HomeMy WebLinkAboutPCReso 98-38 PA96-037 Schaefer VTmap 6765 RESOLUTION NO. 98-38
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE MAP 6765 FOR
PA 96-037 SCHAEFER RANCH
WHEREAS, Schaefer Heights, Inc., has requested approval of Vesting Tentative Map 6765
(Exhibit A) for a residential development consisting of 466 single family dwellings, 6.59 acres of
commercial uses, a Sports Park and a Leisure Park on approximately 500 gross acres; and
WHEREAS, complete applications for a Vesting Tentative Subdivision Map is available and on
file in the Department of Community Development; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the City has found that the proposed residential project is exempt from further
environmental review because it is within the scope of the Final Environmental Impact Report for the
Schaefer Ranch Project/General Plan Amendment (SCH No. 95033070) certified by the City Council by
Resolution No. 76-96. Analysis of this project indicates that no new effects could occur and no new
mitigation measures would be required for the Schaefer Ranch project that were not addressed in
previously considered; and
WHEREAS, the Planning Commission did hold a public hearing on said applications on August
11, 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
WHEREAS, a development agreement will be approved prior to recordation of a Final Map for
the project as required by the conditions of approval of the Tentative Map; 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:
1. The Schaefer Ranch Vesting Tentative Map is consistent with the intent of applicable
subdivision regulations and related ordinances.
2. The design or improvements of the Schaefer Ranch Vesting Tentative Map is consistent
with and conforms to the City's General Plan as it applies to the subject property in that it is a
subdivision for implementation of a residential and commercial project in an area designated for Estate
Residential (0.01 - 0.8 du/ac), Single Family Residential (0.9 - 6.0 du/ac), Retail Office, Public/Semi-
Public, and Open Space development.
3. The Schaefer Ranch Vesting Tentative Map is consistent with the Planned Development
Rezone approved 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 500 acres of relatively flat graded
land and is, therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the EIR 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 water service will be provided to the subdivision pursuant to letters dated June
11, 1997 from the Alameda County Flood Control and Conservation District - Zone 7, and May 26, 1998
from the Dublin San Ramon Services District (DSRSD), if conditions are met and fees paid.
TENTATIVE MAP
BE IT FURTHER RESOLVED THAT PA 96-037, Schaefer Ranch Tentative Tract Map
6765, is approved to develop 466 residential units APN 85A- 1000-001-14, 85A- 1000-001 - 16, 85A- 1000-
001-17, 941-0018-002-02, 941-0018-002-03, 941-0018-005-00 and 941-0018-006-00 for Schaefer
Heights Associates. This approval shall conform generally to: a) the Tentative Map (4 sheets) prepared
by P/A Design Resources, Inc. dated received June 4, 1998, b) the Landscaping Plan (15 sheets) prepared
by Nuvis Landscape Architecture dated received May 6, 1998, and c) Equestrian Trail System Plans (1
sheet) dated received June 3, 1998, stamped approved by the Department of Community Development
unless modified by the Conditions of Approval contained below, and subject to City Council approval of
the proposed 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 subiect to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.] Planning, [BI Building, [PO] Police, [PW]
Public Works [ADM] Administration/City Attorney, [FIN } Finance, IF] Alameda County Fire
Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of
Environmental Health.
TENTATIVE MAP
GENERAL CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer PW Approval of
shall comply with all applicable City of Dublin Standard Improvement
Public Works Criteria (Attachment A). In the event of a Plans through
conflict between the Public Works Typical Conditions of completion
Approval and these Conditions, these conditions shall
prevail.
2. Fees: Applicant/Developer shall pay all applicable fees Various Various times,
in effect at the time of building permit issuance, but no later
including, but not limited to, Planning fees, Building fees, than Issuance
Dublin San Ramon Services District Fees, Public of building
Facilities Fees, Dublin Unified School District School permits
Impact fees, Public Works Traffic Impact fees, Alameda
: : County Fire Services fees; Noise Mitigation fees,
Inclusionary Housing In-Lieu fees; Alameda County
Flood and Water Conservation District (Zone 7) Drainage
and Water Connection fees; and any other fees as noted in
the Development Agreement. Unissued building permits
subsequent to new or revised TIF's shall be subject to
recalculation and assessment of the fair share of the new
or revised fees.
3. Development Agreement/Expiration. The approval of PW, PL On-going
this Ientative Map shall be predicated upon and pursuant
to the terms set forth in the Development Agreement to be
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.
4. Building Codes and Ordinances. All project B Through
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
5. Action Programs/Mitigation Measures. PL Approval of
Applicant/Developer shall comply with all applicable Improvement
action programs and mitigation measures of the Schaefer Plans through
Ranch Final Environmental Impact Report (EIR) that completion
have not been made specific Conditions of Approval.
6. Requirements. Applicant/Developer shall meet or PW Approval of
perform all of the requirements of the Subdivision Map Final Map
Act, the City's Subdivision Ordinance, and the approved
Tentative Map for the project prior to City Council
acceptance of offers of dedication
7. Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of
comply with the City of Dublin Subdivision Ordinance, Building
City of Dublin Zoning Ordinance adopted September Permits
1997, the City of Dublin General Plan, applicable Specific
Plan, Public Works Policies and City Grading Ordinance.
8. Improvement Agreement/Plans. Applicant/Developer PW Approval of
shall enter into an Improvement Agreement with the City Improvement
for all subdivision improvements prior to issuance of Plans
improvement permits. Complete improvement plans,
specifications, and calculations shall be submitted to, and
approved by, the Director of Public Works/City Engineer
and other affected agencies having jurisdiction over
public improvements prior to execution of the
Improvement Agreement. Improvement plans shall show
the existing on-site and off-site subdivision improvements
and proposed improvements along the adjacent public
streets and property that relate to the proposed
improvements.
9. Preconstruction Survey. Applicant/Developer shall PW, PL Issuance of
comply with all EIR mitigation measures for mitigating Grading
potentially significant plant and animal species impacts. Permit
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 modifica-
tions to site design, for those sensitive species that may be
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discovered as a result of the survey. Applicant/Developer
shall be responsible for the cost of the survey and staff
review of the survey. The significance of any discoveries
and adequacy of recommended protection measures shall
be subject to the discretion of the Director of Community
Development. Said protection plans and measures shall
occur at least 21 days prior to anticipated habitat
modification. Any updated surveys and/or studies that
may be completed subsequently shall be submitted to the
Department of Community Development.
10. Solid Waste/Recycling. Applicant/Developer shall ADM On-going
comply with the City's solid waste management and
recycling requirements.
11. Refuse Collection. The refuse collection service provider PL Finaling
shall be consulted to ensure that adequate space is Building
provided to accommodate collection and sorting of Permits
petrucible solid waste as well as source-separated
recyclable materials generated by the residents within this
project.
12. Utility Providers. Applicant/Developer shall provide PL Approval of
documentation from utility providers that electric, gas, Final Map
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and telephone service can be provided to the subdivision.
13. Public Utility Easements. Applicant/Developer shall PW Approval of
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.
14. Title Reports/Deeds. A current title report and copies of PW Approval of
::: 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 which are no more than 6
months old as of the date of submittal.
15. Document Preparation. The improvement plans for this PW Approval of
Tentative Map (including Improvement Plans, Grading Improvement
Plans, and subdivision maps) shall be prepared, designed, Plans
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.
16. Removal of Obstructions. The Applicant/Developer PW Issuance of
shall remove all trees including major root systems and Grading
other obstructions from building sites that are necessary Permit
for public improvements or for public safety as directed
by the Director of Public Works.
17. Improvement and Dedication of Streets. PW Approval of
Applicant/Developer shall dedicate to the City of Dublin Final Map
for public street uses all proposed streets shown on the
Tentative Map 6765 prepared by P/A Design Resources
Inc. dated received 6/4/98.
18. Fire/Emergency Access. Applicant/Developer shall PW Approval of
provide adequate access and turnaround for fire and other Final Map
emergency vehicles (35-foot minimum radii) per
Alameda County Fire Department (ACFD) standard
requirements in all public streets. Internal private streets
and drive aisles shall be designed for fire and other
emergency vehicles to conveniently pass through (20-foot
minimum lane width) and have access to all buildings.
19. Final Layout and Design of Streets. Final detailed PW Issuance of
layout and design of internal private and public streets Grading
and drive aisles must be approved by the ACFD and Permit and
Director of Public Works. Building
Perm it.
20. Abandonment of Easements. Applicant/Developer or PW Occupancy of
current landowner shall obtain an abandonment from all affected units.
applicable public agencies of existing easements
21. Location of Improvements/Configuration of right-of- PW Construction
way. All public sidewalks, handicap ramps, or other
street improvements in the curb return area shall be
located within the public right-of-way.
Applicant/Developer shall show on the Final Map that the
right-of-way at all public street curb returns is a straight
line starting from the beginning of the curb return
extending to the end of the curb return. The location of
: improvements and configuration right-of-way shall be
approved by the Director of Public Works prior to
construction.
22. Handicap Ramps. All handicap ramps shall comply with PW Completion of
all current State ADA requirements and City of Dublin Improvements
Standards.
School Mitigation Agreement
23. An agreement with affected School Districts is required to PL City Council
mitigate impacts on the school district of student approval of
population generated by thc Development. The timing of the first Final
this condition was modified by means ora Planned Map
Development Minor Amendment (as stated in a letter to
Robe. ¥ohai dated July 28, 998 by the Commu.ity
Development Director) with the concurrence of the City
Council on August 4, 1998. This must be completed prior
to City Council approval of the first Final Map.
Grading & Drainage
24. Grading Plans. Grading plan designs must be based on PW Issuance of
approved soils reports. In addition to the civil engineer, a Grading
soil engineer must sign the grading plans. The soil Permit
engineer or his technical representative must be present at
all times during grading.
25. Protection from 100 -year storm event. PW Issuance of
Applicant/Developer shall prove to the City that the Grading
building pads are a minimum of 1 foot above a 100-year Permit
storm event.
26. Lot Drainage. Drainage shall be in accordance with the PW Issuance of
criteria established in the Standard Public Works Criteria Grading
attached hereto as Attachment "A". Applicant/Developer Permit
shall grade all lots to drain to the front of the public
streets or private streets according to City of Dublin
Grading Ordinance and Standard Conditions of Approval.
All grading improvement plans shall be reviewed and
approved by the Director of Public Works prior to start of
any grading.
27. Drainage study. Applicant/Developer shall prepare and PW Issuance of
submit to the Director of Public Works for review a Grading
.detailed drainage study of all proposed storm drain Permit
improvements of the project. Final pipe sizes, slopes,
depths, etc. shall be based upon final storm water design
calculations by a licensed professional engineer in
California.
28. No change To Overall Drainage Patterns. PW Issuance of
Applicant/Developer shall not change the overall drainage Grading
patterns of the existing topography by the grading Permit
construction of this project.
29. Finished Floor Elevation. The finished floor elevation PW Issuance of
of the lowest building pad must be one foot above 100- Grading
year flood levels. Permit
30. Mitigation Measures/Drainage Impacts. PW Occupancy of
Applicant/Developer shall demonstrate to the satisfaction Any Building
of the Director of Public Works that all mitigation
measures that need to be improved, bonded for or
secured, as a result of drainage impacts of this project will
be constructed prior to occupancy of any building in that
phase or as directed by the Director of Public Works. All
drainage improvements shall be constructed to the
satisfaction to of the Director of Public Works.
31. Retaining Walls. Where finish grade of this property is PW Issuance of
in excess of twenty-four (24) inches higher or lower than Building
the abutting property or adjacent lots within the Permit
subdivision, a concrete or masonry block retaining wall, a
slope, or other suitable solution acceptable to the Director
of Public Works/City Engineer shall be required and the
height of any fence or wall shall be measured from the top
of grade on the higher side of the retaining wall or slope.
32. Required Permits. Applicant/Developer shall obtain the PW, CO, Issuance of
required permits from Alameda County, Zone 2, and the Zone 2 Grading
California Department of Fish and Game to discharge and Permit
construct drainage improvements to Hollis Canyon Creek.
33. Geotechnical Investigation Report. PW Issuance of
Applicant/Developer shall prepare a Geotechnical Grading
Investigation Report covering the project site for review Permit
by the City, and (as a minimum) shall design the grading
: : plan based the recommendations outlined in said Report,
on the plans and notes for the project, and as required by
the City's Grading Ordinance.
34. Drainage Fees. This project is subject to the payment of PW, Zone Issuance of
drainage fees through the City of Dublin to Alameda 2 Grading
County Flood Control District, Zone 2. Pern~it
Improvements
35. Detailed Improvement Plans. The Developer shall PW Issuance of
prepare detailed dimensioned Improvement Plans in Grading
accordance with the latest City of Dublin Improvement Permit
Plan Review Checklist prepared and filed with the City of
Dublin Public Works Department and shall be to the
satisfaction of the Director of Public Works.
36. Sidewalks. Applicant/Developer shall construct a PW Occupancy of
minimum 5-foot wide sidewalk unless otherwise Any Building
approved by the Director of Public Works on both sides
of all public streets to the satisfaction of the Director of
Public Works.
37. Landscape Strip. Applicant/Developer shall design and PW Occupancy of
professionally landscape an irrigated landscape strip Adjacent
between the sidewalk and the right-of-way unless Building
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PONSE
CONO TION TEn SPON! S
AGENCY
P P to
apPr°Vedo:h" .:
Root barriers shall be installed surrounding each tree or
along the sidewalk and back of curb on each side of the
street. This landscape strip shall be adequately
maintained by the individual homeowners under the
direction and oversight of the tract homeowners
association and the City of Dublin Public Works
Department. These landscaped areas shall be subject to
the City's Water Efficient Landscape Regulations.
38. Improvements Constructed Prior to Occupancy. All PW Occupancy
improvements (including curb, gutter, sidewalks,
driveways, paving, landscaping and utilities) must be
constructed prior to occupancy of the first building in
accordance with approved City standards and to the
satisfaction of the Director of Public Works/City Engineer
and only after the Subdivision Development Agreement
has been approved and required bonds and fees have been
delivered to the City.
39. Landscaping. The Developer shall construct all PL, PW Completion of
landscaping within the site and along the project frontage Improvements
from the face of curb to the site right-of-way to the design
and specifications of the Specific Plan and City of Dublin
specifications, and to the satisfaction of the Director of
Public Works. Street tree varieties of a minimum 15-
gallon size shall be planted along all street frontages and
shall be shown on the Landscaping plans. Exact tree
locations and varieties shall be reviewed and approved by
the Director of Public Works. the proposed variety of
trees to be planted adjacent to sidewalks or curbs shall be
submitted for review to and approval by the Director of
.......... public Works.
40. Landscaping Maintenance. Applicant/Developer shall PL, PW Completion of
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.
41. Landscaping at Aisle Intersections. Landscaping at PL, PW Completion of
aisle intersections shall be such that sight distance is not Improvements
obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
42. Homeowners Association. Applicant/Developer shall PW, PL Approval of
establish a subdivision Homeowners Association that will Final Map
monitor and provide oversight to the maintenance of
owner-maintained City street landscape areas and
common areas. In the event that any such landscape area
: i 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 Conditions,
Covenants and Restrictions documents (CC&Rs). The
Developer shall submit the project CC&Rs for review and
approval by the Director of Public Works and the Director
of Community Development.
43. Permits for Oversized and Overweight Construction PW Issuance of
Loads/Haul Routes. Permits shall be required for Grading
oversized and/or overweight construction loads as Permit
determined by the Director of Public Works/City
Engineer coming to and leaving from the site. If soil is to
be imported or exported from the site, a haul route plan
shall be submitted to the City for review and approval.
44. Decorative Paving. Applicant/Developer shall not PW Occupancy of
construct decorative pavement within City ri ght-of- way Adjacent
unless otherwise approved by the Director of Public Building
Works as part of this Tentative Map application. The
type of decorative pavers and pavement section shall be
subject to review and approval of the Director of Public
Works. Decorative pavement across entrances to all
private streets shall be constructed to the satisfaction of
~ the Director of Public Works.
45. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of
installed in public streets, a Decorative Paving Plan shall Improvement
be prepared to the satisfaction of the Director of Public Plans
Works. Pre-formed traffic signal loops shall be used
under the decorative paving, and sleeves shall be used
under decorative pavement to accommodate future utility
conditions. Where possible, irrigation laterals shall not be
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.
46. Relocation of Improvements. Any relocation of PW Completion of
improvements or public facilities shall be accomplished at Improvements
no expense to the City.
47. Survey Monumentation. The boundary of parcels shall PW Completion of
be survey monumented at completion of construction of Improvements
·
improvements specified by these conditions. The
centerline of City and private streets and new boundaries
10
shall be survey monumented and set in accordance with
the City of Dublin Standard plans to the satisfaction of the
Director of Public Works.
Parking, Traffic & Circulation
48. Layout and Design. Layout and design of the project PW Issuance of
parking, striping, drive aisles, and sidewalks within the Building
project shall be configured to maximize safety, Permits
circulation, convenience, and sight distance per the City
of Dublin zoning ordinance, standard plans and details,
and current policies as approved by the Director of Public
Works.
49. Transitioning Existing Improvements. PW Approval of
Applicant/Developer shall be responsible for transitioning Improvement
existing improvements to match improvements required Plans
as Conditions of Approval for this Tentative Map.
50. "A" Drive, "L" Drive and the Private Drive opposite PW Occupancy
"A" Drive. "A" Drive, "L" Drive and the Private Drive
:;;;;;; ;;;; opposite "A" Drive shall be stop-sign controlled at their
intersections with Dublin Boulevard. These
improvements shall be shown on the Street Improvement
Plans and shall be reviewed and approved by the Public
; Works Department prior to the issuance of site
·
improvement permits.
51. "D" Drive, "E" Drive and "Q" Drive. "D" Drive, "E" PW Occupancy
: Drive and "Q" Drive shall be stop-sign controlled at their
intersections with "A" Drive. These improvements shall
be shown on the Street Improvement Plans and shall be
reviewed and approved by the Public Works Department
: prior to the issuance of site improvement permits.
52. "Q' Drive and "M': Drive. "Q" Drive and "M": Drive PW Occupancy
shall be stop-sign controlled at their intersections with
"L" Drive. These improvements shall be shown on the
Street Improvement Plans and shall be reviewed and
approved by the Public Works Department prior to the
issuance of site improvement permits.
53. Cul-de-sac streets. All cul-de-sac streets shall be stop- PW Occupancy
sign controlled where they intersect any through street.
:
These improvements shall be shown on the Street
Improvement Plans and shall be reviewed and approved
by the Public Works Department prior to the issuance of
site improvement permits.
54. Silvergate Drive/Dublin Boulevard: The development PW Occupancy
:~ ;; shall contribute a fair share of cost to install a traffic
signal at this intersection as determined by the Director of
Public Works prior to the issuance of site improvement
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permits. (Impact 4A)
55. SanRamon Road/Dublin Boulevard: The development PW Occupancy
shall contribute a fair share of cost to install a traffic
signal at this intersection as determined by the Director of
Public Works prior to the issuance of site improvement
permits. (Impact 4B)
56. Hansen Drive/Dublin Boulevard: The development PW Occupancy
shall contribute a fair share of cost to install a traffic
signal at this intersection as determined by the Director of
Public Works prior to the issuance of site improvement
permits. (Impact 4F)
57. Schaefer Ranch Road/Dublin Canyon Road: The PW Occupancy
developer shall improve Dublin Canyon Road, including
full signalization at the intersection with Schaefer Ranch
Road, as determined by the Director of Public Works
prior to the issuance of site improvement permits.
(Impact 4G)
58. Schaefer Ranch Road/Dublin Boulevard: The PW Occupancy
: development shall provide traffic signalization at this
intersection, as well as all other pertinent improvements,
as determined by the Director of Public Works. (Impact
4H)
59. Eden Canyon Road-Palomares Canyon Road/I-580 PW Occupancy
Interchange: The development shall contribute a fair
share of cost to install a traffic signal at this intersection
as determined by the Director of Public Works prior to the
issuance of site improvement permits. (Impact 4L)
60. Transit Access: Applicant shall provide standard bus PW Occupancy
stops as required by LAVTA, which could include bus
pull outs and transit amenities. (Impact 40)
61. Pedestrian/Bicycle Access: Dublin Boulevard, between PW Occupancy
its current western terminus and Silvergate Drive, shall be
signed as a bike route, or striped and signed for bicycle
lanes. The proposed regional trail shall be extended under
1-580 to connect with Dublin Canyon Road. Trail
crossings shall be properly signed and marked. (Impact
4R)
62. Geotechnical: The Applicant/Developer shall provide an PW Grading
in-depth geotechnical investigation which includes
evaluation of landslides mapped by Berloger
Geotechnical Consultants, specific slope design analysis
for typical types of new slopes along the Dublin
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Boulevard extension, supplemental analysis of potential
fill settlement, and supplemental laboratory testing of
soils material in locations as referenced in the Berloger
letter of April 21, 1998. The results of this investigation
shall be submitted and evaluated prior to acceptance of
Grading Improvement Plans for plan checking. The
Director of Public Works shall determine if the
investigation warrants changes in the grading concepts as
shown on the Vesting Tentative Map, and if so warranted,
the Vesting Tentative Map shall be changed to conform to
the recommendation of the additional investigation.
63. Fill settlement monitoring program. In conjunction PW Grading
with the submittal of the Grading Plan for plan check, a
fill settlement monitoring program shall be established to
i
determine the amount of settlement potential of any fill
area. The Director of Public Works shall review and
approve this plan prior to the issuance of Grading permits.
(Impact 9D) Areas encountering too much fill settlement
(as determined by the Director of Public Works) may
have building permits withheld until appropriate measures
are taken to correct the settlement areas.
64. Fair share of Traffic Impact Fees. This project shall PW Issuance of
pay its fair share of Traffic Impact Fees as identified in Building
the Tri-Valley Transportation Plan in effect at the time Permits
building permits are issued.
65. Line and Striping Plan. Applicant/Developer shall PW Issuance of
submit a Line and Striping Plan for this project to the Building
Director of Public Works for review and approval. The Permits
Plan shall show interim lane configurations and
transitions, as approved by the Director of Public Works.
66. LAVTA. Applicant/Developer shall consult with the PW Occupancy of
Livermore-Amador Valley Transit Authority (LAVTA) Any Building
on the bus route, location, and size of proposed bus stops
within and on the 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.
67. Traffic Impact Fees. Applicant/Developer shall be PW Issuance of
responsible for payment of traffic impact fees (TIFs) Building
adopted by the City Council at the time of issuance of Permits
building permits including, but not limited to, Interchange
TIF, and Regional (Tri-Valley) TIF.
68. Construction Traffic Routing. All construction traffic PW Issuance of
may be subject to specific routing, as determined by the Grading
Director of Public Works, in order to minimize Permit
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construction interference with regional non-project traffic
movement.
69. Traffic Signage/Red Curbing. Traffic safety signs and PW, PO Approval of
"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.
70. Street Sign/Naming Plan. A street sign/naming plan for PL Approval of
the internal street system shall be submitted and shall be Improvement
subject to approval of the Community Development Plans
Director. No single street may intersect any other street
more than once. No continuous street may change
direction by 90 degrees more than once without change a
street name change for subsequent changes in direction.
71. Street Name Sign Content. Street name signs shall PW Issuance of
display the name of the street together with a City Grading
: standard shamrock logo. Posts shall be galvanized steel Permit
pipe.
72. Utility installation before paving. The Developer shall PW Completion of
install all water, gas, sewer, underground electric power, Improvements
cable television or telephone lines and storm drain facilities
before any paving, curb, gutter or sidewalk is installed or as
approved by the Director of Public Works. Utility stub
connectionsto property boundaries shall be required unless
waived in writing by the Director of Public Works.
73. Will-ServeLetters. The Developer shall provide PW Approval of
documentation (will-serve letters) stating that water, sewer, Improvement
: electric, gas and telephone service will be provided to the Plans
various buildings by the appropriate utility companies to
the satisfaction of the Director of Public Works.
74. Utility location/Undergrounding. The Developer shall PW Approval of
show in the project construction documents the locations of Improvement
all transformers, vaults and electrical boxes, double Plans
detector check valves, and joint trench that will service the
site with electricity, fire, water system, telephone and CAT
to the buildings to the satisfaction of the Director of Public
Works. All new utilities and utility vaults shall be
underground. All above ground boxes and transformers
shall be screened by landscapingto the satisfaction of the
Director of Community Development and Director of
Public Works.
75. Site Lighting System. The Developer shall construct a site PW Approval of
lighting system in accordance with the City of Dublin Improvement
14
Zoning Ordinance and to the satisfaction of the Director of Plans
Public Works. The Developer shall submit a preliminary
lighting plan showing the distribution of lights on the site,
type and location of street lights, and shall be reviewed and
approved prior to construction to the satisfaction of the
Director of Public Works
76. Fire Hydrants. The Developer shall construct all new fire PW Completion of
hydrants in streets to City and Alameda County Fire Improvements
Department standards. The Developer shall comply with
applicable Alameda County Fire Department, Public Works
Department, Dublin Police Service, Alameda County Flood
Control District Zone 2 and Dublin San Roman Services
District requirements.
Utilities
77. Utilities Service Report and Plan. Applicant/Developer PW, PL Approval of
shall submit a utilities service report and plan to the Improvement
satisfaction of the Public Works Director and Community Plans
Development Director along with documentation that
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
78. Construction of Utilities. The Developer shall construct PW Occupancy of
all utilities as may be deemed necessary to provide for the Any Building
proper, clean, and safe functioning of utility services for
each proposed residence within the project. All utility
construction is subject to the requirements and
specifications of the agency having jurisdiction over the
respective utility facilities.
79. Utility Undergronnding/PSE's. Utilities shall be PW Approval of
installed in accordance with the criteria established in the Final Map
Standard Public Works Criteria attached hereto as
Attachment "A". Ail utilities within the project and to
each lot shall be underground in accordance with the City
policies and existing ordinances. All utilities shall be
located and provided within public utility easements and
sized to meet utility company standards.
80. Transmission Lines. All transmission lines shall be PW Completion of
away from sensitive areas unless otherwise approved by Improvements
: the Director of Public Works.
81. Joint Utility TrenchesfUndergroundingFUtility Plans. PW Occupancy of
Applicant/Developer shall construct all joint utility affected units
trenches (such as electric, telephone, cable TV, and gas)
~n accordance with the appropriate utility jurisdiction. Ali
communication vaults, electric transformers, cable TV
15
boxes, blow-off valves and any appurtenant utility items
thereto shall be underground in designated landscape
areas between the proposed back of sidewalk and PSE.
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 shown on the
Final Landscaping and Irrigation Plan.
82. Recycled Water. If required, the Applicant/Developer PL, DSR Occupancy of
shall construct a recycled water line and contract with the affected units
Dublin San Ramon Services District (DSRSD)to provide
water, wastewater, and and/or recycled water service
connection points to the project, including all landscaped
common areas. The plans for these facilities shall be
reviewed and approved by DSRSD.
83. Recycled Water Laterals. The landscaped common PW Occupancy of
areas of the project shall have laterals installed to the any Building
satisfaction of the Director of Public Works to enable
future recycled water connection in addition to potable
water connection. Recycled water lines shall be installed
to serve landscaped areas. All landscaped areas shall be
subject to the City's Water Efficient Landscape
Regulations.
84. Utility Installation Prior To Installation of Paving, PW Approval of
iii
Curb, Gutter or Sidewalks/Utility Stub Connections. Improvement
All water, gas, sewer, underground electric power, cable Plans
television or telephone lines, and storm drain facilities
shall be installed before any paving, curb, gutter, or
sidewalks are installed or as approved by the Director of
Public Works. Utility stub connections to property
boundaries shall be required unless waived by the
Director of Public Works in writing.
85. Lighting and Landscape Maintenance. PL Recordation
Applicant/Developer is responsible for lighting and of Final Map.
landscape maintenance through Lighting and Landscaping
Maintenance Assessment Districts or any other method of
maintaining the lighting and landscaping approved as part
of this project.
EMERGENCY SERVICES
86. ACFD Rules, Regulations and Standards. F Issuance of
Applicant/Developer shall comply with all Alameda Building
:
County F ire Services (ACFD) rules, regulations and Permits
standards, including minimum standards for emergency
access roads and payment of all applicable fees, including
a City of Dublin Fire Impact Fees.
16
87. Fire Conditions. Developer shall comply with all F Issuance of
conditions of the Alameda County Fire Department Building
(ACFD) Permits
a. Final location of fire hydrants shall be approved by the Alameda County Fire
Department in accordance with current standards. Minimum fire flow design shall
be for 1500 gallons per minute for residential areas and 2500 gallons per minute for
commercial areas for a two hour duration with 20 psi residual flowing from a
single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the
center of the paved street opposite each hydrant. A drawing of the approved
locations shall be submitted for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to
installation.
c. Emergency Vehicle Access roadways shall be designed and installed to support the
imposed loads of fire equipment. The minimum standard shall be H20 design.
Design shall be approved by ACFD prior to installation.
d. Gates or barricades designed for emergency vehicle access shall meet the standards
of the ACFD and the City of Dublin.
e. Prior to delivery of any combustible material storage on the site, fire hydrants,
water supply, and roadways shall be installed and sufficient water storage and
pressure shall be available to the site. Approved roadway shall be first lift of
asphalt or 90% compacted aggregate base, if supported by a soils report.
f. Minimum residential street width is 34 feet.
g. Minimum vertical clearance shall be 13 feet 6 inches.
h. Cul-de-sac radii shall be a minimum of 35 feet.
i. Maximum street grades shall be 12%.
j. All streets and extended culs-de-sac shall be accessible from two different
locations.
k. Service roads and Emergency Vehicle Access (EVA) roads shall be a minimum of
20 feet of clear width with 13 feet 6 inches of vertical clearance. Gates or bollards
may be installed at the EVA entry following approval of the ACFD.
1. A fuel and access plan shall be provided for each grading phase.
m. Fire hydrants shall be spaced a maximum of 400 feet apart.
n. Roads shall have an all-weather surface except where otherwise required in these
conditions.
o. All buildings shall be protected by the installation off an automatic fire sprinkler
system.
p. All buildings shall have a smoke detection system installed.
q. Roof coverings shall be Class-A. Eaves shall be enclosed.
r. All exterior surfaces hall be of non-combustible materials (minimal wood siding).
s. A Wildfire Buffer Zone shall be created surrounding the development. Wildland
areas surrounded by homes within the development that present a wildfire hazard
shall be treated the same. The project shall conform with the City of Dublin
Wildfire Management Plan.
17
t. [ Plans may be subject to revision following review.
88. Fire Accesses. Fire access between residences shall be F, PO Finaling
controlled by fences and adequate gates to prevent Building
unauthorized pedestrian traffic. Permits
89. Projected Timeline. Developer shall submit a projected PO Issuance of
timeline for project completion to the Dublin Police Building
; ; Services Department, to allow estimation of staffing Permits
requirements and assignments.
STORM WATER /POLLUTION
90. Best Management Practices. Applicant/Developer shall PW Issuance of
demonstrate to the Director of Public Works that the Building
project development meets the requirements
of
the
State
Permits
Regional Water Quality Board's "Best Management
Practices" to mitigate storm water pollution.
91. NPDES Permit. Pursuant to requirements of federal law, PW Finaling
a NPDES permit shall be obtained from the RWQCB, and Building
any terms of the permit shall be implemented, if Permits
applicable.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 2
92. Wells. Known water wells without a documented intent Zone 2 Issuance of
of future use, filed with Zone 2, are to be destroyed prior Grading
to any demolition or construction activity in accordance Permits
with a well destruction permit obtained from Zone 2 and
the Alameda County Department of Environmental
Services. Other wells encountered prior to or during
construction are to be treated similarly.
93. Salt Mitigation. Recycled ~vater projects must meet any Zone 2, On-going
applicable salt mitigation requirements of Zone 2. PW
94. Requirements and Fees. Applicant/Developer shall Zone 2, Issuance of
comply with all Alameda County Flood Control and PW Building
Water Conservation District-Zone 2 Flood Control Permits
standards and applicable fees.
: :
DUBLIN SAN RAMON SERVICES DISTRICT (I)SRSD)
95. DSRSD Conditions. Applicant/Developer shall comply DSR
with all conditions of the DSRSD including:
General Conditions
a. Improvement Plans. Complete improvement plans shall be Issuance of
submitted to DSRSD that conform to the requirements of the Building
DSRSD Code, the DSRSD "Standard Procedures, Specifications Permits
and Drawings for Design and Installation of Water and
Wastewater Facilities," all applicable DSRSD Master Plans and
policies, and all Recycled Water Design and Construction
Standards.
18
b. Sizing of mains. All mains shall be sized to provide sufficient Issuance of
capacity to accommodate future flow demands in addition to each Building
development project's demand. Layout and sizing of mains shall Permits
be in conformance with DSRSD utility master planning.
c. Gravity Flow. Sewers shall be designed to operate by gravity Approval of
flow to DSRSD's existing sanitary sewer system. Pumping of Improvement
sewage is discouraged and may only be allowed following a case Plans
by case review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of present 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.
d. Looped domestic and fire protection waterline systems. Approval of
Domestic and fire protection waterline systems for residential Improvement
tracts or commercial developments shall be designed to be looped Plans
or interconnected to avoid dead-end sections in accordance with
requirements of the DSRSD Standard Specifications and sound
engineering practices.
e. Public water and sewer lines located in public streets. DSRSD Approval of
policy requires public water and sewer lines to be located in Improvement
public streets rather than in off-street locations to the fullest Plans
extent possible. If unavoidable, public sewer or water easements
must be established over the alignment of each public sewer or
water line in an off-street or private street location to provide
access for future maintenance and/or replacement.
f. Locations and widths of easement dedications. The locations Issuance of
and widths of all proposed easement dedications for water and Grading
sewer lines shall be submitted to and approved by DSRSD. Permit
g. Easement dedications by separate instrument. All easement Approval of
dedications for DSRSD facilities shall be by separate instrument Final Map
irrevocably offered to DSRSD or by offer of dedication on the
Final Map.
h. Final Map. The Final Map shall be submitted to and approved by Approval of
DSRSD for easement locations, widths, and restrictions. Final Map
i. Fees. All utility connection fees, plan checking fees, inspection Issuance of
fees, permit fees, and fees associated with a wastewater discharge Building
permit shall be paid to DSRSD in accordance with the rates and Permits
schedules established in the DSRSD Code.
19
j. Improvement Plans. All improvement plans for DSRSD Issuance of
facilities shall be signed by the District Engineer. Each drawing Building
of improvement plans shall contain a signature block for the Permits
District Engineer indicating approval of the sanitary sewer or
water facilities shown. Prior to approval by the District Engineer,
Applicant/Developer shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer
and water systems, a performance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in
the amounts and forms that are acceptable to DSRSD.
Applicant/Developer shall allow at least 1 $ working days for final
improvement drawing review by DSRSD before signature by the
District Engineer.
k. Utility Construction Permit. No sewer line or water line Issuance of
construction shall be permitted unless the proper utility Building
construction permit has been issued by DSRSD. A construction Permits and
permit will only be issued after all of the utility connection fees, all DSRSD
plan checking fees, inspection fees, permit fees, and fees requirements
associated with a wastewater discharge permit have been paid as
required by DSRSD.
I. Hold Harmless. The Applicant/Developer shall hold DSRSD, its On-going
Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify the same from any litigation,
claims, or fines resulting from completion of the project.
SPECIFIC CONDITIONS
96. a. Location of public facilities. Sites for public facilities including On-going
potable and recycled water storage tanks and potable water pump
stations shall not be considered conclusively located on the
subdivision plans, as indicated by preliminary master planning
conducted to date by the District. Public Facility sites must retain
flexibility for location due to ongoing system master planning.
Pursuant to water system master planning, an off site location for
potable water storage may be necessary, while the site proposed
on the Vesting Tentative Map may be required for recycled water
storage.
b. Private individual pump systems. Lots 1-11 on the Vesting On-going
Tentative Map are planned to utilize private individual pump
systems to reach the gravity sewer system. Private pump systems
shall be designed in accordance with the District standards and
requirements and shall pump directly to a public gravity line.
20
c. Looped potable water transmission main. The District must On-going
establish an easement for looping a Potable Water Transmission
main near the northeast corner of the project along the east project
border in order to adequately establish a potable water supply to
the project.
d. Recycled Water. The project is located within the District On-going
Recycled Water Use Zone (Ord. 280), which calls for installation
of recycled water irrigation systems to allow for the future use of
recoiled water for approved landscape irrigation demands.
Recycled water will be available in the future; recycled water
mains must be installed in Dublin Boulevard and be extended to
all points of connection to potable water service lines which serve
common area irrigation de,hands in the project. This shall include
a feed line to the storage reservoir and branch lines which reach
common area irrigation meter points.
Point of connection for recycled water facilities shall be at Dublin
Boulevard at its intersection with the California Highlands
project. A recycled water irrigation water service for each
landscape meter point shall connect to the recycled water main
and stub out to the property line and brought to grade in a meter
box to allow for connection when recycled water is available. All
recycled water irrigation systems shall be designed to conform to
District standards and specifications, as described in the Standard
Specifications Addendum, dated September 30, 1997.
e. Fire Flows. The applicant shall coordinate with the District and On-going
Alameda County Fire Department on required fire flows. A
future Pressure Zone 4 reservoir will be required and will be
constructed by the District, subject to acquisition of a site and
provision of adequate access
97. Construction by Applicant/Developer. All in-tract DSR Completion of
potable and recycled water and wastewater pipelines and Improvements
.facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
OTHER CONDITIONS
98. Encroachment Permit - An encroachment permit shall PW Issuance of
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.
99. Infrastructure Sequencing Program. The Development PW, PL Recording of
Agreement shall include an infrastructure sequencing Final Map
program.
100. Fees - Applicant/Developer shall be responsible for PW, PL Finaling
21
payment of applicable public facilities fees, noise Building
mitigation fees, school impact fees, fire impact fees, Permits
affordable housing in-lieu fees, specific plan
implementation fees, regional 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.
CC&Rs Maintenance/Homeowners Association
101. Covenants, Conditions and Restrictions (CC&Rs). PL Recording of
: : Covenants, Conditions and Restrictions (CC&Rs) shall be Final Map
established for this development. The CC&Rs shall be
approved by the Director of Community Development to
assure that:
a. A Homeowners Association is established for this development complete with
Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all
commonly owned facilities, property and landscaping, including but not limited to
open space areas, lighting, recreation facilities, landscape and irrigation facilities,
fencing, and drainage and erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and
along a public street shall not occur. Recreational Vehicles are defined as a
motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper
where the living area overhangs the cab, camping trailer, or tent trailer, with or
without motive power.
d. The landscaping and irrigation on individual parcels developed with a single-
family unit shall be maintained and kept in good order by the resident and/or owner
of each residence.
102. Waiver of right to protest. Applicant/Developer waives PL, ADM Finaling
any right to protest the inclusion of the property or any Building
portion of it in a Landscape and Lighting Assessment Permits
District or similar assessment district, and further waives
any right to protest the annual assessment for that District.
Applicant/Developer shall prepare a plan for
dissemination of information relating to the possible
formation of a Landscape and Lighting Assessment
District to prospective homebuyers. Said information
shall be included in model home sales literature and as
part of required Department of Real Estate disclosure
documents. The plan for dissemination of information
shall be approved by the Director of Community
Development and City Attorney prior to final inspection.
103. Wildfire Management Plan. Developer shall comply F, PL, PW Recording of
with the City's Wildfire Management Plan for covering Final Map
22
long-term maintenance of the urban/open-space interface.
The Plan requirements shall be incorporated into the
CC&Rs for the project. Ifa Wildfire Management Plan
has not been adopted prior to approving the CC&Rs for
the project, Developer shall provide a project-specific
wildfire management plan and shall submit this plan.
Phased Occupancy Plan
104. Phased Occupancy Plan. If occupancy is requested to PL, B Prior to
occur in phases, then all physical improvements within Occupancy for
. each phase shall be required to be completed prior to any affected
occupancy of units within that phase except for items unit.
specifically excluded in an approved Phased Occupancy
Plan, or minor hand work items, approved by the
Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of
Community Development 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.
105. Acknowledgment. Applicant/Developer shall obtain a PL, ADM, Sale of any
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
23
Community Development may require the submittal of
the written acknowledgment prior to release of occupancy
of any future units and/or future phases.
Bonds/Surety
106. Bonds or securities. A Faithful Performance Bond or PW, ADM Issuance of
securities that are 100% of Improvement costs, and a Grading
Labor and Materials Bond or securities that are 50% of Permits
Improvement costs, must be provided prior to issuing any
grading and/or improvement permits. Improvement costs
will include street, drainage, grading, back-fill of utilities,
and landscaping costs to the satisfaction of the Director of
Public Works.
107. Release of bonds. Bonds shall be in accordance with the PW, ADM Completion of
criteria established in the Standard Public Works Criteria Improvements
attached hereto as Attachment "A". Labor and materials
.bond will be released after City's acceptance of
improvements. The Maintenance bond will be released
one year after acceptance of improvements and after all
defects have been repaired. Applicant/Developer, with
the approval of the Director of Public Works, has the
option of providing a Maintenance Bond after acceptance
of improvements by the City in the amount of 25% of
Improvement costs. This bond will serve instead of the
Faithful Performance Bond. Prior to release of the
Faithful Performance Bond or the Maintenance Bond, all
improvements and landscaping shall be installed and
established per approved plans and a declaration by the
project civil engineer that the finished graded building
pads are within 4- 0.1 feet in elevation of those shown on
approved plans.
108. Hold Harmless/Indemnification - Applicant/Developer, PL, ADM Through
and any parties or individuals granted rights-of-entry by completion of
Applicant/Developer, shall defend, indemnify, and hold Improvements
harmless the City of Dublin and its agents, officers, and and
employees from any claim, action, or proceeding against Occupancy of
the City of Dublin or its agents, officers, or employees (a) the Last
to attack, set aside, void, or annul an approval of the City Building
of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning
a subdivision or other development which actions are
brought within the time period provided for in
Government Code Section 66499.37 and (b) holding the
City liable for any damages or wages in connection with
24
the construction of the parks; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full actions or
proceedings.
Construction Noise Management/Impact Reduction
109. Construction Noise Management PL and/or Issuance of
Program/Construction Impact Reduction Plan. PW Grading
Applicant/Developer shall conform to the following Permit
Construction Noise Management Program/Construction
Impact Reduction Plan: Construction of the Schaefer
Ranch Subdivision shall be conducted so as to minimize
the effect of the construction as required by the
Environmental Impact Report on the existing community
and on the occupants of the new homes as they are
completed.
The following measures shall be taken to reduce
construction impacts:
1. Off-site truck traffic shall be routed as directly as
practical to and from the freeway (I-580) to the job site.
Primary routes shall be Dublin Boulevard, San Ramon
Road, Schaefer Ranch Road and Dublin Canyon Road.
An Oversized Load Permit shall be obtained from the
City by the contractor 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
25
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. Upon completion of construction, measures shall
be taken to reduce wind erosion. Replanting and repaving
should be completed as soon as possible.
9. 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.
10. During construction, non-residential facilities
shall provide pedestrian access from public streets to
building entrances as required by the Director of Public
Works/City Engineer.
11. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using the
following methods:
A. All 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 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
26
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.
12. 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.
13. Emissions control of on-site equipment shall be
minimized through a routine mandatory program of Iow-
emissions tune-ups.
14. During construction, noise control and
construction traffic mitigation measures within residential
neighborhoods or on public streets must be taken to
reduce noise and use of public streets by construction
traffic as directed by Public Works officials.
110. Hours of operation. Construction and grading PL On-going
operations shall be limited to weekdays, Monday through
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:00 p.m. The Director of Public Works may
approve work on Saturday and hours beyond the above
mentioned days and hours with the understanding that the
developer is responsible for the additional cost of the
Public Works inspectors' overtime.
111. Fencing. A detailed fencing/wall plan shall be submitted PW, PL Approval of
with the improvement plans for the first phase of Improvement
development. The design, height, and location of the Plans
fences/walls shall be subject to approval of the Director of
Community Development. Wall sections shall not be
27
butted together but separated by pilasters.
112. Archaeology - Should any prehistoric or historic artifacts PL, PW, B Final
be exposed during excavation and construction Inspection of
operations, the Department of Community Development Grading
shall be notified and work shall cease immediately until
an archaeologist, who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest
appropriate mitigation measures, if deemed necessary,
prior to resuming ground breaking construction activities.
Standardized procedures for evaluating accidental finds
and discovery of human remains shall be followed as
prescribed in Sections 15064.5 and 15126.4 of the
California Environmental Quality Act Guidelines.
Environmental
113. Phase 1 and Phase 2 environmental assessment PL, PW Issuance of
studies. Applicant/Developer shall supply the Grading
Department of Community Development with a copy of Permit
the Developer's Phase 1 and Phase 2 (if required)
environmental assessment studies. All remediation
required by those studies shall be implemented to the
satisfaction of the Director of Public Works prior to
Improvement Plan approval.
114. Stationary Source Emissions. Applicant/Developer PL Issuance of
shall ensure that stationary source emissions associated Grading
with project development are minimized. Permit
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
28
installed, thereby minimizing the amount of air pollution
caused by airborne dust from the site.
115. Rodenticides and Herbicides. The use ofrodenticides PL Issuance of
and herbicides within the project area shall be performed Grading
in cooperation with and under the supervision of the Permit
Alameda County Department of Agriculture and will be
restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to
wildlife.
116. Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance of
site either during the Preconstruction Survey or during Grading
project construction, the applicant/developer shall comply Permit
with the Kit Fox Mitigation Program.
Miscellaneous
117. Noise Mitigation. PL Building
Perm it
Lots 15, and 153 through 178. A five (5) foot solid
masonry, wood, acrylic or glass fence shall be provided
along the rear property lines of these lots. At fence end
points, the fence shall return along the side property lines
of the homes to the Front Yard setback.
Lots 1 through 6. An acoustical study shall be prepared
during the design of any residence on these lots which
shall determine appropriate noise mitigation measures.
The noise mitigation measures determined by the studies
shall be incorporated into the building plans.
Indoor Noise. The architectural design of homes on lots
1 through 6, 15, and 153 through 178 shall be reviewed to
ensure that indoor noise levels do not exceed 45 dB
CNEL.
:
Regional Parks
119. a. The Developer shall dedicate a twenty (20) foot wide PL Final Map
regional trail easement and staging area to the East Bay
Regional Park District for the Calaveras Ridge Regional
Trail through parcels "A" and "H".
b. The Developer shall dedicate a twenty (20) foot wide
emergency and maintenance vehicle access (EMVA) and
trail easement over parcel "C" to the
trail from 'T' Court and the eastern end of"E" Drive.
c. If parcel "A", an open space parcel, is not donated to
the East Bay Regional Park District, the parcel will be
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offered to the City or remain with the Homeowners
Association with a conservation easement.
120. Parks ADM Final
DEVELOPER shall pay a Public Facilities Fee in Inspection of
the amounts and at the times set forth in City of Dublin each dwelling
Resolution No. 32-96, including any subsequent resolution unit
which revises such fee.
Notwithstanding the preceding sentence, the
amount of the Public Facilities Fee shall be reduced in two
ways.
First, DEVELOPER shall dedicate to CITY 6.75
acres of land for the "Sports Park" and 3.5 acres of land
for the "Leisure Park" in the approximate locations as
identified on the Tentative Map. The exact location of the
land to be dedicated shall be determined by the CITY. The
land to be dedicated and underlying groundwater shall be
free of hazardous substances and DEVELOPER shall
present evidence satisfactory to CITY of such condition
prior to acceptance. The dedication of 7.59 of the total
10.25 acres by DEVELOPER shall satisfy DEVELOPER's
obligation under Dublin Municipal Code Chapter 9.28
(CITY's "Quimby Act Ordinance") for community park
land and neighborhood park land for the Project and shall
be a credit against the portion of the Public Facilities Fee
for the Project for "Community Parks, Land" and
"Neighborhood Parks, Land." DEVELOPER will not
receive any credit for the remaining 2.66 acres to be
dedicated.
Second, DEVELOPER shall design and construct
the "Sports Park" and the "Leisure Park" in accordance
with the neighborhood park standards as contained in the
CITY's Parks and Recreation Master Plan and the CITY's
Park Development Standards. The final design of the parks
shall be approved by the CITY. Construction Documents
and Specifications, and Construction Timeline shall be
approved by the CITY's Public Works Director.
Construction Inspection will be carried out by CITY per its
standard practices. Construction of the "Sports Park" shall
be completed within one year of the issuance of the first
building permit for Phase I of the project. Construction of
the "Leisure Park" shall be completed within one year of
the issuance of the first building permit for the Phase that
30
is in closest proximity to the park. The costs of design,
:onstruction and inspection of the two parks shall be a
:redit against the portion of the Public Facilities Fee for
the Project for "Community Parks, Improvements" and
;'Neighborhood Parks, Improvements." The amount of the
:redit to be given pursuant to this paragraph shall be
approved by CITY's Public Works Director at the time
DEVELOPER enters into an Improvement Agreement and
~rovides bonds to CITY to secure the construction of the
larks, provided that in no event shall the amount of the
zredit exceed the "Community Parks, Improvements" and
;'Neighborhood Parks, Improvements" portion of the
Public Facilities Fee.
Following construction of the "Sports Park" and
the "Leisure Park" to CITY's standards and to CITY's
satisfaction, DEVELOPER shall dedicate the parks to
CITY. The City will provide for the maintenance of these
facilities.
121. Dust Control/Cleanup. Applicant/Developer shall PW On-going
ensure that areas undergoing grading and all other
construction activity are watered or other dust control
measures are used to prevent dust problems as conditions
warrant or as directed by the Director of Public Works.
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.
122. Conditions of Approval. In submitting subsequent plans B Issuance of
for review and approval, each set of plans shall have Building
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.
123. Postal Service. Applicant/Developer shall confer with PL Approval of
local postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
31
Community Development.
124. Plot Plan. A plot plan for each single family residential PL Issuance of
lot shall be submitted and approved by the Director of Building
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
street utility locations.
125. Prior to the approval of the final map, the developer PW Recording of
shall acquire, at the value established in Resolution Final Map
No. 129-95 ,that property located at the current end of
Dublin Boulevard (with any additional slope
easement) necessary for the developer to gain access
to their property. This property will be assimilated
into the applicant's Final Map prior to its approval.
126. The developer shall pay their fair share of needed PW Issuance of
improvements to Dublin Boulevard between San Building
Ramon Road and Silvergate Drive. The cost, based Permits
on TJKM's study and the letter sent August 28,
1996, is:
$161.74 per trip
or $1,617.38 per single family unit
and $1,132.17 per townhome
127. Prior to the issuance of Grading Permits, the County Issuance of
applicant shall submit to Alameda County Zone 2, Grading
their master drainage plan to determine that existing Permit
peak flows from the project are not exceeded.
Additional conditions of approval may be warranted
at the time of grading permit issuance should the
Director of Public Works determine that downstream
impacts from the project are identified.
128. The developer shall improve the intersection of County Improvement
Dublin Canyon Road and Schaefer Ranch Road for a Plans
design speed of 60 miles per hour, including traffic approved by
signal and an eastbound left-turn lane. Improvements the County
will also include the re-striping of Dublin Canyon prior to
approval of
Road at the intersection of Schaefer Ranch Road to
the final
accommodate an on-street (Class II) bike lane.
occupancy
Developer shall also analyze the existing pavement permit
conditions on Schaefer Ranch Road with respect to,
32
but not limited to, pavement restoration, replacement,
and overlay. The County will take the lead with
CALTRANS, Hayward Area Recreation District
(HARD) and work with the Developer to ensure
acquisition (including condemnation) of additional
right-of-way, if needed, for the potential roadway
widening (for the left-tum lane, 12-feet in width). If
the project traffic study warrants a deceleration lane
for the eastbound right-turn movement, the County
will work with CALTRANS, HARD, and the
Developer (preparation of roadway improvement
plans and financial contribution) in the acquisition of
the additional right-of-way required.
129. The County will work with the Community under its County Ongoing
"Adopt-A-Spot" program for the graffiti removal in
the Schaefer Ranch Road undercrossing walls.
130. Condition not used
131. The developer shall file for an encroachment permit County Issuance of
with Caltrans on behalf of the City to allow drainage Grading
to Caltrans facilities. Permit
132. The City of Dublin shall maintain Schaefer Ranch County Recording of
Road to its intersection with Dublin Canyon Road. Final Map
The City of Dublin and Alameda County shall enter
into a joint maintenance agreement for the signal at
Dublin Canyon Road and Schaefer Ranch Road.
133. Prior to the issuance of Grading Permits, the County Issuance of
developer shall post a cash bond with the City of Grading
Dublin to allow for the maintenance of Alameda Permit
County's drainage facilities during grading of the
proposed project. This bond is to assure that erosion
control measures remain in place for the duration of
the grading period and to allow for maintenance in
the event that erosion control measures fail.
33
PASSED, APPROVED AND ADOPTED this 1 l th day of August, 1998.
AYES:
NOES:
ABSENT:
Cm. Johnson, Hughes, Musser, and Oravetz
Cm. Jennings
Community Development Director
Planning Commissi{/n Chairperso~
g:pa96037/pctmreso
34