HomeMy WebLinkAboutPCReso 98-52 PA98-045 DubRch L1 Vtmap RESOLUTION NO. 98 - 52
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE VESTING TENTATIVE MAP
FOR DUBLIN RANCH PHASE 1 (Tract No. 6956 - Neighborhood L1)
PA 98-045
WHEREAS, Kevin Peters and Michael McDermott, on behalf of Shea Homes, and S. Reid
Gustafson, on behalf of MSSH (Morgan Stanley Shea Homes) Dublin Development LLC, have
requested approval of a Vesting Tentative Map, to subdivide an 18.9 + acre parcel and develop a
residential subdivision with 91 lots, and a stream/open space 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
WHEREAS, the Planning Commission did hold a public hearing on said application on
December 8, 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, subject to conditions; and
WHEREAS, a Development Agreement will be approved prior to recordation of Final
Subdivision Map for the project as required by the Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision
regulations and related ordinances.
2. The design and improvements of the Vesting Tentative Map are consistent with and
conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject
property in that it is a subdivision for implementation of a residential project in an area designated for
Single Family Residential development and Open Space.
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed
for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
5. With the incorporation of mitigation measures from the previous EIR, action programs
and policies of the Eastern Dublin Specific Plan, and Conditions of Approval, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or
cause public health concerns.
6. The design of the subdivision will not conflict with easements acquired by the public at
large or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
7. Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer
service for this subdivision shall be provided pursuant to an agreement between the applicant/developer
and DSRSD. School capacity for the residents of this project will be provided pursuant to the school
facilities mitigation agreement between the Alameda County Surplus Property Authority and the Dublin
Unified School District, as required by the Eastern Dublin Specific Plan/EIR.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve the Vesting Tentative Map for Tract No. 6956, Neighborhood L-1 of Dublin Ranch Phase I, PA
98-045 subject to the following Conditions of Approval and subject to City Council approval of the
proposed Planned Development Rezone/Development Plan 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
Attome¥, [B] Building division of the Community Development Depamnent, [DSR] Dublin San
Ramon Services District, [FI Alameda County Fire Department/City of Dublin Fire Prevention, [FIN}
Finance Department, [PL] Planning division of the Community Development Department, [PO]
Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
GENE~L CONDITIONS
1. Standard Conditions of Approval. Applicant/Developer PL Approval of Standard
shall comply with the Conditions of Approval for the Improvement
Master Vesting Tentative Map for Dublin Ranch Phase I Plans through
(Tract No. 6925) PA-97-037. In the event of a conflict completion
between the Master Conditions of Approval and these
Conditions, these conditions shall prevail.
2. Standard Public Works Criteria. Applicant/Developer PW Approval of Standard
shall comply with all applicable City of Dublin Standard Improvement
Public Works Criteria (Attachment A). In the event of a Plans through
conflict between the Public works Criteria and these completion
Conditions, these conditions shall prevail.
Approval of Vesting Tentative Map. Approval of the PL Approval of Standard
Vesting Tentative Subdivision Map for Tract No. 6956 - Improvement
Neighborhood L1 is conditioned upon the requirement Plans through
that the development be consistent with the approved completion
Planned Development (PD), PA 95-030 and PA 96-038,
including the Land Use and Development Plan, and the
General Provisions, Standards and Conditions. The City of
Dublin, by its approval of the Vesting Tentative Map,
makes no finding, expressed or implied, as to whether the
proposed division and development of the property will or
will not reasonably interfere with the free and complete
exercise of rights described in Government Code Section
66436 (a)(3)(A)( 1 ).
EIR. Applicant/Developer shall comply with ali PL Approval of Standard
applicable action programs and mitigation measures of the Improvement
Eastern Dublin General Plan Amendment/Specific Plan Plans through
and companion Final Environmental Impact Report (EIR) completion
that have not been made specific Conditions of Approval.
Site Development Review. Applicant/Developer shall PL Issuance of Standard
submit to the Director of Community Development for Building
review and approval, architectural drawings and details, Permits
plot plans, and other materials as may be required for Site
Development Review (SDR) in accordance with the City
of Dublin Zoning Ordinance.
Fees. Applicant/Developer shall pay all applicable fees in Various Various 31-33, 47,
effect at the time of building permit issuance, including, times, but no 266
but not limited to, Planning fees, Building fees, Dublin later than MM
San Ramon Services District fees, Public Facilities fees, Issuance of Matrix
Dublin Unified School District School Impact fees, Public Building
Works Traffic Impact fees, Alameda County Fire Services Permits
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.
Required Permits. Applicant/Developer shall obtain all Various Various PW
necessary permits required by other agencies (Alameda times, but no
County Flood Control District Zone 7, California later than
Department of Fish and Game, Army Corps of Engineers, Issuance of
State Water Quality Control Board, Etc...) and shall Building
submit copies of the permits to the Department of Public Permits
Works.
Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard
comply with the City of Dublin Zoning Ordinance adopted Building
September 1997, the City of Dublin General Plan, and all Permits
applicable Specific Plans.
Conditions 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 and the Standard Public Works Criteria. The
notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Criteria will be
complied with. Construction plans will not be accepted
without the annotated conditions and standards attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies.
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.
Solid Waste/Recycling. ApplicanffDeveloper shall ADM On-going 103, 104,
comply with the City's solid waste management and 105, 279
recycling requirements. MM
Matrix
Refuse Collection. The refuse collection service provider PL Occupancy of 279
shall be consulted to ensure that adequate space is Any Building MM
provided to accommodate collection and sorting of Matrix
petrucible solid waste as well as source-separated
recyclable materials, generated by the residents within this
project.
Utility Providers. Applicant/Developer shall provide PL, PW Approval of Standard
documentation from utility providers that electric, gas, and Final Map
telephone service can be provided to the subdivision.
Waiver of Right to Protest. Applicant/Developer waives PL, ADM Occupancy of 17
any right to protest the inclusion of the property or any Any Building MM
portion of it in a Landscape and Lighting Assessment 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 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.
Water Quality Investigation. A water quality PL, PW Approval of ESDP
investigation shall be submitted with each development Final Map EIR MM
application, demonstrating existing water quality and 3.5/51.0
impacts that urban runoff would have. The water quality
investigation should address the quantity of runoff and the
effects form discharged pollutants from surface runoff into
creeks and detention facilities.
Water Quality Requirements. All development shall
meet the water quality requirements of the City of
Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water, Program
Biological Assessment. An updated biological
assessment of Neighborhood L-1 shall be prepared and
submitted to the City for approval, to evaluate the
existence of a Golden Eagle Nest site located north of the
L-6 neighborhood boundary (adjacent to Tassajara Creek
tributary) and identify the need for establishing an
additional Golden Eagle Protection Zone around the nest
site.
PL, PW
PL, PW
Approval of
Final Map
Issuance of
Grading
Permit
ESDP
EIR MM
3.5/54.0
& 55.0
ESDP
EIR MM
3.7/23.
Amended Final Map. Prior to filing the Final Map for PW
Tract No. 6956 - Neighborhood L1, the Final Map shall be
filed for Tract No. 6960 which reflects the various lot line
adjustments shown on the individual tentative maps.
Public Service Easement Dedications. PW
Applicant/Developer shall dedicate 8' wide Public Service
Easements adjacent to the right of way on both sides of all
streets.
Abandonment of Easements and Right of Ways. PW
Applicant/Developer or current landowner shall obtain an
abandonment from all applicable public agencies of
existing easements and right of ways.
Location of Improvements/Configuration of Right of PW
Way. All public sidewalks, handicap ramps, or other
street improvements in the curb return area shall be
located within the public right of way. The location of
improvements and configuration of right of way shall be
approved by the Director of Public Works prior to
construction.
Improvement and Dedication of Penwood Lane, PW
Fieldstone Lane and Kelley Lane. Applicant/Developer
shall dedicate to the City of Dublin the roads labeled as
Penwood Lane, Fieldstone Lane and Kelley Lane (or
alternatively approved street names) for public street
purposes (46' wide right of way) and shall improve the
streets to a width of 36' curb to curb, as shown on the
Vesting Tentative Map for Tract No. 6956 -
Neighborhood L1, dated October 19, 1998. A 5' wide
sidewalk shall be constructed on both sides of the streets.
Improvement and Dedication of Wingate Court and PW
Lockridge Court. Applicant/Developer shall dedicate to
the City of Dublin the roads labeled as Wingate Court and
Approval of
Final Map
Approval of
Final Map
Approval of
Final Map
Approval of
Improvement
Plans
Recordation
of Final Map
and Approval
of
Improvement
Plans
Recordation
of Final Map
and Approval
PW
Standard
PW
PW
PW
PW
Lockridge Court (or alternatively approved street names) of
for public street purposes (47' cul-de-sac bulb radii and Improvement
44' wide straight right of way) and shall improve the Plans
streets to a width of 34' curb to curb and 42' curb radii, as
shown on the Vesting Tentative Map for Tract No. 6956 -
Neighborhood L1, dated October 19, 1998. A 5' wide
sidewalk shall be constructed on both sides of the streets.
25. [Offsite]Improvement and Dedication of Extension of F, PW Recordation PW
Penwood Lane for Two Access Points. Due to the of Final Map
number of units proposed for construction on this site, and Approval
there shall be a minimum of two access points to serve the of
subdivision. If not already accomplished by prior Improvement
development, Applicant/Developer shall dedicate to the Plans
City of Dublin an extension of Penwood Lane from the
western boundary of Tract No. 6956 - Neighborhood L 1 to
North Dublin Ranch Drive, for public street purposes (46'
wide right of way) and shall improve the street to a width
of 36' curb to curb to the satisfaction of the Director of
Public Works. A 5' wide sidewalk shall be constructed on
both sides of the street.
26. [Offsite]Improvement of Dougherty Road/Dublin PW When deemed PW
Boulevard Intersection. If not previously constructed by necessary by
the City of Dublin, then Applicant/Developer shall pay the
their fair share to improve the Dougherty Road/Dublin Development
Boulevard intersection as specified in Table VII Summary Agreement
of Improvements Required in the traffic study prepared by
TJKM dated July 29, 1998, and as specified by the
Director of Public Works.
27. [Offsite]Improvement of Santa Rita Road/I-580 PW When deemed PW
Eastbound Ramps/Pimlico Drive Intersection. If not necessary by
constructed by the City of Dublin or by another the
Developer, then Applicant/Developer shall contribute their Development
fair share of improvements for the Santa Rita Road/I-580 Agreement
Eastbound Ramps/Pimlico Drive Intersection as specified
in Table VII Summary of Improvements Required in the
traffic study prepared by TJKM dated July 29, 1998, and
as specified by the Director of Public Works.
28. [Offsite]Improvement of Dublin Boulevard between PW When deemed PW
Hacienda Drive and Tassajara Road. If not previously necessary by
constructed by Alameda County Surplus Property the
Authority, then Applicant/Developer shall pay their fair Development
share to improve Dublin Boulevard between Hacienda Agreement
Drive and Tassajara Road as specified in Table VII
Summary of Improvements Required in the traffic study
prepared by TJKM dated July 29, 1998, and as specified
by the Director of Public Works. Developer shall receive
TIF credit.
29. [Offsite]Improvement of Tassajara Road. If not PW Occupancy of PW
previously constructed by Alameda County Surplus any building
Property Authority, then Applicant/Developer shall or when
improve Tassajara Road between 1-580 and Dublin deemed
Boulevard to six lanes of pavement as specified in Table necessary by
VII Summary of Improvements Required in the traffic the Director
study prepared by TJKM dated July 29, 1998, as specified of Public
in the Precise Plan for Eastern Dublin Santa Rita property, Works
and as specified by the Director of Public Works.
30. [OffsitelImprovement of Emergency Access Lane in F, PW Issuance of Standard
Tassajara Road. Applicant/Developer shall construct a the 75th
12' wide paved emergency access lane in Tassajara Road Building
from Gleason Drive to South Dublin Ranch Drive to Permit
provide a temporary secondary access to the project site
until a secondary street access to the site is fully
constructed. This condition may be waived if other paved
access routes are reviewed and approved by the Alameda
County Fire Department and the Director of Public
Works. Alternate access routes shall be posted as
"Emergency Exits" during construction, and shall be
disclosed to buyers.
31. [OffsitelT.I.F. Improvement of Tassajara Road. PW As Specified PW
Applicant/Developer shall improve Tassajara Road and in the
construct four travel lanes (2 northbound and 2 Development
southbound) along project frontage from North Dublin Agreement or
Ranch Drive to Dublin Boulevard. Applicant/Developer when deemed
shall improve Tassajara Road and construct four travel necessary by
lanes (2 northbound and 2 southbound) from Gleason the Director
Drive to Dublin Boulevard. The improvements shall be of Public
constructed per the Tassajara Road Alignment plans Works
prepared by MacKay & Somps dated October 20, 1998,
and to the satisfaction of the Director of Public Works.
Applicant/Developer shall agree to cooperate with the
City of Dublin, the Alameda County Surplus Property
Authority, Pao Lynn Property (Dublin Ranch Area A-E)
and other property owners along Tassajara Road in the
development and construction of improvements on
Tassajara Road. The goal of the overall improvement plan
is to construct all TIF improvements needed for capacity
and access to Dublin Ranch Phase 1 while maximizing
conformance to the ultimate improvements and
minimizing interim, "throw-away" improvements. The
Director of Public Works shall review and approve all
street geometrics of the interim improvements.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms
of an agreement among the above parties for improvement
of the road. Applicant/Developer shall receive TIF credit
for all TIF improvements constructed in the ultimate
alignment.
In the event that a multi-party agreement for the
construction of improvements fails to be reached by all
parties, Applicant/Developer shall be responsible for the
construction of the offsite TIF improvements conditioned
under Tract No. 6925.
32. [Offsite]Tract No. 6925 Improvements. PW Occupancy of PW
Applicant/Developer shall complete all proposed any building
improvements included with the Tract No. 6925
subdivision improvements that have not yet been
completed and approved by the Director of Public Works,
except those listed in previous conditions of approval.
Any and all outstanding improvements shall be
constructed as conditioned with Tract No. 6925 and shall
be to the satisfaction of the Director of Public Works.
33. Decorative Paving. Applicant/Developer shall not PW Approval of PW
construct decorative pavement within City right-of-way Improvement
unless otherwise approved by the Director of Public Plans
Works. 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.
34. 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, 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 Public Works.
35. Fire/Emergency Access off Penwood Lane. PW, PO Approval of PW, PO
Applicant/Developer shall provide a bollard at Parcel "B" Improvement
of Tract No. 6956 at a location to the satisfaction of the Plans
Director of Public Works and Dublin Police Service.
Access for removal of the bollard shall be provided for
emergency responders.
36. Decorative Streetlights. Decorative streetlights shall PW Approval of Standard
conform to those approved with improvement plans for Improvement
Tract No. 6925. A street lighting plan which demonstrates Plans
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.
37. Retaining Walls. Fences which are proposed on top of PL Approval of PL
any retaining walls that are greater than 30" high shall be Improvement
offset a minimum of 1' to provide planting areas. Plans
38. Soundwalls. Soundwalls that are higher than 6' shall be PL Approval of PL
designed in combination with an earth berm to create the Improvement
appearance of a maximum 6' high wall as viewed from Plans
Tassajara Road.
39. Sound Barriers and Mitigation Measures. All sound PL, PW Approval of Standard
barriers and mitigation measures included in the noise Improvement
study prepared by Charles Salter Associates dated October Plans/
14, 1998 shall be incorporated into the development plans. Issuance of
Berm/soundwall combinations shall be used for required Building
sound barriers along Tassajara Road to reduce the Pemits
apparent height of the walls.
40. Landscaped Pedestrian Path Facilities. PW Occupancy of Standard
Applicant/Developer shall dedicate to the Community Any Building
Homeowners Association and shall construct the
pedestrian path facilities within Parcels "A", "B", "C",
"D" of Tract No. 6956 and Parcel "X" of Tract No. 6925
as shown on the Vesting Tentative Map for Tract No.
6956 - Neighborhood L1 and to the satisfaction of the
Director of Public Works. Applicant/Developer shall grant
an emergency vehicle access easement to the City of
Dublin over all pedestrian path facilities to the satisfaction
of the Director of Public Works.
[Offsite]Sidewalks along North Dublin Ranch Drive PW Occupancy of PW
and Antone Way. Applicant/Developer shall design and Any Building
construct a 6' wide gidewalk located 10' behind the back
of curb along the northerly frontage of North Dublin
Ranch Road between the easterly subdivision boundary of
Tract No. 6962 and Antone Way, and
Applicant/Developer shall design and construct a 10' wide
sidewalk located 6' behind the back of curb along the
northerly frontage of Antone Way between North Dublin
Ranch Drive and the easterly subdivision boundary,
including handicap ramps where necessary, to the
satisfaction of the Director of Public Works.
ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard
ramps shall comply with all current State ADA Improvements
requirements and City of Dublin Standards.
Pedestrian Trail. Access to the pedestrian trail within PW Completion of Standard
Parcel "D" of Tract No. 6956 through Parcels "A", "B" Improvements
and "C' of Tract No. 6956 and access to the
Neighborhood Park through Parcel "V" of Tract No. 6925
via the dedicated bridges/culvert crossings and/or other
facilities shall all comply with all current City of Dublin
Standards. The trail through Parcel "B" shall be
constructed of grasscrete, turfblock or other equal
approved by the Director of Public Works.
Open Space and Recreation Dedication and PL, PW Approval of PW
Improvement. The Open Space and Recreation Parcels Final Map
"L", "M', "N", "P" and "W" of Tract No. 6925 shall be and
dedicated to the Community Homeowners Association. Improvement
Bank stabilization shall be required to be installed within Plans
the corridors if needed, as determined by the Director of
Public Works.
Stream/Open Space Corridor Dedication and PW Approval of PW
Improvement. Applicant/Developer shall dedicate to the Improvement
City of Dublin and improve the stream/open space Plans/
corridor Parcel "V" of Tract No. 6925 (located adjacent Construction
to the Neighborhood Park) to provide adequate hydraulic of
capacity, insure that the velocity in the stream will not Improvements
exceed 6 feet per second, provide erosion control and prior to
provide landscaping including a 12 foot wide multi-use Occupancy of
trail, to the satisfaction of the Director of Public Works. Any Building
Applicant/Developer shall design and construct all storm
drain channel improvements to consist of natural creek
bottoms and side slopes with natural vegetation where
possible and to the satisfaction of the Director of Public
Works. Applicant/Developer shall install the landscape
improvements for the stream/open space parcel
concurrently with the adjacent residential parcels.
Enhanced landscaping shall be used to develop the stream
10
corridor adjacent to the Neighborhood Park. Details
regarding the landscaping to be used in the stream corridor
shall be addressed in conjunction with the design of the
park, subject to approval of the City's Parks &
Community Services Department, Planning, and Public
Works Departments.
Stream/Open Space Corridor Dedication and PW Approval of PW
Improvement. Applicant/Developer shall dedicate to the Improvement
Community Homeowners Association and improve the Plans/
stream/open space corridor Parcel "Y" of Tract No. 6925 Construction
(located adjacent to Area A in Tract No. 6960 - of
Neighborhood L5) to provide adequate hydraulic capacity, Improvements
insure that the velocity in the stream will not exceed 6 feet prior to
per second, provide erosion control and provide Occupancy of
landscaping including a 12 foot wide multi-use trail, to the Any Building
satisfaction of the Director of Public Works. The multi-
use trail shall be dedicated to the City of Dublin.
Applicant/Developer shall design and construct all storm
drain channel improvements to consist of natural creek
bottoms and side slopes with natural vegetation where
possible and to the satisfaction of the Director of Public
Works. Applicant/Developer shall install the landscape
improvements for the stream/open space parcel
concurrently with the adjacent residential parcels. Details
regarding the landscaping to be used in the stream corridor
shall be addressed in conjunction with the design of the
park, subject to approval of the City's Parks &
Community Services Depamnent, Planning, and Public
Works Departments.
Side Yard Setbacks. Side yard setbacks for homes PL Issuance of PL
adjacent to greenbelts, parks, stream corridors and Building
common open space areas, including Tassajara Road, shall Permits
be a minimum of 10' unless an exception is approved by
the Community Development Director.
Storm Drain Connections. Applicant/Developer shall not PW Approval of PW
be permitted to make a direct connection of private storm Improvement
drains into the stream/open space corridors. Plans
Updated Master Drainage Study. Applicant/Developer PW Submitted PW
shall prepare an updated Master Drainage Study Prior to
(originally prepared by MacKay & Somps, dated August Issuance of
1998). Finished
Grading
Permit /
Approval
Prior to
Occupancy of
Any Building
Storm Drain Improvements. All storm drain PW Approval of PW
improvements and mitigation measures identified in the Improvement
Master Drainage Study applicable to drainage resulting Plans
11
from Phase I residential neighborhoods and/or specified by
the Director of Public Works shall become requirements
of this subdivision.
[Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW
drain improvements needed to serve the subdivision, as Any Building
shown on Tract No. 6925 improvement plans, shall be
constructed and accepted for service as directed by the
Director of Public Works.
[Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW
sewer lines needed to serve the subdivision, as shown on any building
Tract No. 6925 improvement plans, shall be constructed
and accepted for service as directed by the Director of
Public Works.
Utilities Phasing. The construction of the utilities shall PW Occupancy of PW
conform to the phasing of construction and access shown any building
on the Master Utility Map and Phasing Plan or as directed
by the Director of Public Works.
Joint Utility TrenchesfUndergrounding/Utility Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility affected units Utilities
trenches (such as electric, telephone, cable TV, and gas) in
accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, cable TV
boxes, blow-off valves and any appurtenant utility items
thereto shall be underground and located behind the
proposed sidewalk within the public service easement,
unless otherwise approved by the Director of Public
Works and any applicable agency. All conduit shall be
under the sidewalk within the public right of way to allow
for street tree planting. Utility plans, showing the location
of all proposed utilities (including electrical vaults and
underground transformers) behind the sidewalk shall be
reviewed and approved by the Director of Public Works.
Location of these items shall be shown on the Final
Landscaping and Irrigation Plan.
PUBLIC ~AI~KS
55. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard
pay a Public Facilities Fee in the amounts and at the times Building
set forth in the City of Dublin Resolution No. 32-96, Permits
including any subsequent resolution which revises such
fee. Notwithstanding the preceding sentence, the amount
of the Public Facilities Fee shall be reduced by the
"Neighborhood Parks, Land" and "Neighborhood Parks,
Improvements" component of the Public Facilities Fee as
follows: The amount of the "Neighborhood Parks, Land"
dedication for the project is 3.44 acres.
56. Neighborhood Park Improvements. If PL, PW As specified Parks &
Applicant/Developer constructs the Neighborhood Park in the Comm.
(Parcel "J" of Tract No. 6925), it shall be designed and Development Services
constructed in accordance with the neighborhood park Agreement Dept.
12
standards as contained in the City of Dublin's Parks and
Recreation Master Plan and the City of Dublin's Park
Development Standards. The design of the park shall be
approved by the City of Dublin Parks and Recreation
Department, Director of Community Development and
Director of Public Works.
Neighborhood Park Dedication. Applicant/Developer
shall dedicate to the City of Dublin 5.1 acres of land for
the Neighborhood Park shown as Parcel "J" on the Master
Vesting Tentative Map Tract No. 6925. The land to be
dedicated and underlying groundwater shall be free of
hazardous substances and Applicant/Developer shall
present evidence satisfactory to the City of such condition
prior to acceptance. The dedication of 3.44 acres by
Applicant/Developer shall satisfy Applicant/Developer's
obligation under Dublin Municipal Code Chapter 9.28
(City of Dublin's "Quimby Act Ordinance") for
neighborhood park land for the project and shall be a
credit against the portion of the Public Facilities Fee for
the project for "Neighborhood Parks, Land." The
Development Agreement for the project shall address
credit for the 1.66 acres dedicated in excess of the
required 3.44 acres.
Following the construction of the Neighborhood Park to
the City of Dublin's standards and to the City's
satisfaction, Applicant/Developer shall dedicate the park
to the City.
PL
Varies as Parks &
indicated in Comm.
condition of Services
approval Dept.
Hold Harmless/Indemnification. Applicant/Developer,
and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees (a)
to attack, set aside, void, or annul an approval of the City
of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community
Development, Zoning Administrator, or any other
department, committee, or agency of the City concerning a
subdivision or other development which actions are
brought within the time period provided for in
Government Code Section 66499.37 and (b) holding the
City liable for any damages or wages in connection with
the construction of the parks; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full actions or
proceedings
13
PL, PW Any Action Standard
Landscape Strip. Applicant/Developer shall design and
professionally landscape an irrigated 10 foot landscape
strip between the sidewalk and the back of curb along the
frontage of North Dublin Ranch Drive to the satisfaction
of the Director of Public Works. Root barriers shall be
installed surrounding each tree or along the sidewalk and
back of curb on each side of the street. This landscape
strip shall be adequately maintained by the Community
Homeowners Association under the direction and
oversight of the City of Dublin Public Works Department.
These landscaped areas shall be subject to the City's
Water Efficient Landscape Regulations.
[Offsite]Landscape Strip along North Dublin Ranch
Drive. Applicant/Developer shall design and
professionally landscape an irrigated 10 foot landscape
strip between the sidewalk and the back of curb along the
northerly frontage of North Dublin Ranch Drive between
the easterly boundary of Tract No. 6962 and westerly
subdivision boundary, to the satisfaction of the Director of
Public Works. Root barriers shall be installed surrounding
each tree or along the sidewalk and back of curb on each
side of the street. This landscape strip shall be adequately
maintained by the Community Homeowners Association
under the direction and oversight of the City of Dublin
Public Works Department. These landscaped areas shall
be subject to the City's Water Efficient Landscape
Regulations.
Landscape Strip along North Dublin Ranch Drive.
Applicant/Developer shall design and professionally
landscape an irrigated 10 foot landscape strip between thc
sidewalk and the back of curb along the frontage of North
Dublin Ranch Drive to the satisfaction of the Director of
Public Works. Root barriers shall be installed surrounding
each tree or along the sidewalk and back of curb on each
side of the street. This landscape strip shall be adequately
maintained by the Community Homeowners Association
under the direction and oversight of the City of Dublin
Public Works Department. These landscaped areas shall
be subject to the City's Water Efficient Landscape
Regulations.
Landscaping and Street Trees. The
Applicant/Developer shall construct all landscaping within
the site, along the project frontage from the face of curb to
the site right-of-way, and all street trees proposed within
the public service easements, to the design and
specifications of the Specific Plan and City of Dublin
specifications, and to the satisfaction of the Director of
Public Works and Director of Community Development.
Street trec varieties ora minimum 15-gallon size shall be
planted along all street frontages and shall be shown on
PW
Occupancy of
Adjacent
Building
PW
PW
Occupancy of
Adjacent
Building
PW
PW
Occupancy of
Adjacent
Building
PW
PL, PW
Completion of PW
Improvements
14
the Landscaping plans. Exact tree locations and varieties
shall be reviewed and approved by the Director of Public
Works. The proposed variety of trees to be planted
adjacent to sidewalks or curbs shall be submitted for
review to and approval by the Director of Public Works.
Root shields shall be required unless otherwise determined
by the Director of Public Works and the Director of
Community Development.
63. Landscaping in Parks, Open Spaces and Stream PW, PL Occupancy of PW
Corridor Parcels. The landscape improvements for parks, Any Building
open spaces and stream corridor parcels shall be installed
by Applicant/Developer concurrently with the
development of the adjacent residential parcel (i.e.;
Parcels A, B, C, D, G, H, I, Q and R of Tract No. 6925),
unless otherwise specified by the City Manager or the
Dublin Ranch Phase I Development Agreement.
Restoration/establishment plans and monitoring programs
are required for all stream corridors and open space areas
that are proposed to be planted with trees and shrubs and
shall be approved by the Director of Public Works and the
Community Development Director.
64. Open Space Management Program. An Open Space PL, PW Program Standard
Management Program shall be submitted for approval by approved
the Community Development Department. The prior to
Management Program for Open Space areas shall be in Approval of
addition to the Fire Buffer Zone and shall address noxious Final Map/
weed control and fire control. Standards to ensure the CC&R's
healthy establishment and survival of all Open Space submitted
plantings shall be designated in the Open Space prior to
Management Program and shall be subject to review and Recordation
approval by the City at Applicant/Developer's expense, of Final Map
The program shall include provisions for mowing and and approved
removal of cut plant materials, debris, and other prior to
miscellaneous trash items. The requirements of this Occupancy
program shall be included in the Community Homeowners of Any
Association CC&R's and shall be subject to review and Residential
approval by the Community Development Director and Unit
Public Works Director. Any necessary restoration of Open
Space plantings shall be the responsibility of the
Community Homeowners Association, and shall be
completed according to the time frame contained within
the Management Program. If the Open Space plantings are
not maintained according to the standards established by
the Management Program, the City will have the right, but
not the obligation, to take corrective measures and to bill
the Community Homeowners Association for the cost of
such maintenance and corrective measures plus the City
overhead costs.
65. Landscape Maintenance and Easement Dedication. PL, PW I Approval of Standard/
Applicant/Developer shall maintain landscaping after
I Final Map/ PW
15
City-approved installation until the appropriate
homeowners association is established and assumes the
maintenance responsibilities. This maintenance shall
include weeding and the application of pre-emergent
chemicals. Landscape maintenance easements shall be
granted for all landscaped areas occurring on private,
individual homeowner lots which are to be maintained by
the Community and Neighborhood Homeowners
Associations.
Completion of
Improvements
Lighting and Landscape Maintenance Assessment
Districts. Applicant/Developer is responsible for lighting
and 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.
Landscaping at Aisle Intersections. Landscaping at
aisle intersections shall be such that sight distance is not
obstructed. Except for trees, landscaping shall not be
higher than 30 inches above the curb in these areas.
PL Recordation PW
of Final Map
PL, PW Completion of Standard
Improvements
PW, PL
Issuance of
any Grading
Permits
Acceptance of
Improvements
PW
MM
Matrix
3.7/3.0
Perimeter Graded Slopes. Perimeter graded slopes
which are greater than 10 feet vertically shall be no steeper
than 3H: 1V unless otherwise approved by the Director of
Public Works, and graded slopes steeper than 3H: 1V and
greater than 30 feet vertically shall be benched in
accordance with the approved geotechnical report. All
slopes shall be graded in conformance with the approved
Planned Development, PA 95-030 and PA 96-038, for
Tract No. 6925 and as required by the Eastern Dublin
Specific Plan and Scenic Corridor development standards,
grading policies and action programs and are subject to the
approval of the Director of Public Works and the Director
of Community Development.
Graded Slopes/Erosion Control. All landscaped and
graded slopes in open space areas shall be hydroseeded
and treated with erosion control measures immediately
upon completion to prevent soil erosion. The hydroseed
mix shall be subject to approval by the Director of Public
Works.
PW
[Offsite]Traffic Signals. Applicant/Developer is
responsible for installation, modification, or payment of
pro rata share of signalization at the following
intersections to the satisfaction of the Director of Public
Works:
PW As specified PW
in the
Development
Agreement or
when deemed
necessary by
the Director
of Public
Works
16
a. I Tassajara Road/South Dublin Ranch Drive
b. I Tassajara Road/North Dublin Ranch Drive
c. I Tassajara Road/Gleason Drive
The signal improvements shall accommodate conversion
to serve a four-legged intersection to the extent possible,
minimizing replacement or relocation of improvements.
The cost of the signal shall be the responsibility of
Applicant/Developer, with no TIF credits given for (a) and
I (b) listed ab°ve'
Applicant/Developer shall agree to cooperate with the
cityof Dublin, the Alameda County Surplus Property
Authority, and other property owners along Tassajara
Road_ in the installation of the traffic signals.
Applicant/Developer shall be responsible for constructing
and/or funding improvements as allocated under the terms
of an agreement among the above parties for installation
In theevent that a multi-party agreement for the
installation of the traffic signals fails to be reached by all
parties, Applicant/Developer shall be responsible for the
installation of the traffic signals.
Pinehurst Lane/Kelley Lane and North Dublin Ranch PW Occupancy of PW
Drive Intersection. Unless previously constructed, Any Building
Applicant/Developer shall install all-way STOP signs at
the_i_ntersection of Pinehurst Lane/Kelley Lane and North
Dublin Ranch Drive as recommended in the traffic study
prepared by TJKM, dated July 29, 1998.
Antone Way and South Dublin Ranch Drive PW Occupancy of PW
Intersection. Unless previously constructed, Any Building
Applicant/Developer shall install all-way STOP signs at
the_intersection of Antone Way and South Dublin Ranch
Drive as recommended in the traffic study prepared by
TJKM, dated July 29, 1998, if the improvements have not
already been installed with another phase of development
within Tract No. 6925.
No parking Areas along North Dublin Ranch Drive. PW Occupancy of PW
Applicant/Developer shall designate no parking areas Any Building
.alongNorth Dublin Ranch Drive within 50 feet of all
intersections, as recommended in the traffic study
prepared by TJKM, dated July 29, 1998, and as directed
by the Director of Public Works.
17
LAVTA. Applicant/Developer shall cooperate with the
LAVTA to provide convenient access to public transit, to
enhance local and regional mobility and integration of
LAVTA with other public transit systems, and to locate
bus alignments, turnouts, service stops, bus shelters and
other transit amenities. The cost of procuring and
installing the necessary improvements to meet the
requirements listed above shall be paid by
Applicant/Developer. Applicant/Developer shall comply
with ali applicable requirements of LAVTA and as
indicated in the letter from "WHEELS" dated November
18, 1998.
PW
Approval of
Final Map
and
Improvement
Plans
PW
Secondary Emergency Vehicle Access Route. In PW, F
accordance with the ACFD requirements, for all phases of
development in excess of 25 lots, Applicant/Developer
shall provide secondary emergency vehicle access routes
into all proposed residential developments. In all phases of
development in excess of 75 lots, Applicant/Developer
shall provide a second street access into all proposed
residential developments. Applicant/Developer shall
demonstrate how emergency access requirements shall be
achieved on the Improvement Plans to the satisfaction of
the City and the ACFD.
ACFD Rules, Regulations and Standards. F
Applicant/Developer shall comply with all Alameda
County Fire Services (ACFD) rules, regulations and
standards, including minimum standards for emergency
access roads and payment of all applicable fees, including
a City of Dublin Fire Impact Fees.
Fire Conditions. Developer shall comply with all F
conditions of the Alameda County Fire Department
(ACFD) as listed in the letter from ACFD dated October
26, 1998, including:
Approval of
Improvement
Plans
Issuance of
Building
Permits
PW
Issuance of
Building
Permits
74
MM
Matrix
Prior to the stockpiling of any combustible materials or commencement of combustible
construction on the site, approved access and water supply shall be in place and operational.
Standard
Structures that are within the Wildfire Management Plan area shall meet the requirements
for construction, roof covering and fire sprinkler installation. Landscape design plan shall
meet the requirements of the Wildfire Management Plan.
Within the "Open Space" areas the abatement of grasses and combustible materials for areas
both inside and outside of the designated Fire Buffer shall be completed as required and
maintained throughout the fire season, or as required by the Fire Chief. Abatement
standards require grasses and combustible materials be removed when cut. Details related to
the responsibility of the maintenance within these areas shall be included in any CC&R's or
Homeowners Associations Bylaws. Detailed landscape plans including plant species and
groundcover shall be submitted for review and approval prior to installation.
The roadway width on all courts is shown as a 44' right of way, with a 34' roadway. This
width would mandate that parking be restricted to one side of the street to allow for
emergency vehicle access. The minimum radius for any cul-de-sac shall be 42 feet, except
Kelley Court which may have a minimum radius of 40 feet.
18
e. I Fire hydrants shall be so spaced that the maximum distance between them does not exceed
1
400 to 450 feet. Locations shall be reviewed and approved by Alameda County Fire
Department and Dublin San Ramon Services District prior to installation. A complete utility
plan showing main location, size and hydrant locations shall be submitted to this office for
review and approval. The minimum fire flow for this development is 1500 gallons per
minute from one hydrant flowing for a 120-minute duration.
f. Plans may be subject to revision following review.
78. Fire Accesses. Fire accesses between residences shall be F, PO Occupancy of 70
controlled by fences and adequate gates to prevent Any Building MM
unauthorized pedestrian traffic. Matrix
79. 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.
LOOO CONT
80. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to Grading
exist, are proposed or are located during field operations Permits
without a documented intent of future use, filed with Zone
7, are to be destroyed prior to any demolition or
construction activity in accordance with a well destruction
permit obtained from Zone 7 and the Alameda County
Department of Environmental Services or are to be
maintained in accordance with applicable groundwater
protection ordinances. Other wells encountered prior to or
during construction are to be treated similarly.
81. Salt Mitigation. Recycled water projects must meet any Zone 7, PW On-going 141 MM
applicable salt mitigation requirements of Zone 7. Matrix
82. Requirements andFees. Applicant/Developer shall Zone 7, PW Issuance of Standard
comply with all Alameda County Flood Control and Building
Water Conservation District-Zone 7 Flood Control Permits
requirements and applicable fees.
S~ RA, SERVICES DiS~C~ ~SR_SD~
83. Construction by Applicant/Developer. All in-tract DSR Completion of Standard
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by the Applicant/Developer
in accordance with all DSRSD master plans, standards,
specifications and requirements.
84. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard
shall comply with all implementation "responsibilities for Improvement
subdivider" as outlined in Tables 9.1 and 9.2 of the Plans
"Wastewater Service Matrix of Implementation
Responsibilities", Table 3 "Storm Drainage Matrix
Implementation Responsibilities of the Eastern Dublin
Specific Plan dated January 7, 1994 for water systems
incorporated herein by reference and the "Water Efficient
Landscape Ordinance # 18-92".
85. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD
connected to the DSRSD or other approved water system, Improvements
and must be installed at the expense of
19
Applicant/Developer in accordance with District I I
Standards and Specifications. All material andI I
workmanship for water mains and appurtenances thereto I I
must conform with all of the requirements of the officially I I
adopted Water Code of the District and shall be subject toI I
field inspection by the District. Applicant/Developer shallI I
I comply with all conditions of the DSRSD as shown in I I
I their letter dated October 30, 1998, including: I
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building
"Standard Procedures, Specifications and Drawings for Design and Permits
Installation of Water and Wastewater Facilities," all applicable
DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building
development 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 discouraged Improvement MM
and may only be allowed under extreme circumstances following a Plans Matrix
case by case review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of present worth
20-year maintenance costs as well as other conditions within a
separate agreement with Applicant/Developer for any project that
requires a pumping station.
d. Domestic and fire protection waterline systems for residential Approval of DSRSD
tracts or commercial developments shall be designed to be looped Improvement
or interconnected to avoid dead-end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located Approval of DSRSD
in public streets rather than in off-street locations to the fullest Improvement
extent possible. If unavoidable, then public sewer or water Plans
easements must be established over the alignment of each public
sewer or water line in an off-street or private street location to
provide access for future maintenance and/or replacement.
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
DSRSD. Permit or Site
Development
Permit
g. All easement dedications for DSRSD facilities shall be by separate Approval of DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication Final Map
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
20
i. All utility connection fees, plan checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge permit Building
shall be paid to DSRSD in accordance with the rates and schedules Permits
established in the DSRSD Code.
j. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
District Engineer. Each drawing of improvement plans shall Building
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
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
harmless and indemnify the same from any litigation, claims, or
fines resulting from the construction and completion of the project.
86. DSRSD Annexation 94-1. The project lies within the DSR On-going DSRSD
area annexed to DSRSD in 1995 as DSRSD Annexation
94-1. All properties within this annexation are subject to
DSRSD conditions which restrict the availability of
services. All parcels which seek service from DRSRD
within this area are also subject to the conditions of the
Areawide Facility Agreement with Lin et al, which
regulates the manner and timing of services by the
District.
87. DSRSD Recycled Water Use Zone. The project is DSR On-going DSRSD
located within the District Recycled Water Use Zone
(Ordinance 280), which calls for installation of recycled
water infrastructure to allow for the future use of recycled
water for approved landscape irrigation demands.
Recycled water will be available in the future to the
project site, as described in the DSRSD Eastern Dublin
Facilities Plan Update, June 1997. Unless specifically
exempted by the District Engineer, compliance with
Ordinance 280 is required. The recycled water facilities
shall be designed to conform to all applicable District
Standards and specifications.
88. DSRSD Recycled Water Mains. Inactivated recycled DSR Approval of DSRSD
water mains shall be installed in the vicinity of this Improvement
project. Offsite recycled water main extensions to connect Plans
21
to existing facilities not yet activated shall be required. I
Recycled water irrigation service taps and lines for this I
development shall be required to connect to onsite and I
offsite recycled water mains and extended to the property I
line, to allow for conversion to the recycled water system I
when available. Improvement plans shall include all I
required recycled water improvements.
8~ DSRSD Potable Water Infrastructure. The DSRSD DSR Approval of DSRSD
Eastern Dublin Facilities Plan Update, June 1997 and I Improvement
policies of the Board of Directors require that recycled I Plans
water be provided to the Eastern Dublin area including I
Dublin Ranch, and potable water infrastructure has been I
sized reliant on this. The statement on Page 6 of the I
Vesting Tentative Map project description that states that I
recycled water "may" be available from the DSRSD I
wastewater plant shall be corrected accordingly to the I
satisfaction of the DSRSD. Additionally, the suggestion I
that individual neighborhoods will not be required to I
install recycled water mains shall be stricken from the I
plans; this determination shall be made by the District I
with reference to Ordinance 280 after examination of I
detailed landscaping and improvement plans.
TIONS
90. Homeowners Association. Applicant/Developer shall PW, PL Approval of Standard
establish a Neighborhood Homeowners Association and a Final Map
Community Homeowners Association that will monitor
and provide oversight to thc maintenance of owner-
maintained street landscape areas and common areas.
Maintenance responsibilities shall be as shown on the
submitted Open Space and Ownership and Maintenance
Plan dated October 19, 1998, and revised November 19,
1998. In the event that any such landscape area falls into a
state of disrepair, the City will have the right but not the
obligation to take corrective measures and bill the
homeowners association for the cost of such repair and
corrective maintenance work plus City overhead. These
requirements shall be included in the project Conditions,
Covenants and Restrictions documents (CC&Rs). The
Developer shall submit the project CC&Rs for review and
approval by the Director of Public Works and the Director
of Community Development.
91. Covenants, Conditions and Restrictions (CC&Rs). PL Submitted 17, 75, 77
Covenants, Conditions and Restrictions (CC&Rs) shall be Prior to MM
established for this development. The CC&Rs shall be Approval of Matrix
approved by the Director of Community Development to Final Map and
assure that: Approved
Prior to
Issuance of
Any Building
Permits
22
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 ar~as, lighting, recreation facilities, landscape and irrigation facilities,
fencing, and drainage and erosion control improvements.
c. The parking of recreational vehicles between a building and a public street and
along a public street shall not occur. Recreational Vehicles are defined as a
motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where
the living area overhangs the cab, camping trailer, or tent trailer, with or without
motive power.
d. The landscaping and irrigation on individual parcels developed with a single-family
unit shall be maintained and kept in good order by the resident and/or owner of each
residence.
e. Homeowners Association complies with the City's Wildfire Management Plan for
covering long-term maintenance of the urban/open-space interface.
fi Homeowners Association shall keep community walls clear of graffiti vandalism on
a regular and continuous basis at all times. Graffiti resistant materials and foliage
shall be used.
Phased Occupancy Plan. If occupancy is requested to PL, B Submitted PL
occur in phases, then all physical improvements within prior to
each phase shall be required to be completed prior to issuance of
occupancy of units within that phase except for items building
specifically excluded in an approved Phased Occupancy permits/
Plan, or minor hand work items, approved by the Approved a
Department of Community Development. The Phased minimum of
Occupancy Plan shall be approved by the Director of 45 days prior
Community Development a minimum of 45 days prior to to Occupancy
the request for occupancy of any unit covered by said of Affected
Phased Occupancy Plan. Any phasing shall provide for Unit
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.
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
23
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.
94. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard
local postal authorities to determine the type of mail units Final Map
required and provide a letter from the Postal Service
stating its satisfaction with the units proposed. Specific
locations for such units shall be subject to approval and
satisfaction of the Postal Service and the Director of
Community Development and Director of Public Works.
A plan showing the locations of all mailboxes shall be
submitted for review and approval by the Director of
Public Works.
PASSED, APPROVED AND ADOPTED this 8th day of December 1998.
AYES:
' NOES:
ABSENT:
Cm. Jennings, Johnson, and Oravetz
Cm. Hughes, and Musser
Community Development Director
Plannin~ Commission Cairperson ~/
G:\pa#\ 1998\98045\PCRESL 1.
24