HomeMy WebLinkAboutPC Reso 21-08 PLPA-2020-00028 East Ranch.T4
DUBLIN
CALIFORNIA
Community Development Department
Planning Division
MEMORANDUM
DATE: January 4, 2022
TO: PLPA-2020-00028 East Ranch Project File
FROM: Amy Million, Principal Planner
SUBJECT: Planning Commission Resolution No. 21-08
The Planning Application Number PLPA-2020-00068 as stated in Resolution No. 21-08 for the East Ranch project is
incorrect. The correct application number is PLPA-2020-00028.
RESOLUTION NO. 21-08
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE FINDING THE
PROJECT EXEMPT FROM CEQA AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN, AND ADOPT A RESOLUTION
APPROVING A VESTING TENTATIVE TRACT MAP NO. 8563 AND HERITAGE TREE
REMOVAL PERMIT RELATED TO THE EAST RANCH PROJECT
PLPA-2020-00068
(APNS 905-0002-001-01 AND 905-0002-002-00)
WHEREAS, the Applicant, Trumark Homes LLC, proposes to develop a 573-unit
residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two.
acre Public/Semi-Public site reserved for affordable housing located on Croak Road east of Fallon
Road. Requested approvals include a Planned Development Stage 2 Development Plan, Vesting
Tentative Tract Map No. 8563 and Heritage Tree Removal Permit. These planning and
implementing actions are collectively known as the "East Ranch Project" or the "Project;" and
WHEREAS, the 165.5-acre Project site (APN 905-0002-002-00 and 905-0002-001-01) is
located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano
development, straddling the existing Croak Road; and
WHEREAS, a Heritage Tree Removal Permit is required to remove four heritage trees
two coast live oaks, one river she -oak, and one cypress) necessary for the development of the
Project; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin
General Plan Amendment and Specific Plan EIR (1993); 2) the East .Dublin Properties Stage 1
Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village
Supplemental EIR (2005). Collectively, these three environmental review documents are referred
to as the "EDSP EIRs;"
WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support of
Specific Plan Exemption; and
WHEREAS, staff recommends the Project be found exempt from CEQA pursuant to
Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts
residential projects that are consistent with a specific plan for which an EIR has been certified.
The proposed Project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin
Specific Plan land use designations for the project site. The CEQA Analysis in Support of Specific
Plan Exemption prepared for the Project determined that there is no part of the proposed Project
that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA
Reso. No. 21-08, Item 6.1, Adopted 11/09/2021
Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the Project
qualifies for a specific plan exemption and does not require subsequent environmental review or
the preparation of an additional CEQA document (EIR or MND); and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, on November 9, 2021, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the Planning Commission considered 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.
BE IT FURTHER RESOLVED that the Planning Commission recommends that that the
City Council find the project exempt from CEQA pursuant to Government Code Section 65457
and adopt an Ordinance, attached as Exhibit A and incorporated herein by reference, approving
a Planned Development Zoning District and related Stage 2 Development Plan based on findings,
as set forth in Exhibit A.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the Resolution, attached as Exhibit B and incorporated herein by reference,
approving Vesting Tentative Tract Map No. 8563 and a Heritage Tree Removal Permit, based on
the findings and conditions of approval, as set forth in Exhibit B.
PASSED, APPROVED, AND ADOPTED this 9t" day of November 2021 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Dawn Benson, Catheryn Grier, Janine Thalblum
Renata Tyler, Stephen Wright
Planning Commission Chair
ATTEST:
Assistant Community Development Director
Reso. No. 21-08, Item 6.1, Adopted ll/09/2021
Attachment 2
ORDINANCE NO. xx – 21
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN AND CEQA FINDINGS FOR
THE EAST RANCH PROJECT
PLPA 2020-00028
(APNs 905-0002-001-01 and 905-0002-002-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The East Ranch Project site is located in the Fallon Village Project area. Through Ordinance
No. 32-05, the City Council adopted a Stage 1 Planned Development Rezone Amendment
for the Fallon Village Project area which, among other approvals, established the maximum
number of residential units at 3,108 units.
B. The Applicant, Trumark Homes, is requesting a Planned Development Rezoning with related
Stage 2 Development Plan. The proposed Project includes up to 573 residential units, two
public parks with one 5.5-acre park at the northwest corner and one 6.0-acre park south of
the project’s main entry, a 2.0-acre Public/Semi-Public site and 6.6 acres of open space.
Requested land use approvals include Planned Development Rezoning with a Stage 2
Development Plan, Vesting Tentative Tract Map No. 8563, and a Heritage Tree Removal
Permit among other related actions. These planning and implementing actions are
collectively known as the “East Ranch Project” or the “Project.”
C. The 165.5-acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in
eastern Dublin, directly east of the Jordan Ranch development and south of Positano
development, straddling the existing Croak Road.
D. To comply with the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures, the City prepared a CEQA
Analysis in Support of a Specific Plan Exemption (“CEQA Analysis”).
E. Following a public hearing on November 9, 2021, the Planning Commission adopted
Resolution No. 21-xx, recommending approval of the East Ranch Project, which resolution
is incorporated herein by reference and available for review at City Hall during normal
business hours.
F. A Staff Report dated ______, and incorporated herein by reference with all attachments,
described and analyzed the Project, including the Planned Development Rezoning and
related Stage 2 Development Plan, for the City Council.
G. The City Council considered the CEQA Analysis, including the EDSP EIRs, prior related
CEQA Documents, all above referenced reports, recommendations, and testimony prior to
taking action on the Project.
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SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The East Ranch Project (“the Project”) Planned Development zoning meets the purpose
and intent of Chapter 8.32 in that it provides a comprehensive development plan that is
consistent with the General Plan and Eastern Dublin Specific Plan and protects the
integrity and character of the area by creating a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout and design of the site plan. The Project is
planned comprehensively and will follow development standards tailored to the specific
needs of the site. These standards will address issues such as building setbacks,
architecture, landscaping and grading. The proposed community will blend with the
natural features unique to the site through the use of design and planning. The Applicant
proposes residential, park, open space, rural residential, and public/semi-public uses
which are consistent with the land use designations in the Dublin General Plan and the
provisions and regulations for development set forth therein. The Project proposes six
residential neighborhood that are consistent with the use and density of the surrounding
areas, the General Plan and Eastern Dublin Specific Plan. The Applicant will participate
in the development of the necessary utility and circulation infrastructure for this
development in conformance with the Eastern Dublin Specific Plan. The Project will be
designed to address the uniqueness of the Specific Plan area, taking into account the
proximity of the surrounding topography. The clustering of residential units will allow for
continuity of open space area and more effective utilization of the property.
2. Development of the Project under the Planned Development zoning will be harmonious
and compatible with existing and future development in the surrounding area in that the
site will provide a mix of housing types and public amenities for the development. The
Project site is in an area that has similar uses nearby and will tie into the existing street
network.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project will be harmonious and compatible with
existing and potential development in the surrounding area in that the proposed site plan
has taken into account adjacent land uses and will provide a wide range of amenities to
and for the community within the development and the surrounding neighborhoods. The
Project is consistent with the surrounding land uses and has been approved for
residential development in the Stage I Planned Development.
2. The Project site conditions were documented in the EDSP EIRs and CEQA Analysis that
have been prepared, and the environmental impacts that have been identified will be
mitigated to the greatest degree possible. There are no site challenges that were
identified in the EIR, which could not be mitigated, that will present an impediment to
utilization of the site for the intended purposes. The site is a hillside development and
generally slopes from the north east corner to the Croak Road and Central Parkway
intersection. The denser development has been proposed to be in the flatter areas of the
site, while the more conventional single-family homes have been located in areas that
take advantage of the grade and step with the hillside. The grading proposed for the
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Project will take into consideration the hilly terrain and will be designed to avoid excessive
cuts and fills.
3. The Planned Development zoning is consistent with the Eastern Dublin Specific Plan
policies and the City’s Zoning Ordinances enacted for the public health, safety and
welfare. The Project will not adversely affect the health or safety of persons residing or
working in the vicinity or will it be detrimental to public health, safety or welfare. The
Project will comply with all applicable development regulations and standards and will
implement all adopted mitigation measures. Additionally, no noxious odors, hazardous
materials, or excessive noises will be produced. In order to ensure adequate emergency
vehicle access to all portions of the site, access is provided to the site from Croak Road.
4. The Planned Development zoning is consistent with and in conformance with the Dublin
General Plan and Eastern Dublin Specific Plan in that the proposed residential, open
space, park and semi-public uses are consistent with the existing land use designations
for the site.
C. Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. The project is found to be exempt from CEQA pursuant to Government Code section
65457 for residential projects that are consistent with a Specific Plan. Prior CEQA
analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment
and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan
and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR
(2005). Collectively, these three environmental review documents are referred to as the
“EDSP EIRs.” The CEQA Analysis prepared for the Project determined that the proposed
project qualifies for an exemption from CEQA under Government Code Section 65457
and CEQA Guidelines Section 15182(c), which exempts residential projects that are
consistent with a specific plan for which an EIR has been certified. The proposed project
is consistent with the EDSP EIRs and the General Plan and Eastern Dublin Specific Plan
land use designations for the project site. There is no part of the proposed project that
triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA
Guidelines Section 15162 or Public Resources Code Section 21166. Therefore, the
project qualifies for a specific plan exemption and does not require subsequent
environmental review or the preparation of an additional CEQA document.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning
Map is amended to rezone the property described below to a Planned Development Zoning
District:
165.5-acres within APN 905 -0002-002-00 and 905 -0002-001-01 (the “Property”)
A map of the rezoning area is shown below:
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SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 2 Development Plan for the entire 165.5-acre project area, which is
hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance
with Section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan
and is adopted as part of the Planned Development Rezoning for the East Ranch Project (PLPA-
2020-00028).
The Planned Development Zoning District and this Stage 2 Development Plan provides flexibility
to encourage innovative development while ensuring that the goals, policies, and action programs
of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
The Stage 2 Development Plan establishes the location and size of the Public/Semi-Public site,
but does not establish applicable uses, density, or development standards. Future development
of the Public/Semi-Public site is subject to a subsequent Stage 2 Development Plan.
1. Statement of compatibility with the Stage 1 Development Plan. The East Ranch Stage 2
Development Plan is consistent with the Stage 1 Development Plan for the Fallon Village
Project area in that it provides for 573 residential units, two public parks with one 5.5-acre park
at the northwest corner and one 6.0-acre park south of the project’s main entry, a 2.0-acre
Public/Semi-Public site and 6.6 acres of open space, and other related improvements
approved in Ordinance No. 32-05.
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2. Statement of Uses. Permitted, conditional, accessory and temporary uses are allowed as set
forth in the Stage 1 Planned Development for Fallon Village in Ordinance No. 32-05,
incorporated herein by reference (PA-04-040) and the Stage 1 Planned Development Rezone
amendment pertaining to the Public/Semi-Public parcel for Fallon Village in Ordinance No. 05-
21, incorporated herein by reference (PLPA-2020-00054).
3. Stage 2 Site Plan. The Stage 2 Site Plan for East Ranch shall generally be as shown below:
4. Site area, densities. The site area and densities are as follows:
Land Use Neighborhood Maximum
Number of Units Gross Acreage+ Maximum
Density (du/ac)
Single Family
Residential 1 101 30.1 3.4
Single Family
Residential 2 98 23.4 4.2
Single Family
Residential 3 91 19.5 4.7
Single Family
Residential 4 85 16.8 5.1
Single Family
Residential 5 98 17.6 5.6
Medium Density
Residential 6 100 10.4 9.6
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Land Use Neighborhood Maximum
Number of Units Gross Acreage+ Maximum
Density (du/ac)
Rural
Residential/Agricultural - - 19.4 .01-.8
Neighborhood Park - - 11.5 -
Public/Semi-Public - - 2 -
Open Space - - 6.8 -
Total 573 - -
5. Development Regulations.
Single-Family Development Standards
CRITERIA NH 1 NH 2 NH 3 NH 4 NH 5 NH
1, 2, 3, & 5
Product Type
Conventional
SFD
Conventional
SFD
Conventional
SFD
Conventional
SFD
Cluster
SFD
Zero Lot Line
SFD
Typical
Neighborhood
Lot Size (sf) (21) 6500 5225 5000 3960 3360 2500
Nominal Lot
Dimensions
(17)(21) 65' x 100' 55 'x 95' 50 'x 110' 49.5' x 80' 48' x 70' -
Maximum Lot
Coverage (12)
45% Two
Story; 55%
One Story
45% Two
Story; 55%
One Story
45% Two Story;
55% One Story 55% 55% 55%
Maximum
Building Height
(4)(21) 35' 35' 35' 35' 35' 35’
Maximum
Stories 2 2 2 2 2 2
Minimum Front
Yard Setbacks
(1)(2)(15)(16)(20)
Living Area 12' 12' 12' 10'
10' to ROW /8'
to Court
10' to ROW/
4' to PL
Porch 10' 10' 10' 10'
8' to ROW/ 6'
to Court
10' to ROW/
4' to PL
Front-on
Garage 18' 18' 18' 18' 18' 18'(13)
Swing-In
Garage (55' Lots
or Wider) (7) 12' 12' N/A N/A N/A
10' to ROW/
7' to PL
Minimum Side
Yard Setbacks
(1)(2)(4)(9)(10)(16)
Living Area 4' 4' 4' 4' 4' 0’
Garage 5’ 5’ 5’ 4’ 4’ 4’
Porch 4' 4' 4' 4' 4'
0’ one side
4’ other side
Courtyard (5) 0' 0' 0' 0' 0' 0’
Encroachments(3) 2’ 2’ 2’ 2’ 2’ 2’
Minimum Rear
Yard Setbacks
(1)(2)(9)(10)
Living Area
20' avg.; 10'
min (4)
15' avg.; 10'
min (4)
15' avg.; 10' min
(4)
10' avg.; 5' min
(4)
10' avg.; 5' min
(4) 10’
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CRITERIA NH 1 NH 2 NH 3 NH 4 NH 5 NH
1, 2, 3, & 5
Covered Patio 10' 10' 10' 5' 5' 5’
Garage 7.5’ 7.5’ 7.5’ 7.5’ 7.5’ 7.5’
Accessory
Structures (14) (14) (14) (14) (14) (14)
Parking Spaces
Required Per
Home (11)(12)
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
Minimum
Usable Private
Open Space
(SF)
500 S.F with a
min. dimension
of 10 ft. Yard
area may be
provided in
more than one
location within
a lot with a min
of 80 SF yard
or courtyard
area.
400 S.F with a
min. dimension
of 10 ft. Yard
area may be
provided in
more than one
location within
a lot with a min
of 80 SF yard
or courtyard
area.
400 S.F with a
min. dimension
of 10 ft. Yard
area may be
provided in
more than one
location within a
lot with a min of
80 SF yard or
courtyard area.
300 S.F with a
min. dimension
of 10 ft
150 S.F with a
min. dimension
of 5 ft
150 S.F with
a min.
dimension of
5 ft
Multi-Family Development Standards
CRITERIA NH 6
Product Type
Row Townhomes Townhomes w/ Private Yards
Maximum Building Height
(4)(18) 40' 35'
Maximum Stories(6) 3 3
Minimum Setbacks (1) (2)
Building to ROW 6' 10'
Porch to ROW 6' 6'
Living Space to Alley,
Common Driveway, or
Private Street 6' 4'
Porch to Alley, Common
Driveway, or Private Street 4' 4'
Garage Face to Alley
Back of Curb 4' 4'
Minimum Building
Separation
Garage Door to Garage
Door (2-Story/3-Story) 28’/30' 28'/28’
Porch/Balcony to
Porch/Balcony 12' 8'
Front to Front 20' 28'
Side to Side 10' 8'
Parking Spaces Required
Per Home (11) 2 covered 1 guest 2 covered 1 guest
Minimum Usable Private
Open Space (SF)
100 SF patio with a 10' min
dimension or a 50 SF upper level
deck with a 5' min inside dimension
400 SF Yard that includes an 18'x18'
flat area or
150 S.F with a min. dimension of 5
ft(20)
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Notes
(1) Setbacks measured from property line or as otherwise noted. Setbacks to "Court" refer to back of curb.
(2) See following pages for graphic depiction of above standards.
(3) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4'
in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3' flat
and level area is maintained for access around the house.
(4) Subject to Building Code requirements for access.
(5) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence)
(6) The third floor must be stepped back a minimum of 2.5' from front and rear elevation to reduce building mass.
(7) Three car side by side garages and swing in garages are prohibited on lots less than 55' wide. Swing-In Garage may be
utilized on Zero-Lot Line Units
(8) Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to create usable
area are subject to review and approval of the Community Development Director. Retaining walls over 30" in height are
subject to safety criteria as determined by the Building Official.
(9) Where a minimum 5' HOA parcel lies between a lot and an adjacent street, the lot is not considered a corner lot and interior
lot setback standards shall apply.
(10) At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear yard
setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e.: 100'-
90'=10'). In no case will the rear yard setback be reduced to less than 10'.
(11) Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side spots shall be provided.
Tandem spaces may not be utilized to meet the parking requirement.
(12) An Accessory Dwelling Unit (ADU) , is permitted in neighborhoods of lots 5,000 square feet or greater only. Refer to Dublin
Municipal Code for ADU setback and design requirements.
(13) The driveway setback of the Zero Lot Line Product includes shared drive area. Products are not required to provide private
driveway parking for each unit. Guest parking will be provided via street parking.
(14) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40 Accessory Structures and Uses
Regulations
(15) A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be allowed; porch columns
excluded.
(16) Courtyard wall to return to side yard fence or front plane of main residential structure.
(17) Lot width dimensions may vary to provide product diversity within each neighborhood, and atypical lot shapes (i.e. Pie lots)
(18) Elevator overruns, stair coverings, decorative roof elements, and similar structures can exceed the building height limit by a
maximum of 15 percent higher.
(19) Minimum front / corner setback to living and porch may be subject to grading and specific location of top of pad hinge line
(top of slope of graded pad). A minimum flat distance of 2' should be maintained between foundation and top of pad hinge.
(20) Per the Eastern Dublin Specific Plan, 50% of the total Medium Density Market Rate units are required to have 400 SF
private flat yard space, with a minimum dimension of 18'x18'; Once 50% of the total medium density units meet the required
yard requirement, the excess units are exempt from the minimum 400 SF yard requirement, and shall provide a Minimum
150 SF with a minimum dimension of 5'
(21) Typical Lot Size and Nominal Dimensions can be modified during SDR; If the Typical Lot Size is modified to 4000 SF or
above, the neighborhood design must follow 45% Lot Coverage for a Two-Story Product. If the Typical Lot Size is modified
to below 4000 SF, the neighborhood can be designed using the 55% Lot Coverage for all products.
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11
12
13
14
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6. Architectural Standards. The architecture of the development within East Ranch is
characterized by high-quality design homes that promote both visual compatibility and variety.
The architectural standards are organized into two sections: Architectural Components and
Architectural Styles. These standards express desired design character, which in combination
with the Preliminary Landscape Plan, conveys the overall East Ranch agrarian character and
provides a pedestrian friendly community of neighborhoods. These guidelines and the graphic
representations contained herein are for conceptual purposes only. Guidelines with the term
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“shall” are required and to be implemented, and guidelines with the term “should” are highly
recommended.
Architectural Components
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Architectural Styles
The architectural styles of East Ranch draw from the project site’s agrarian setting of the rolling
hills and its relationship to the surrounding area and existing residential neighborhoods. The
following four architectural styles identified for East Ranch are a mixture of traditional and
contemporary styles offering variation, under the Agrarian and California style umbrella, to
create interesting streetscapes:
• Traditional Farmhouse
• Modern Farmhouse
• California Revival
• Contemporary
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7. Preliminary Landscaping Plan. East Ranch emphasis is on getting outdoors and connecting
with nature through the incorporation of neighborhood parks, pocket parks, multi-use trails,
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restful overlooks and meandering footpaths that weave together the neighborhoods which
culminate in a series of public and semi-public outdoor spaces. The landscape character
defines the sense of place as refined yet rustic arcadian California. Materials and elements
such as Mediterranean planting, low stone walls, a variety of fencing (good neighbor, split rail,
view and open space), and rhythmic planting patterns will embellish an agrarian tone.
Basic Design Principles:
The landscape design including the plant palette and design themes, shall be
complimentary to the architecture in each neighborhood, unique to the neighborhood
and also use design themes that tie the entire East Ranch community together.
The streetscape and pathway network will provide recreation opportunity and reinforce
a connection to nature.
The community fencing and wall system will be designed to visually recede into the
setting to the extent possible.
Management of open space and maintenance of common areas will be an integral
component of the landscape system.
Plant material shall be consistent selected appropriately for location and microclimate.
Provide a combination of evergreen, deciduous and flowering trees.
Street trees shall be deciduous to demonstrate the seasons and patterns of nature. The
street trees will be used to define the neighborhoods. Refer to conceptual tree plan
below.
Conceptual Street Tree Plan
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The community is designed around four primary landscape features:
o The Main and Secondary Community Entries. The Main Community Entry is the
formal announcement of arrival to the East Ranch community. The Secondary
Community Entries will be reminiscent of the Primary Entry overall character.
They will be of a smaller scale but consist of similar materials and components.
o The Water Quality Bains. The Water Quality Basins are a prominent feature at
the arrival point to the community. The plant material found within will take on a
mosaic effect that demonstrates the bloom and growth cycles of seasonal
grasses in gentle patterns and large swaths. All plant material found within the
basins shall conform with the Alameda County C.3 Stormwater Technical
guidelines and requirements.
o The Main Spine (Croak Road). The Main Spine of Croak Road connects the
greater East Ranch community with its allee and greenbelt. The northern and
southern parks bookend the community and are connected via this spine.
o Northern and Southern Parks. East Ranch includes two neighborhood parks.
The Northern and Southern Parks are recreation hubs for the East Ranch
community and greater neighborhood. They anchor each end of the main spine
along Croak Road and complete a central green corridor.
Northern Park:
Natural in its look and feel sitting just
south of the riparian corridor, the
Northern Park’s proximity to the
existing open space trail system is
one of its most important features.
The park completes the connection to
Jordan Ranch and Positano
neighborhoods and allows
pedestrians from East Ranch a safe
and easy way to access the greater
Dublin trail network. The northern
edge of the park has a fair amount of
topography will remain natural and
provide a gentle transition to the
existing adjacent area. The more
active areas of the park will include
restrooms, tot lot and toddler play
areas, BBQ area with shade
structures and a fenced dog park with
two separate areas for small and
large dogs with their own respective
entries. The overall park theming will
take cues from the surrounding
architecture of the community and is
geared toward smaller groups, kids,
and families. The following is a
conceptual image of the Northern
Park.
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Southern Park:
The Southern Park serves as a
gateway into the East Ranch
community. Being centrally
located and the open space
anchor to the community, the
programming for this park will
include elements that appeal to a
wide range of ages and mobilities.
Those elements include a large
central green space, perimeter
trail system, basketball court,
pickleball courts, tennis courts,
bocce courts, tot lot and toddler
play areas, picnic areas with
shade structures and restrooms.
The overall look of this open space
area will work to solidify that rural
agrarian character the community
is built upon. The following is a
conceptual image of the Southern
Park.
8. Phasing Plan. The project is to be developed in two phases for the backbone streets and
infrastructure and two phases for the development as shown the phasing plan below.
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9. Inclusionary Zoning Regulations. The Project is subject to the Inclusionary Zoning
Regulations (Chapter 8.68) for the provision of affordable housing as a residential
development of 20 units or more. The City’s Regulations also allow for exceptions commonly
referred to as an “alternative method of compliance.” These exceptions include the payment
of fees in lieu of constructing affordable units, construction of off-site housing projects, land
dedication, etc.
The inclusionary housing requirement is 72 (71.6) units and will be met with:
Construction of 18 moderate income units reasonably dispersed throughout the various
neighborhoods;
Payment of an in-lieu fee for 25 units;
Dedication of the two-acre Public/Semi-Public site for a future affordable housing project;
and
Construction of 50 deed restricted accessory dwelling units affordable to low-income
households.
10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided
in this Stage 2 Development Plan or the Stage 1 Development Plan (Ordinance No. 32-05),
the use, development, improvement and maintenance of the Property shall be governed by
the provision of the Dublin Zoning Ordinance pursuant to 8.32.060C or its successor. The
closest comparable zoning districts are as follows:
R-1 Single Family Residential District for Neighborhoods 1-5
R-M Multi-Family Residential District for Neighborhood 6
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 6. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this ___ day of
_______, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
27
___________________________
City Clerk
Attachment 3
RESOLUTION NO. xx-21
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE TRACT MAP NO. 8563 AND HERITAGE TREE
REMOVAL PERMIT RELATED TO THE EAST RANCH PROJECT
PLPA 2020-00028
(APNS 905-0002-001-01 AND 905-0002-002-00)
WHEREAS, the Applicant, Trumark Homes, LLC, proposes to develop a 573-unit
residential project with six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two-
acre Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road.
Requested approvals include a Planned Development Stage 2 Development Plan, Vesting
Tentative Tract Map No. 8563 and Heritage Tree Removal Permit. These planning and
implementing actions are collectively known as the “East Ranch Project” or the “Project;” and
WHEREAS, the 165.5-acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is
located in eastern Dublin, directly east of the Jordan Ranch development and south of Positano
development, straddling the existing Croak Road; and
WHEREAS, a Heritage Tree Removal Permit is required to remove four heritage trees
(two coast live oaks, one river she-oak, and one cypress) necessary for the development of the
project; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin
General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1
Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village
Supplemental EIR (2005). Collectively, these three environmental review documents are referred
to as the “EDSP EIRs;” and
WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support of
Specific Plan Exemption; and
WHEREAS, staff recommends the Project be found exempt from CEQA pursuant to
Government Code Section 65457 and CEQA Guidelines Section 15182(c), which exempts
residential projects that are consistent with a specific plan for which an EIR has been certified.
The proposed Project is consistent with the EDSP EIRs and the General Plan and Eastern Dublin
Specific Plan land use designations for the Project site. The CEQA Analysis in Support of Specific
Plan Exemption prepared for the Project determined that there is no part of the proposed Project
that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA
Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the Project
qualifies for a specific plan exemption and does not require subsequent environmental review or
the preparation of an additional CEQA document (EIR or MND); and
WHEREAS, following a public hearing on November 9, 2021, the Planning Commission
adopted Resolution No. 21-xx, recommending approval of the East Ranch Project, which
2
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours; and
WHEREAS, a Staff Report dated ______, and incorporated herein by reference, described
and analyzed the Project, including the Planned Development Rezoning and related Stage 2
Development Plan, for the City Council; and
WHEREAS, on _________, the City Council held a duly noticed public hearing on the
Project at which time all interested parties had the opportunity to be heard; and
WHEREAS, following the public hearing, the City Council adopted Ordinance No. XX-21,
finding the Project exempt from CEQA and approving the Planned Development Zoning District
and related Stage 2 Development Plan. The above Ordinance is incorporated herein by reference
and is available for review at City Hall during normal business hours.
WHEREAS, the City Council did hear and use independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby make
the following findings and determinations regarding the proposed Vesting Tentative Tract Map
No. 8563 for the Project:
A. The proposed subdivision map together with the provisions for its design and improvement
is consistent with the general plan and any applicable specific plan because: 1) the
proposed Vesting Tentative Tract Map No. 8563 together with the provisions for the design
and improvements comply with the development standards of the Eastern Dublin Specific
Plan and the Stage 1 and Stage 2 Development Plan.
B. The subdivision site is physically suitable for the type and proposed density of
development because: 1) the Project site is physically suitable for the type and proposed
density of development is consistent with the land use designations of the Eastern Dublin
Specific Plan and the Stage 1 and Stage 2 Development Plan; 2) the proposed
development is consistent with the scale of other developments in the immediate vicinity;
and 3) the Project site The site is a hillside development and generally slopes from the
north east corner to the Croak Road and Central Parkway intersection. The denser
development has been proposed to be in the flatter areas of the site, while the more
conventional single-family homes have been located in areas that take advantage of the
grade and step with the hillside. The grading proposed for the project will take into
consideration the hilly terrain and will be designed to avoid excessive cuts and fills.
C. The tentative tract map is consistent with the intent of applicable subdivision design or
improvements of the tentative tract map are consistent with the city’s general plan and
any applicable specific plan because: 1) the proposed Vesting Tentative Tract Map to
create the parcels is consistent with the development densities of the Eastern Dublin
Specific Plan and the Stage 1 and Stage 2 Development Plan.
3
D. The subdivision design and proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their
habitat because: 1) the proposed Vesting Tentative Tract Map are for the development
of a relatively flat and vacant property which has been disturbed through vegetation
management for years; and 2) pursuant to CEQA Guidelines the City prepared a CEQA
Analysis in Support of Specific Plan Exemption and, therefore, the proposed subdivision
will not result in environmental damage or substantially injure fish or wildlife or their habitat
or cause public health concerns.
E. The design of the subdivision or type of improvements will not cause serious public health
concerns because: 1) the design of the subdivision or type of improvements will not cause
serious public health concerns as it has been conditioned to comply with all building codes
and ordinances in effect at the time of permit issuance; 2) in addition, the City conducted
a review to evaluate the Project’s impacts; and 3) pursuant to CEQA Guidelines the City
prepared a CEQA Analysis in Support of Specific Plan Exemption therefore, the proposed
subdivision will not result in any potential impacts to public.
F. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision; or alternate easements are provided pursuant to Government Code
Section 66474(g) because: 1) the City Engineer has reviewed the Vesting Tentative Tract
Map and title report and has determined that the future proposed buildings will not conflict
with existing or new easements nor with future property lines.
G. The design or improvements of the tentative map are consistent with the city’s general
plan and any applicable specific plan because: 1) the proposed Vesting Tentative Tract
Map together with the provisions for their design and improvements comply with the
development standards of the Stage 1 and Stage 2 Planned Development and the Eastern
Dublin Specific Plan.
H. The subdivision is designed to provide for future passive or natural heating or cooling
opportunities because: 1) the Project would be constructed in accordance with the latest
building code and green building regulations/CalGreen; and 2) landscaping will be
provided throughout the surface parking lot providing natural shading.
I. The tentative tract map, including design and improvement, shall comply with all the
applicable provisions and requirements of the zoning ordinance, the latest municipal
stormwater permit issued to the city by the Regional Water Quality Control Board, this title,
any other ordinance of the city, and the Subdivision Map Act because: 1) the Project is
compliant with the California Regional Water Quality Control Board San Francisco Bay
Region Municipal Regional Stormwater NPDES Permit; 2) the Project would include
bioretention areas and stormwater treatment vaults to ensure consistency with regional
C.3 stormwater treatment; and 3) the Project would include full trash capture devices to
ensure consistency with regional C.10 stormwater treatment requirements.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby
approve Heritage Tree Removal Permit for the East Ranch Project.
4
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby
approve Vesting Tentative Map Tract No. 8563, attached Exhibit A, for the East Ranch Project,
subject to the conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public
Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance,
[F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health, [Z7] Zone 7.
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
General Conditions
1. Approval. This approval is for the East Ranch
Vesting Tentative Map (PLPA-2020-00028). This
approval shall be as generally depicted and indicated
on the Vesting Tentative Map Tract No. 8563
prepared MacKay & Somps, dated September 2021,
attached as Exhibit A and other plans, text, and
diagrams relating to this project, and as specified as
the following Conditions of Approval.
PL Ongoing
2. Compliance. Applicant/Developer shall comply with
the Subdivision Map Act, the City of Dublin
Subdivision and Zoning Ordinances, City of Dublin
Title 7 Public Works Ordinance, which includes the
Grading Ordinance, the City of Dublin Public Works
Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
Public improvements constructed by
Applicant/Developer to be paid in whole or in part out
of public funds and to be dedicated to the City are
hereby identified as “public works” under Labor Code
section 1771. Accordingly, Applicant/Developer, in
constructing such improvements, shall comply with
the Prevailing Wage Law (Labor Code. Sects. 1720
and following).
Various Final Map
Approval or
Grading Permit
3. Hold Harmless/Indemnification.
Applicant/Developer shall defend, indemnify, and
hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or
proceeding against the City of Dublin or its advisory
ADM On-going
5
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
agency, appeal board, Planning Commission, City
Council, Community Development Director, Zoning
Administrator, or any other department, committee,
or agency of the City 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
Applicant/Developer’s duty to so defend, indemnify,
and hold harmless shall be submitted to the City’s
promptly notifying or proceeding and the City’s full
cooperation in the defense of such actions or
proceedings.
4. Clarifications and Changes to the Conditions. In
the event that there needs to be clarification to these
Conditions of Approval, the City Engineer and
Community Development Director have the authority
to clarify the intent without going to a public hearing.
The City Engineer and Community Development
Director 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 of this project.
PL, PW On-going
Planning – Project Specific Conditions
5. Mitigation Monitoring Program. Applicant/
Developer shall comply with CEQA Analysis in
Support of Specific Plan Exemption for East Ranch –
Final Draft dated November 4, 2021, including all
mitigation measures, action programs, and
implementation measures contained in the Eastern
Dublin General Plan Amendments and Specific Plan
EIR, East Dublin Properties SEIR and Fallon Village
SEIR.
Applicant/Developer shall provide to the Planning
Division and Public Works Department a copy of the
mitigation measures maintenance manual and
schedule for reference, including maintenance
procedures and protocols to follow after mitigation
reporting is complete.
PL, PW Approval of
Improvement
Plans and On-
going
6. Dedication of Parcel P to Affordable Housing
Developer. If the proposed land dedication of Parcel
P (Public/Semi Public Parcel) is approved as part of
the Inclusionary Zoning Regulations (Planned
Development Stage 2 Development Plan), the
developer shall provide proof that Parcel P has been
deeded to an affordable housing developer.
PL, PW Approval of
First
Neighborhood
Map
6
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Dublin San Ramon Services District
7. All easement dedications for Dublin San Ramon
Services District (DSRSD) facilities shall be by
separate instrument irrevocably offered to DSRSD or
by offer of dedication on the Final Map. Prior to
approval by the City for recordation, the Final Map
shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
DSRSD Approval of
Final Map
8. Offsite easements for connection to DSRSD water
facilities may be required. The applicant shall be
responsible for acquiring all necessary off-site
easements and constructing necessary off-site water
mains in conformance with all DSRSD requirements.
DSRSD Approval of
Final Map
Public Works - General Conditions
9. Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project
Specific Conditions of Approval below.
PW On-going
10. Street Lighting Maintenance Assessment
District. Applicant/Developer shall request the area
to be annexed into the Dublin Ranch Street Lighting
Maintenance Assessment District or within the City-
wide Lighting Maintenance District (LMD), as
appropriate, and shall provide any exhibits required
for the annexation. In addition, Applicant/Developer
shall pay all administrative costs associated with
processing the annexation
PW First Final Map
11. Geologic Hazard Abatement District (GHAD).
Prior to filing of the first Final Map, the annexation of
the entire project into the Fallon Village Geologic
Hazard Abatement District (GHAD) shall be
completed. The GHAD shall be responsible for
ongoing maintenance of slopes, existing wetlands
(within GHAD jurisdiction), water quality basins,
debris benches, EVA/Maintenance roads, developed
trails, fencing, concrete-lined drainage ditches, storm
drain system improvements (GHAD-owned parcels),
developer constructed retaining walls, subdrains and
subdrain outlets, fuel management on GHAD-owned
parcels. Developer shall be responsible for preparing
and submitting all documents necessary for
annexation into the GHAD, including a petition of
annexation, plan of control, and engineer’s report that
includes annual operating budget for buildout of the
project. The plan of control and engineer’s report
shall be adopted by the GHAD Board setting the
PW/GHAD Prior to First
Final Map
Approval
7
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
annual assessment limit. Assessments shall be
adjusted annually for inflation and supported by the
GHAD Engineer’s Report. Initial assessments
against the property owners shall not be lower than
ultimate assessments at buildout except as adjusted
for inflation. The assessments shall be levied no
sooner than the issuance of building permits. The
assessment shall be levied no later than the first fiscal
year following the issuance of a residential building
permit for each parcel. Developer shall also be
responsible for City’s and GHAD’s administration
costs associated with processing the annexation
12. Covenants, Conditions and Restrictions
(CC&Rs). A Homeowners’ Association (HOA) shall
be formed by recordation of a declaration of
Covenants, Conditions, and Restrictions (CC&Rs) to
govern use and maintenance of the landscape
features within the public right-of-way contained in
the Agreement for Long Term Encroachments along
Croak Road, Central Parkway, interim Croak Road
and interior public streets. Said declaration shall set
forth the HOA 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 stormwater treatment, trash
capture, hydromodification along interim Croak Road,
landscaping and irrigation, decorative pavement,
fences, walls, drainage, lighting, signs and other
related improvements. The CC&Rs for the project
shall also contain funding mechanisms, such as deed
assessments, enforceable by the City to ensure that
the property owners are obligated to pay the costs of
maintenance in the event that the GHAD does not
have sufficient resources to perform its obligations.
The CC&Rs shall also provide provisions that require
the HOA to pay the GHAD’s or City Attorney’s fees in
the event that either enforces the HOA’s obligation to
fund maintenance of the GHAD’s responsibilities
defined in the adopted plan of control. The CC&Rs
shall be reviewed and approved by the City Engineer
and City Attorney to ensure compliance with this
Condition of Approval. The CC&Rs shall also contain
all other items required by these conditions.
Developer shall submit a copy of the CC&R
document to the City for review and approval.
PW First Final Map
13. Maintenance of Interim Improvements within the
Public Right-of-Way. The HOA shall maintain PW Approval of
Interim Croak
8
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
bioretention, including irrigation and landscaping, along
interim Croak Road.
Developer’s maintenance obligation shall cease when
either of the following occurs:
When property owners adjacent to the public
right-of-way along interim Croak Road enter into a
Long Term Encroachment Agreement with the
City to allow the Property Owner’s
Association/Property Managers to maintain the
landscape features within the public right-of-way
(i.e. bioretention, irrigation and landscape, etc.)
along their respective property frontages, the
Developer shall be released of the maintenance
responsibilities of these specific areas, but will
remain responsible for these features within the
public right-of-way along their property frontage.
Interim Croak Road right-of-way south of Dublin
Boulevard is vacated and public improvements
(i.e. bioretention, irrigation and landscape, etc.)
are removed. The Developer shall continue to
maintain required improvements within the public
right-of-way along their property frontage.
Rd
improvement
plans
14. Phased Improvements. Right-of-way dedication
and installation of public improvements may be done
in phases as indicated on the Vesting Tentative Map,
subject to the review and approval of the City
Engineer. With each phased Final Map, the City
Engineer shall identify all improvements necessary to
serve and access the phased lots created. All rights-
of-way and improvements, including utilities and
traffic signal installation and modifications, identified
by the City Engineer for construction within the
boundaries of each phase of the development shall
be required with the Final Map for that phase. In
addition, the City Engineer may require the
Developer to perform off-site grading in order to
conform site grading to the adjacent grade outside of
the phase proposed for development.
PW Final Map
15. Private Street and Common Area Subdivision
Improvements. Common area improvements,
private streets, private alleys and all other subdivision
improvements owned or maintained by the HOA are
subject to review and approval by the City Engineer
prior to Final Map approval and shall be included in
the Tract Improvement Agreement for each
respective tract. Such improvements include, but are
not limited to: curbs and gutters, pavement areas,
sidewalks, access ramps and driveways, enhanced
PW Final Map
9
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
street paving, parking spaces, street lights (wired
underground) and appurtenances, drainage facilities,
utilities, landscape and irrigation facilities, open
space landscaping, stormwater treatment facilities,
striping and signage, and fire hydrants.
Public Works - Agreements
16. Stormwater Management Maintenance
Agreement. The Property Owner and/or HOA shall
enter into an Agreement with the City of Dublin that
guarantees the property owner’s perpetual
maintenance obligation for all stormwater
management measures installed as part of the
project, including those on-site and within the public
right-of-way. The Developer/HOA maintenance
responsibility would be in effect until the GHAD
accepts management and maintenance
responsibilities for
GHAD-maintained improvements as provided in the
adopted Plan of Control. In addition to stormwater
management measures and hydromodification (HM)
facilities, v-ditch and j-ditch maintenance guidelines
shall be included. Locations of mitigation facilities
and existing wetlands shall be included for reference,
as applicable. Said Agreement is required pursuant
to Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2009-
0074. Said permit requires the City to provide
verification and assurance that all treatment devices
will be properly operated and maintained. The
Agreement shall be recorded against the property
and shall run with the land.
PW Approval of
Final Map in
which
stormwater
infrastructure is
associated.
17. Improvement Agreement. Applicant/Developer
shall enter into an Improvement Agreement with the
City for all public improvements including any
required offsite storm drainage or roadway
improvements that are needed to serve the
development, as determined by the City Engineer.
PW Approval of
Appropriate
Improvement
Plans or
Appropriate
Final Map
18. Landscape Features within Public Right-of-Way.
Property Owner shall enter into an “Agreement for
Long Term Encroachment for Landscape Features”
with the City to require the Property Owner to
maintain the landscape and decorative features
within public right-of-way including frontage
landscaping, decorative pavements and special
features (i.e. walls, portals, benches, etc.). The
Agreement shall identify the ownership of the special
features and maintenance responsibilities. Property
PW Grading
Permit/Site
Work Permit or
Encroachment
Permit
Issuance
10
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Owner will be responsible for maintaining the surface
of all decorative pavements including restoration
required as the result of utility repairs.
19. Right of Entry Agreement. Applicant/Developer
shall provide a copy of an executed right of entry
agreement for any work off-site or on adjacent private
property prior to construction of these off-site
improvements. Privately maintained
features/structures located within GHAD parcels will
require right of entry agreement.
PW/GHAD Acceptance of
Improvements
Public Works – Permits and Bonds
20. Encroachment Permit. Applicant/Developer shall
obtain an Encroachment Permit from the Public
Works Department for all construction activity within
the public right-of-way. At the discretion of the City
Engineer, an Encroachment Permit for work
specifically included in an Improvement Agreement
may not be required.
PW Permit
Issuance
21. Grading Permit(s). Applicant/Developer shall obtain
a Grading Permit(s) from the Public Works
Department for all grading.
PW Permit
Issuance
22. Security. Applicant/Developer shall provide faithful
performance and payment securities in accordance
with the improvement agreements(s), approved by
the City Engineer, prior to the execution of the Tract
Improvement Agreement and approval of the Final
Map.
PW Permit
Issuance/Final
Map
23. Permits from Other Agencies.
Applicant/Developer shall obtain all permits and/or
approvals that may be required by other agencies
including, but not limited to:
Army Corps of Engineers
US Fish and Wildlife
Regional Water Quality Control Board
Federal Emergency Management Agency
California Department of Fish and Wildlife
California Dept. of Transportation (Caltrans)
Bay Area Rapid Transit (BART)
Livermore-Amador Valley Transit Authority
(LAVTA)
Tri-Valley-San Joaquin Valley Regional Rail
Authority
Dublin San Ramon Services District (DSRSD)
Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit
Issuance
Public Works – Fees
24. Parkland Dedication or In-Lieu Fees.
Applicant/Developer dedicate parkland or pay in-lieu
PW First Final Map
11
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
fees in the amounts and at the times set forth in City
of Dublin Resolution No. 60-99, or in any resolution
revising these amounts and as implemented by the
Administrative Guidelines adopted by Resolution No.
109-99.
25. Zone 7 Impervious Surface Fees.
Applicant/Developer shall complete a “Zone 7
Impervious Surface Fee Application” and submit an
accompanying exhibit for review by the Public Works
Department for all public and common area
improvements. Fees generated by this application
will be due at approval of Final Map.
PW Appropriate
Final Map
Public Works – Submittals
26. Improvement Plan and Final Map Submittal
Requirements. All submittals of plans shall comply
with the requirements of the “City of Dublin Public
Works Department Improvement Plan Submittal
Requirements,” the “City of Dublin Improvement Plan
Review Check List,” and current Public Works and
industry standards. A complete submittal of
improvement plans shall include all civil
improvements, joint trench, street lighting and on-site
safety lighting, landscape plans, and all associated
documents as required. Applicant/Developer shall
not piecemeal the submittal by submitting various
components separately.
PW Grading Permit
Issuance
27. Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible
for submittals and reviews to obtain the approvals of
all participating non-City agencies, including but not
limited to: the Alameda County Fire Department and
the Dublin San Ramon Services District.
PW Grading/Site
Work and
Encroachment
Permit
Issuance
28. Composite Exhibit. Construction plan set shall
include a Composite Exhibit showing all site
improvements, utilities, landscaping improvements
and trees, etc. to be constructed to ensure that there
are no conflicts among the proposed and existing
improvements.
PW Grading/Site
Work and
Encroachment
Permit
Issuance
29. Geotechnical Report. Applicant/Developer shall
submit a Design Level Geotechnical Report, which
includes street pavement sections, grading, slope
stability, removal of existing geogrid, and additional
information and/or clarifications as determined by the
City Engineer.
PW Grading Permit
Issuance
30. Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership and
Maintenance Exhibit for review and approval by
PL, PW Approval of
Final Map
12
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Planning Division and Public Works Department.
Terms of maintenance are subject to review and
approval by the City Engineer.
31. Building Pads, Slopes and Walls.
Applicant/Developer shall provide the Public Works
Department with a letter from a registered civil
engineer or surveyor stating that the building pads
have been graded to within 0.1 feet of the grades
shown on the approved Grading Plans, and that the
top and toe of banks are at the locations shown on
the approved Grading Plans.
PW Acceptance of
Improvements
32. Approved Plan Files. Applicant/Developer shall
provide the Public Works Department a PDF format
file of approved site plans, including grading,
improvement, landscaping and irrigation, joint trench
and lighting.
PW Grading and
Encroachment
Permit
Issuance
33. Master Files. Applicant/Developer shall provide the
Public Works Department a digital vectorized file of
the “master” files for the project, in a format
acceptable to the City Engineer. Digital raster copies
are not acceptable. The digital vectorized files shall
be in AutoCAD 14 or higher drawing format. All
objects and entities in layers shall 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.
PW Acceptance of
Improvements
34. Environmental Services Files.
Applicant/Developer shall provide to the Public
Works Department in the file format specified in
under the Master Files COA all MRP Provision C.3
stormwater features, trash capture devices,
mitigation measures, wetlands, v-ditches and public
waste containers.
PW Acceptance of
Improvements
35. SB 1383 Compliance Reporting. To comply with SB
1383, Applicant/Developer shall provide to the Public
Works Department records indicating where SB 1383
compliant mulch or compost was applied in the
project, the source and type of product, quantity of
each product, and invoices demonstrating
procurement.
PW Acceptance of
Improvements
Public Works – Final Map, Easements and Access Rights
36. Final Map(s). The Final Maps shall be substantially
in accordance with the Vesting Tentative Map
approved with this application, unless otherwise
modified by these conditions. Multiple Final Maps
may be filed in phases, provided each phase is
PW Final Map
Approval
13
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
consistent with the Vesting 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 no dependent upon future phasing for
infrastructure.
37. Street Names. Street names shall be assigned to
each public/private street pursuant to Dublin
Municipal Code Chapter 7.08. The approved street
names shall be indicated on the Final Map after
approval by the Building Division of the Community
Development Department.
PW Final Map
Approval
38. Monuments. The Final Map shall include the street
monuments to be set in all public and private streets.
PW To be Shown
on Final Map
and Installed
Prior to
Acceptance of
Improvements
39. Dedications. All rights-of-way and easement
dedications required by these conditions or
determined necessary by the City Engineer shall be
shown on the Final Map.
PW Approval of
Final Map
40. Public Service Easements. A Public Service
Easement (PSE) shall be dedicated along the
project’s public street frontages to allow for the proper
placement of public utility vaults, boxes,
appurtenances or similar items behind the back-of-
sidewalk. Private improvements such as fences,
gates or trellises shall not be located within the PSE.
PW Approval of
Final Map
41. Emergency Vehicle Access Easements.
Applicant/Developer shall dedicate Emergency
Vehicle Access Easements (EVAE) over the clear
pavement width of all drive aisles as required by the
Alameda County Fire Department and City Engineer.
PW Approval of
Final Map
42. Abandonment of Easements. Applicant/Developer
shall obtain abandonment from all applicable public
agencies of existing easements and rights-of-way
within the project site that will no longer be used.
Prior to completion of abandonment, the
improvement plans may be approved if the
Applicant/Developer can demonstrate to the
satisfaction of the City Engineer that the
abandonment process has been initiated.
PW Approval of
Final Map
43. Acquisition of Easements. Applicant/Developer
shall be responsible for obtaining all on-site and off-
site easements, and/or obtain rights-of-entry from the
adjacent property owners for any grading or
PW Approval of
Appropriate
Final Map or
Appropriate
14
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
improvements not located on their property.
Applicant/Developer shall prepare all required
documentation for dedication of all easements on-site
and off-site. The easements and/or rights-of-entry
shall be in writing and copies furnished to the Public
Works Department.
Permit
Issuance
44. Approval by Others. Applicant/Developer will be
responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies.
PW Approval of
Final Map
Public Works – Grading
45. Grading Plan. The Grading Plan shall be in
conformance with the recommendation of the
Geotechnical Report, the approved Vesting Tentative
Map and Site Development Review, and the City
design standards and ordinances. In case of conflict
between the soil engineer’s recommendation and the
City ordinances, the City Engineer shall determine
which shall apply.
PW Grading Permit
Issuance
46. Geotechnical Engineer Review and Approval . The
Project Geotechnical Engineer shall be retained to
review all final grading plans and specifications. The
Project Geotechnical Engineer shall approve all
grading plans prior to City approval.
PW Grading Permit
Issuance
47. Bulk Grading. The following bulk and rough grading
shall be performed to the satisfaction of the City
Engineer:
Grading as needed to construct the backbone
roadway improvements
Grading required for all required stormwater
management measures
Grading for individual parcels and neighborhoods
such that no additional earth-moving activities will be
required across completed roadways to complete the
final grading for individual tracts
PW Grading Permit
Issuance
48. Collect Runoff Upstream of Public Right-of-Way.
Runoff shall be collected and conveyed upstream of
public rights-of-way. Upstream runoff shall not drain
across public sidewalks other than in front yards of
private lots to the extent possible.
PW Grading Permit
Issuance
49. Collect Runoff Upstream of Retaining Walls.
Runoff shall be collected and conveyed upstream of
common area retaining walls.
PW Grading Permit
Issuance
50. Tiebacks or Structural Fabric for Retaining Walls.
Tiebacks or structural fabric for retaining walls shall
not cross property lines, or shall be located a
PW Grading Permit
Issuance
15
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
minimum of two feet below the finished grade of the
upper lot.
51. Slope Bank. Slope bank along public streets shall
be no steeper than 3:1 unless otherwise shown on
the Vesting Tentative Map Grading Plan exhibits.
The toe of any slope along public streets shall be one
foot back of walkway. The top of any slope along
public streets shall be three feet back of sidewalk.
Minor exception may be made in the above slope
design criteria to meet unforeseen design constraints
subject to the approval of the City Engineer.
PW Grading Permit
Issuance
52. Grading Off-Haul. The disposal site and haul truck
route for any off-haul dirt materials shall be subject to
the review and approval by the City Engineer prior to
the issuance of a Grading Permit. If
Applicant/Developer does not own the parcel on
which the proposed disposal site is located,
Applicant/Developer shall provide the City with a
Letter of Consent signed by the current owner,
approving the placement of off-haul material on their
parcel. A Grading Plan may be required for the
placement of the off-haul material.
PW Grading Permit
Issuance
53. Erosion Control Plan. A detailed Erosion and
Sediment Control Plan shall be included with the
Grading Plan submittal. The plan shall include
detailed design, location, and maintenance criteria of
all erosion and sedimentation control measures. The
plan shall also address site housekeeping best
management practices.
PW Grading Permit
Issuance
54. Demolition Plan. Applicant/Developer’s Civil Engineer
shall prepare a demolition plan for the project, which
shall be submitted concurrent with the improvement plan
package. The demolition plan shall address the
following:
Pavement demolition, including streetlights and
landscaped median islands
Landscaping and irrigation
Fencing to be removed and fencing to remain
Any items to be saved in place and/or protected,
such as trees, water meters, sewer cleanouts,
drainage inlets or backflow prevention devices.
PW Grading and
Encroachment
Permit
Issuance
Public Works – Storm Drainage and Other Utilities
55. On-site Storm Drain System. Storm drainage for
the 10-year storm event shall be collected on-site and
conveyed through storm drains to the public storm
drain system. The size and location of existing and
PW Grading Permit
Issuance
16
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
proposed storm drains and catch basins shall be
shown on the site plan. The size and location of
public storm drain lines and the points of connection
for the on-site storm drain system shall also be
shown.
56. Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and
beyond that of the 10-year storm event) not collected
in site catch basins, is directed overland so as not to
cause flooding of existing or proposed buildings.
PW Grading Permit
Issuance
57. Storm Drain Easements. Private storm drain
easements and maintenance roads shall be provided
for all private storm drains or ditches that are located
on private property. Applicant/Developer shall be
responsible for the acquisition of all storm drain
easements from off-site property owners which are
required for the connection and maintenance of all
offsite storm drainage improvements.
PW Grading Permit
Issuance
58. Storm Drain Inlet Markers. All public and private
storm drain inlets must be marked with storm drain
markers that read: “No dumping, drains to creek,” and
a note shall be shown on the improvement plans.
The markers may be purchased from the Public Work
Department.
PW Acceptance of
Improvements
59. Fire Hydrants. Fire hydrant locations shall be
approved by the Alameda County Fire Department.
A raised reflector blue traffic marker shall be installed
in the street opposite each hydrant and shown on the
signing and striping plan.
PW Acceptance of
Improvements
60. Dry Utilities. Applicant/Developer shall construct
gas, electric, telephone, cable TV, and
communication improvements within the fronting
streets and as necessary to serve the project and the
future adjacent parcels as approved by the City
Engineer and the various public utility agencies.
PW Certificate of
Occupancy or
Acceptance of
Improvements
61. Dry Utility Locations. All electric, telephone, cable
TV, and communications utilities, shall be placed
underground in accordance with City policies and
ordinances. All utilities shall be located and provided
within public utility easements or public services
easements and sized to meet utility company
standards.
PW Certificate of
Occupancy or
Acceptance of
Improvements
62. Utility Vaults and Boxes. All utility vaults, boxes,
and structures, unless specifically approved
otherwise by the City Engineer, shall be underground
and placed in landscaped areas and screened from
public view. Landscape drawings shall be submitted
PW Certificate of
Occupancy or
Acceptance of
Improvements
17
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
to the City showing the location of all utility vaults,
boxes, and structures and adjacent landscape
features and plantings. The Joint Trench Intent Plans
shall be submitted along with the rough grading
and/or improvement plans.
Public Works – Street Improvements
63. Public Improvements. Public improvements shall
be constructed generally as shown on the Vesting
Tentative Map and Stage 2 Development Plan.
However, the approval of the Vesting Tentative Map
and Stage 2 Development Plan is not an approval of
the specific design of the drainage, traffic circulation,
parking, stormwater treatment, sidewalks and street
improvements.
PW Grading Permit
or
Encroachment
Permit
Issuance
64. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin
Standard Plans, current practices, and design
requirements and as approved by the City Engineer.
PW Grading Permit
or
Encroachment
Permit
Issuance
65. Public Street Slopes. Public streets shall be a
minimum 1% slope with minimum gutter flow of 0.7%
around bulb outs. Private streets and alleys shall be
at minimum 0.5% slope.
PW Grading Permit
or
Encroachment
Permit
Issuance
66. Pavement Structural Sections. Asphalt concrete
pavement sections within the public right-of-way shall
be designed using the Caltrans method for flexible
pavement design (including the asphalt factor of
safety), an assumed R-Value of 5. Final pavement
sections shall be based on the actual R-Value
obtained from pavement subgrade.
PW Grading Permit
or
Encroachment
Permit
Issuance
67. Bus Stops. Applicant/Developer shall construct bus
stops and shelters at the locations designated and
approved by the LAVTA and the City Engineer.
Applicant/Developer shall pay the cost of procuring
and installing these improvements.
PW Improvement
Plan Approval
68. Decorative Pavement. Any decorative
pavers/paving installed within City right-of-way shall
be done to the satisfaction of the City Engineer.
Where decorative paving is installed at signalized
intersections, pre-formed traffic signal loops shall be
put under the decorative pavement. Decorative
pavements shall not interfere with the placement of
traffic control devices, including pavement markings.
All turn lane stripes, stop bars and crosswalks shall
be delineated with concrete bands or colored pavers
to the satisfaction of the City Engineer. Maintenance
PW Grading/Site
Work or
Encroachment
Permit
Issuance
18
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
costs of the decorative paving shall be the
responsibility of the Applicant/Developer or future
property owner.
69. Curb, Gutter and Sidewalk. Applicant/Developer
shall remove and replace any existing damaged,
hazardous, or nonstandard curb, gutter and sidewalk
along the project frontage or boundary. Contact the
Public Works Department to mark the existing curb,
gutter and sidewalk that will need to be removed and
replaced.
PW Grading/Site
Work or
Encroachment
Permit
Issuance
70. Curb Ramps. City standard curb ramps are required
at all intersections. All curb ramps shall include
truncated domes and meet the most current City and
ADA design standards. Curb ramp locations shall be
shown on the plans. Please note that all curb returns
on public streets shall have directional or dual ADA
ramps – one for each crosswalk and oriented to align
parallel with the crosswalk, to the extent feasible to
the satisfaction of the City Engineer.
PW Grading/Site
Work Permit or
Encroachment
Permit
Issuance
71. Visibility Triangle. All improvements within the sight
visibility triangle at all intersections and driveways
(excluding single-family driveways), including but not
limited to walls and landscaping, shall be a maximum
height of 30 inches from the roadway surface
elevation at the nearest lane.
PW Grading/Site
Work or
Encroachment
Permit
Issuance
72. Traffic Signing and Striping. Applicant/Developer
shall install all traffic signage, striping, and pavement
markings as generally shown in the VTM, and stated
in these conditions of approval, to the satisfaction of
the City Engineer. Signing plans shall show street
name and stop signs and any other regulatory
signage appropriate for the project. Striping plans
shall show stop bars, lane lines and channelization
as necessary. Striping plans shall distinguish
between existing striping to be removed and new
striping to be installed. All striping shall be
thermoplastic.
PW Grading/Site
Work or
Encroachment
Permit
Issuance
73. Street Name Signs. Applicant/Developer shall
furnish and install street name signs for the project to
the satisfaction of the City Engineer.
PW Occupancy of
Units or
Acceptance of
Improvements
Public Works – Construction
74. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented
between October 1st and April 30th unless otherwise
allowed in writing by the City Engineer.
Applicant/Developer will be responsible for
PW Start of
Construction
and On-going
19
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
maintaining erosion and sediment control measures
for one year following the City’s acceptance of the
improvements.
75. Archaeological Finds. If archaeological materials
are encountered during construction, construction
within 100 feet of these materials shall be halted until
a professional Archaeologist certified by the Society
of Calif. 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.
PW Start of
Construction
and On-going
76. Construction Activities. Construction activities,
including the idling, maintenance, and warming up of
equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours of
7:30 a.m. and 6:00 p.m. except as otherwise
approved by the City Engineer. Signage shall be
clearly posted indicating that vehicle idling longer
than 30 seconds is prohibited. Extended hours or
Saturday work will be considered by the City
Engineer on a case-by-case basis. Note that the
construction hours of operation within the public right-
of-way are more restrictive.
PW Start of
Construction
and On-going
77. Temporary Fencing. Temporary construction
fencing shall be installed along the construction work
perimeter to separate the construction area from the
public. All construction activities shall be confined
within the fenced area. Construction materials and/or
equipment shall not be operated/stored outside of the
fenced area or within the public right-of-way unless
approved in advance by the City Engineer.
PW Start of
Construction
and On-going
78. Construction Noise Management Plan.
Applicant/Developer shall prepare a construction
noise management plan that identifies measures to
minimize construction noise on surrounding
developed properties. The plan shall include hours of
construction operation, use of mufflers on
construction equipment, speed limit for construction
traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be
provided prior to project construction.
PW Start of
Construction
Implementation
, and On-going
as needed
79. Traffic Control Plan. Closing of any existing
pedestrian pathway and/or sidewalk during
construction shall be implemented through a City-
approved Traffic Control Plan and shall be done with
the goal of minimizing the impact on pedestrian
circulation.
PW Start of
Construction
and On-going
as needed
20
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
80. Construction Traffic Interface Plan.
Applicant/Developer shall prepare a plan for
construction traffic interface with public traffic on any
existing public street. Construction traffic and parking
may be subject to specific requirements by the City
Engineer.
PW Start of
Construction;
Implementation
, and On-going
as needed
81. Pest Control. Applicant/Developer shall be
responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
PW On-going
82. Dust Control Measures. Applicant/Developer shall
be responsible for watering or other dust-palliative
measures to control dust as conditions warrant or as
directed by the City Engineer.
PW Start of
Construction;
Implementation
On-going as
needed
83. Construction Traffic and Parking. All construction-
related parking shall be off-street in an area provided
by the Applicant/Developer. Construction traffic and
parking shall be provided in a manner approved by
the City Engineer.
PW Start of
Construction
and On-going
84. Dust Control/Street Sweeping.
Applicant/Developer shall provide adequate dust
control measures at all times during the grading and
hauling operations. All trucks hauling export and
import materials shall be provided with tarp cover at
all times. Spillage of haul materials and mud-tracking
on the haul routes shall be prevented at all times.
Applicant/Developer shall be responsible for
sweeping of streets within, surrounding and adjacent
to the project if it is determined that the tracking or
accumulation of material on the streets is due to its
construction activities.
PW During Grading
and Site Work
Public Works – Erosion Control and Stormwater Quality
85. Stormwater Treatment. Consistent with Provision
C.3 of the Municipal Regional Stormwater NPDES
Permit (MRP) Order No. R2-2015-0049 and any
subsequent amendments of the applicable MRP
issued thereof the Regional Water Quality Control
Board prior to project approval, Applicant/Developer
shall submit documentation including construction
drawings demonstrating all stormwater treatment
measures and hydromodification requirements as
applicable are met.
PW Grading/Site
Work or
Encroachment
Permit
Issuance
86. Stormwater Treatment Areas. Stormwater
treatment areas shall be located outside of public
utility easements and public service easements.
PW Grading/Site
Work or
Encroachment
Permit
Issuance
21
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
87. Maintenance Access. Applicant/Developer shall
design and construct maintenance access to all
stormwater management measures and mitigation
swales, as appropriate. Many of the facilities are
large and one point of access may not be sufficient.
Maintenance access for equipment and personnel to
overflow risers, cleanouts and other structures is
required. The final number, location, width, and
surfacing of maintenance access points from public
or private streets is subject to the approval of the City
Engineer and GHAD Engineer, as applicable.
PW/GHAD Grading/ Site
Work or
Encroachment
Permit
Issuance
88. Green Stormwater Infrastructure.
Applicant/Developer shall incorporate Green
Infrastructure facilities within the public rights-of-way
of newly constructed or widened streets, subject to
the review of the Public Works Department. Green
Stormwater Infrastructure facilities include, but are
not limited to: infiltration basins, bioretention facilities,
pervious pavements, etc.
PW Grading Permit
or
Encroachment
Permit
Issuance
89. NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City evidence
that a Notice of Intent (NOI) has been sent to the
California State Water Resources Control Board per
the requirements of the NPDES. An electronic copy
of the Storm Water Pollution Prevention Plan
(SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
PW Start of Any
Construction
Activities
90. SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management
Practices (BMPs) appropriate to the project
construction activities. The SWPPP shall include the
erosion and sediment control measures in
accordance with the regulations outlined in the most
current version of the Association of Bay Area
Governments (ABAG) Erosion and Sediment Control
Handbook or State Construction Best Management
Practices Handbook. Applicant/Developer is
responsible for ensuring that all contractors
implement all storm water pollution prevention
measures in the SWPPP.
PW SWPPP to be
Prepared Prior
to Grading
Permit
Issuance;
Implementation
Prior to Start of
Construction
and On-going
as needed
91. Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and
approval by the City Engineer. Approval is subject to
the Applicant/Developer providing the necessary
plans, details, and calculations that demonstrate the
plan complies with the standards issued by the San
Francisco Bay Regional Water Quality Control Board
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
22
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
and Alameda Countywide Clean Water Program.
Landscape Based Stormwater Management
Measures shall be irrigated and meet WELO
requirements.
92. SB 1383 Compliance. To comply with SB 1383
procurement requirements, all mulch and compost
used in stormwater management measures and
general landscape areas shall meet SB 1383
procurement requirements. Specifically, compost
must be produced at a permitted composting facility;
digestate, biosolids, manure and mulch do not qualify
as compost. Eligible mulch must be derived from
organic materials and be produced at a permitted
transfer station, landfill, or composting facility.
Examples of allowed compost include arbor mulch
and composted mulch.
PW Grading/Site
Work or
Encroachment
Permit
Issuance
93. Trash Capture. The project must include
appropriate full trash capture devices for both private
and public improvements. Specific details on the
trash capture devices selected are required on the
construction plan set demonstrating how MRP
Provision C.10 (trash capture) requirements are met.
A list of approved full trash capture devices may be
found at the City’s website at the following web
address:
https://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
Please note that lead time for trash capture device
delivery can be substantial. The applicant/contractor
shall plan accordingly.
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
94. Phased Construction and Stormwater
Management Measures. Required stormwater
treatment, hydromodification management, and trash
capture devices shall be installed concurrent with
construction of the first phase of improvements.
Temporary facilities are not permitted.
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
Public Works – Special Conditions
95. Neighborhood Park on Parcel D: The
Neighborhood Park on Parcel D shall contain a
minimum of 5.5 acres and be shown on the Final Map
as future parkland to be deeded to the City of Dublin
by separate document. The City will not accept the
future parkland parcel until the site is rough graded,
including erosion control measures, and all
associated improvements are completed as generally
shown on Vesting Tentative Map 8563 to the
satisfaction of the City Engineer and Parks &
PW Final Map and
Improvement
Plans
23
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Community Services Director. Required
improvements include, but are not limited to, street
frontage improvements, curb and gutter, utility stubs
to parcel. Neighborhood parkland and improvement
credits to satisfy requirement in full will be provided at
the completion of grading and street improvements or
as specified in a Park Improvements agreement with
the City
96. Neighborhood Park on Parcel O: The
Neighborhood Park on Parcel O shall contain a
minimum of 6.0 acres and be shown on the Final Map
as future parkland to be deeded to the City of Dublin
by separate document. The City will not accept the
future parkland parcel until the site is rough graded,
including erosion control measures, and all
associated improvements are completed as generally
shown on Vesting Tentative Map 8563 to the
satisfaction of the City Engineer and Parks &
Community Services Director. Required
improvements include, but are not limited to, street
frontage improvements, curb and gutter, utility stubs
to parcel. Neighborhood parkland and improvement
credits to satisfy City requirement in full will be
provided at the completion grading and street
improvements or as specified in a Park Improvement
agreement with the City.
PW Final Map and
Improvement
Plans
97. Project Signs. All proposed project monument
signs shall be placed on private property. Signs
should be located outside of any easement areas
unless specifically approved by the City Engineer.
Any signage allowed to be located in an easement is
subject to removal and replacement at the expense
of the Applicant/Developer if required by the
easement holder.
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
98. Solid Waste Requirements. The project must
comply with all requirements in Dublin Municipal
Code Chapter 7.98, including the following
requirements:
Install trash, recycling and organics collection
containers community congregation areas.
Install pet waste disposal stations along pedestrian
trails.
Construct solid waste enclosures at community
congregation areas. A solid waste enclosure
checklist is required to accompany the submission
of enclosure drawings.
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
24
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Install trash, recycling and organics collection
containers along public and private sidewalks.
99. Garbage Truck Access. Applicant/Developer shall
provide plans and details on anticipated garbage
truck access and routes, in addition to example set-
out diagrams for waste carts/bins placement on
garbage day demonstrating adequate space
available for carts/bins. Carts and bins shall not block
street or driveway access.
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
100. Bay Friendly Landscape Design. All publicly owned
landscape (e.g., parks, right-of-way, etc.) shall be
designed and rated to meet Bay Friendly Landscape
standards. Applicant/Developer is encouraged to
design all other landscape areas according to Bay
Friendly Landscape standards.
PW Grading/ Site
Work or
Encroachment
Permit
Issuance
101. Street Restoration. A pavement treatment, such as
slurry seal or grind and overlay, will be required within
the public streets fronting the site as determined by
the Public Works Department. The type and limits of
the pavement treatment shall be determined by the
City Engineer based upon the number and proximity
of trench cuts, extent of frontage and median
improvements, extent of pavement striping and
restriping, excessive wear and tear/damage due to
construction traffic, etc.
PW Certificate of
Occupancy or
Acceptance of
Improvements
102. Overhead Utilities. All new and existing overhead
utilities shall be placed underground.
PW Grading / Site
Work Permit or
Encroachment
Permit
Issuance
103. Hydromodification Management Standards. This
project is subject to hydromodification management
measures. Applicant/Developer shall review the Bay
Area Hydrology Model (BAHM) Review Worksheet
for all projects that must meet Hydromodification
Management Standards. The worksheet is available
on the City’s website at the following webpage:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
PW Grading / Site
Work or
Encroachment
Permit
Issuance
104. Electric-Preferred Construction. To the extent
feasible, Applicant/ Developer shall comply with the
new construction electric-preferred Reach Code.
East Bay Community Energy offers free technical
assistance to the development community and can
be reached through the EBCE contact Beckie Menten
at bmenten@ebce.org or by telephone at (510) 988-
1736.
PW Grading/ Site
Work Permit or
Encroachment
Permit
Issuance and
On-going
25
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Public Works – Project Specific Conditions
105. Park Agreement Execution. The timing of park sites
constructed by the Applicant/Developer shall be
dependent upon Park Agreement executed with the City.
PW First Final Map
106. Park Utilities. Utilities shall be provided to all park
parcels.
PW Improvement
Plan Approval
107. Amenities and Semi-Public Parcels. At a
minimum, utility stubs shall be provided to the
Amenities Parcel, Semi-Public Parcel, and HOA
Parcels, including but not limited to storm drain with
field inlet.
PW Improvement
Plan Approval
108. Positano Biocell #4. Applicant/Developer shall
coordinate with the property owner of Assessor’s
Parcel Number 985-109-1 to the north to complete
construction of the stormwater treatment area at the
Croak Road/S. Terracina Drive intersection (Positano
Biocell #4). Applicant/Developer shall provide a 24-
inch storm drainage connection for the high flow by-
pass at existing Diversion Structure #4 to provide the
ultimate storm drain connection per the Drainage
Master Plan.
PW Encroachment
Permit
Issuance
109. Graded Open Space North of Street V. Grading
and drainage in the open space north of Street V cul-
de-sac shall be such to minimize ponding in the event
of overland release of runoff, to the extent possible.
PW Grading Permit
Issuance
110. Diversion Structure Location. Diversion structures
shall be located outside the public right-of-way in
private or HOA maintained areas to the extent
feasible to the satisfaction of the City Engineer.
PW Improvement
Plan Approval
111. Central Parkway Improvements.
Applicant/Developer shall provide 12-foot-wide
minimum lanes on Central Parkway along all sections
East of Croak Road. Along Central Parkway West of
Croak Road, section of roadway shall match what
was previously installed west of the project site. .
PW Grading / Site
Work or
Encroachment
Permit
Issuance
112. Parcel D Park Frontage at Croak Road. Applicant
shall work with the City to provide a minimum five-
foot separation from the parking to the shared use
path along the park frontage at Parcel D on Croak
Road, if feasible.
PW Grading / Site
Work Permit or
Encroachment
Permit
Issuance
113. Wide Curb Ramps. Applicant/Developer shall
provide wider curb ramps with a minimum width of
eight feet at all intersections along Central Parkway
and Croak Road for the continuation of the shared
use paths along these two streets.
PW Improvement
Plan Approval
114. Traffic Camera. Applicant/Developer shall provide
Econolite camera for video detection at the
PW Improvement
Plan Approval
26
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
westbound Croak Road approach at the Dublin
Boulevard/Croak Road traffic signal.
115. Traffic Signal Fiber Conduit. Applicant/Developer
shall provide traffic signal fiber conduit on Croak
Road for future north-south fiber connection between
Dublin Boulevard and Central Parkway.
PW Improvement
Plan Approval
116. Stone Theme Wall. The stone theme wall at the
intersections along Croak Road will need to comply
with intersection sight distance requirements per
AASHTO for vehicle speeds of 25 mph and corner
sight distance requirements per the Dublin Municipal
Code. Plans shall show sight distance triangles to
the satisfaction of the City Engineer.
PW Grading/ Site
Work Permit
Issuance
117. Existing Sign Replacement. All existing signs
along Croak Road not meeting retro-reflectivity
standards shall be replaced with new signs.
PW Acceptance of
Improvements
118. Flashing Curve Warning Signs.
Applicant/Developer shall provide solar powered
flashing curve warning signs or equivalent warning
signs on off-site Croak Road at appropriate locations
to warn vehicles of the approaching horizontal curves
including but not limited to locations as generally
shown on the VTM and to the satisfaction of the City
Engineer.
PW Improvement
Plan Approval
119. Speed Feedback Signs. Applicant/Developer shall
provide solar powered speed feedback signs at
critical locations on off-site Croak Road including but
not limited to locations as generally shown on the
VTM, and to the satisfaction of the City Engineer.
PW Improvement
Plan Approval
120. Street Lighting. Street light standards and
luminaires shall be designed and installed per
approval of the City Engineer. The maximum voltage
drop for street lights is 5%. Photometric plan shall be
provided for review and approval.
PW Improvement
Plan Approval
121. Barrier. A k-rail barrier shall be provided between
Fallon Road and Interim Croak Road to prevent
vehicles from traveling across the gap between
streets.
PW Improvement
Plan Approval
122. Subdrain Monitoring. Design of subdrains shall
allow for monitoring of subdrain flow from the
Positano development separately from the Croak
Property.
PW/GHAD Grading Permit
Issuance
123. Runoff from Existing MSE Wall.
Applicant/Developer’s Civil Engineer shall evaluate
the potential for erosion at runoff from the existing
mechanically stabilized earth (MSE) retaining wall
adjacent to Parcel H and provide slope protection as
PW/GHAD Grading Permit
Issuance
27
PASSED, APPROVED, AND ADOPTED this ___ day of ________ 2021 by the
following vote:
AYES:
NOES:
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
deemed necessary by the City Engineer and GHAD
Engineer.
124. Slope Stability Adjacent to Existing Fallon Village
and Jordan Ranch. Proposed grading adjacent to
existing Fallon Village and Jordan Ranch projects
shall be in conformance with the recommendations of
the Geotechnical Report. .
PW/GHAD Grading Permit
Issuance
125. CFD Improvements & Maintenance.
Developer shall not object to the initiation of any
Community Facilities District ("CFD"), formed
pursuant to the provisions of California Government
Code Sections 53311 et seq., for the purpose of
financing the maintenance, acquisition, and/or
construction of certain public improvements on the
Property. Developer and City shall be in agreement
with the Rate, Method of Apportionment and Manner
of Collection of Special Tax ("RMA") for public
improvements as it relates to the Property.
Developer shall pay its fair share of administrative
costs incurred by the City associated with the
formation of a CFD. Developer agrees that the
boundaries of any CFD will include, but may not be
limited to, all the Property.
If a CFD for maintenance is not formed, City and
Developer shall work together to establish a
maintenance mechanism for neighborhood streets on
the Property (excluding Croak Road and Central
Parkway) for 20 years after City acceptance.
PW Backbone
Final Map
126. Panorama Pedestrian Connection
Proposed trails to be located on Parcel D of Tract
8100 and Parcel I of Tract 8024 (Assessor’s Parcel
Numbers 985-108-4 and 985-98-8) are located on
GHAD-owned parcels. The Applicant/Developer shall
secure approval from the Fallon Village GHAD for
annexation into the GHAD. Proposed trail located in
Parcel C of Tract 8100 (Assessor’s Parcel Number
985-108-3) is located on a privately-owned parcel.
The City of Dublin will work in cooperation with the
Applicant/Developer in their good faith efforts to
obtain rights of entry from property owner.
PW/GHAD Grading Permit
Issuance
28
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
VESTING TENTATIVE MAP TRACT 8563 EAST RANCH (CROAK PROPERTY) CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA SEPTEMBER 2021
PARCEL PROPOSED OWNER MAINTAINED BY PROPOSED USE PARCELA HOA HOA IANDSCAPING/UTILmES/OVERIAND RELEASE PARCELB HOA HOA LANDSCAPING/DRAINAGE -.. M.
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CITYOFDUBUN NEIGHBORHOOD PARI: (PUBLIC} GHAD OPENSPACE{AVOIDEDWETlANDS) HOA-LANDSCAPE" WATER QUALITY FAOUTY GHAD-SLOPESTABILITY .. HOA-LANDSCAPE• WATER QUALITY FAOUTY GHAD-SLOPESTABILITY0 HOA-LANDSCAPE 0, HM FAOUTY WATER QUALITY FAOUTY/ HM FACILITY GHAD-SLOPESTABILITY"0 HOA OPENSPACE{PRESERVEDWETlANDS) HOA LANDSCAPING GHAD RURALRESIDENTIAI/AGRICULTIIRE,EVAE,SDE �i);/
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HOA HOA LANDSCAPING/POO:ETPAAK(PUBLICACCESS ESMT) CITYOFDUBUN NEIGHBORHOODPARK(PUBUC) TAUMARK SEMI-PUBLIC HOA-LANDSCAPE" GHAD GHAD-SLOPESTA8ILITY00 WATER QUAUTl FAOLITY/OPEN SPACE HOA HOA PRIVATE COMMON SPACE HOA HOA LANDSCAPING GHAD GHAD EVAE/SDE HOA HOA PRIVATE HOA HOA PRIVATE� HOA HOA HOA-LANDSCAPE" GHAD GHAD-SLOPESTABILITY00 LANDSCAPING/WATEAQUAUTY TRUMA.RK TRUMARK FUTURE RESIDENTIAL HOA HOA LANDSCAPING HOA-LANDSCAPE" GHAO GHAD-SLOPESTABILITY"" WATER QUALITY FAOLITY HOA HOA LANDSCAPING SINGLE FAMILY DETACHED I.On AIRSPACE CONDOMINIUM PURPOSES
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'HOA MAINTENANCE RESPONSIBILITY WILL Be FOR LANDSCAPE, IRRIGA.TION, ANO GAR&\Ge REMOVAi..
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LOCATION MAP
LEGEND NOT TOSCAI..E
EXISTING I BY OlHERS PROPOSED -----------BOUNDARY I.NE ------PARCELUNE
------.,,,,.,.,..,.., . .,
-------@---□-------·®a·-TREATED STORM DRAIN , w.NHOLE ANODRAINAGelNLET OPENSPACEANDHIGH FLOWBYPASS STORMDRAIN II FELD INLET
WATERLNE{RECLAIMED) -----0-----SANITARYSEWERANDMANHClt.E
Q • FIRE HYDRAtfT 2:1SLOPEUtl.ESSOllERWISE ""'"' RETAININGWALL CONCRETEDITQ-1 -DIRECTION OF STORM WATER OVERI..AHD "'-""'
AC AGG BIG BNDY BfW GIL D� DW. DMA DSRSD ESMT EYAE EVA EX F/C FF FG Fl GB GHAO HM HP
ABBREVIATION
ACRES HOA AGGREGATE LP BACK OF CURB us BOUNDARY MAit<\ BACK OF SIDEWALK MH CENTERLINE p DIAMETER PAE DIVERSION STRUCTURE p� DRAINAGE MANAGEMENT PSE AREA PUE DUBLIN SAN RAMON SERVICES "" DISlRICT .,,, EASEMENT SD SDE EMERGE!iCY VEHICLE ACCESS SDO EASEMENT ss EMERGENCY VEHICLE ACCESS SSE EXISTING SW FACE OF CURB SN/ FINISHED FLOOR swa FINISH GRADE TC FIELD INLET w GRADE BREAK WlE GEOLOGIC HAZARD ABATEMENT DISTRICT HYDROMODIFICATION HIGHPOINT
""GI-Wl MANTE NANCE RESPONSIBUTYWIU.BE FORSI..OPE STABILITY, FIREw.JNTENANCE RDIID, CONCRETE DIWNAGE DITQ-1, FlNCTIOtW. REPAIR ';!.k�WATEROIJAUTY FACILITY,ANOWEEDABATEMENT FOR FIRE SUPPRESSION. THE PROJECT WOULD BE ANNEXED INTO THE FAl.LONVl.lAGE
HOMEOWNERS' ASSOCIATION LOW POINT LANDSCAPE MAINTENANCE MANHOLE PAD GRADE PRIVATE ACCESS EASEMENT PROPERTY LINE PUBLIC SERVICE EASEMENT PUBLIC lJTIUTY EASEMENT WATER LINE (RECLAIMED) RIGHT OF WAY STORM DRAIN STORM DRAIN EASEMENT OPEN SPACE STORM DRAIN SANITARY SEWER SANITARY SEWER EASEMENT SIDEWALK SIDEWALK STORM WATER QUALITY TOP OF CURB WATER LINE (DOMESTIC) WATER LINE EASEMENT
TENTATIVE MAP NOTES: APPLICANT: CROAK PROPERTIES LP 1262GABRIELCT SAN LEANOROCA 94STT-6821 TRUMARK COMMUNITIES 3001BISHOP DRIVESUITE 100 SAN RAMON, CA 94583 CONTACT: PAMELA NIETING MA.CKAY&SOMPS 5142 FRANKLIN DR. SUITE B PLEASANTON, CA 94588-3355 CONTACT: MARKMcCl£l..LANI COLETTE L 'HEUREUX ""'""""" GEOTECHNICA.l CONSULTANTS; BERLOGA.R STEVENS&ASSOCIA.TES 5587SUNOI.BLVD Pl.EASA.NTON.CA.94566 CONTACT: FRANK BERLOGAA/ NICK CARDANINI
(925)"4-0220 AREA SUBJECT TO INUNOATION: PER FEMA ARM PANEL 06001C0329G. SITE IS IN ZONE X. AREAS SUBJECT TO MINIMAL FLOOD HAZARD. SUBOIVIDEDAREA: 165:tACRES ASSESSOR'S PARCEL NUMBER: 905-<XXl2-002,-00, 905-<XXl2-001-01 WATER/SEWER SYSTEM: TO BE INSTALLED IN CONFORMANCE'NITH DUBLIN SAN RAMON SERVICES DISTRICT(DSRSO) STANDARDS.
TELEPHONE:
CABLe·
TO BE INSTALLED IN CONFORMANCE 'NITH STANDARDS OF PACIFIC GAS AND ELECTRIC CO. TO BE INSTALLED IN CONFORMANCE'NITH STANDARDS OF AT&T. TO BE INSTALLED IN CONFORMANCE'NITH STANDARDS OF COMCAST
"· 18. EXISTING ZONING:
EXISTING LAND USE: PROPOSED LAND USES:
VICINITY MAP
INDEX OF SHEETS SHEET NUW!ER SHEET TITLE
SITE PLAN ANDPRELlllltwlYUTILITYPLAN SITE PLAN ANDPRELlllltwlYUTILITYPLAN SITE PLAN ANDPRELlllltwlYUTILITYPLAN SITE PLAN ANDPRELIMl�RYUTILITYPLAN SITE PLAN ANDPRELIMl�RYUTILITYPLAN SITE PLAN ANDPRELllll�YUTILITYPLAN GAADING INDEXANDSECTIONS GAADING SECTIONSAIIOOETAILS PRELIIIIIWIY GAADIMI Pl.AN PRELIIIIIWIY GAADINJ Pl.AN PRELIIIIIWIYGAADINJPLAN PRELIIIIIWIYGIWIING PLAN PRELIIIIIWIY GAADING Pl.AN PRELIIIIIWIY GAADIMI Pl.AN
FIRE AC<:ESS ANDHYDA ANT LOCATION PLAN 19 OVEAAU.UTJLlTYPLAN 20 INTERIM UTILITY PLAN
22 RDt.NlABDUT DE TAILS 23 ROI.NlABDUT DE TAILS CfNTIW...PKWY.CIIOAKRD.CONM:CTION DETAILS POSITAIIOCROAKRDCONNECTION PI.NI
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27 INTERIII CIIDAKflOAOIIIPADVEilENTS(STA 1+00-24+50) 28 INTERIII CROAKflOAOIIIPFIO\IEilENTS(STA 24+50·43+00J 29 INTERIII CAOA.KflOAOIIIPFIO\IEilENTS(STA 43+00-6�)
,._, SS-3
INTERIM CIIDAKflOAOIMPFIO\IEilENTS(STA 59 +00-68+87) CIIOAKRtwlSIGNlHCIAIIDSTRIPIHCI CIIOAKAtwlSIGNINGAIIDSTAIPING CIIOAKAtwlSIGNIMIANOSTAIPING FALLON RDTRAFFIC SIGIW...IIODANOPRELIII SIGNINGAIIO STRIPING
PER CITY OF DUBLIN STANDARDS ANO P.D.APPROVALS STREETS TO BE PUBLIC. Al..l.EYWAYS WITI-IIN THE MEDIUM DENSITY SITE ANO MOTORCOURTS INTENOEO TO BE PRIVATE. PREZONED PO-LOW DENSITY RESIDENTIAL, PD-MEDIUM DENSITY RESIDENTlAI., PO-RURAL RESIDENTIAL/AGRICULTURE, PO-NEIGHBORHOOD PARK, PD-OPEN SPACE, PD SEMI-PUBLIC RURAL RESIDENTIAl/AGRICUL TURE SINGLE F.AJr1Il Y RESIDENTIAL • 473 LOTS, Ml.It.TI -FAMILY RESIDENTIAL. 100 CONOOMINIUMS, NEICHIORHOOD PARK. SEMl.f>UBLIC, OPEN SP-'CE, RURAL RESIDENTIAl/AGRICUL TI/RE CONTOUR INTERVAL IS 1 FOOT. THE ELEVATION DATUM IS BASEO ON ALAMEOA COUNTY BENCHtMRKS. TOPOGRAPHIC INFORMATION SHOWN IS BASED ON AERIAL FLIGHT DONE ON OCTOBER 30, 2019 BY GEOMAPS. UNLESS OTHERWISE SPECIFICAI..L Y STATED IN THE CONDITIONS OF APPROVAL, LOCAL AGENCY APPROVAL OF THIS MAP SHALL CONSTITIITE AN EXPRESSED FINDING THAT THE PROPOSED DIVISION AND DEVELOPMENT OF THE PROPERTY WIU. NOT REASONABl. Y INTERFERE Will-I THE FREE N,ID COMPLETE EXERCISE OF OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(a)(3)(A)(i). UTILITY SIZES ANO LOCATION, STREET GRADES ANO LOT DIMENSIONS ARE PRELIMINARY ANO SUBJECT TO FINAL ENGINEERING DESIGN ANO HOUSE PLOTTING BUILDING SETBACKS A.RE ESTABLISHED BY STAGE 2 PD. SITE DEVELOPMENT STANDARDS FOR TI-IE PROJECT ESTABLISHED BYSTAGE 2PD. ALL SEWER AND WATER MA.INS ARE 8" UNLESS NOTED. ALL STORM DRAINS ARE 24" OR LESS UNLESS NOTED OR AS DETERMINED BY FINAL ENGINEERING DESIGN. TI-IE APPLICANT RESERVES THE OPTION TO PHASE THE MAPPING ANO CONSTRUCTION OF TI-IIS PROJECT IN VARIOUS COMBINATIONS OF FINAL MAPSITRACT DEVELOPMENT AGREEMENTSANDIOR IMPROVEMENT PLANS/IMPROVEMENT AGREEMENTS. A1..L AS APPROVED BY THE DIRECTOR OF PUBLIC WORKS IT IS TI-IE INTENT OF TI-IE DEVELOPER TO FILE AIRSPACE CONOOMINIUM Pl.ANS FOR TI-IE CONOOMINIUM UNITS AFTER TI-IE FINAL MAP APPROVAL. LOTS 536-546AND PARCEL R ANO U MAY BE SUBDMDED BY FUTIIRE FINAL MAP INTO MULTIPLE PARCELS CONSISTENT WITH THE CONOOMINIUM BUILDING LAYOUT DETERMINED DURING THE SITE DEVELOPMENT REVIEW (SOR) PROCESS. TOTAL NUMBER OF CONDOMINIUMS NOTTO EXCEED 100 UNITS. PROJECT INTENDS TO ANNEX INTO THE EXISTING FALLON VILLAGE GEOLOGICAL HAZARD ABATEMENT DISTRICT. SEE TABLE A.BOVE FOR PARCELS PROPOSED TO BE GHA.OOWNEDANO MAINTAINED. GHA.O MAINTENANCE TO BE FUNDED BY GHAD ASSESS'-ENTS ON ANNEXED PROPERTIES.
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Attachment 4