a Negative Declaration for site-specific impacts from this project; and
WHEREAS, the Planning Commission did hold a public hearing on said application on April 14,
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
Vesting Tentative Map and Site Development Review, subject to conditions; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final Subdivision
Map for the project as required by the 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 Vesting Tentative Map and Site
Development Review:
1. A General Plan / Specific Plan Amendment and a Planned Development Rezone application have
been proposed along with the Tentative Map and Site Development Review applications, and are
recommended for approval based upon the reasons stated in the Staff Report and the Planning Commission
Resolution (No. 98-13, April 14, 1998). Upon City Council approval of such Amendments and Rezone, the
land use diagram would be changed for approximately 5 acres to reflect the Medium Density Residential land
use.
2. With the change to the land use diagram, the proposed project is consistent with the adopted
Eastern Dublin Specific Plan. The proposed project is also consistent with the goals, policies, and
implementation measures of the Eastern Dublin Specific Plan, and with the Dublin Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER 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 conforms 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 Medium Density 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 a school facilities mitigation agreement
between the developer and the Dublin Unified School District prior to issuance of building permit, as required by
the Eastern Dublin Specific Plan/EIR.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Site Development Review:
1. The approval of this application (PA 97-040), as conditioned, is consistent with the
intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General Plan,
the Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions and Development Plan for
the project which allow for residential development at this location.
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3. The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
4. The approval of this application, as conditioned, is in conformance with regional transportation
and growth management plans.
5. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and implements the
Dublin General Plan and Eastern Dublin Specific Plan.
6. The proposed site development, including site layout, vehicular access, circulation and parking,
setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a
harmonious environment for the development.
7. The project has been designed with architectural considerations (including the character, scale,
design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure
compatibility among the design of this project, the character of adjacent uses, and the requirements of public
service agencies.
8. Landscape elements (including the location, type, size, color, texture, and coverage of plant
materials, provisions, and similar elements) combined with Conditions of Approval have been established to
ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the
Vesting Tentative Map and Site Development Review for PA 97-040 subject to the following Conditions of
Approval and subject to City Council approval of the proposed General Plan/Specific Plan Amendment, Planned
Development Rezone/Development Plan, Negative Declaration, and Development Agreement:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community
Development Department, [DSR] Dublin San Ramon Services District, [F] Alameda County Fire
Department/City of Dublin Fire Prevention, [F1N} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
Ii GENE~L CONDITIONS
1.1 Approval. PA 97-040, Castcrson Property, Vesting PL, PW Approval of N/A
Tentative Map Tract 6979 is approved to subdivide an Any Plan
existing 19+ parcel into individual lots for 109 detached
homes, common open space, a tot-lot playground, and a
stream corridor and open space parcel for the Tassajara
Creek and Regional trail. This approval shall conform
generally to the plans, text, and illustrations contained in
the Development Plan, attached as Exhibit A-1 to the
Planning Commission Resolution No. 98-13, including:
a) the Vesting Tentative Map, b) the Preliminary Rough
Grading Plan and Erosion Control Plan c) the Stage I and
2 Site Plans, and all other plans, text, and diagrams
contained in the Development Plan prepared by Mac Kay
& Somps Engineers, dated, dated received by the City of
Dublin April 8, 1998, unless modified by the Conditions
of Approval contained herein.
1.2 Standard Conditions of Approval. Applicant/Developer PW Approval of Standard
shall comply with all applicable City of Dublin Public Improvement
Works Standard Conditions of Approval (Attachment B- Plans through
1). In the event of a conflict between the Public Works completion
Typical Conditions of Approval and these Conditions,
these conditions shall prevail.
1.3 Development Agreement/Expiration. The approval of PW, PL On-going Standard/
this Tentative Map shall be predicated upon and pursuant Municipal
to the terms set forth in the Development Agreement to be Code
approved by the City of Dublin. The 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
an earlier date. In the event of conflict between the terms
of the Development Agreement and the Conditions of
Approval contained herein, the terms of the Development
Agreement shall prevail.
1.4 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.
1.5 Action Programs/Mitigation Measures. PL Approval of Standard
Applicant/Developer shall comply with all applicable Improvement
action programs and mitigation measures of the Eastern Plans through
Dublin General Plan Amendment/Specific Plan and completion
companion Final Environmental Impact Report (EIR) that
have not been made specific Conditions of Approval.
1.6 Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of Standard
comply with, meet, and/or perform all requirements of the Building
Subdivision Map Act, City of Dublin Subdivision Permits
Ordinance, City of Dublin Zoning Ordinance adopted
September 1997, the City of Dublin General Plan, the
Eastern Dublin Specific Plan, City of Dublin Standard
Conditions of Approval, Public Works Policies and City
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grading ordinance unless certain Public Works
requirements are modified by the Director of Public
Works.
1.7 Requirements. Applicant/Developer shall meet all PW Approval of Standard
requirements of the approved Vesting Tentative Map for Final Map
the project prior to City Council acceptance of offers of
dedication
!.8 Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, 104,
comply with the City's solid waste management and 105,279
recycling requirements. MM
Matrix
1.9 Document Preparation. The improvement plans for this PW Approval of Standard
Vesting Tentative Map (including Improvement Plans, Improvement
Grading Plans, and subdivision maps) shall be prepared, Plans
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. Minimum lettering size on
all plans submitted shall be 1/8 inch. After approval,
original mylars or photo mylars with three sets of blue
prints must be submitted to the City.
1.10Conditions of Approval. In submitting subsequent plans B Issuance of PW
for review and approval, each set of plans shall have Building Standard
attached 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.
1.11Encroachment Permit - An encroachment permit shall PW Issuance of Standard
be secured from the Director of Public Works for any Grading
work done within the public right-of-way where this work Permits
is not covered under the public improvement plans.
1.12Title Reports/Deeds. A current title report and copies of PW Approval of Standard
the recorded 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 the
Director of Public Works.
UTILITmS [ SERVICE PROmDERS
2.1 Utility Providers. Applicant/Developer shall provide PL Approval of Standard
documentation from utility providers that electric, gas, Final Map
and telephone service can be provided to the subdivision.
2.2 Utilities. The Developer shall construct all necessary PL Acceptance of Standard
utilities to service each individual lot and residence within Improvements
the project, to the specifications and policies of the and occupation
governing utility and government agency. All utilities of affected
shall be located within public utility easements and sized units
to meet utility company standards. All utilities shall be
underground, including all utility vaults, in accordance
with the City policies and existing ordinances, unless
otherwise approved by the Directors of Community
Development and Public Works.
2.3 Public Utility Easements. Applicant/Developer shall PW Approval of Standard
provide Public Utility Easements per requirements of the Final Map
Director of Public Works and/or public utility companies
as necessary to serve this area with utility services and
allow for vehicular and utility service access.
2.4 Utilities Service Report and Plan. Applicant/Developer PW, PL Approval of Standard,
shall submit a utilities service report and plan to the Improvement 110
satisfaction of the Public Works Director and Community Plans MM
Development Director along with documentation that Matrix
domestic fresh water, electricity, gas, telephone, and cable
television service can be provided to each residence
within the project and when such service will be
available.
2.5 Transmission Lines. All transmission lines shall be PW Completion of 109
away from sensitive areas unless otherwise approved by Improvements MM
the Director of Public Works. Matrix
2.6 Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy PW
Applicant/Developer shall construct all joint utility of affected Standard
trenches (such as electric, telephone, cable TV, and gas) units
in accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, and cable
TV boxes shall be underground in designated landscape
areas behind sidewalks. 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. Location
of these items shall be checked against the Final
Landscaping and Irrigation Plan.
2.7 Streetlights. The Developer shall install 70 HPS street PW Acceptance of PW
lights spaced not to exceed 180 feet apart along all public Improvements 3/19/98
and private streets to the satisfaction of the Director of
Public Works
2.8 Streetlights. Streetlights on arterial streets adjacent to PW Recording of Standard
the project shall be the City Standard cobra head Final Map
luminaries with galvanized poles. Standard City cobra
head luminaries shall be used on residential streets. A
street lighting plan demonstrating 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. Any revisions to the type
of residential streetlights used shall be subject to the
review and approval of the Directors of Public Works and
Community Development.
2.9 Postal Service. Applicant/Developer shall consult with PL Approval of Standard
local postal authorities to determine the location and type Final Map
of mail units required. Specific locations for such units
shall be subject to approval of thc Director of Community
Development.
2.10 Refuse Collection. The refuse collection service provider PL Approval of 279
shall be consulted to ensure that adequate space is Improvement MM
provided to accommodate collection and sorting of Plans Matrix
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
3! EMERGENCY SER~CES
3.1 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 applicable fees, including a
City of Dublin Fire Capital Impact Fee.
3.2 Police Department Conditions. The PO Issuance of Police
Applicant/Developer shall comply with all applicable City Building memo
of Dublin Residential Security Requirements. Permits 11/21/97,
Standard
3.3 Addresses/Streets. All unit addresses shall be lighted at PO Issuance of Police
night and clearly visible from the middle of the street. Building memo
The Applicant/Developer shall either a) post private Permits dated
streets in accordance with California Vehicle Code 11/21/97,
Regulations; or b) address traffic and towing within the Standard
CC&R's of the Homeowners Association.
3.4 Graffiti. All perimeter fences and walls shall be kept free PO Issuance of Police
of graffiti vandalism at all times, and monitored on a Building memo
regular and continuous basis. Graffiti-resistant paints and Permits 11/21/97,
foliage shall be used along the perimeter walls. Standard
3.5 Landscaping. When parking stalls at the end of the PO Issuance of Police
private drive areas are adjacent to the rear yard fence of Building memo
another lot or residence, security landscaping materials Permits dated
shall be used. 11/21/97,
Standard
3.6 Perimeter walls/fencing. Perimeter walls and fencing PO Issuance of Police
shall be a minimum height of six (6) feet. Building memo
Permits I 1/21/97
i P~io~
3.7 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.
3.8 Fire Conditions. Developer shall comply with all F Issuance of AFCD
conditions of the Alameda County Fire Department Building Letters
(ACFD) including special conditions stated in the letters Permits dated
dated November 20, 1997 and March 6, 1998. (unless stated 3/6/98 &
otherwise) 11/20/97
3.9 Fire hydrants shall be installed at intersections and so F AFCD
spaced that distance between them does not exceed 350'. Letters
Raised blue reflectorized traffic markers shall be epoxied dated
to the center of the paved street opposite each hydrant. A 3/6/98 &
drawing of the approved locations shall be submitted for 11/20/97
future reference.
3.10 Fire flow for the structures shall be designed to Dublin F Letter
San Ramon Services District Standards and shall not be dated
less than 1500 gallons per minute from a single hydrant 3/6/98
3.11 Parking shall be restricted to one side of the street and Letter
the opposite side shall be designated a "Fire Lane" and so F dated
marked. 3/6/98
3.12 Entry to the courts shall be provided with a rounded curb F Letter
return or approach apron meeting the requirements of the dated
Alameda County Fire Department and City of Dublin. 3/6/98
3.13 Wildland Management Plan. The project shall comply F Letter
with the requirements of the Dublin Wildland dated
Management Plan, including provision of a "Fire Safe" 11/20/97
zone in any urban interface areas.
3.14 Tree overhang. Tree overhang must be maintained to F, PW Letter
provide a minimum clearance of 13 feet 6 inches, dated
11/20/97
3.15 Turning radius. Minimum turning radius and street F, PW Letter
width requirements shall be maintained in conformance dated
with City requirements. 11/20/97
3.16 Water Supply and Roadways. Prior to delivery of any F, PO Issuing Letter
combustible material storage on the site, fire hydrants, Building dated
water supply, and roadways shall be installed and Permits 3/6/98,
sufficient water storage and pressure shall be available to Standard
the site. Approved roadway shall be first lift of asphalt.
3.17 Emergency Vehicle Access shall be provided as per the F, PO Finaling Letter
City of Dublin Fire Code. Emergency Vehicle Access Building dated
roadways shall be designed and installed to support the Permits 3/6/98,
imposed loads of fire equipment. The minimum standard Standard
shall be H20 design. Design shall be approved by ACFD
prior to installation. Gates or barricades designed for
emergency vehicle access shall meet the standards of the
ACFD and the City of Dublin.
4. IMPROVEMENTS
4.1 Driveway Flares. Applicant/Developer shall construct PW Occupancy PW
flared residential driveway ramps in all 20' wide private of affected 3/19/98
drives from Streets A, B, C, and D according to City of units Improve-
Dublin Standard Plans and Specifications and ADA ments
requirements to provide adequate pavement area for
vehicles turning into the driveway.
4.2 Decorative Paving. Applicant/Developer shall not PW Occupancy PW
construct decorative pavement within City right-of-way of Adjacent 3/19/98
(except at the project entrance) unless otherwise approved Building Improve-
by the Director of Public Works. The type of decorative ments
pavers and pavement section shall be subject to review
and approval of the Director of Public Works.
Applicant/Developer shall construct decorative pavement
across entrances to all private streets to the satisfaction of
the Director of Public Works. Maintenance of all
decorative paving shall be the responsibility of the tract
Homeowners Association.
4.3 Decorative Paving Plan. Where decorative paving is PW, ADM Approval of 17
installed in public streets, a Decorative Paving Plan shall Improvement MM
be prepared to the satisfaction of the Director of Public Plans Matrix
Works. Pre-formed traffic signal loops shall be used
under the decorative paving. Where possible, irrigation
laterals shall not be placed under the decorative paving.
Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance
assessment district or other funding mechanism
acceptable to the Director of Community Development.
4.4 Relocation of Improvements. Any relocation of PW Completion of Standard
improvements or public facilities shall be accomplished at Improvements
no expense to the City.
4.5 Infrastructure. The location and siting of project PL, PW Approval of 39, 40
specific wastewater, storm drain, recycled water, and Improvement MM
potable water system infrastructure shall be consistent Plans Matrix
with the resource management policies of the Eastern
Dublin Specific Plan.
4.6 Removal of Obstructions. The Applicant/Developer PW Approval of Standard
shall remove all trees including major root systems and Improvements
other obstructions from building sites that are necessary
for public improvements or for public safety as directed
by the Director of Public Works.
4.7 Oak Tree Protection. Improvement plans and grading PW Issuance of PW
plans shall reflect those improvements and protective Grading 3/19/98
measures required by Condition 15.5. Permit Improve-
ments
PriOr toi
4.8 ADA Requirements. All curb returns, handicap ramps PW Acceptance of PW
and street crossings shall comply with current ADA Improvements 3/19/98
requirements and City of Dublin Standard Plans Improve-
ments
5i DEDICatIONS.....~. ~
$. 1 The Applicant/Developer shall provide the following PW With Final PW
dedications: Map 3/19/98
Dedications
a) Along the east side of Tassajara Creek (outside of the
top-of-bank), the applicantJDeveloper shall dedicate a 20'
wide regional recreational trail easement to East Bay
Regional parks District, and improve a trail to conform to
the Alameda County creek trail system and to the
configuration shown on the approved Vesting Tentative
Map and described in Condition 11.2 of this Resolution.
An easement along the trail/access road shall also be
dedicated to the City of Dublin and Zone 7. Dedications
and improvements shall be completed to the satisfaction
of East Bay Regional Trail standards and the Director of
Public Works
b) Offer for dedication Parcel A of Tassajara Creek to Zone 7.
In the event that Zone 7 does not accept this parcel, the tract
Homeowners Association shall maintain the creek and open
space area for slope and flood control maintenance, to the
satisfaction of the Director of Public Works.
c) Offer for dedication all proposed public streets to the City of
Dublin; Parcels D and E, and private streets, landscape area
parcels and open space parcels to the subdivision Homeowners
Association as shown on the Vesting Tentative Map Tract 6979
prepared by MacKay and Somps dated February 1998.
d) The Developer shall maintain all areas designated as
"Homeowners Association" as shown on the exhibit labeled
"Open Space Ownership and Maintenance Responsibilities"
prepared by MacKay and Somps dated October 1997 until the
Homeowners Association is created.
e) Dedicate a Scenic Easement on the project Tract Map to the
City of Dublin for all open space parcels as shown on the
project Vesting Tentative Map. All open space parcel lot
designations shall be letters instead of numbers.
6~ P~NG~ TRAFFIC & CmCU~TION
6.1 Applicant/Developer shall be responsible for the improvements PW Prior to PW letter
and conditions listed below. Unless otherwise stated, all acceptance of 3/19/98
dedications shall be done as part of the Final Map and Improvements Traffic
Improvements must be secured prior to Final Map and
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constructed prior to initial occupancy. Ifthe developer
constructs any portion of the Eastern Dublin TIF projects, in the
ultimate location, the Developer shall received TIF credit, not to
exceed required fees, for that work.
a) Street A shall be dedicated and improved to public residential street standards. Right-of-way
shall be 61' at the Tassajara Road intersection, narrowing to 55.5' west of Street C and further
narrowing to 50' along the Parcel V open space parcel. Sidewalks shall be provided as shown on
the Vesting Tentative Map on both sides of the street west of Street C.
b) Street D shall be dedicated and improved to public street collector standards. Right-of-way
shall be 42.5' to 48.5', with a 10' minimum public utility easement on both sides of the street,
except in front of lots 89, 99, and 109, where the PUE may be reduced to no less than 5'.
Pavement width shall be 40', narrowing to 34' as needed to preserve existing oak trees. Parking
shall be prohibited on one side of the 34' sections of the street, and specifically on the east side of
the street south of the Street A intersection.
c) The remaining streets (Streets B and C) shall be private, and shall be improved as shown on
the Vesting Tentative Map. Right-of-way width shall be 35'. Curb-to-curb width shall be 30',
with a 4.5' sidewalk on one side of the street (the side designated for parking). The other side of
each street shall be posted for no parking.
d) Tassajara Road shall be dedicated to provide an additional 31' of right-of-way (64' from
centerline to right-of-way line). The street shall be improved to provide 52' of pavement from
centerline to the curb face, concrete curb and gutter, a 6' sidewalk, a soundwall, landscaping and
streetlights. The raised median shown on the Vesting Tentative Map shall not be installed at this
time. An interim two-way left-turn lane shall be striped along the project frontage. Pavement
and right-of-way shall be widened an additional 9' southbound to provide a 150' long right-turn
lane with a 90' taper at Street A. Adequate pavement transitions shall be provided at each end of
the project frontage to accommodate lane transitions.
e) In conformance with Alameda County Fire Department (CFD) requirements, for each phase of
development in excess of 25 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 extend Street D southerly to Gleason Drive. Minimum
pavement width shall be 24' of travel lane with minimum 6' shoulders on either side. Streets
shall be designed for 30 mph.
f) With submittal of Improvement Plans, the Developer shall submit a preliminary design of the
off-site improvements showing the proposed conceptual street alignment for review and approval
by the Director of Public Works.
g) In the event that the off-site right-of-way for secondary emergency vehicle access through the
County property cannot be obtained, the project will be responsible for widening Tassajara Road
to five lanes from the north end of the property south to Gleason Drive, after 25 units.
h) Left tums into and out of Street A from Tassajara Road are subject to prohibition in the future
at the time that:
a. a raised landscaped median is constructed on Tassajara Road; or
b. the City determines that left tums should be eliminated for safety reasons.
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All residents shall be notified at the time of sale of lots within the project that left-
turn movements at this location will be eliminated in the future at the discretion of the City.
i) A private access easement shall be dedicated over the internal private street system in favor of
the property to the south, to allow the future extension of the stub street serving lots 74-77.
j) A temporary turnaround shall be provided prior to issuance of building permits for buildings
103-106 at the north terminus of Street D. The turnaround shall be designed to the satisfaction of
the Director of Public Works and the Fire Chief. If Street D is extended northerly by the property
owner to the north to create an adequate turnaround or road connection, the temporary turnaround
will not be required upon issuance of building permits for these lots.
k) The Developer shall construct 3' wide by 5' long times on each side of all driveways or 6.5
radius on all driveways that connect into 20' wide concrete private drives or other design to the
satisfaction of the Director of Public Works.
I) The development shall be responsible for the payment of traffic impact fees(TIF) and the Tri-
Valley Transportation Council Regional Fee (if in force) at building permit issuance.
m) The development shall be responsible for the construction of the widening of Tassajara Road
to four 12' through traffic lanes, two 12' left-tum lanes, and two 8' shoulders from 1-580 to a
transition north of Dublin Boulevard. Work shall also include relocation and/or modification of
existing traffic signals at the Tassajara Road widening. This condition shall be waived if the
County of Alameda or Dublin Ranch is scheduled to commence construction of these
improvements prior to filing the Final Map for this project (the County's developments include
The Villas & Summer Glen.)
6.2 Transitioning Existing Improvements. PW Approval of Standard
Applicant/Developer shall be responsible for transitioning Improvement
existing improvements to match improvements required Plans
as Conditions of Approval for this Tentative Map.
6.3 Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard
submit a Line and Striping Plan to the Director of Public Building
Works for review and approval. The Plan shall show Permits
interim lane configurations and transitions, and shall
provide adequate street width to allow two-way left-turn
lanes.
6.4 LAVTA. It is anticipated that a bus stop/shelter will be PW Occupancy LAVTA
desired by the LAVTA in the vicinity of the Northwest of Any letters
comer of Tassajara Road and Gleason Drive. For traffic Building
safety, bus stops should be located behind intersections,
and accessed after vehicles go through the intersection.
The preferred location for a bus stop at this intersection
would be to the south of this site, on Gleason Road, just
west of the planned roadway and east of the creek, where
the regional trail will meet with Gleason. The Applicant/
Developer shall consult with the Livermore-Amador
Valley Transit Authority (LAVTA) on the bus route,
location, and size of proposed bus stops within and on the
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periphery of the proposed project. The location and
configuration of the all bus stops and shelters shall be
constructed under direction of the City's Director of
Public Works.
6.5 Construction Traffic Routing. All construction traffic PW Issuance of 268
may be subject to specific routing, as determined by the Grading MM
Director of Public Works, in order to minimize Permit Matrix
construction interference with regional non-project traffic
movement.
6.6 Parking. The Developer shall provide parking along PW Acceptance of PW
streets and at the end of 20' drives to meet the minimum Improvements 3/19/98
requirement of 1 guest parking space per unit. When Improve-
parking is allowed on only one side of the street, the ments
designated parking side should be consistent and
continuous on the same side along the entire street, and is
subject to the approval of the Directors of Public Works
and Community Development..
6.7 Traffic Signage/Red Curbing. Traffic safety signs and PW, F, PL Approval of Standard
"red-curbing" shall be provided in accordance with the Improvement
standards of the City of Dublin subject to plan approval Plans
by the Director of Public Works. The Developer shall
install R26 "No Parking" signs or red curb on one side of
residential streets where parking is not allowed due to
traffic safety or emergency access concerns. A plan
showing the location of "No Parking" areas shall be
submitted with the improvement plans, and shall be
subject to approval of the Fire Prevention, Community
Development, and Public Works Departments.
6.8 Street Sign/Naming Plan. A street sign/naming plan for PL Approval of Standard
the internal street system shall be submitted and shall be Improvement
subject to approval of the Community Director. No single Plans
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, unless otherwise
approved by the Director of Public Works.
6.9 Street Name Sign Content. Street name signs shall PW Issuance of Standard
display the name of the street together with a City Grading
standard shamrock logo. Posts shall be galvanized steel Permit
pipe.
7.1 Drainage study. Applicant/Developer shall prepare and Issuance of PW
submit to the Director of Public Works for review a Grading 3/19/98
detailed drainage study of all proposed storm drain Permit Grading &
improvements of the project. Final pipe sizes, slopes, Drainage
depths, etc. shall be based upon final storm water design
13
calculations by a licensed professional engineer in
California, and the study shall verify that each individual
pad is above the 100-year flood plain.
7.2 Storm Drainage. Applicant/Developer shall construct a PW Issuance of PW
storm drain line to a new catch basin located on Tassajara Grading 3/19/98
Road at the northerly curb return of the main entrance to Permit Grading &
Tassajara Road. A catch basin shall be designed for a 15- Drainage
year storm event in accordance with City of Dublin
Standard Plans and Specifications and Alameda Flood
Control design criteria, and designed and constructed to
the approval of the Director of Public Works.
7.3 Retaining Walls. For any retaining wall with a finish PW Issuance of Standard/
grade differential of more than twenty-four (24) inches Building PW
between adjacent lot grades, the developer shall construct Permit 3/19/98
a masonry retaining wall to the satisfaction of the Grading &
Building Department and the Director of Public Works. Drainage
(Any fence or wall shall be measured from the top of
grade on the higher side of the retaining wall or slope).
7.4 Stream Restoration. Developer shall complete stream PW Issuance of PW
restoration actions in accordance with the Eastern Dublin Grading 3/19/98
Comprehensive Stream Restoration Program to the Permit Grading &
satisfaction of the Director of Public Works. These Drainage
actions include, but are not limited to, those actions
described in the Stream Restoration Program guidelines
included with the project proposal.
7.5 Hydraulic analysis. The Developer shall prepare a new PW Issuance of PW
hydraulic analysis of the creek using flows approved by Grading 3/19/98
Zone 7 to determine if any creek improvements must be Permit Grading &
made to keep the proposed 100-flood below the lowest Drainage
pad elevation and erosion of the banks of the channel
minimized. All creek improvements shall be completed
under the approval of the City of Dublin Director of
Public Works, State Department of Fish and Game, and
Zone 7. All analysis of the creek and creek improvements
shall be reviewed and approved by Zone 7 and the
Director of Public Works.
7.6 Driveway Drainage. Developer shall construct all 20' PW Issuance of PW
wide private drives out of concrete and shall drain to the Grading 3/19/98
center of the driveway and to the closest curb or other Permit Grading &
drainage structure as approved by the Public Works Drainage
Director.
7.7 Lot Drainage. All grading improvement plans shall be PW Issuance of City of
reviewed and approved by the Director of Public Works Grading Dublin
prior to start of any grading. Applicant/Developer shall Permit Grading
grade all lots to drain to the closest adjacent street. Ord./PW
Drainage should flow freely from the back yard to the 3/19/98
14
front yard, or developer shall install 3" minimum area Grading &
drains behind the sideyard fence of each lot to provide Drainage
backyard drainage to the street, subject to the review and
approval of the Director of Public Works and according
to City of Dublin Grading Ordinance.
7.8 Storm drain easement. The Developer shall provide a Issuance of PW
temporary storm drain easement across the adjoining Grading 3/19/98
southerly property to provide drainage from the site to the Permit Grading &
Tassajara Creek outfall to the satisfaction of the Director Drainage
of Public Works, or other method acceptable to the City
7.9 Soils Stabilization. The Developer shall prepare Issuance of PW
additional Soils Analysis of the creek banks to determine Grading 3/19/98
what creek stabilization measures (if any) must be Permit Grading &
constructed with site development. If any such measures Drainage
are required, the creek improvements must be completed
to the satisfaction of the Director of Public Works
8, STORM WATER/POLLUTION
8.1 Best Management Practices. Applicant/Developer shall PW Issuance of 171
demonstrate to the Director of Public Works that the Building MM
project development meets the requirements of the City of Permits Matrix
Dublin's "Best Management Practices" to mitigate storm
water pollution.
8.2 NPDES Permit. Pursuant to requirements of federal law, PW Finaling 172
a NPDES permit shall be obtained from the RWQCB, and Building MM
any terms of the permit shall be implemented, if Permits Matrix
applicable.
9. ALAMEDA COUNTY FLOOD CONTROL ~ WATER CONSERVATION DISTraCT, ZONE 7
9.1 Legal responsibility/liability. The legal responsibility Zone 7 Completion of
for maintenance and the liability for flood damage caused Improvements
by inadequate maintenance of this reach of Tassajara
Creek remains with the initial property owner until
dedicated to Zone 7 or the Homeowners Association.
9.2 Wells. Zone 7 has two wells of record located in the Zone 7 Issuance of Zone 7
proximity of the subject site: 2S/IE 33M1, and 2S/IE Grading letter dated
32M2. Known water wells filed with Zone 7 and without Permits 12/12/97
a documented intent of future use 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. Other wells encountered prior to
or during construction are to be treated similarly.
9.3 Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard
comply with all Alameda County Flood Control and PW Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
9.4 Design Standards. If Zone 7 will assume ownership and Zone 7, Issuance of Zone 7
15
NO CONDITION TEXT ~SPON
~ ! , WHEN ~ SO,CE
GENCY
P~i0~ t°i /
maintenance responsibility of the creek, the developer PW Building letters
shall conform to Zone 7 Design Guidelines, including Permits dated
conditions #1,3,5,6,7,9,10,11,12,15,16, and 18 from the 12/12/97
"Guidelines For Design and Construction of Channel and
Improvements (September 1997), unless modifications 1/30/98
are agreed to by Zone 7 representatives.
9.5 Bank stabilization. Due to the proximity of the channel Zone 7, Issuance of Zone 7
bend to the access road and the high creek velocity, some PW Building letters
stabilization to soils outside the creek bank is Permits dated
recommended (see sketch from 1/30/98 letter). The 12/12/97
stabilization measures which are necessary shall be and
determined by the Hydraulic Analysis required by 1/30/98
Condition #7.5 and the Soils Stability Analysis required
by Condition #7.9.
10.1 . DSRSD COnditions,i in,tract potabf and reCYcled DS , DSRSD
water and wastewatcr pipelines and facilities shall be 3/17/98
constructed by thc Applicant/Developer in accordance
with all DSRSD master plans, standards, specifications
and requirements. Applicant/Developer shall comply
with all conditions of the DSRSD (letter dated March 17,
1998 including:
10.2 General Conditions
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of thc DSRSD Code, the DSRSD Building 3/17/98
"Standard Procedures, Specifications and Drawings for Design Permits
and Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and policies, and ali Recycled
Water Design and Construction Standards.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building 3/17/98
development project's 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 Improvement MM
discouraged and may only be allowed under extreme Plans Matrix
circumstances following a case by case review with DSRSD staff. DSRSD
Any pumping station will require specific review and approval by 3/17/98
DSRSD of preliminary design reports, design criteria, and final
plans and specifications. The DSRSD reserves the right to require
payment of present value 20-year maintenance costs as well as
other conditions within a separate agreement with
Applicant/Developer for any project that requires a pumping
station.
16
~ P~io~ t6i
d. Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be looped Improvement 3/17/98
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 3/17/98
extent possible. If unavoidable, public sewer or water easements Plans
must be established over the alignment of each public sewer or
water line in an off-street or private street location to provide
access for future maintenance and/or replacement.
f. The locations and widths of all proposed easement dedications for Issuance of DSRSD
water and sewer lines shall be submitted to and approved by Grading 3/17/98
DSRSD. Permit
g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD
separate instrument irrevocably offered to DSRSD or by offer of Final Map 3/17/98
dedication on the Final Map.
h. The Final Map shall be submitted to and approved by DSRSD for Approval of DSRSD
easement locations, widths, and restrictions. Final Map 3/17/98
i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge Building 3/17/98
permit shall be paid to DSRSD in accordance with the rates and Permits
schedules established in the DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by Issuance of DSRSD
the District Engineer. Each drawing of improvement plans shall Building 3/17/98
contain a signature block for the District Engineer indicating Permits
approval of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, Applicant/Developer shall pay
all required DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems, a performance
bond, a one-year maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms that are
acceptable to DSRSD. Applicant/Developer shall allow at least
15 working days for final improvement drawing review by
DSRSD before signature by the District Engineer.
k. No sewer line or water line construction shall be permitted unless Issuance of DSRSD
the proper utility construction permit has been issued by DSRSD. Building 3/17/98
A construction permit will only be issued after all of the DSRSD Permits and
conditions herein have been satisfied, all DSRSD
requirements
I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD
Directors, commissions, employees, and agents of DSRSD 3/17/98
harmless and indemnify the same from any litigation, claims, or
fines resulting from completion of the project.
17
m. The project lies within the area annexed to the District in 1995 as Issuance of DSRSD
DSRSD Annexation 94-1. All properties within this annexation Building 3/17/98
are subject to District conditions which restrict the availability of Permits
services. No services will be available until after October, 1998.
All parcels which seek service with the District within this area
are also subject to a Condition of Annexation requiring an
Areawide Facility Agreement which regulates the manner and
timing of services by the District.
n. The project is located within the District Recycled Water Use Completion of DSRSD
Zone # 1 (Ord. 276), which calls for installation of recycled water Improvements 3/17/98
irrigation systems to allow for the future use of recycled water for
approved landscape irrigation demands. Recycled water will be
available in the future as described in the DSRSD Eastern Dublin
Facilities Plan Update, June 1997.
10.3 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" and Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference.
11.1 Ownership & Maintenance. The open space areas west PW, Zone Approval of Standard
of the creekside road shall be offered for dedication to 7 Final Map
Zone 7 of the ACFCWCD. If Zone 7 does not accept
ownership of the entire open space and creek area, the
remainder shall be dedicated to the Homeowners
Association (HOA) for this project. The HOA shall be
responsible for maintenance and flood control of all areas
not owned or maintained by Zone 7, as further described
in Condition 17.1 of this Resolution. Easements for
access and maintenance may be required to be dedicated,
as determined by the City of Dublin Public Works
Director. The City shall not be responsible for any flood,
landscape, hillside/geotechnicai, or other maintenance of
any open space area in this project. The LUDP Exhibit
labeled "Open Space Ownership and Maintenance
Responsibilities" dated February, 1997, shall be modified
to reflect the appropriate ownership & maintenance of the
creek area.
11.2 Trailimprovements. The regional trail required by PW, PL, Completion of EBRPD
Condition 5.1 above shall be constructed to the East Bay PO, F, P, Improvements letter dated
Regional Parks District and Zone 7 Standards, including a Zone 7 3/5/98
10' wide paved trail with one 3' gravel shoulder and one
2' gravel shoulder, fencing, bollards, and/or gates for
18
unauthorized vehicle control. Modifications to reduce the
trail width may be considered by the City if necessary to
preserve mature Oak trees on site. Safe road crossings
from the future development to the trail shall be provided
all appropriate intersections. This all weather surface
shall be provided and maintained on a continuous basis
for vehicular access to the open space and trail system, to
the satisfaction of the Fire Chief, Public Works Director,
Community Development Director, and Zone 7.
11.3 Trails/Access. The regional trail, pedestrian pathways, PW, PL, Completion of COA, MM
access roads, bicycle lanes and access points shall be PO, F, P, Improvements
provided as illustrated in the LUDP, Site Plan, Vesting Zone 7
Tentative Map and Trails Plan approved with this project.
11.4 Design details of trail, pedestrian pathways, access roads, PW, PL, Approval of Standard
bicycle lanes and access points are subject to the review PO, F, P, improvement
and approval of City Police, Fire, Parks & Community Zone 7 plans.
Services, Planning, and Public Works Departments, and
Zone 7.
11.5 Trail construction shall be coordinated with any restoration PW, PL, Approval of Standard
work required under the Stream Corridor Restoration Program. PO, F, P, improvement
Developer-provided bond or other financial security mechanism Zone 7 plans.
may be required.
11.6 Stream Restoration. This project is subject to the PW, PL Approval of 41,200,
Eastern Dublin Comprehensive Stream Restoration Improvement 201,210
Program. A Stream Restoration Program shall be Plans MM
submitted for approval by the Community Development Matrix
Department prior to approval of Final Map, as reflected in
the project submittal materials dated October 17, 1997.
Creek restoration work (e.g.: removal of exotic plantings,
supplemental native plants, etc.) shall be determined prior
to approval of the Stream Restoration Program by a
biologist hired by the City. Restoration work shall be
completed according to the timeframe contained in the
Restoration Program.
11.7 Landscape plantings. Establishment and Maintenance of PW, PL Approval of 41,200,
required and/or optional landscape plantings shall be the Improvement 201,210
responsibility of the developer. A bond or other Plans MM
assurance may be required to ensure survival of plantings. Matrix
11.8 Modifications. Any proposed modifications or PW, PL Approval of 41,200,
alterations to Tassajara Creek shall be approved by the Improvement 201,210
City of Dublin and any required permitting agencies, and Plans MM
shall be consistent with the policies of Eastern Dublin Matrix
Specific Plan and EIR, the Eastern Dublin Comprehensive
Stream Restoration Program, and the Master Drainage
Plan. If any flood control improvements are required,
they shall be completed prior to occupancy of the homes.
19
12.1 Stationary Source Emissions. Applicant/Developer PL Issuance of 269, 278
shall ensure that stationary source emissions associated Grading MM
with project development are minimized. The Permit Matrix
requirements of Mitigation Measure 3.11 / 12.0 of the
Eastern Dublin EIR shall be accomplished by the
following requirements:
A. The houses shall be designed to meet or exceed the
requirements of Title 24 of the California Code of
Regulations (energy efficiency requirements). By
meeting or exceeding these requirements, the houses will
require less energy to heat and cool, thereby reducing the
emissions created in the production of electric power and
created by burning natural gas.
B. The subdivision will utilize curbside recycling, which
will reduce the amount of solid wastes from the
subdivision which would be deposited at a landfill site,
thereby minimizing the amount of nitrous oxide emissions
from the landfill.
C. During rough grading construction the construction
site will be regularly watered to contain dust, and after
construction the front yards and street landscaping will be
installed, thereby minimizing the amount of air pollution
caused by airborne dust from the site.
12.2 Rodenticides and Herbicides. The use of rodenticides PL Issuance of 221
and herbicides within the project area shall be performed Grading MM
in cooperation with and under the supervision of the Permit Matrix
Alameda County Department of Agriculture and will be
restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to
wildlife.
12.3 Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance of 219
site either during the Preconstruction Survey or during Grading MM
project construction, the Applicant/Developer shall be Permit Matrix
responsible for complying with a Kit Fox Protection Plan.
12.4 Archaeology - Should any prehistoric or historic artifacts PL, PW, B Final PW
be exposed during excavation and construction Inspection of Standard
operations, the Department of Community Development Grading and 251 -
shall be notified and work shall cease immediately until 253 MM
an archaeologist, who is certified by the Society of Matrix
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest
appropriate mitigation measures, if deemed necessary,
20
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.
12.5 Preconstruction Survey. Applicant/Developer shall PW, PL Issuance of 217
comply with all Eastern Dublin Specific Plan EIR Grading MM
mitigation 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 preconstruction 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 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 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. Any updated surveys and/or studies that
may be completed subsequently shall be submitted to the
Department of Community Development.
13.1 Firearms Ranges. The Alameda County Sheriffs PL, PW, Issuance of 288
firearms ranges will be relocated or reconstructed for PO Building MM
appropriate sound and safety mitigation. Said relocation Permits Matrix
or reconstruction is anticipated to be accomplished by
Alameda County. If not competed prior to issuance of
building permits for this project, the Applicant/Developer
shall construct fencing around the western perimeter of
the project site from the west side of the creek band. The
fencing design shall be subject to the approval of the
Community Development Director, Police Department,
and Public Works Department. In addition, Disclosures
shall be provided to all home purchasers and signs shall
be posted notifying future residents and the public of the
proximity of the firing ranges and training facilities.
13.2 Soundwalls. Sound attenuation barriers shall be MM &
constructed along Tassajara Road as recommended in the Noise
Noise Study prepared by Charles Salter Associates, dated Study
October 13, 1997. The noise barrier shall be a 10/13/97
combination of earthberms and soundwalls, to minimize
the height of the wall. Breaks in the wall may be allowed
21
as indicated in supplemental letter from Charles Salter
Associates dated January 3, 1998.
13.3 Construction Noise Management Program/Construction PL and/or Issuance of 263,264,
Impact Reduction Plan. Applicant/Developer shall conform to PW Grading 269, 270
the following Construction Noise Management Permit MM Matrix
Program/Construction Impact Reduction Plan. Construction
shall be conducted so as to minimize the impacts of the
construction on the existing community and on the occupants of
the new homes as they are completed.
13.4 Construction Noise Management Program/Construction Impact Reduction Plan. The Issuance of
following measures shall be taken to reduce construction impacts: Grading
Permit
1. Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-580) to
the job site. Primary route shall be from 1-580 along Tassajara Road. An Oversized Load
Permit shall be obtained from the City prior to hauling of any oversized loads on City streets.
2. The construction site shall be watered at regular intervals during all grading activities. The
frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas and material to be transported off-site. Use
recycled or other non-potable water resources where feasible.
3. Construction equipment shall not be left idling while not in use.
4. All construction equipment shall be fitted with noise muffling devises.
5. Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a
daily basis.
7. Excavation haul trucks shall use tarpaulins or other effective covers.
8. Prior to the start of construction a fence shall be constructed along Tassajara Creek to assure
that the creek wildlife habitat is not disturbed.
9. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as possible.
10. Houses will be constructed in phases such that most of the construction traffic can be routed
into the subdivision without traveling in front of existing homes that are occupied.
11. Construction of the Tassajara Road widening will be performed such that a minimum of
disruption of traffic flow will occur.
12. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the
following methods:
A. Inactive portions of the construction site should be seeded and watered until grass growth
is evident.
B. Require that all portions of the site be sufficiently watered to prevent excessive amounts
22
of dust.
C. On-site vehicle speed shall be limited to 15 mph.
D. Use of petroleum-based palliatives shall meet the road oil requirements of the Air
Quality District. Non-petroleum based tackifiers may be required by the Director of
Public Works.
E. The Department of Public Works shall handle all dust complaints. The Director of
Public Works may require the services of an air quality consultant to advise the City on
the severity of the dust problem and additional ways to mitigate impact on residents,
including temporarily halting project construction. Dust concerns in adjoining
communities as well as the City of Dublin shall be addressed. Control measures shall be
related to wind conditions. Air quality monitoring of PM levels shall be provided as
required by the Director of Public Works.
13. Construction interference with regional non-project traffic shall be minimized by:
A. Scheduling receipt of construction materials to non-peak travel periods.
B. Routing construction traffic through areas of least impact sensitivity.
C. Limiting lane closures and detours to off-peak travel periods.
D. Providing ride-share incentives for contractor and subcontractor personnel.
14. Emissions control of on-site equipment shall be minimized through a routine mandatory
program of low-emissions tune-ups.
13.5 Dust Control/Cleanup. Applicant/Developer shall PW On-going 267
ensure that areas undergoing grading and all other MM
construction 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.
Further, Applicant/Developer shall keep adjoining public
streets and driveways free and clean of project dirt, mud,
materials and debris, and clean-up shall be made during
the construction period as determined by the Director of
Public Works.
13.6 Hours of operation. Construction and grading PL On-going PW
operations shall be limited to weekdays, Monday through Standard
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:00 p.m. The Director of Public Works may
approve work on Saturday and hours beyond the above
mentioned days and hours with the understanding that the
developer is responsible for the additional cost of the
Public Works inspectors' overtime.
14.1 $oundwall. A sound attenuation wall shall be provided PW, PL Approval of COA
along Tassajara Road (see also Conditions for "Noise Improvement
Attenuation" above). A detailed plan for the sound Plans
attenuation wall shall be submitted with the improvement
plans for the first phase of development. The design,
height, and precise location of the berms/walls shall be
subject to approval of the Community Development
23
Director and Public Works Director.
14.2 Tassajara Road Perimeter Walls. The masonry PW, PL Approval of PW letter
soundwall along Tassajara Road shall be designed Improvement dated
consistent with the LUDP plans, and the additional Plans 3/19/98
wrought iron openings and rock columns as discussed and COA
below in the Site Development Review Conditions.
Landscaping along this wall shall be substantially
consistent with the Landscape plans prepared by Isaacson,
Wood and Associates, dated February 1998. Landscape
setbacks shall be provided, to comply with the Tassajara
Roadway design and Right-of-way requirements of the
Eastern Dublin Specific Plan. Any proposed waiver of
the R.O.W. requirements shall be subject to the review
and approval of the Community Development Director
and Public Works Director.
14.3 Northern Perimeter Wall/Fence. The Perimeter PW, PL Approval of PW letter
Wall/Fence along the northern property line shall be a Improvement dated
solid wood painted fence or wall, unless a development Plans 3/19/98
plan application has been filed with the City for the and COA
property to the north prior to construction of such fence.
If an application has been filed with the City for the
property to the north showing residential units along this
property line, the perimeter fence for this project may be a
wooden, good-neighbor fence. In either case, the design,
height, and precise location of the fence/wall shall be
subject to approval of the Associate Planner.
14.4 Temporary Fencing at Top of Bank. Temporary PL, PW, B Issuance of
fencing shall be installed along the eastern property line, Grading
adjacent to Tassajara Creek, effectively separating the site Permit
from Tassajara Creek. Said fencing is to remain in place
throughout the construction process.
14.5 Stream Corridor fencing. Design details regarding the Approval of
fencing required by Zone 7 and EBRPD in the Stream Improvement
Corridor shall be subject to the approval of the Director of Plans
Community Development and shall be resolved prior to
approval of the Improvement Plans.
15.1 Landscaping Improvements. Applicant/Developer shall PL, PW Completion of PW
install landscaping in lots D, E, W, U, V and within the Improvements 3/19/98
public and private street in accordance with the Improveme
Preliminary Landscape Plan completed by Isaacson, nts
Wood and Associates, dated February 1998, and to the
satisfaction of the Community Development Director and
the Director of Public Works. All common landscape
areas are to be maintained by the Homeowners
24
Prior t°i
Association in accordance with the Exhibit entitled "Open
Space Ownership And Maintenance Responsibilities,"
completed by MacKay and Somps dated February 1998.
15.2 Landscaping Maintenance. Applicant/Developer shall PL, PW Completion of Standard
maintain landscaping for not less than 90 days after City- Improvements
approved installation. This maintenance shall include
weeding and the application of pre-emergent chemicals.
15.3 Landscape Strip. Applicant/Developer shall design and PW Occupancy COA
professionally landscape an irrigated landscape strip of Adjacent
between the regional trail and the back of curb, subject to Buildings
the review of the Director of Community Development
and Public Works Director. The landscaping should
incorporate some native plantings to facilitate a
transitional landscape area between the urban
development and the creek area.
15.4 Root barriers. Root barriers shall be installed PW Occupancy Standard
surrounding each tree or along the sidewalk and back of of Adjacent
curb on each side of the street. These landscaped areas Building
shall be subject to the City's Water Efficient Landscape
Regulations.
15.5 Oak Tree Protection. Prior to any grading, the PL, PW Prior to PW
Developer shall protect each oak tree that is to be starting 3/19/98
preserved, as shown on the Vesting Tentative Map. grading/impr
Protective temporary fencing, as well as the ovements
recommendations included in the arborist's report
submitted with the project proposal (Ralph Osterling
Consultants, Inc., January 22, 1998) shall be utilized.
This includes monitoring of Oak Protection in the field
during construction/grading at the developer's expense by
a City-approved certified arborist/botanist/horticulturist.
Additional protective measures shall be utilized where
roadways or improvements encroach into the dripline,
and/or as determined by City's consultant during
construction. These protective measures shall be
indicated on the grading and improvement plans, and the
grading/fill shown on the Tentative Map for the regional
trail may need to be modified to reflect the protective
measures, subject to the approval of the Community
Development & Public Works Directors.
16.1 Plot Plan. A plot plan for each single family residential PL Issuance of Standard
lot shall be submitted and approved by the Director of Building COA
Community Development before approval of building Permits
permits for the respective lot. Said plot plan shall include
pad elevations, unit number and type, dwelling unit
outline, air conditioning units, setbacks, lot drainage, and
25
street utility locations.
16.2 Plotting Plans - Plotting Plans for each phase of the PL Issuance of Standard
project shall be submitted by the Applicant/Developer to Building COA
the Department of Community Development for approval Permits
by the Director of Community Development prior to
submitting for building permits in each respective phase.
16.3 Phased Occupancy Plan. All physical improvements within PL, B Prior to Standard
each phase shall be completed prior to occupancy of units Occupancy for COA
within that phase except for items specifically excluded in an any affected
approved Phased Occupancy Plan, or minor hand work items, unit.
approved by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the Director of
Community Development for review and approval 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
of the 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.
......... ........... ' .......... " .......... ............. .............
17.1 Covenants, Conditions and Restrictions (CC&Rs). PL Recording of 17
The Developer shall submit the project/homeowners Final Map MM
association CC&Rs for review and approval by the Matrix
Director of Public Works and the Director of Community
Development prior to approval of the Final Subdivision Map,
and shall be finalized to the satisfaction of the City Community
Development Director & Director of Public Works prior to
recordation of the Final Map. The CC&Rs shall address
maintenance of private streets, open space, including fire buffer
zones; stream corridor (for both slope maintenance and flood
control); community and neighborhood entries; landscaping,
parkway areas, monumentation, lighting, signage, walls, and
fences, street trees, street signs, walks, and street furniture. The
Declaration will specify that, as it pertains to the maintenance of
the site improvements described by the Development
Agreement, it cannot be amended without the consent of the
City. The CC&Rs shall ensure that:
26
a. A Homeowners Association is established for all parcels in this development,
complete with Bylaws, that will monitor and provide oversight to the ownership
and maintenance of landscape, creek and common areas as described above and
elsewhere in these Conditions relating to project improvements and obligations.
In the event that any 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 homeowners association for the cost of such repair and
corrective maintenance work plus City overhead. These requirements shall be
included in the project CC&Rs.
b. There is adequate provision for the maintenance, in good repair and on a regular
basis, of all commonly owned facilities, property and landscaping, including but
not limited to open space areas, lighting, creek and slope maintenance and flood
control, 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.
17.2 Waiver of right to protest. Applicant/Developer waives PL, ADM Finaling 17
any right to protest the inclusion of the property or any Building MM
portion of it in a Landscape and Lighting Assessment Permits Matrix
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 ora Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
18.1 Disclosure. Applicant/Developer shall disclose, to all PL Sale of any 260
prospective buyers, the proximity to the County Sheriff unit within a MM
training facilities and associated noise from the bomb phase Matrix
detonation facility, firing ranges, emergency vehicle
training, etc.
18.2 Disclosure. All residents shall be notified at the time Sale of any PW
of sale of lots within the project that left-turn unit within a 3/19/98
movements at this location will be eliminated in the future phase
at the discretion of the City.
27
18.3 Disclosure. Ali residents shall be notified of the Sale of any COA
restrictions for parking on streets within the subdivision, unit within a
No Parking areas, as established with the improvement phase
plans, towing, and other traffic safety regulations shall be
described. Additional parking restrictions (e.g.: red curb
areas) may be applied in the future if traffic safety or
circulation problems arise.
18.4 Disclosure. At the time of sale of lots within the Sale of any PW
project, all residents shall be notified of the special unit within a 3/19/98
standards for this development regarding yard setbacks phase
for accessory structures.
18.5 Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any Standard
written acknowledgment (secured from the individual B unit within a
property owner) acknowledging the continuance of phase
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.
19.1 School Mitigation Agreement. A copy of the required PL Approval of 13
school facilities mitigation agreement between the Final Map MM
property owner/developer and the Dublin Unified School Matrix
District for provision of School capacity for the residents
of this project (pursuant to the Eastern Dublin Specific
Plan/EIR) shall be retained by the City of Dublin
Community Development Department.
19.2 Parkland Dedication - The developer shall be required to PL Addressed in 13
pay a Public Facilities Fee in the amounts and at the times Development MM
set forth in City of Dublin Resolution No. 32-96, adopted Agreement Matrix/Par
by the City Council on March 26, 1996, or in the amounts ks letter
and at the times set forth in any resolution revising the dated
amount of the Public Facilities Fee. No credit against the 2/26/98
dedication requirement shall be given for open space
within this project.
19.3 Fees. The applicant shall pay all City of Dublin fees, ADM, PL, Varies Standard
28
including processing fees and development impact fees, at B
the times specified in the applicable fee ordinance or
resolution which are in effect at such times. Development
impact fees include but are not limited to the Eastern
Dublin Traffic Impact Fee, the Freeway Interchange Fee,
the Public Facilities Fee, the Noise Mitigation Fee, the
Fire Impact Fee, the Inclusionary Zoning/Affordable
Housing Fee, and the contemplated fee for regional traffic
improvements. Processing fees include but are not
limited to fees for adoption and implementation of the
Eastern Dublin Specific Plan.
19.4 Development Agreement. Approval of this Vesting PL Final Map Standard
Tentative Map is subject to Applicant/Developer securing
approval from the City Council of the proposed
Development Agreement as required by the Eastern
Dublin Specific Plan.
SITE DEVELOPMENT REVIEW CONDITIONS
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
1 Approval. This Site Development Review approval for PL On-going Standard
the Casterson Property, PA 97-040 establishes the design
concepts and regulations for the project. Development
pursuant to this Site Development Review generally shall
conform to the following plans and documents available
and on file in the Department of Community
Development: Casterson Property Development Plan
dated received April 8, 1998 (Exhibit A- 1), including;
Stage 1 and Stage 2 Site Plans; Preliminary Landscaping
Plan, Architectural Plans prepared by the KTGY Group
for single family homes dated received March 25, 1998,
and other plans, text, and diagrams contained in Exhibit
A-I, stamped approved and on-file with the City of
Dublin Department of Community Development. (Some
of the following items require revisions as noted in other
Conditions herein).
2 Standard Conditions. The project shall comply with the PL, B Through Standard
City of Dublin Site Development Review Standard Completion
Conditions.
29
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
3 House Numbers List. Applicant/Developer shall submit PL Issuance of COA
a house numbers list corresponding lots shown on the Building
Tentative Map. Said list is subject to approval of the Permits
Director of Community Development.
4 Term. Approval of the Site Development Review shall PL Approval of Standard
be valid for one year from approval by the Planning Improvement
Commission. If construction has not commenced by that Plans
time, this approval shall be null and void. The approval
period for Site Development Review may be extended six
(6) additional months by the Director of Community
Development upon determination that the Conditions of
Approval remain adequate to assure that the above stated
findings of approval will continue to be met.
(Applicant/Developer must submit a written request for
the extension prior to the expiration date of the Site
Development Review.)
5 Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Zoning Code
Ordinance. Any violation of the terms or conditions of
this approval shall be subject to citation.
6 Playground. A detailed plan shall be provided for the PL Issuance of COA
"Tot-Lot" playground area to address safety issues and grading permits
£or grading/Oak
the relationship between the play area and the street, as
issues; prior to
well as the landscaping, Oak tree protection, and site play area
grading, subject to approval by the Director of improvements
Community Development. for playground,
safety &
landscaping
issues
7 Air Conditioning Units - Air conditioning units and B, PL Occupancy COA
ventilation ducts shall be screened from public view with of Unit
materials compatible to the main building and shall not be
roof mounted. Units shall be permanently installed on
concrete pads or other non-movable materials to be
approved by the Building Official and Director of
Community Development.
8 Automatic Garage Door Openers - Automatic garage B, PL Occupancy COA
door openers shall be provided for all dwelling units and of Unit
shall be of a roll-up type. Garage doors shall not intrude
into the public right-of-way.
9 Interior walls and Fences. All walls and fences shall PL Occupancy COA
conform to Section 8.72.080 of the Zoning Ordinance of Unit
unless otherwise required by this resolution.
Construction/installation of common/shared fences for all
side and rear yards shall be the responsibility of
Applicant/Developer. Construction shall consist of solid
30
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
wood fences and masonry walls as shown on preliminary
landscape plan.
10 Perimeter walls and Fences. All perimeter walls and PW Approval of COA
fences shall comply with the requirements from the Improvement
Tentative Map Conditions of approval. Design of the Plans
masonry soundwall along Tassajara Road shall reflect the
design concept approved with the Development Plan with
the following additions: 1) openings in the wall with
wrought-iron fencing shall occur where auto courts are
adjacent to the wall along Tassajara Road; and 2) rock
columns shall be incorporated, to be compatible with the
design approved for Dublin Ranch Phase I, and shall be
subject to the approval of the Associate Planner and
Community Development Director.
11 Wall or Fence Heights. All wall or fence heights shall PW Approval of
be a minimum 6 feet high (except in those locations Improvement
where Section 8.72.080 of the Zoning Ordinance requires Plans
lower fence heights and where an 8-foot sound
attenuation wall is required). All walls and fences shall
be designed to ensure clear vision at all street
intersections to the satisfaction of the Director of Public
Works.
12 Level area on both sides of fence. Fencing placed at the PW, PL Issuance of
top of banks/slopes shall be provided with a minimum Grading
one-foot level area on both sides in order to facilitate Permits
maintenance by the property owners.
13 Parking. Applicant/Developer shall provide parking as PL Completion of Standard
required by the provisions approved with the PD Rezone Improvements
Development Plan (Exhibit A-l), dated received April 8,
1998, by the Dublin Department of Community
Development.
14 Recreational Vehicle Parking. Recreation vehicle On-going Municipal
parking shall be prohibited on public streets. Signs shall Code
be posted to that effect.
15 Residential Security. The project shall comply with the PL, B Occupancy Standard
City of Dublin Residential Security Requirements and the of Units
Conditions of Approval for the Vesting Tentative Map.
16 Final Landscaping and Irrigation Plan. PL, PW Issuance of COA
Applicant/Developer shall submit a Final Landscaping Building
and Irrigation Plan, conforming to the requirements of Permits
Section 8.72.030 of the Zoning Ordinance (unless
otherwise modified by Conditions of this Resolution),
stamped and approved by the Director of Public Works
31
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
and the Director of Community Development. Alameda
County Fire Department approval is also required where
this project is adjacent to wildfire areas. That plan should
generally conform to the Preliminary Landscape Plans
dated received October 17, 1997 and February 23, 1998.
Plans must reflect any project design revisions approved
for subsequent Site Plans/Vesting Tentative Map.
17 Final Landscape Plan Review. The plant palette PL Issuance of COA
varieties shall be shall be subject to review and approval Building
of the Director of Community Development and reviewed Permits
by the City's Landscape Architect to determine
compatibility with reclaimed water use, where
appropriate. An irrigation plan shall be submitted with
Final Landscape Plans indicating that the system is
designed for reclaimed water, where required by DSRSD.
18 Landscaping required. All front yards and common PL Issuance of COA
areas shall be landscaped by the initial builder within 30 Building
days of occupancy of each unit, unless prohibited by Permits
seasonal/weather problems. Maintenance of all
landscaping shall be addressed within the subdivision
CC&Rs. Bonds or other surety may be required to ensure
installation and/or success of landscaping. [PL]
19 Oak Tree Protection. Prior to any grading, the PL, PW Prior to PW 3/19/98
Developer shall protect each oak tree that is to be starting
preserved, as shown on the Vesting Tentative Map (see grading/impr
condition 15.5 of the Tentative Map approval), ovements
Landscaping in the Open Space areas and in the vicinity
of the existing Oak trees shall be reviewed by the City's
Landscape Architect to address recommended native
plantings and impacts upon the Oaks, subject to approval
of the Director of Community Development..
20 Revegetation. Graded slopes in the open space and PL Issuance of COA
stream corridor buffer areas shall be revegetated, subject Building
to the review and approval of the Director of Community Permits
Development.
21 Landscape Islands. Additional detail shall be provided PL, F Issuance of COA
to illustrate the landscaping and design of raised Building
landscape islands separating the courtyard drives (Parcels Permits
T, H, I, K, L, M). These detailed plans shall indicate how
emergency vehicle access is provided, and shall be
reviewed and approved by the Director of Community
Development and Fire Prevention Department.
32
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
22 Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW
gallon size shall be planted along all street frontages as Building Standard
shown on the Landscape Plan. Exact tree locations and Permits
varieties shall be reviewed and approved by the Director
of Community Development. Trees planted within, or
adjacent to, sidewalks or curbs shall be submitted to the
Department of Community Development for review and
approval by the Director of Community Development and
the Director of Public Works to determine the need for
root shields.
23 Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of COA
resistant or drought tolerant plant varieties shall be Building
required in the plant palette. Permits
24 Monument Signs. Design of monument signs shall be PL, PW Completion of COA
approved by the Director of Community Development to Improvements
assure compatibility with design elements of the project
and by the Director of Public Works to assure
unobstructed traffic visibility.
25 Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, landscaping Grading
and/or berms. Permits
26 Standard Plant Material, Irrigation System and PL Occupancy Standard
Maintenance Agreement. Applicant/Developer shall of Any Unit
sign and submit a copy of the City of Dublin Standard
Plant Material, Irrigation System and Maintenance
Agreement prior to the occupancy of any units.
27 Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final DSR Final
Landscaping and Irrigation Plan conforms to the City's Landscape
Water Efficient Landscape Regulations, including dual Plans
piping to facilitate future recycled water.
28 Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard
approval allowing occupancy of any new home, the of Unit
physical condition of the subdivision and the lot where
the home is located shall meet minimum health, design,
and safety standards including, but not limited to the
following:
a. The streets providing access to the home shall be PL Occupancy Standard
complete to allow for safe traffic movements to and of Unit
from the home.
b. All traffic striping and control signing on streets PW Occupancy Standard
providing access to the home shall be in place, of Unit
c. All street name signs on streets providing access to PL Occupancy Standard
the homes shall be in place, of Unit
33
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
d. All streetlights on streets providing access to the PW Occupancy Standard
homes shall be energized and functioning, of Unit
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard
which may create a hazard shall be required or any of Unit
non-hazardous repairs shall be complete and
bonded for.
f. The homes shall have a back-lighted illuminated PL Occupancy Standard
house number, of Unit
g. The lot shall be finish graded, and final grading B Occupancy Standard
inspection shall have been approved by the Building of Unit
Department.
h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard
utility boxes shall be set to grade to the approval of of Unit
the Director of Public Works.
i. The homes shall have received all necessary B Occupancy Standard
inspections and have final approval by the Building of Unit
Department to allow occupancy.
j. All fire hydrants in streets providing access to the F Occupancy Standard
homes shall be operable to City and ACFD of Unit
standards.
k. All streets providing access to the homes shall be PW, F Occupancy Standard
improved to an adequate width and manner to allow of Unit
for fire engine circulation to the approval of the
Director of Public Works and ACFD.
I. All front yards of single family dwellings shall be PL Occupancy Standard
landscaped. Common areas of the project shall be of Unit
landscaped by phase.
m. All mailbox units shall be at the back of the PL Occupancy Standard
curb/sidewalk as appropriate. The developer shall of Unit
submit a mailbox design and location plan to
indicate where community mailboxes and
associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria.
Architectural enhancements should be provided to
community mailboxes where visible from the
project streets.
n. Exterior lighting shall be provided for dwelling PL Occupancy Standard
entrances and shall be of a design and placement so of Unit
as not to cause glare onto adjoining properties.
o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy Standard
to provide for security needs. (Photometrics and of Unit
lighting plans for the site shall be submitted to the
Department of Community Development and
Dublin Police Services for review and approval
prior to the issuance of building permits).
34
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
29 Glare/Reflective Finishes - The use of reflective finishes PL Issuance of MM
on building exteriors is prohibited. In order to control the Building
effects of glare within this subdivision, reflective glass Permits
shall not be used on all east-facing windows along
Tassajara Road.
30 Residential Units shall comply with the architectural
drawings submitted by KTGY dated received March 25,
1998, and shall generally conform to the colors and
materials board dated received April 10, 1998, on file in
the City of Dublin Department of Community
Development with the revisions/conditions listed below:
a. Where a stairwell faces another stairwell of the
adjacent unit, the stairwell windows on side
elevations at shall be designed with an off-set for
privacy from the windows of adjacent units.
b. The plot plans for units on lots 94 and 95 shall be
reversed so that the driveways and garages for these
two units are adjacent to each other.
c. The media "pop-out" which appears on the left
elevation of Plan 3 shall be revised to reflect the
architectural details which have been added to the
rear elevation of Plan 4.
d. A 4" wide stucco band (typical of other elevations)
shall be added along the bottom of the 2nd story
overhang on the rear elevation of Plan 4
MISCELLANEOUS CONDITIONS
31 Development Agreement. Approval of this Site PL Recording of Standard
Development Review is subject to Applicant/Developer Development
securing approval from the City Council of the proposed Agreement
Development Agreement as required by the Eastern
Dublin Specific Plan.
32 Infrastructure Sequencing Program. The Development PW, PL Recording of 29
Agreement shall include an infrastructure sequencing Final Map MM
program and shall be recorded. Matrix
33 Fees - Applicant/Developer shall be responsible for PW, PL Finaling 31-33, 47,
payment of public facilities fees, noise mitigation fees, Building 266
school impact fees, fire impact fees, affordable housing Permits MM
in-lieu fees, specific plan implementation fees, regional Matrix
transportation fees, and any other fees as noted in the
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.
34 Parkland Dedication - The developer shall be required to PL Addressed in 13
pay a Public Facilities Fee in the amounts and at the times Development MM
35
NO. CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
set forth in City of Dublin Resolution No. 32-96, adopted Agreement Matrix/
by the City Council on March 26, 1996, or in the amounts Parks
and at the times set forth in any resolution revising the letter
amount of the Public Facilities Fee. No credit against the dated
dedication requirement shall be given for open space 2/26/98
within this project.
35 Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard
shall comply with all applicable requirements of the Zone 7, Improvement
Alameda County Fire Department, Public Works DSR, PL Plans
Department, Dublin Police Service, Alameda County
Flood Control District Zone 7, and Dublin San Ramon
Services District.
36 Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit six (6) sets of Building
construction plans to the Building Department for plan Permits
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies prior to issuance of building permits.
PASSED, APPROVED AND ADOPTED this 14th day of April, 1998.
AYES: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz
NOES:
ABSENT:
Community Development Director
Planning Commission ~v/nmrperson bt
g:\97040\pcreso.
36