HomeMy WebLinkAboutPCReso02-40 PA00-013 Tmap ACSPA DubTranstCtr RESOLUTION NO. 02 -40
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING TENTATIVE PARCEL MAP NO. 7892 CONCERNING PA 00-013
WHEREAS, Alameda County Surplus Property Authority (ACSPA) has requested approval of a
Tentative Parcel Map No. 7892 to divide 35.1 acres located west of Arnold Road and east of Iron Horse
Parkway between Dublin Boulevard on the north and the Interstate-580 freeway on the south within the
Dublin Transit Village Center Planning Area included as part of the Eastern Dublin Specific Plan area; and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision
Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease
or financing, unless a tentative map is acted upon, and a final map is approved consistent with the
Subdivision Map Act and City of Dublin Subdivision Regulations; and
WHEREAS, a complete application for the project is available and on file in the Dublin Planning
Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Environmental
Impact Report (EIR) (SCH No. 20001120395) was prepared and circulated for the Dublin Transit Center
project (PA 00-013) including: Amendments to the General Plan and to the Eastern Dublin Specific Plan,
Planned Development (PD) Rezone/Stage I Development Plan, and Tentative Parcel Map No. 7892); and
WHEREAS, the Planning Commission approved Resolution Numbers 02-37 and 02-38 on October
22, 2002 recommending that the City Council certify the EIR, and approved project, related amendments
to the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, a Tentative Parcel Map has been submitted to the City as required by section 8.32 of the
Dublin Zoning Ordinance, and
WHEREAS, the Planning Commission held a public hearing on said application on October 22, 2002;
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 the
Tentative Parcel Map subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does
hereby find that:
mo
Tentative Parcel Map No. 7892 is consistent with the intent of applicable subdivision regulations
and related ordinances.
The design and improvements of Tentative Parcel Map No. 7892 are consistent with the General
Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject property in
that it is a subdivision for implementation of the Dublin Transit Village Center, a mixed-use
project, in an area designated for this type of development.
Tentative Parcel Map No. 7892 is consistent with the Stage 1 Development Plan approved for the
Dublin Transit Village Center Planning Area (PA 00-013) and therefore is consistent with the
City of Dublin Zoning Ordinance.
Do
The project site is located adjacent to major roads, including Dublin Boulevard, 1-580, and Arnold
Road on approximately 35.1 acres of land with relatively flat topography and therefore is
physically suitable for the type and intensity of development proposed.
With the incorporation of environmental mitigation measures included in the EIR for the Dublin
Transit Village Center, the design of Tentative Parcel Map No. 7892 will not cause
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns.
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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.
NOW, THEREFORE BE IT FURTHER RESOLVED that the Planning Commission of the City
of Dublin hereby conditionally approves Tentative Parcel Map No. 7892 (as part of PA 00-013) to subdivide
35.1 acres into five parcels (parcel one: 4.0 acres, parcel two: 7.7 acres, parcel three: 2.4 acres, parcel four:
12.3 acres, and Parcel A 2.7 acres). This approval shall conform generally to Tentative Parcel Map No. 7892
prepared by Brian Kangas Foulk, dated received by the Community Development Department in October
2001, and labeled Exhibit 1 consisting of seven (7) sheet(s) stamped approved October 22, 2002 except as
specifically modified by the Conditions of Approval contained below.
CONDITIONS OF APPROVAL
Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any
building and shall be subject to Planning Department review and approval. The following codes represent
those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL]
Planning, [PO] Police, [PW] Public Works, [BI Building, [ADM] administration, [FIN] Finance, [PCS]
Parks and Community Services. [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services
District, [CO] Alameda County Flood Control and Water Conservation District Zone 7.
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GENE~ CONDITIONS
1. Standard Public Works Conditions of Approval: PW Final Map
Applicant/Developer shall comply with all applicable City of Dublin Improvement
Standard Public Works Conditions of Approval (Attachment A). Plans
Applicable standard conditions include, but not limited to, the following:
Archaeology #1, Bonds # 2-5, Drainage # 9, 13, 19, 20, 22-27, Dust #
28, NPDS # 29-40, General Design # 66, 69-73, 75-77, 80, 81,
Easements #82, Erosion #83, Final Map # 84-92, Fire # 3 93-96,
Frontage Improvements # 97, 98, Grading # 99-112, Handicapped
Access #115, Improvement Plans, Agreements & Securities # 116-122,
Miscellaneous # 124-128, Permits # 129-132, Noise # 133-134, Streets
#136, Street Lights #137, 138, Street Signs # 139-140, Traffic # 144,
Utilities # 147-150 and Water # 151-155. In the event of a conflict
between the Standard Public Works Conditions of Approval and these
Conditions, these conditions shall prevail.
2. Scope of these Conditions of Approval: These conditions pertain to PL Stage 2 PD PD
the public infrastructure requirements to support the proposed General and SDR Zoning
Plan Amendment, Specific Plan Amendment, Stage 1-Planned
Development Rezoning and the Vesting Tentative Map as referenc~ in
the project related booklet dated September 2002 and approved in
conjunction with these Conditions of Approval. Conditions of Approval
will be prepared for the private onsite improvements with the Site Plan
Review during the Stage 2-Planned Development Zoning for each
parcel.
3. Clarifications and Changes to the Conditions: In the event that there PW, PL As needed
needs to be clarification to these Conditions of Approval, the Directors
of Community Development and Public Works have the authority to
clarify the intent of these Conditions of Approval to the Applicant /
Developer without going to a public hearing. The Directors of
Community Development and Public Works also have the authority to
make minor modifications to these conditions without going to a public
hearing in order for the Applicant/Developer to fulfill needed
improvements or mitigations resulting from impacts to this project.
4. Development Agreement: A Master Development Agreement between PL, PW, Final Map
the City of Dublin and the Applicant/Developer shall be recorded prior ADM
to approval for any Stage 2 Planned Development zoning on any parcel
within the area defined as the Dublin Transit Center Village. The
Development Agreement shall include a detail infrastructure sequencing
program that ties the improvements required in these Conditions of
Approval to a specific phase of development of the Dublin Transit
Center.
5. Final Map: The Final Map shall be substantially in accordance with the PW Final Map
Vesting Tentative Map prepared by Brian Kangas Foulk received by the
Planning Department in October 2001 unless otherwise modified by the
conditions contained herein.
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6. Fees: Applicant/Developer shall pay all applicable fees in effect at the PL, PW, As required
time of building permit issuance including, but not limited to, Planning ADM by permit
fees, Building fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School Impact fees, Public
Works Traffic Impact fees, Fire Impact 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.
7. East Dublin Traffic Impact Fee District: Applicant/Developer shall PL, PW, Development
either be annexed into the East Dublin Traffic Impact Fee District ADM Agreement or
(EDTIF) and pay all applicable fees, or fund or construct its fair share of Final Map
all improvements identified in these Conditions of Approval. The City
has the sole discretion as to the selection of the two options.
8. Codes and Ordinances: Applicant/Developer shall comply with the PL, PW, All Permits,
Subdivision Map Act, the City of Dublin Subdivision and Grading ADM Final Map,
Ordinances, the City of Dublin Public Works Standards and Policies, and Plans
and all building and fire codes and ordinances in effect at the time of
building permit.
9. Required Permits: Applicant/Developer shall obtain all necessary Various As required
permits required by other agencies (Alameda County Flood Control and by permit
water Conservation District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water Quality Control
Board, etc.) and shall submit copies of the permits to the Department of
Public Works.
10. Rights of Ways: Applicant/Developer shall offer to dedicate to the City PW Final Map
of Dublin with the Final Map the full rights of way for Campus Drive,
Digital Drive, and Altamirano Avenue as shown on the Vesting
Tentative Map, and any needed easements as specified in these
conditions to the satisfaction of the Director of Public Works.
11. Easements: Applicant/Developer shall dedicate a Public Service Utility PW Final Map
Easements consistent with the GPA, SPA, and the Stage 1 Planned
Development Rezoning documents to the satisfaction of Director of
Public Works.
12. Traffic Signal Easements: Applicant/Developer shall grant to the City PW Building
of Dublin easements for traffic signal detectors, boxes conduit, etc. at all Permits
driveways entrances that will be signalized.
13. Abandonment of Easements and Right of Ways: PW Final Map
Applicant/Developer or current landowner shall obtain abandonment
from all applicable public agencies of existing easements and right of
ways not to be continued in use.
14. Conditions of Approval. A copy of the Conditions of Approval which PW Final Map
has been annotated how each condition is satisfied shall be included with Improvement
the submittals to the Public Works Department for the review of the Plans
Final Map and plans.
15. Non-City Agencies: Applicant/Developer will be responsible for Final Map
submittals and reviews to obtain the approvals of all participating non- Improvement
City agencies. Plans
16. Geotechnical Report: Applicant/Developer shall submit a Geotechnical PW Grading and
Report, which includes street pavement sections and grading Improvement
recommendations. Plans
17. Water Quality Investigation: A water quality investigation shall be PL, PW Grading and
submitted with the Grading and/or Improvement Plans for each Improvement
development. The investigation shall indicate the existing water quality Plans
and the impacts that urban rtmoff would have. The water quality
investigation should address the quantity of runoff and the effects form
discharged pollutants from surface runoff into creeks and drainage
facilities.
RO~I)
1 $. Vesting Tentative Parcel Map Approval: Approval of the Vesting PW Final Map and
Tentative Parcel Map is not an approval of the specific design of Improvement
drainage, sanitary sewer, water, traffic circulation, and street Plans
improvements shown on the Vesting Tentative Map.
19. Campus Drive: Applicant/Developer shall construct street PW Per EIR
improvements including frontage curb, gutter &, sidewalk, median curbs, Development
pavement, drainage, sanitary sewer, water, utilities, and street lighting on Agreement
Campus Drive as shown on the Vesting Tentative Map and to the
satisfaction of the Director of Public Works.
20. Altamirano Avenue: Applicant/Developer shall construct street PW Per EIR
improvements including frontage curb, gutter &, sidewalk, median curbs, Development
pavement, drainage, sanitary sewer, water, utilities, and street lighting on Agreement
Altamirano Avenue as shown on the Vesting Tentative Map and to the
satisfaction of the Director of Public Works. The sidewalk is required to
be constructed only on the north side of the road.
21. Digital Drive between Arnold Road and Iron Horse Parkway: PW Per EIR
Applicant/Developer shall construct street improvements including Development
frontage curb, gutter &, sidewalk, median curbs, pavement, drainage, Agreement
sanitary sewer, water, utilities, and street lighting on Digital Drive
between Arnold Road and Iron Horse Parkway as shown on the Vesting
Tentative Map and to the satisfaction of the Director of Public Works.
The existing Iron Horse Parkway improvements at the new intersection
with Digital Drive shall be modified to the satisfaction of the Director of
Public Works. The modifications are to permit all turning movements
and align the BART parking driveway with the intersection. These
improvements may be temporary until Iron Horse Parkway is
reconstructed as shown in the Stage 1 Planned Development Rezoning
exhibits for the Dublin Transit Center.
22. Arnold Road: Unless previously constructed by others, the PW Per EIR
Applicant/Developer shall construct the western frontage improvements Development
and all travel and turning lanes and median within the existing right of Agreement
way for Arnold Drive between Dublin Boulevard and Altamirano
Avenue. The roadway shall be in a street and lane configuration to be
approved by the Director of Public Works. A temporary four-foot wide
rock shoulder may be constructed in lieu of the permanent eastern
frontage curb, gutter, and sidewalk.
23. Iron Horse Parkway between Dublin Boulevard and Digital Drive: PW Per PD
Applicant / Developer shall reconstruct Iron Horse Parkway between Development Zoning
Dublin Boulevard and Digital Drive as shown in the approved exhibits Agreement
for the Dublin Transit Center, Stagel Planned Development Rezoning
and to the satisfaction of the Director of Community Development and
the Director of Public Works.
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24. Digital Drive between Arnold Road and Hacienda Drive: Unless PW Per EIR
previously constructed by others, Applicant/Developer shall construct Development
thc center travel lanes and median for Digital Drive between Hacienda Agreemem
Drive and Arnold Road within the existing right of way. The
improvements shall be for two travel lanes (26-feet wide) with a 4-foot
wide rock shoulder in each direction and turning lanes at the
intersections. A new traffic signal and lane modifications shall be
provided on Hacienda Drive for the new intersection with Digital Drive.
The improvements shall include median curbs, drainage, striping,
signing, lighting, and traffic signal to the satisfaction of the Director of
Public Works.
25. Traffic Signals. Applicant/Developer shall be responsible for PW Per
installation of traffic signals at thc intersections of Arnold Road / Digital Development
Drive, Campus Drive / Digital Drive, and other signal modifications Agreement
necessary for the required street improvements. The Applicant /
Developer shall install all conduits under the finished pavement for the
proposed furore traffic signals located at furore project driveways.
26. Dougherty Road/Dublin Boulevard Intersection: PW Per EIR
Applicant/Developer shall contribute their fair share of the following Development
improvements to the Dougherty Road and Dublin Boulevard Agreement
intersection;
· Widen the eastbound Dublin Boulevard approach to the
Dougherty Road intersection to provide one left-mm lane, three
through lanes and two right-mm lanes,
· Widen the westbound Dublin Boulevard approach to the
Dougherty Road intersection to three left-mm lanes (min. 400'
storage per lane), two through lanes and one through/right-mm
lane,
· Widen westbound Dublin Boulevard west of Dougherty Road
for intersection alignment,
· Widen the northbound Dougherty Road approach to Dublin
Boulevard intersection to provide three left-mm lanes, three
through lanes and two right-mm lanes,
· Widen the southbound Dougherty Road approach to Dublin
Boulevard intersection to provide two left-mm lanes, three
through lanes and one through/right-mm lane,
· Widen southbound Dougherty Road from three lanes to four
lanes between Dublin Boulevard and the 1-580 westbound on-
ramp to provide two through lanes, one combined through/right
1-580 on-ramp lane, and one right only lane to the 1-580
westbound on-ramp,
· Modify the traffic signal to accommodate the above,
· Widen and re-stripe the westbound 1-580 diagonal on-ramp to
accommodate two SOV lanes and other Caltrans requirements.
· Rights of way acquisition for the above improvements.
All improvements to be to the satisfaction of the Director of Public
Works.
27. Scarier Drive: Applicant/Developer shall contribute their fair share of PW Per EIR
the following improvements for Scarlett Drive between Dougherty Road Development
and Dublin Boulevard; Agreement
· Construct four lanes of Scarlett Drive between Dougherty Road
and Dublin Boulevard, per the Omni-Means traffic study dated
April 27, 2001,
· Widen and stripe the southbound Dougherty Road approach to
the Scarlett Drive intersection to provide two left-mm lanes, two
through lanes and one exclusive fight-tum lane,
· Reconfigure the northbound Dougherty Road approach to the
Scarlett Drive intersection to provide one left-mm lane, two
through lanes and one exclusive fight-mm lane,
· The westbound Scarlett Drive approach to the Dougherty Road
intersection shall provide one shared/through left-turn lane and
two right-mm lanes,
· The southbound Scarlett Drive approach to the Dublin
Boulevard intersection shall provide 2 left mm lanes, one
through lane and one right-mm lane,
· Reconfigure the northbound Scarlett Drive approach to the
Dublin Boulevard intersection to provide one left-mm lane and
one shared through/right-mm lane,
· Widen and stripe the eastbound Dublin Boulevard approach to
the Scarlett Drive intersection to provide one left-mm lane, three
through lanes and one right-mm lane,
· Widen and stripe the westbound Dublin Boulevard approach to
the Scarlett Drive intersection to provide one left-mm lane, three
through lanes and two fight-mm lanes (min. 350' storage per
lane).
· Install a new storm drain culvert at the Dublin Boulevard -
Scarlett Drive intersection
· Modify the traffic signals at the Dougherty Road and the Dublin
Boulevard intersections as needed to accommodate the above,
· Rights of way acquisition for the above improvements.
All improvements to be to the satisfaction of the Director of Public
Works.
Alameda County shall cooperate in providing County land for the rights
of way needed for the above improvements.
28. Hacienda Drive between Gleason Drive and Central Parkway: PW Per EIR
Applicant/Developer shall improve and widen Hacienda Drive between Development
Gleason Drive and Central Parkway from three lanes to four lanes to the Agreement
satisfaction of the Director of Public Works.
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29. Hacienda Drive/I-580 Interchange: Applicant/Developer shall pay for PW Per EIR
the following improvements; Development
· Widen the northbound Hacienda Drive over-crossing of 1-580 to Agreement
provide three through lanes and one exclusive lane to the
westbound 1-580 loop on-ramp,
· Modify the westbound 1-580 loop on-ramp alignment as
necessary,
· Widen 1-580 westbound off-ramp at Hacienda Drive to provide
for three left-turn lanes and two fight-turn lanes,
· Rights of way acquisition for the above improvements.
All improvements to be to the satisfaction of the Director of Public
Works.
30. Storm Drain Improvements: All storm drain improvements needed to PW Grading and
serve the Vesting Tentative Map shall be constructed by the Applicant / Improvement
Developer. Interim storm drain improvements shall be constructed by Plans
Applicant / Developer with the phased construction of roads, mass
grading or other improvements as del'reed by the Development
Agreement and to the satisfaction of the Director of Public Works.
31. Arnold Road Drainage Channel: Applicant/Developer shall improve PW Per
and construct the extension to the Arnold Road Channel per the Santa Development
Rita Property Drainage Master Study and to the satisfaction of the Agreement
Director of Public Works. The work to include the removal of the
"splitter" along the G-1 storm line, removing and filling the existing
detention basin at Arnold Road/Gleason Drive, and the improvements
needed to direct all storm water flow into the Arnold Road Drainage
Channel.
32. Public Utilities: Applicant/Developer shall construct all water, Improvement
reclaimed water, gas, electric, cable TV, communication, sanitary sewer, Plans
and storm drainage improvements as necessary to serve the parcels
shown on the Vesting Tentative Map and future adjacent parcels as
approved by the Director of Public Works and the various Public Utility
agencies.
33. Public Street Lights: The Developer shall install streetlights in the PW Improvement
Digital Drive, Campus Drive, Altamirano Avenue, Iron Horse Parkway Plans
and Arnold Road project frontage. The upgraded streetlights approved
for the Transit Center with the Stage 1-Planned Development Zoning are
to be used. The Applicant/Developer shall prepare a street lighting plan
that demonstrates compliance with City lighting requirements and submit
the plan to the Director of Public Works for approval.
34. Joint Utility Structures: All utility vaults, boxes, and structures shall PW Improvement
be underground and placed in landscape areas embellished and Plans
camouflaged from public view. All utility vaults, boxes, and structures
shall be shown on landscape plans and approved by the Director of
Public Works and Community Development Director prior to
construction.
Overhead Utility Line. The existing overhead utility pole line along the
north side of 1-580 shall be placed underground by the Applicant /
Developer with the construction of Altamirano Avenue in accordance
with the respective utility guidelines and requirements.
PW
Construction
of Altamirano
Avenue
Campus Drive, Arnold Road, Digital Drive, Altamirano Avenue and
Iron Horse Parkway: Applicant/Developer shall landscape all project
street frontage and medians in conformance with the approved exhibits
for the Dublin Transit Center Stage 1-Planned Development Rezoning
and to the satisfaction of the Director of Community Development and
the Director of Public Works. The Applicant / Developer shall maintain
and irrigate all landscaping, sidewalks and street furniture in the public
right way fronting the project including the landscape bulbs. The
maintenance shall include sweeping around the landscape bulbs. The
City of Dublin will maintain and irrigate all landscaping in the street
medians. The Developer shall install separate irrigation water meters for
the landscaped medians and parkway landscaping along the project
Median along Digital Drive between Hacienda Drive and Arnold
Road: Applicant/Developer shall landscape the median in Digital Drive
between Arnold Road and Hacienda Drive to the satisfaction of the
Director of Public Works.
Landscaping Along 1-580 frontage: Applicant / Developer shall
landscape the project frontage along the 1-580 freeway from the edge of
freeway pavement to the northerly Caltrans right of way to the
satisfaction of Director of Public Works and Caltrans. Applicant /
Developer shall enter into an agreement with the City for maintenance
for the landscaping in Caltrans right of way for 20 years. Applicant /
Developer shall process and obtain the necessary approvals from
Caltrans for the : in the Caltrans ri
Sign Intersections: Applicant/Developer shall install all-way
STOP signs at the intersections of Digital Drive/Iron Horse Parkway,
Altamirano Avenue/Arnold Road, and Altamirano Avenue/Campus
Drive and a stop sign on Campus Drive at Dublin Boulevard.
Applicant/Developer shall install interim STOP signs at intersections as
determined by the Director of Public Works.
On Street Parking Restrictions: Applicant/Developer shall designate
no parking areas along Dublin Boulevard and within 30 feet of all
intersections, and designate all other streets adjacent to the Transit
Center for short-term parking (2 and 4 hour) or as directed by the
Director of Public Works.
PW
PW
PW, PL
PW
Per
Development
Agreement
Per
Development
Agreement
Per
Development
Agreement
Improvement
Plans
PW
Improvement
Plans
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41. Bus Service: Applicant/Developer shall cooperate with the LAVTA to PW Improvement EIR
provide convenient access to public transit and to enhance local and Plans
regional mobility through the integration of LAVTA with other public
transit systems. Applicant / Developer shall construct a bus stops and
shelters at the location designated and approved by the LAVTA and the
Director of Public Works. The Applicant/Developer shall pay the cost of
procuring and installing the necessary improvements to meet the
requirements listed.
42. Construction Noise: Applicant/Developer shall submit a Construction PW, PL Grading or EIR
Noise Management Plan that identifies measures to be taken to minimize Encroachment
construction noise on surrounding developed properties to the Permit
satisfaction of the Director of Public Works and Community
Development Director. The Plan shall contain listing of hours of
construction operation, use of mufflers on construction equipment, 15
mph speed limit for construction traffic, identification of haul routes and
identification of noise monitor. Specific noise management measures
shall be included in appropriate contractor specifications.
43. Construction Traffic: Applicant/Developer shall prepare a traffic- PW Grading or
handling plan for construction traffic interface with public traffic on any Encroachment
existing public street. All construction traffic may be subject to specific Permit
routing, as determined by the Director of Public Works, in order to
minimize construction interference with regional non-project traffic
movement.
44. Damage/Repairs: The Developer shall repair all damaged existing PW Building
street, curb, gutter and sidewalk as a result of construction activities to Occupancy
the satisfaction of the Director of Public Works.
45. Construction by Applicant/Developer: All potable and recycled water DSRD, Improvement DSRSD
and wastewater pipelines and facilities shall be constructed by the PW Plans
Applicant/Developer in accordance with all DSRSD master plans,
standards, specifications, and requirements.
a. Prior to issuance of any building permit, complete improvement plans shall be Building DSRSD
submitted to DSRSD that conform to the requirements of the DSRSD Code, Permits
the DSRSD "Standard Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities," and all applicable
DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to each development Improvement DSRSD
project's demand. Layout and sizing of mains shall be in conformance with Plans
DSRSD utility master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing Improvement DSRSD
sanitary sewer system. Pumping of sewage is discouraged and may only be Plans
allowed under extreme circumstances following a 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
specification. DSRSD reserves the right to require payment of present worth
20-year maintenance costs as well as other condition within a separate
agreement with the applicant for any project that requires a pumping station.
10
e. DSRSD policy requires public water and sewer lines to be located in public Improvement DSRSD
streets rather than in off-street locations to the fullest extent possible. If Plans
unavoidable, then public sewer or water easements must be established over
the alignment of each public sewer or water line in an off-street or private
street location to provide access for future maintenance and/or replacement.
i Prior to the approval by the City of a grading permit or a site development Site Plan DSRSD
permit, the locations and widths of all proposed easement dedications for water Review
and sewer lines shall be submitted to and approved by DSRSD.
· All easement dedications for DSRSD facilities shall be by separate instrument Final Map DSRSD
irrevocably offered to DSRSD or by offer of dedication on the Final Map.
i Prior to approval by the City for Recordation, the Final Map shall be submitted Final Map DSRSD
to and approved by DSRSD for easement locations, widths, and restrictions.
Prior to issuance by the City of any building permit, all utility connections fees, Building DSRSD
plan check fees, inspection fees, permit fees, and fees associated with a Permits
wastewater discharge permit shall be paid to DSRSD in accordance with the
rates and scheduled established in the DSRSD Code.
Prior to issuance by the City of any building permit, all improvement plans for Building DSRSD
DSRSD facilities shall be signed by the District Engineer. Each drawing of Permits
improvement plans shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities shown. Prior to the
approval by the District Engineer, the Applicant/Developer shall pay all
required DSRSD fees, provide an engineer's estimate of construction costs for
water and sewer 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. The Applicant/Developer shall allow at
least 15 working days for final improvement drawing review by DSRSD before
signature by the District Engineer.
No sewer or waterline construction shall be permitted unless the proper utility Construction DSRSD
construction permit has been issued by DSRSD. A construction permit will Permits
only be issued after all of the items in this DSRSD Condition have been
satisfied.
The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and indemnify and
defend the same from any litigation, claims, or fines resulting from the
construction and completion of the project.
· The project is located within the District Recycled Water Use Zone (Ord. 280), Final Map DSRSD
which calls for installation of recycled water irrigation systems to allow for
future use of recycled water for approved landscaped irrigation demands.
Recycled water will be available in the future, as described in the DSRSD
Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280,
as may be amended or superseded, is required. The District Engineer must
approve any exemption thereto, in conformance with Ordinance 280.
All irrigation facilities shall be subject to review by the District for compliance Landscape DSRSD
with District and Dept. of Health Services requirements for recycled water Plans
irrigation design. Irrigation plans shall not be approved by the City until
review and approval thereof by the City is confirmed.
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The Applicant/Developer shall coordinate with the District and Alameda
County Fire Department on required fire flows. The present interim water
system is capable if providing a maximum of 3,500 gallons per minute of fire
flow to the site. A future reservoir will be constructed which will allow for a
flow of 4,500 gallons per minute. The Applicant/Developer shall hold the
District harmless over the use of interim water system for fire protection.
Timing of this Approval: The approval of this Tentative Parcel Map PL
will not be effective until such time as the relevant approvals for the
General Plan Amendment, Specific Plan Amendment, Stage 1 Planned
Development zoning are approved by the City Council. The second
reading of the Zoning Ordinance and the effective date of the Ordinance
must have pass in order for this parcel map to have been approved
Improvement DSRSD
Plans
PASSED, APPROVED AND ADOPTED this 22nd day of October, 2002.
AYES:
Cm. Johnson, Musser, Jennings, Fasulkey, and Nassar
NOES:
ABSENT:
ATTEST:
Pla~
G:PA00-013Dub_(revised)PCReso_TPM7892(TVC).doc
12
Attachment A
CITY OF DUBLIN PUBLIC WORKS
STANDARD CONDITIONS OF APPROVAL
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until 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, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a)
All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c)
An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the
landscape and soil erosion and sedimentation control plans shall be submitted to the
Director of Public Works/City Engineer.
d)
Photo mylar and , if available, AutoCAD electronic copies, of the Improvement,
Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps,
if any, which are tied to the City's existing mapping coordinates including all as-built
plans prepared by a registered Civil Engineer.
e)
A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
f)
A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
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Upon acceptance of the improvements and receipt of required submittals, the
performance security may be replaced with a maintenance bond that is 25% of the value
of the performance security. The maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground line
which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the
toe of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then
over lawn or other planted areas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public
storm drain main lines and 12" minimum diameter RCP shall be used for laterals
connecting inlets to main drain line.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
11. Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
12.
In case that the detention basin outlet fails and the basin cannot contain the 100-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
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14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions
of travel above the 100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
All subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of
Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain
overflow corridor to an approved drainage facilities. This corridor shall be design to
prevent flooding of building pads in case the street inlet is obstructed.
Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
No drainage shall be directed over slopes.
The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
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3
27.
The developer shall comply with Alameda County Flood Control District requirements. If
there is a conflict between City and County Flood Control requirements the Director of
Public Works/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as
directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any
building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site
cleanup and control of construction debris shall also be addressed in the SWPPP. The
developer is responsible for complying with the SWPPP. Failure to do so will result in the
issuance of correction notices, citations or a project stop work order. For projects
disturbing less than five (5) acres an erosion control plan shall be submitted with the
grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board. A
copy of the SWPPP shall be kept at the construction site at all times.
31.
Between October I and April 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100%
biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each
bench and along the toe of slope. The developer shall be responsible for providing any
addition slope protection which may be needed to prevent silting of natural water courses
and storm drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan,
33.
Gather all construction debris on daily and place them in a covered dumpster or other
container which is emptied or removed on a weekly basis. A secondary containment
berm shall be constructed around the dumpster. When appropriate, use tarps on the
ground to collect fallen debris or splatters that could contribute to storm water pollution.
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34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid
driving vehicles off paved areas.
35. Broom sweep the sidewalk and public street pavement adjoining the project site on a
daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
37.
Create a contained and covered area on the site for the storage of bags of cement,
paints, flammable, oils, fertilizers, pesticides or any other materials used on the project
site that have the potential for being discharged to the storm drain system. Never clean
machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or
stream. See "Building Maintenance/Remodeling" flyer for more information.
38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover from the site in order to
reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall
be stabilized as soon as possible after completion of grading. No site grading shall occur
between October 15 and April 15 unless detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City Engineer/City Engineer. The project plan shall identify Best
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
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43.
The developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
44.
All washing and/or steam cleaning must be done at an appropriately equipped facility
which drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the
storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary
connections are subject to the review, approval, and conditions of the Dublin-San Ramon
Services District (DSRSD).
45.
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs should be implemented to prevent potential storm water pollution. Implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control
and spill clean-up.
46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
47.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or process area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary connections
are subject to the review, approval, and conditions of the DSRSD.
48.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to
carry pollutants to the storm drain system. Bulk materials stored outdoors may need to
be covered and contained as required by the Director of Public Works/City Engineer/City
Engineer.
49.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers
and pesticides which contribute to runoff pollution.
50.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of litter and debris. If pressure washed, debris must be trapped and
collected to prevent entry to the storm drain system. No cleaning agent may be
discharged to the storm drain. If any cleaning agent or degreaser is used, wash water
shall not discharge to the storm drains; wash waters should be collected and discharged
to the sanitary sewer. Discharges to the sanitary sewer are subject to the review,
approval and conditions of the DSRSD.
51.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, to intercept and pre-treat storm water prior to discharging
to the storm drain system. The design, location, and a maintenance schedule must be
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submitted to the Director of Public Works/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
52.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should
drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer.
Employees must be instructed and signs posted indicating that all washing activities be
conducted in this area. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
54.
Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with
this facility shall discharge to the storm drain system. Wash areas should be limited to
areas that drain to the sanitary sewer collection system, or the wash water collected for
ultimate disposal to the sanitary sewer. This wash area must be covered and designed to
prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the
designated wash area. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
55.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff
from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts
must be routed to prevent drainage flow through the fuel dispensing area. The facility
must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely.
Dispensing equipment must be inspected routinely for proper functioning and leak
prevention.
56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site storm drains must be cleaned at least twice a year; once immediately prior to
the rainy season (October 15) and once in January. Additional cleaning may be required
by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for
the operation and maintenance of the project subject to the review of the Director of
Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
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59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and implement
such measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or recycling area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary connections
are subject to the review, approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
requirements. If no common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm
water measures and the maintenance of all private streets, private utilities, and other
common areas and facilities on the site, including all landscaping. Landscaping shall be
designed with efficient irrigation to reduce runoff and promote surface filtration and
minimize the use of fertilizers and pesticides which can contribute to urban runoff
pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
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69. All public sidewalks must be within City right-of-way or in a pedestrian easement except
as specifically approved by the Director of Public Works/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must
be designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be
present at all times during grading. All engineering plans must be designed and signed
by a Registered Civil Engineer. Plans are subject to the review and approval of the
Director of Public Works, and after his approval, original mylars or photo mylars with three
sets of blue prints must be submitted to the City.
72.
The minimum uniform street gradient shall be 1%. The structure design of the road shall
be subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall
be graded so that there is both horizontal and vertical slope variation where visible from
public areas and the top and bottom of slopes shall be rounded in order to create or
maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level. Commercial
buildings shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required
for their construction. A maintenance and inspection program shall be implemented by
the developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City Engineer/City Engineer.
9
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79.
The soils report for the project shall include recommendations 1) for foundations, decks,
and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks
for structures from top and toes of slopes. Additionally, the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage, erosion,
settlement and seismic activity.
80. The Contractor shall be responsible for acquiring permits required by other agencies.
(Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor,
etc.) must meet and follow all of the City's requirements and policies, including the Urban
Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
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EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing); and a drainage, water
quality, and erosion and sedimentation control plan, for the post-construction period, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/City Engineer. Said plans shall include
detailed design, location, and maintenance criteria, of all erosion and sediment control
measures. The plans shall provide, to the maximum extent practicable, that no increase
in sediment or pollutants from the site will occur. The post-construction plan shall provide
for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. The construction grading/erosion control plan shall be implemented
in place by October 15th and shall be maintained in place until April 15th unless otherwise
allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars
of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommend-ations contained in the soils report shall
be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
88.
A current title report and copies of the recorded deed of all parties having any recorded
title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps
for adjoining properties and easements shall be submitted at the time of the submittal of
the final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to
approval of the Final/Parcel Map. These easements shall allow for vehicular and utility
service access.
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90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City in
a form acceptable to the Director of Public Works/City EngineedCity Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite
each hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of Public
Works/City Engineer/City Engineer and Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site including curb, gutter,
sidewalk, paving, drainage, and work on the existing paving, if necessary, from a
structural or grade continuity standpoint.
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FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval.
The improvements and design shall include street locations, grades, alignments, and
widths, the design of storm drainage facilities inside and outside the Subdivision, grading
of lots, the boundaries of the Tract, and shall show compliance with City standards for
roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to property
lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. All public and private utilities shall be
undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the Director of Public Works/City Engineer/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and specifications.
Inspections that will satisfy final subdivision map requirements shall be arranged with the
Director of Public Works/City Engineer/City Engineer.
102.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee
shall be filed with the City of Dublin. The surety shall be equal to the amount approved by
the City Director of Public Works/City Engineer/City Engineer as necessary to insure
restoration of the site to a stable and erosion resistant state if the project is terminated
prematurely.
103.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the
start of work.
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104.
105.
106.
107.
108.
109.
110.
111.
112.
Street grades shall be designed and built in accordance with the General Plan, unless
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approved by the Director of Public
Works/City Engineer/City Engineer. It shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of improvement/grading
plans. The plans shall show the method for repair of these areas as stated in the
geotechnical investigation.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, the Applicant shall submit details as to how it will be done
and routes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to
review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation
techniques shall be employed to ensure the success of the revegetation. Examples of
enhancements to the revegetation plan include irrigating the young plants, placing top soil
on fill slopes, using special planting techniques such as drilling into fill slopes to allow root
penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
All landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The administration of
the GHAD is to be determined at the Final Map stage.
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113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at
the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are within +
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on
Improvement Plans" and "City of Dublin Improvement Plan Review Check List."
117. All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the
proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to
the City's existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of
Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction
over public improvements prior to execution of the Improvement Agreement.
Improvement plans shall show the existing and proposed improvements along the
adjacent public street and property that relate to the proposed improvements.
122.
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to, and be approved by, the City and affected
agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement.
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MAINTENANCE OF COMMON AREA:
123.
Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements, shall
be the responsibility of the developer during construction stages and until final
improvements are accepted by the City Council and the securities are released (one year
after improvements are accepted). Thereafter, maintenance shall be the responsibility of
a homeowners' association or individual property owners, in accordance with the project
CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.
The 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, to attack, set aside, void, or annul, an
approval of the City of Dublin or its advisory agency, appeal board, or legislative body
concerning a subdivision, which action is brought within the time period provided for in
Section 66499.37 of the Government Code of the State of California. The City of Dublin
shall promptly notify the developer of any claim, action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans
will not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
130. An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
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131.
The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show
proof of it to the City of Dublin, Department of Public Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in the
field. After the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the Director of Public
Works/City Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
134.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or
Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public
Works/City Engineer. The Developer's soils engineer shall determine a preliminary
structural design of the road bed. After rough grading has been completed, the developer
shall have soil tests performed to determine the final design of the road bed. In lieu of
these soil tests, the road may be designed and constructed based on an R-value of 5,
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STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141.
The Developer shall furnish and install street name signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City. The
developer shall furnish and install traffic safety signs in accordance with the standards of
the City of Dublin.
STREETTREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, including tree varieties and
locations, approved by the Planning Director and Director of Public Works. Trees planted
within, or adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will
provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
144.
All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to accommodate
future extension of the interconnect system. The extent of this work shall be determined
by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
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146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements and sized to meet utility company
standards. All utilities to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director
of Public Works/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to each of
the dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer
and at no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and will be
subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping
in accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
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ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
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