HomeMy WebLinkAboutPC Reso 10-21 Nielsen VTMap 7950 RESOLUTION NO. 10 - 21
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE SUBDIVISION MAP 7950 FOR THE
NIELSEN PROPERTY RESIDENTIAL PROJECT
(6407 TASSAJARA ROAD - APN 985-0002-009-02)
PA 07-057
WHEREAS, Robert Nielsen submitted applications to permit the development of up to 36
residential units on approximately 10.0 acres at 6407 Tassajara Road. The project includes
applications for General Plan and Eastern Dublin Specific Plan amendments to modify the Iand
use designation from Rural Residential/ Agriculture to Single Family Residential and to reduce
the width of on-site streets; a Planned Development Rezone with a related Stage 1
Development Plan Amendment and Stage 2 Development Plan, and Vesting Tentative
Subdivision Map 7950. The applications are collectively known as the "Project"; and
WHEREAS, the parcel map proposes to subdivide the property into 34 residential lots
with associated improvements; and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin
Subdivision Regulations require that no reat property may be divided into five or more parcels
for purpose of sale, lease or financing, unless a Tentative Subdivision Map is acted upon, and a
Final Map is approved consistent with the Subdivision Map Act and City ofi Dublin Subdivision
Regulations; and
WHEREAS, the Applicant/Developer has submitted a complete application for a Vesting
Tentative Subdivision Map dated April 27, 2010, on file in the Community Development
Department, Planning Division; and
WHEREAS, the City prepared a Draft Supplemental Environmental Impact Report
(DSEIR) dated January 2009 for the proposed Project that reflected the City's independent
judgment and analysis of the potential environmental impacts of the Project beyond those
analyzed in the Eastern Dublin EIR. The DSEIR confirmed that many aspects of the Project
were within the scope of the Eastern Dublin program and that the certified Eastern Dublin EIR
adequately described these aspects of the Project for CEQA purposes; and
WHEREAS, comments received on the DSEIR were reviewed and responded to, and the
FSEIR was prepared; and
WHEREAS, a Staff Report, dated April 27, 2010 and incorporated herein by reference,
described and analyzed the Project, including the Vesting Tentative Subdivision Map, and the
related Final Supplemental Environmental Impact Report (FSEIR) for the Planning Commission;
and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed Vesting Tentative Subdivision Map, on April 27, 2010 at which
time all interested parties had the opportunity to be heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending
approval of Vesting Tentative Subdivision Map 7950 subject to the conditions prepared by Staff;
and
WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-~;XX
recommending that the City Council certify the FSEIR for the project, which Resolution is
incorporated herein by reference and available for review at Gity Hall during normal business
hours; and
WHEREAS, the Planning Commission considered the FSEIR and prior related
environmental documents, and all above-referenced reports, recommendations, and testimony
to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution, and that the Planning Commission does hereby find:
A. Vesting Tentative Subdivision Map 7950 is consistent with the intent of applicable
subdivision regulations and related ordinances.
B. The design or improvements of Vesting Tentative Subdivision Map 7950 is consistent
with the City's General Plan policies as they apply to the subject property in that on
, 2010 the City Council adopted Resolution No. -10, approving
an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to permit
the development of up to 36 units on the Nielsen Property. Once the amendments
were approved, the project became consistent with both the General Plan and the
Eastern Dublin Specific Plan
C. Vesting Tentative Subdivision Map 7950 is cansistent with the Planned Development
Zoning District in which it is located, as approved via City Council Ordinance xx-xx,
and is therefore consistent with the City of Dublin Zoning Ordinance.
D. The Project site is physically suitable for the type and intensity of the subdivision
being proposed in that the project has been designed in a manner where the 34 lots
are arranged on two cul-de-sacs to work with the natural grade of the hilly site and the
plan utilizes terraces and stepping the houses up the slope. Lots have been
designed to fit the topography of the site by stepping up the sfope and to reduce the
need for exterior retaining walls.
E. Vesting Tentative Subdivision Map 7950 will not adversely affect the health or safety
of persons residing or working in the vicinity or be detrimental to the public health,
safety and welfare because the Project will comply with all applicable development
regulations and standards and will implement all mitigation measures in the Project
FSEIR and all applicable mitigation measures in the prior EIR.
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F. 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 Vesting Tentative Subdivision Map and title report
and has not found any conflicting easements of this nature.
NOW, THEREFORE BE IT FURTHER RESOLVED that the Planning Commission
hereby conditionally approves PA 07-057, Vesting Tentative Subdivision Map 7950, to
subdivide ± 10.9 acres of land into 34 residential lots with associated improvements. Vesting
Tentative Subdivision Map 7950, prepared by MacKay & Somps, attached as Exhibit A to this
Resolution, except as specifically modified by the Conditions of Approval contained below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the approval
of the Final Parcel Map, and shall be subject to City Engineer and the Director of Community
Development review and approval. The following codes represent those departmentsfagencies
responsible for monitoring compliance of the conditions of approval: [PL] Planning, [B~ Building,
[PO] Police, [PW) Public Works, [ADM] Administration/City Attorney, [PCS] Parks and
Community Services, [F] City of Dublin Fire, and [DSR] Dublin San Ramon Services District.
NO. ~QNCtlTIQN TEXT ` ` RESP. WHEN
AGEN~Y RE{~UIRED '
GENERAL CONDITIONS
1. General. The Developer shall comply with the Subdivision Map PW Ongoing
Act, the City of Dublin Subdivision, Zoning, and Grading
Ordinances, the City of Dublin Public Works Standards and
Policies, and all building and fire codes and ordinances in effect at
the time of buildin ermit.
2. Effective DateNalidity. This Vesting Tentative Subdivision Map PL Ongoing
approval is contingent upon certification of the Supplemental
Environmental Impact Report and approval of the related General
Plan Amendment, Eastern Dublin Specific Plan Amendment, and
Planned Development Rezone with a related Stage 1 Development
Plan Amendment and Stage 2 Development Plan. If the above
approvals are not granted, this Vesting Tentative Subdivision Map
a roval shall become null and void.
3. Clarifications and Changes to the Conditions. In the event that PW Ongoing
there needs to be clarification to these Conditions of Approval, the
Director of Community Development and the City Engineer have
the authority to clarify the intent of these Conditions of Approval to
the Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the
authority to make minor modifications to these conditions without
going to a public hearing in order for the Developer to fulfill needed
im rovements or miti ations resultin from im acts of this ro'ect.
4. Electronic File. Developer shall provide the Public Works PW Ongoing
Department a digital vectorized file of the "master" files for the
project when the Final Map has been approved. The digital
vectorized files shall be in AutoCAD 14 or higher drawing format.
Drawing units shall be decimal with the precision of the Final Map.
All objects and entities in layers shall be colored by layer and
named in En lish. All submitted drawin s shall use the Global
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Coordinate System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
5. Hold Harmless/Indemnification. The Devefoper shall defend, PW Ongoing
indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or proceeding
against the City of Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the City of Dublin or
its advisory agency, appeal board, Planning Commission, City
Council, Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City related
to this project to the extent such actions are brought within the time
period required by Government Code Section 66499.37 or other
applicable law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such
actions or roceedin s
6. Fees. The Developer shall pay all applicable fees in effect at the PW Zone 7 and
time of building permit issuance including, but not limited to, Public Facilities
Planning fees, Building fees, Dublin San Ramon Services District In-Lieu Fees
fees, Public Facilities fees, Dublin Unified School District School Due Prior to
Impact fees, Public Works Traffic Impact fees, Alameda County Filing Each
Fire Services fees; Noise Mitigation fees, Inclusionary Housing In- Final Map;
Lieu fees; Alameda County Flood and Water Conservation District Other Fees
(Zone 7) Drainage and Water Connection fees; and any other fees Required with
as noted in the Development Agreement. Issuance of
Building
Permits
7. Substantial Conformance. The Final Map shall be substantially in PW Ongoing
conformance with Vesting Tentative Subdivision Map 7950 unless
otherwise modified b the conditions contained herein.
8. Conditions of Approval. A copy of the Conditions of Approval PW Ongoing
which has been annotated how each condition is satisfied shall be
included with the submittals to the Public Works Department for
the review of the Final Map and improvements plans. The
notations shall clearly indicate how afl Conditions of Approval will
be complied with, and where they are located on the plans.
Submittals will not be acce ted without the annotated conditions.
9. Map Expiration. The Vesting Tentative Subdivision Map shall PW Ongoing
have that life determined by the Subdivision Map Act, including but
not limited to Section 66452.6.
10. Submittal. All submittals of plans and Final Maps shall comply with PW Ongoing
the requirements of the "City of Dublin Public Works Department
Improvement Plan Submittal Requirements", and the "City of
Dublin Im rovement Plan Review Check List".
11. Easements. All rights-of-way and easement dedications required PW Ongoing
b the Tentative Ma shall be shown on the Final Ma .
PUBLIC WORKS CONDITIONS
12. General Public Works Conditions of Approval: Developer shall PW Ongoing
comply with the City of Dublin General Public Works Conditions of
A roval for Tract 7950 contained below unless s ecificall
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NO. CONDITION TEXT RESP. WHEN
AGENCY REQl11REd
modified b these Conditions of A rovaL
13. Development Agreement: A Development Agreement between PW Final Map
the Cit of Dublin and the Develo er shall be recorded.
14. Street Lighting Maintenance Assessment District: The PW Final Map
Developer shall request the area to be annexed into the Citywide
Street Lighting Maintenance Assessment District and shall provide
an exhibits re uired for the annexation.
15. Ownership and Maintenance of Improvements: Ownership, PW Final Map and
dedications on final map, and maintenance of street right-of-ways, Ongoing
common area parcels, and open space areas shall be by the City
of Dublin, the Homeowner's Association, and the individual -
homeowners, as shown in Sheet PD2-4 of Exhibit A.
16. Landscape Features within Public Right of Way. The PW Final Map
Developer shall enter into an "Agreement for Long Term
Encroachments" with the City to allow the HOA to maintain the
landscape and decorative features within public Right of Way
including frontage & median landscaping, decorative pavements
and special features (i.e., walls, portals, benches, etc.) as
generally shown on the Ownership and Maintenance Plan. The
Agreement shall identify the ownership of the special features and
maintenance responsibilities. The Hameowner's Association will
be responsible for maintaining the surface of all decorative
pavements including restoration required as the result of utility
re airs.
17. Covenants, Conditions and Restrictions (CC&Rs). A PW Final Map
Homeowners Association shall be formed by recordation of a
declaration of Covenants, Conditions, and Restrictions to govern
use and maintenance of the landscape features within the public
right of way contained in the Agreement for Long Term
Encroachments and the frontage landscaping along Tassajara
Road and interior stree#s. Said declaration shall set forth the
Association name, bylaws, rules and regulations. The CC&Rs shall
ensure that there is adequate provision for the maintenance, in
good repair and on a regular basis, of the landscaping & irrigation,
decorative pavements, median islands, fences, walls, drainage,
lighting, signs and other related improvements. The CC&Rs shall
also contain all other items required by these conditions. The
Developer shall submit a copy of the CC&R document to the City
for review and a roval.
18. Public Streets: Developer shall construct street improvements PW Approval of
and offer for dedication to the City of Dublin the rights of way for fmprovements
Tassajara Road and interior streets as shown on the Tentative Plans or Final
Ma , to the satisfaction of the Cit En ineer. Map
19. Acoustic Study: An acoustic study is needed to determine the PW Approval of
need for additional sound mitigation measures along Tassajara Improvements
Road. Plans or Final
Ma
20. Water Quality Pond Modifications: The existing drainage system PW Approval of
in Silvera Ranch Drive shall be modified so that a high flow bypass Improvements
line is installed between Tassajara Raod and the existing outFall Plans or Final
into the Silvera Ranch ond. Low flows 0.2"/hr from both Nielsen Map
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NO. Cl~ND1T1~N TEXT RESP. 4YHEN'
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Ranch and Silvera Ranch shall be directed into the pond, with high
flows from both developments directed into the bypass line. A
hydrodynamic separator shall be installed on the pond outfall line
between the outfall and the high/ low flow diversion structure, so
that flows from both developments are directed into the separator
prior entering the pond. Improvements shall be completed outside
of the existing pond. The Silvera Ranch Homeowner's Association
shall be advised of the modifications in advance of final approval of
the improvement plans. In the event that the existing pond cannot
be utilized for treating the Nielsen Ranch runoff, a pond shall be
provided on Lot 1 in lieu of a residence.
21. Tassajara Road Frontage Improvements: Tassajara Road shall PW Approval of
be improved to provide frontage improvements (curb and gutter, Improvements
sidewalk, 20' of pavement, lighting, and landscaping) on the east Plans or Final
side of the road along the Nielsen Ranch frontage. In addition, the Map
existing pavement on the road shall be removed and an additional
14' of pavement shall be installed adjacent to the frontage
improvements. This pavement shall be striped as a southbound
travel lane with a 2' shoulder. Eastern Dublin Traffic Impact Fee
(EDTIF) Section 1 credits will be given for these improvements as
outlined in the 2004 EDTIF U date or subse uent u dates.
22. Tassajara Road Retaining Walls: The retaining walls along PW Approval of
Tassajara Road shall be redesigned to eliminate or soften the Improvements
right-angle bends in the walls near the cellular site. Plans or Final
Ma
23. Street "A" Median Island: The final street improvement design PW Approval of
shall include a shorter median island in Street "A" in order to Improvements
provide an acceptable transition-for southbound vehicles prior to Plans or Final
the arkin s ace in front of Lot 1. Map
24. Sidewalk/ Driveway Design: The 4.5' wide sidewalks shall be PW Approval of
widened by 6" at the driveways to accommodate an ADA-compliant Improvements
driveway conforming to City Standard Dwg. No. CD-111. Plans or Finat
Ma Final Ma
25. Lot 27-28 Parking: The final design shall include a detailed layout PW Approval of
for the parking spaces serving Lots 27 and 28, to ensure that Improvements
vehicles can access and leave the parking spaces. Plans or Final
Ma
26. Dublin Boulevard/ Dougherty Road Intersection Contribution: PW Final Map
The developer shall pay a fair share portion of the funding
de~ciency between the cost of the Dublin/ Dougherty lntersection
Improvements and available funding. The payment shalf be due
with the filing of the final map. The amount of the deficiency, if any,
shall be the amount of the deficiency as determined or estimated
by the Director of Public Works at the time the map is filed. The
fair share portion has been determined to be 0.1036% Section 2
EDTIF credits will be rovided for this a ment.
27. Fallon Road/ I-580 Interchange Improvement Contribution: The PW Final Map
developer shall pay a fair share portion of costs advanced by the
Lin Family for improvements to the Fallon Road/ I-580 Interchange.
The a ment will be a able at the time of filin each final ma ,
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NO. CONQ~TIUN TEXT RESP. WHEN
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and shall be prorated based on the percentage of total residential
units included in each map. The developer's fair share has been
determined to be 0.1469% of the total funds advanced by the Lin
Famil . Section 2 EDTIF credits will be rovided for this a ment.
28. Santa Rita Road/ I-580 Interchange 5t Eastbound Offramp PW Final Map
Lane: The developer shall be responsible for payment of a fair
share portion of the costs associated with adding a 5th eastbound
offramp lane at the Santa Rita Road/ I-580 Interchange, as
required in the Fallon Village Traffic Study/ DEIR. The payment will
be payable at the time of filing each final map, and shall be
prorated based on the percentage of total units included in each
map. The fair share has been determined to be 0.1036%. In the
event that the EDTIF has been updated to include this
improvement at time of filing a final map, the payment will not be
required if the developer agrees in writing prior to the filing of the
final ma to a the u dated EDTIF.
29. Central Parkway at Hacienda Drive, Second Westbound Left PW Issuance of
Turn Lane: The developer shall be responsible for payment of a Building
fair share portion of the costs associated with adding a 2"d Permits
westbound left turn lane on Central Parkway at Hacienda Drive.
This improvement is included in the current EDTIF, and this
obligation may be satisfied through the payment of EDTIF fees,
provided the EDTIF has not been amended to eliminate this
im rovement at the time of a ment.
30. Traffic Impact Fees: The developer shall be responsible for PW Issuance of
payment of the Eastern Dublin Traffic Impact Fee (Sections 1 and Building
2), the Eastern Dublin I-580 Interchange Fee, and the Tri-Valley Permits
Transportation Development Fee. Fees wi1C be payable at issuance
of buildin ermits.
31. Eastern Dublin Traffic Impact Fee Minimum Payment: The PW Issuance of
developer shall be responsible for payment of a minimum portion Building
of the Eastern Dublin Traffic Impact Fee in cash. The cash Permits
payment shall be 11 % for Section 1 and 25% for Section 2, or as
may have been modified by City Council action at the time of
building permit issuance. These minimum cash payment shall be in
addition to any other payment noted in these conditions and may
not be offset b fee credits.
32. Remedial Grading Plan: The grading plan shall include a PW Final Map
remedial grading plan prepared by the project geotechnical
consultant, outlining area of slide repair, benches, keyways,
overexcavation at cut-fill transitions, subdrains, and other
recommendations of the consultant. The remedial grading plan will
be subject to review and approval by the City's own geotechnical
consultant.
PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL FOR
TRACT 7950
33. The Developer shall comply with the Subdivision Map Act, the City PW Ongoing
of Dublin Subdivision, and Grading Ordinances, the City of Dublin
Public Works Standards and Policies, and all building and fire
codes and ordinances in effect at the time of building permit. All
ublic im rovements constructed b Develo er and to be
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NO. CONL1lTION TEXT RESP. WHEN
~ ~ ~ ~ ~ AGENCY REC,~UIR~D ~ ~
dedicated to the City are hereby identified as "public works" under
Labor Code seetion 1771. Accordingly, Developer, in constructing
such improvements, shall comply with the Prevailing Wage Law
Labor Code. Sects. 1720 and followin .
34. The Developer shall defend, indemnify, and hold harmless the City PW Ongoing
of Dublin and its agents, officers, and employees from any claim,
action, or proceeding against the City of Dubtin or its agents,
officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department,
committee, or agency of the City related to this project (Tract 7586)
to the extent such actions are brought within the time period
required by Government Code Section 66499.37 or other
applicable law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such
actions or roceedin s.
AGREEMENTS AND BONDS
35. The Developer shall enter into a Tract Improvement Agreement PW Final Map
with the City for all public improvements including any required
offsite storm drainage or roadway improvements that are needed
to serve the Tract that have not been bonded with another Tract
Im rovement A reement.
36. The Developer shall provide performance (100%), and labor & PW Final Map
material (100%) securities to guarantee the tract improvements,
approved by the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the Final Map. (Note:
Upon acceptance of the improvements, the performance security
may be replaced with a maintenance bond that is 25% of the value
of the erformance securi .
FEES
37. The Developer shall dedicate parkland or pay in-lieu fees in the PW Final Map
amounts and at the times set forth in City of Dublin Resolution Na
60-99, or in any resolution revising these amounts, and as
implemented by the Administrative Guidelines adopted by
Resolution 195-99.
PERMITS
38. Developer shall obtain an Encroachment Permit from the Public PW Prior to Start of
Works Department for all construction activity within the public Work
right-of-way of any street where the City has accepted the
improvements. The encroachment permit may require surety for
slurry seal and restriping. At the discretion of the City Engineer an
encroachment for work specifically included in an Improvement
A reement ma not be re uired.
39. Developer shall obtain a Grading / Sitework Permit from the Public PW Prior to Start of
Works Department for all grading and private site improvements Work
that serves more that one lot or residential condominium unit.
40. Developer shall obtain all permits required by other agencies PW Prior to Start of
includin , but not limited to Alameda Count Flood Control and Work
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Water Conservation District Zone 7, California Department of Fish
and Game, Army Corps of Engineers, Regional Water Quality
Control Board, Caltrans and provide copies of the permits to the
Public Works De artment.
SUBMITTALS
41. All submittals of plans and Final Maps shall comply with the PW Prior to
requirements of the "City of Dublin Public Works Department Approval of
Improvement Plan Submittal Requirements", and the "City of Improvement
Dublin Improvement Plan Review Check List". Plans or Final
Ma
42. The Developer will be responsible for submittals and reviews to PW Prior to
obtain the approvals of all participating non-City agencies. The Approval of
Alameda County Fire Department and the Dublin San Ramon Improvement
Services District shall approve and sign the Improvement Plans. Plans or Final
Ma
43. Developer shall submit a Geotechnical Report, which includes PW Prior to
street pavement sections and grading recommendations. Approval of
Improvement
Plans, Grading
Plans, or Final
Ma
44. Developer shall provide the Public Works Department a digital PW Prior to
vectorized file of the "master" files for the project when the Final Acceptance of
Map has been approved. Digital raster copies are not acceptable. Improvements
The digital vectorized files shall be in AutoCAD 14 or higher and Release of
drawing format. Drawing units shall be decimal with the precision Bonds
of the Final Map. All objects and entities in layers shatl be colored
by layer and named in English. All submitted drawings shall use
the Global Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
FINAL MAP
45. The Final Map shall be substantially in accordance with the PW Final Map
Tentative Map approved with this application, unless otherwise
modified by these conditions. Multiple final maps may be filed in
phases, provided that each phase is consistent with the tentative
map, that phasing progresses in an orderly and logical manner,
and adequate infrastructure is installed with each phase to serve
that phase as a stand-alone project that is not dependent upon
future hasin for infrastructure.
46. All rights-of-way and easement dedications required by the PW Final Map
Tentative Map including the Public Service Easement shall be
shown on the Final Ma .
47. Street names shall be assigned to each public/private street PW Final Map
pursuant to Municipal Code Chapter 7.08. The approved street
names shall be indicated on the Final Ma .
48. The Final Map shall include the street monuments to be set in all PW Monuments to
public streets. be Shown on
Final Map and
Installed Prior
to Acceptance
of
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~ ACENCY R~C,~t~1REt)
Im rovements
EASEMENTS
49. The Developer shall obtain abandonment from all applicable public PW Prior to
agencies of existing easements and right of ways within the Approval of
development that will no longer be used. Improvement
Plans or
Appropriate
Final Ma
50. The Developer shall acquire easements, and/or obtain rights-of- PW Prior to
entry from the adjacent property owners for any improvements on Approval of
their property. The easements and/or rights-of-entry shall be in Improvement
writing and copies furnished to the City Engineer. Plans or
Appropriate
Final Ma
GRADING
51. The Grading Plan shall be in conformance with the PW Prior to
recommendations of the Geotechnical Report, the approved Approval of
Tentative Map and/or Site Development Review, and the City Grading Plans
design standards & ordinances. In case of conflict between the soil or Issuance of
engineer's recommendations and City ordinances, the City Grading
Engineer shall determine which shall apply. Permits, and
On oin
52. A detailed Erosion Control Plan shall be included with the Grading PW Prior to
Plan approvat. The plan shall include detailed design, location, and Approval of
maintenance criteria of all erosion and sedimentation control Grading Plans
measures. or Issuance of
Grading
Permits, and
On oin
53. Tiebacks or structural fabric for retaining walls shall not cross PW Prior to
property lines, or shall be located a minimum of 2' below the Approval of
finished grade of the upper lot. Grading Plans
or Issuance of
Grading
Permits, and
On oin
54. Bank slopes along public streets shall be no steeper than 3:1 PW Prior to
unless shown otherwise on the Tentative Map Grading Plan Approval of
exhibits. The toe of any slope along public streets shall be one Grading Plans
foot back of walkway. The top of any slope along pubfic streets or Issuance of
shall be three feet back of walkway. Minor exception may be made Grading
in the above slope design criteria to meet unforeseen design Permits, and
constraints sub'ect to the a roval of the Cit En ineer. On oin
IMPROVEMENTS
55. The public improvements shall be constructed generally as shown PW Prior to
on the Tentative Map and/or Site Development Review. However, Approval of
the approval of the Tentative Map and/or Site Development Review Improvement
is not an approval of the specific design of the drainage, sanitary Plans or Start
sewer, water, and street improvements. of
Construction,
and On oin
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NO. CONDITIt?N TEXT RESP. 1AfHEN
~ AGENCY F~EQUIREE? ~
56. All public improvements shall conform to the City of Dublin PW Prior to
Standard Plans and design requirements and as approved by the Approval of
City Engineer. Improvement
Plans or Start
of
Construction,
and On oin
57. Public streets shall be at a minimum 1°/a slope with minimum gutter PW Prior to
flow of 0.7% around bumpouts. Private streets and alleys shall be Approval of
at minimum 0.5% slope. Improvement
Plans or Start
of
Construction,
and On oin
58. Curb Returns on the internal public streets curb returns shall be PW Prior to
30-foot radius. Approval of
Improvement
Plans or Start
of
Construction,
and On oin
59. Any decorative pavers installed within City right-of-way shall be PW Prior to
done to the satisfaction of the City Engineer. Where decorative Approval of
paving is installed at signalized intersectians, pre-formed traffic Improvement
signal loops shall put under the decorative pavement. All turn lane Plans or Start
stripes, stop bars and crosswalks shall be delineated with concrete of
bands or color pavers to the satisfaction of the City Engineer Construction,
Maintenance costs of the decorative paving shall be the and Ongoing
res onsibilit of the Homeowners Association
60. The Developer shall install all traffic signs and pavement marking PW Prior to
as required by the City Engineer. Occupancy of
Units or
Acceptance of
Im rovements
61. Street light standards and luminaries shall be designed and PW Prior to
installed per approval of the City Engineer. The maximum voltage Occupancy of
drop for streetlights is 5%. Units or
Acceptance of
Im r.ovements
62. All new traffic signals shall be interconnected with other new PW Prior to
signals within the development and to the existing City traffic signal Occupancy of
system by hard wire. Units or
Acceptance of
Im rovements
63. The Developer shall construct bus stops and shelters at the PW Prior to
locations designated and approved by the LAVTA and the City Occupancy of
Engineer, if these occur along the frontage of the property. The Units or
Developer shall pay the cost of procuring and installing these Acceptance of
im rovements. Im rovements
64. Developer shall construct all potable and recycled water and PW Prior to
sanita sewer facilities re uired to serve the ro'ect in accordance Occu anc of
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NO. CONDITIUN TEXT RESP. UVHEN
AGENCY ' REQUIRED
with DSRSD master plans, standards, specifications and Units or
requirements. Acceptance of
Im rovements
65. Fire hydrant locations shall be approved by the Alameda County PW Prior to
Fire Department. A raised reflector blue traffic marker shall be Occupancy of
installed in the street opposite each hydrant. Units or
Acceptance of
Im rovements
66. The Developer shall furnish and install street name signs for the PW Prior to
project to the satisfaction of the City Engineer. Occupancy of
Units or
Acceptance of
Im rovements
67. Developer shall construct gas, electric, cable N and PW Prior to
communication improvements within the fronting streets and as Occupancy of
necessary to serve the project and the future adjacent parcels as Units or
approved by the City Engineer and the various Public Utility Acceptance of
a encies. Im rovements
68. All electrical, gas, telephone, and Cable N utilities, shall be PW Prior to
underground in accordance with the City policies and ordinances: Occupancy of
All utilities shall be located and provided within public utility Units or
easements and sized to meet utility company standards. Acceptance of
Im rovements
69. All utility vaults, boxes and structures, unless specifically approved PW Prior to
otherwise by the City Engineer, shall be underground and placed in Occupancy of
landscape areas and screened from public view. Prior to Joint Units or
Trench Plan approval, landscape drawings shall be submitted to Acceptance of
the City showing the location of aA utility vaults, boxes and Improvements
structures and adjacent landscape features and plantings. The
Joint Trench Plans shall be signed by the City Engineer prior to
construction of the 'oint trench im rovements.
CONSTRUCTION
70. The Erosion Control Plan shall be implemented befinreen October PW Ongoing as
15th and April 15th unless otherwise allowed in writing by the City Needed
Engineer. The Developer will be responsible for maintaining
erosion and sediment control measures for one year following the
Ci 's acce tance of the subdivision im rovements.
71. If archaeological materials are encountered during construction, PW Ongoing as
construction within 100 feet of these materials shall be halted until Needed
a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
72. Construction activities, including the rnaintenance and warming of PW Ongoing as
equipment, shall be limited to Monday through Friday, and non-City Needed
holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as
otherwise approved by the City Engineer. Extended hours or
Saturday work will be considered by the City Engineer on a case-
b -case basis.
73. Developer shall prepare a Construction Traffic and Construction PW Prior to Start of
12
NO. CdNDITI(JN TEXT RESP. WHEN
: AGENCY REQUIRED
Noise Management Plan that identifies measures to be taken to Construction;
minimize the impacts of construction traffic and construction noise Implementation
on surrounding developed properties. The plan shall include hours Ongoing as
of construction operation, use of mufflers on construction Needed
equipment, speed limit for construction traffic, haul routes, and
identify a noise monitor. These specific traffic and noise
management measures shall be included in the project plans and
s ecifications.
74. Developer shall prepare a plan for construction traffic interface with PW Prior to Start of
public traffic on any existing public street. Construction traffic and Construction;
parking may be subject to specific requirements by the City Implementation
Engineer. Ongoing as
Needed
75. The Developer shall be responsible for controlling any rodent, PW Ongoing
mos uito, or other est roblem due to construction activities.
76. The Developer shall be responsible for watering or other dust- PW Prior to Start of
palliative measures to control dust as conditions warrant or as Construction;
directed by the City Engineer. Implementation
Ongoing as
Needed
77. The Developer shall provide the Public Works Department with a PW Prior to
letter from a registered civil engineer or surveyor stating that the Issuance of
building pads have been graded to within 0.1 feet of the grades Building
shown on the approved Grading Plans, and that the top & toe of Permits or
banks and retaining walls are at the locations shown on the Acceptance of
a roved Gradin Plans. Im rovements
NPDES
78. Prior to any clearing or grading, the Developer shall provide the PW Prior to Start of
City evidence that a Notice of Intent (NOI) has been sent to the Any
California State Water Resources Control Board per the Construction
requirements of the NPDES. A copy of the Storm Water Pollution Activities
Prevention Plan (SWPPP) shall be provided to the Public Works
De artment and be ke t at the construction site.
79. The Storm Water Pollution Prevention Plan (SWPPP) shall identify PW SWPPP to be
the Best Management Practices (BMPs} appropriate to the project Prepared Prior
construction activities. The SWPPP shall include the erosion to Approval of
control measures in accordance with the regulations outlined in the Improvement
most current version of the ABAG Erosion and Sediment Control Plans:
Handbook or State Construction Best Management Practices Implementation
Handbook. The Developer is responsible for ensuring that all Prior to Start of
contractors implement all storm water pollution prevention Canstruction
measures in the SWPPP. and Ongoing
as Needed
80. The Homeowner's Association shall enter into an agreement with PW Prior to First
the City of Dublin that guarantees the perpetual maintenance Final Map;
obligation for the vegetated swales on Lot 34 and Parce! Modify as
D(maintenance of the hydrodynamic separator shall be by the needed with
City). Said agreement is required pursuant to Provision C.3.e.ii of Successive
RWQCB Order R2-2003-0021 for the issuance of the Alameda Maps
Countywide NPDES municipal storm water permit. Said permit
re uires the Cit to rovide verification and assurance that all
13
Nl~. CONDITION TEXT RESP. WHEN
AGENCY REC~,UIRED
treatment devices will be ro erl o erated and maintained.
FIRE PREVENTION
81. The project will need to comply with the applicable Building and Fire Prior to permit
Fire Codes. Site and Building plans shall be provided for review issuance
and a roval b the Fire De artment.
82. Fire Access. Access roads, turnarounds, pullouts, and fire Fire Ongoing
operation areas are Fire Lanes and shall be maintained clear and
free of obstructions, includin the arkin of vehicles.
83. Entrances. Entrances to job sites shall not be blocked, including Fire Ongoing
after hours, other than by approved gates/barriers that provide for
emer enc access.
84. Site Utilities. Site utilities that would require the access road to be Fire Ongoing
dug up or made impassible shall be installed prior to combustible
construction commencin .
85. Fire access is required to be approved all-weather access. Fire On oin
86. Hydrants 8~ Fire Flows. Show the location of any on-site fire Fire Prior to permit
hydrants and any fire hydrants that are along the property frontage issuance
as well as the closest hydrants to each side of the property that are
located along the access roads that serves this property. Provide
a letter from DSRSD indicating what the available fire flow is to this
ro ert .
Dublin San Ramon Services District
87. All mains shall be sized to provide sufficient capacity to DSR Prior to
accommodate future flow demands in addition to each approval of
development project's demand. Layout and sizing of mains shall Improvement
be in conformance with DSRSD utili master lannin . Plans
88. Sewers shall be designed to operate by gravity flow to DSRSD's DSR Prior to
existing sanitary sewer system. Pumping of sewage is approval of
discouraged and may only be allowed under extreme Improvement
circumstances following a case by case review with DSRSD staff. Plans
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 the applicant for
an ro'ect that re uires a um in station.
89. Domestic and fire protection waterline systems for Tracts or DSR Prior to
Commercial Developments shall be designed to be iooped or approval of
interconnected to avoid dead end sections in accordance with Improvement
requirements of the DSRSD Standard Specifications and sound Plans
en ineerin ractice.
90. DSRSD policy requires public water and sewer lines to be located DSR Prior to
in public streets rather than in off-street locations to the fullest approval of
extent possible. If unavoidable, then public sewer or water Improvement
easements must be established over the alignment of each public Plans
sewer or water line in an off-street or private street location to
rovide access for future maintenance and/or re lacement.
91. Prior to approval by the City of a grading permit or a site DSR Prior to
development permit, the locations and widths of all proposed approval of
easement dedications for water and sewer lines shall be submitted Improvement
to and a roved b DSRSD. Plans
14
NO. ~OND1Tt~N TEXT RESP. WHEN
~ ~ AGENCY REQUIRED
92. All easement dedications for DSRSD facilities shall be by separate DSR Prior to
instrument irrevocably offered to DSRSD or by offer of dedication approval of
on the Final Map. Improvement
Plans
93. Prior to approval by the City for Recordation, the Final Map shall DSR Recordation of
be submitted to and approved by DSRSD for easement locations, Final Map
widths, and restrictions.
94. Prior to issuance by the City of any Building Permit or Construction DSR Prior to
Permit by the Dublin San Ramon Services District, whichever Issuance of
comes first, all utility connection fees including [3SRSD and Zone Building
7, plan checking fees, inspection fees, connection fees, and fees Permits
associated with a wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and schedules established in
the DSRSD Code.
95. Prior to issuance by the City of any Building Permit or Construction DSR Prior to
Permit by the Dublin San Ramon Services District, whichever lssuance of
comes first, all improvement plans for DSRSD facilities shall be Building
signed by the District Engineer. Each drawing of improvement Permits
plans shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer, the applicant 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 amaunts
and forms that are acceptable to DSRSD. The applicant shall
allow at least 15 working days for final improvement drawing
review b DSRSD before si nature b the District En ineer.
96. No sewer line or waterline construction shall be permitted unless DSR Prior to
the proper utility construction permit has been issued by DSRSD. approval of
A construction permit will only be issued after all of the items in Improvement
Condition No. 9 have been satisfied. Plans
97. The applicant shall hold DSRSD, its Board of Directors, DSR Prior to
commissions, employees, and agents of DSRSD harmless and Issuance of
indemnify and defend the same from any litigation, claims, or fines Building
resultin from the construction and com letion of the ro'ect. Permits
98. Improvement plans shall include recycled water improvements as DSR Prior to
required by DSRSD. Services for landscape irrigation shall approval of
connect to recycled water mains. Applicant must obtain a copy of Improvement
the DSRSD Recycled Water Use Guidelines and conform to the Pfans
re uirements therein.
99. A utility plan showing routing of improvements and demalition of DSR Prior to
existing utilities. Zone 7 Turnout and DSRSD Fluoride Storage approval of
Facility shall be shown on final plans Improvement
Plans
100 Due to a change in the planned use, a Public Facilities Planning DSR Prior to
Agreement shall be entered into between the property owner and approval of
DSRSD, which may include the completion of a service analysis to Improvement
determine how potable water service, recycled water service, and Plans
sanitary sewer service will be provided to the proposed
develo ment in addition to an effects the chan e in land use will
15
NO. CCINQITIC?N TEXT " RESP. 1NHEN
AGENCY ' R~GtUIRED
have on existin and future facilities.
t
PASSED, APPROVED, AND ADOPTED this 27t" day of April, 2010 by the following vote:
AYES: Brown, Wehrenberg, Schaub, Swalwell
NOES:
ABSENT:
j ~
ABSTAIN: King ,~i
Planning Commission Chair
ATTES~
Planning ana r
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