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10-13-2015 - Agenda PacketPlanning Commission Regular Meeting City of Dublin October 13, 2015 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – September 22, 2015 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2015-00036 Natural Stone Conditional Use Permit application to create an Equipment and Materials Storage Yard at 6591 Sierra Lane 8.2 PLPA 2012-00013 – Schaefer Ranch General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8136 to create 19 single-family lots, and a CEQA Addendum 8.3 PLPA-2015-00017 Trumark/Regional Street Site Development Review, Vesting Tentative Map, and Conditional Use Permit for a new residential project 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rul es and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours pri or to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Depart ment. (OVER FOR PROCEDURE SUMMARY) G���OF DU��2 �9��� ��� STAFF REPORT �� az PLANNING COMMISSION �� � � �'�LIFOR��// DATE: October 13, 2015 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2015-00036 Natural Stone Conditional Use Permit application to create an Equipment and Materials Storage Yard at 6591 Sierra Lane Report prepared by: Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit to create an 11,600 square foot Equipment and Materials Storage Yard on the northwest corner of the site. The yard will be enclosed by an 8-foot wall where materials and equipment for the business (Natural Stone) will be stored. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit to create an Equipment and Materials Storage Yard at 6591 Sierra Lane. �--- �� S� ��s�- � ,�� Submitted By Revi ed By Principal Planner Assistant Community Development Director COPIES TO: Applicant File ' ITEM NO.: Page 1 of 5 DESCRIPTION: The Project site is located at 6591 Sierra Lane. The site has a General Plan designation of Business Park/Industrial and is zoned M-1 (Light Industrial). The site is approximately 1.86 acres in size and has an existing 30,740 square foot; single-story light industrial building that is currently occupied by Natural Stone, a supplier of decorative stone slabs and tiles used in residential and commercial construction. The Applicant is proposing to install a new fence to create a secure outdoor area for the short-term storage of materials. The property location is as shown in Figure 1. Figure 1: Project Site ��� � y. a �� �_ � � � , � m ����i ��; ,� s,� � , �� �� o • . . � .� ,� Access to the site is provided from existing driveways and sidewalks on Sierra Lane. Adjacent and nearby uses include light industrial, warehousing and indoor recreation uses to the north, west, and east, and townhome-style residences across Sierra Lane to the south. The Applicant is David Hopkins of Hopkins & Wall Architects on behalf of the property owner, Global Logistics Properties. Natural Stone, the tenant, occupies the entire building and will be the ones who utilize the outdoor storage area. The Dublin Zoning Ordinance classifies the Applicant's wholesale business as Warehousing and Distribution, which is a permitted use; however, the establishment of an Equipment and Materials Storage Yard requires a Conditional Use Permit. The storage yard will be screened by an 8-foot high fence constructed with architectural metal panels that ties into the northwest corner of the building and wraps around the property line at the rear of the property. The proposed site plan is included as Exhibit A to Attachment 1. ANALYSIS: Conditional Use Permit A Conditional Use Permit enables the City to place Conditions of Approval on a project to ensure that the operating characteristics are compatible with surrounding uses (Attachment 1). The proposed Project has been reviewed for issues related to operating characteristics and 2 of 5 parking. Conditions of Approval have been placed on the Project, where appropriate, to ensure compatibility with the surrounding light industrial, commercial, and residential uses. Equipment and Materials Storage Yard The Applicant is proposing to operate an 11,600 square foot Equipment and Materials Storage Yard that will be connected to the existing 30,740 square foot warehouse building. The most common item being stored in the yard will be various stone slabs and tiles, but bins of other palletized products may also be kept within the yard. The hours of operation for the business are Monday through Friday from 8:00 a.m. to 5:30 p.m., and Saturdays from 9:00 a.m. to 4:00 p.m. Condition of Approval No. 13 notes that the outdoor storage yard can only be open those hours that the main business is open. Condition of Approval No. 14 notes that the yard shall be accessible to employees only and not customers. Condition of Approval No. 15 will ensure that materials will not be stacked so they are visible above the walls of the yard. Furthermore, Section 8.28.020.B.3b of the Dublin Zoning Ordinance prohibits the stacking of materials above 6-feet high inside open areas used for storage. Condition of Approval No. 16 states that no materials, boxes, pallets, or other items can be placed outside of the Storage Yard or in any other location that is visible from public view or from adjacent properties. , � �,,. ��,� wfi7 The fence material used to create the Equipment and � LL� ' Materials Storage Yard is proposed to be AEP Span s � architectural metal panels. The details of the fence are shown in Exhibit A to Attachment 1. An example �� � �� �„. � '�� of the reverse box rib style of the metal panel is �s� � ,������ shown in the image to the right. The fence at the � ' �� project site will be painted to match the existing �� ���.�������� building. The proposed fence is subject to a Site �� �� ��� Development Review Waiver, which is a Staff-level `�;-ft review. Staff intends to approved the Site ''� Development Review Waiver if the Planning Commission approves the Conditional Use Permit to allow the establishment of the Equipment and Material Storage Yard. Parkinq The City of Dublin Zoning Ordinance contains parking standards by use type (Section 8.76.080). The site has a total of 53 parking spaces outside the proposed Equipment and Materials Storage Yard area, and therefore an adequate number of parking spaces exist to meet the City's parking standards, as shown in the table below: Use T e Square Foota e Parkin Standard Parkin S aces Re 'd E ui ment/Materials Yard 11,600 1 er 10,000 SF 1 Warehouse/Showroom 22,972 1 er 1,000 SF 23 Office 7,768 1 er 300 SF 26 Total Number of Parkin S aces Re uired 50 Total Provided 53 Sur lus Spaces 3 3of5 CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project site is designated Business Park/Industrial in the General Plan, and is located in an M-1 (Light Industrial) Zoning District. Equipment and Materials Storage Yards are allowed in the M-1 Zoning District subject to approval of a Conditional Use Permit by the Planning Commission. The Project, as conditioned, is consistent with the General Plan and M-1 Zoning District. REVIEW BY APPLICABLE DEPARTMENTS AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the Project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments have been included in the attached Resolution (Attachment 1). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report has been posted to the City's website and provided to the Applicant. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Project be found Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15332, In-Fill Development. The Project consists of a Conditional Use Permit for the construction of an 8-foot wall surrounding an Equipment and Materials Storage Yard on a parcel that is developed for light industrial uses. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit to create an Equipment and Materials Storage Yard at 6591 Sierra Lane, with the Project Plans included as Exhibit A. 4 of 5 GENERAL INFORMATION: APPLICANT: David Hopkins, Architect, 7901 Stoneridge Drive #550, Pleasanton, CA 94588 PROPERTY OWNER: Joe DePaoli/Jim Van Sickle, Global Logistics Properties, 1350 Treat Blvd. #210, Walnut Creek, CA 94597 LOCATION: 6591 Sierra Lane ASSESSORS PARCEL NUMBERS: 941-0205-019-00 GENERAL PLAN LAND USE DESIGNATION: Business Park/Industrial ZONING: M-1 (Light Industrial) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North M-1 Business Park/Industrial Light Industrial/Warehouse South pp Retail Office and Automotive Light Industrial/Warehouse Mixed Use Residential Townhomes East M-1 Business Park/Industrial Light Industrial/V1/arehouse West M-1 Business Park/Industrial Light Industrial/V1/arehouse 5 of 5 RESOLUTION NO. 15-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ��� APPROVING A CONDITIONAL USE PERMIT TO CREATE AN EQUIPMENT AND MATERIALS STORAGE YARD AT 6591 SIERRA LANE (APN 941-0205-019-00) PLPA-2015-00036 WHEREAS, the Applicant has requested approval of a Conditional Use Permit to create an 11,600 square foot Equipment and Materials Storage Yard on the northwest corner of the site. The yard will include the construction of an 8-foot wall surrounding an area where materials and equipment for the business (Natural Stone) will be stored; and WHEREAS, the Project is located in an M-1 (Light Industrial) Zoning District; and WHEREAS, an Equipment and Materials Storage Yard is permitted in the M-1 (Light Industrial) Zoning District subject to approval of a Conditional Use Permit by the Planning Commission; and WHEREAS, in accordance with Section 8.104.030 of the Dublin Municipal Code, the construction of walls in the M-1 (Light Industrial) Zoning District is subject to approval of a Site Development Review Waiver; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts; and WHEREAS, the Project is exempt from the California Environmental Quality Act (CEQA) in accordance with CEQA Guidelines Section 15332, In-Fill Development; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit; and WHEREAS, the Planning Commission held a properly noticed public hearing on said application on October 13, 2015 at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: ATTACHMENT 1 A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the Project is located on a parcel that is developed for light industrial uses; 2) the Project site is accessible from existing driveways on Sierra Lane; and 3) the Project site is surrounded by existing light industrial and commercial uses. B. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the Project will conform to all applicable regulations contained in the Dublin Zoning Ordinance; and 2) Conditions of Approval have been applied to the Project to ensure on-going compatibility with the Project's surroundings. C. It will not be injurious to property or improvements in the neighborhood in that: 1) the Equipment and Materials Storage Yard will be fully screened from public view behind an 8-foot wall; 2) a Condition of Approval has been placed on the Project prohibiting any materials from being stacked so that they are visible above the wall of the Storage Yard or placed outside of the Storage Yard or in any location where they may be visible; and 3) the Project is surrounded by existing light industrial and commercial uses. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) vehicular access to the site is available from existing driveways on Sierra Lane; 2) the Project frontage is fully improved with a sidewalk that provides pedestrian access to the Project; and 3) the Project will be served by existing public utilities and services. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that.• 1) the Project is located on a parcel that is developed for light industrial uses and is accessible to vehicles and pedestrians from existing driveways on Sierra Lane; 2) a Condition of Approval has been placed on the Project limiting the Equipment and Materials Storage Yard hours of operation to between 6:00 a.m. and 5:30 p.m. Monday through Friday; and 9:00 a.m. to 4:00 p.m. on Saturday; 3) a Condition of Approval has been placed on the Project prohibiting any materials from being stacked so that they are visible above the wall of the Storage Yard or placed outside of the Storage Yard or in any location where they may be visible; and 4) all required parking will be provided on the Project site. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: 1) the Project is located within an M-1 (Light Industrial) Zoning District, in which Equipment and Materials Storage Yards are conditionally permitted; 2) the Project is located on a parcel that is developed for light industrial uses; and 3) all required parking will be provided on the Project site. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the Project site has a General Plan designation of Business Park/Industrial; 2) the Project would be located on a parcel that is developed for light industrial uses; and 3) an Equipment and Materials Storage Yard is consistent with the General Plan designation of Business Park/Industrial. 2of6 BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit for the operation of an Equipment and Materials Storage Yard as shown on the project plans dated received by the Planning Division on October 1, 2015, and in the written statement date stamped received by the Planning Division on September 3, 2015 and incorporated by reference, subject to the following Conditions of Approval: 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 Division 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; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. COA# Condition Text Resp. Required A enc Prior to: PLANNING DIVISION 1. Approval. This Conditional Use Permit approval is to construct an PL On-going enclosed Equipment and Materials Storage Yard at 6591 Sierra Lane (PLPA-2015-00036). This approval is for the construction of outdoor storage area fencing in accordance with the Project Plans prepared by Hopkins and Wall Architects, dated received October 1, 2015, and the AEP Span metal material sample provided by the A licant, which shall be ainted to match the buildin . 2. Effective Date. This Condition Use Permit approval becomes PL On-going effective after the 10-da a eal eriod has assed. 3. Permit Expiration. Construction or use shall commence within PL One Year one (1) year of Permit approval or the Permit shall lapse and After become null and void. If there is a dispute as to whether the Permit Effective has expired, the City may hold a noticed public hearing to Date determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 4. Time Extension. The original approving decision-maker may, PL Prior to upon the Applicant's written request for an extension of approval Expiration prior to expiration, upon the determination that all Conditions of Date Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the ori inal hearin bod . 3 of 6 COA# Condition Text Resp. Required A enc Prior to: 5. Compliance. The Applicant/Property Owner shall operate this use PL On-going in compliance with the Conditions of Approval of this Conditional Use Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions s ecified ma be sub'ect to enforcement action. 6. Revocation of Permit. The Conditional Use Permit approval shall PL On-going be revocable in accordance with the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be sub�ect to citation. 7. Requirements and Standard Conditions. The Applicant/ Various Building Developer shall comply with applicable City of Dublin Fire Permit Prevention Bureau, Dublin Public Works Department, Dublin Issuance Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions re uired have been or will be met. 8. Required Permits. Developer shall obtain a building permit for B Building the new exit signs within the building and to verify that the gate Permit exists are designed and installed in accordance with Building Code Issuance re uirements. 9. Building Permits. To apply for building permits, B Issuance of Applicant/Developer shall submit five (5) sets of construction plans Building to the Building & Safety Division for plan check. Each set of plans Permits shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of buildin ermits. 10. Building Codes and Ordinances. All project construction shall B Through conform to all building codes and ordinances in effect at the time of Completion buildin ermit. 11. Controlling Activities. The business owner shall control all PL Through activities on the project site so as not to create a nuisance to construct-ion existin /surroundin businesses and/or residences. and on- oin 12. Annual Review. On an annual basis, this Conditional Use Permit PL On-going approval may be subject to a review by the Community Development Director to determine compliance with the Conditions of A roval. 13. Hours of Operation. The hours of operation for the Outdoor PL On-going Storage Yard shall be limited to the hours that the indoor business is o en. 14. Employees Only. The Equipment and Materials Storage Yard PL On-going shall be accessible to em lo ees onl — no customers. 4of6 COA# Condition Text Resp. Required A enc Prior to: 15. Stacking height. At no time shall any material or item be stacked PL On-going so that it is visible above the wall of the Storage Yard. At no time shall boxes, pallets or any other item be placed outside of the Storage Yard or in any location where these items may be visible from ublic view or ad'acent ro erties. 16. All Storage within Storage Yard. No materials, boxes, pallets, or PL On-going other items can be placed outside of the Storage Yard or in any other location that is visible from public view or from adjacent ro erties. 17. Allowed materials. Materials allowed to be stored in the yard PW On-going must be those that will not result in stormwater ollution. 18. Fees. Applicant/Developer shall pay all applicable fees in effect at Various Building the time of building permit issuance. Permit Issuance 19. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full coo eration in the defense of such actions or roceedin s. 20. Clarification of Conditions. In the event that there needs to be PL, PW On-going clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed im rovements or miti ations resultin from im acts to this ro�ect. 21. Project Completion. The fence shall be installed, painted to PL Occupancy/ match the building. Final paint color is subject to City review and utilization of approval. The Applicant shall paint a portion of the wall and gate the outdoor the proposed color and shall call for a Planning inspection prior to storage area aintin the wall and ate in their entiret . PASSED, APPROVED AND ADOPTED this 13th day of October 2015 by the following vote: AYES: NOES: 5 of 6 ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA120151PLPA-2015-00036 Outdoor Storage CUP-Natural StonelPC 10.13.20151PC Reso.docx 6 of 6 � � z � w H �� ; ,, , , � � z m € i� �8 a i i � �; � i i i i � $ �xr � � ; � � i �i ' � a � � W� � o E ° H I ° � ' ,i .! i i I i � i ! ' a g.'F I- [•I � 4� � �-¢o �� 8 � p � i� �I� � . �I � � � i � .s p��HS ���so. 4s� W Q J �y � ' t = O � Q "CJ � c�i � � I� �� i � I . � i o ao° �� ••� �s QQ �U VI � w k'o��n '" � i I ,i li � I '' � � ! 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I � - - - - �_-- _. � — ._�`� .-�._— -- -_�- ----°_- -- - - -- __---- � ��--� � — --� ������� ��� — --- � � � _ -- � i - --- y�'� --- � ; ,�. � -- � �; ��; -� _ __. — __ �, � � �� � � ---- ; }' �_.,_ :� _ _.. .__. � I --- , _ � �� u � � � ' - � � _—-- �� h - _ � :a � __ ___ ��� _ —_ �, � � m —. a- � I�� z � -- ___ — "�_ ;___ ��:_.� _ -- f � � i — ' � k � � � a +�� � �_ ���' w - - �- � i � i t � � J G���OF DU���2 u,/�� ��� STAFF REPORT 1``���%2 PLANNING COMMISSION ��,�L��`// I''O DATE: October 13, 2015 TO: Planning Commission SUBJECT: PLPA 2012-00013 — Schaefer Ranch General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8136 to create 19 single- family lots, and a CEQA Addendum Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: Application by Schaefer Ranch Holdings LLC (Discovery Builders) for a General Plan Amendment and Planned Development Zoning with a Stage 1 and Stage 2 Development Plan to change the land use designation and zoning of 17.30 acres designated as Estate Residential and originally approved for 6 residential estate lots and common areas, to 7.04 acres designated as Single-Family Residential for 19 single-family detached homes and 10.26 acres designated as Open Space. This proposal results in a total of 419 homes (a net increase of 13 homes) which is below the 474 homes originally anticipated within the Schaefer Ranch project. The application also includes a Site Development Review Permit and Vesting Tentative Map for the proposed homes on the 19 lots. A CEQA Addendum was prepared for this project described above and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council adopt a CEQA Addendum and a Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project; 6) Adopt a Resolution recommending City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project. . " / .�7 »�y , . � �"°"-_ Submitted By R vie '' By Consulting Planner Assistant Community Development Director COPIES TO: Applicant File Page 1 of 12 Item 8.2 PROJECT DESCRIPTION: Background The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres located generally at the westerly city limits north of the Interstate 580 freeway (I-580) and south of unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and the westerly extension of Dubiin Boulevard. The Schaefer Ranch project area was annexed to the City and approved for deve�opment in 1996. The original approvals anticipated 474 single-family homes in four neighborhoods. The Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer Ranch development have since been constructed. The remaining undeveloped areas of Schaefer Ranch include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, which is currentty under construction. There also are 6 existing undeve�oped large estate lots that comprise Unit 3 that are located at the western terminus of Dublin Boulevard. Much of the hillside open space area has been dedicated to the East Bay Regional Parks District or placed in permanent conservation easements. Unit 3 is the subject of this Staff Report, and is comprised of the six large lots with an Estate Residential land use, along with environmental analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no development entitlements are proposed for the additional lot on Ridgeline Court at this time). The project site currently is vacant and is characterized by gentle canyon terrain which has been graded The 17.30 -acre Schaefer Ranch Unit 3 project site is shown on the vicinity map below: Unit 1 Unit 3 ��--�"� t � �� , `� � �.�� � �. 1� , � � ��. ��� �ti � � � �"�,�-�-- �-�r g � � ` �`` ' ,-- `°-.,..e_� ��-.. � 1 ,.�'� � �� -,_ ; �,. �� � '���, �•� � , ___ ` , '�,-_ F �� ... ..�,� ____ _. --�-� � `, � t � � � � ����� � ---��� .. � ��� . r _�___ _ _. . �_�_� ��.vr� $�r�-��Nf��I�,a� ��� � ���r��;� ;����-�..n._�_�- _ �_�___----�' �������� ��� 2of12 Adjacent and Surrounding Land Uses: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Open Space and Hillside Open Space Public/Semi-Public and DSRSD Water Tank South PD Estate Residential Original Ranch Home and Operating Facilities Public/Semi-Public and DSRSD Tank Site Parks/Public Recreation public park East PD Estate Residential Original Ranch Home and Operating Facilities West PD Open Space Vacant Current Request The current request for the proposed Schaefer Ranch project includes: • Genera/ Plan Amendment — To change 17.30 acres from Estate Residential (0.01-0.8 units per acre) to 7.04 acres of Single-Family Residential (0.9 to 6 units per acre) and 10.26 acres of Open Space. • Planned Development Rezone — Planned Development Rezone with related Stage 1 and Stage 2 Development Plan. • Site Development Review—To construct a 19 single-family detached residential homes. • Vesting Tentative Map - To allow the subdivision of 19 residential lots with the remainder as private access and Open Space. • CEQA Addendum —To evaluate the environmental effects of the proposed Land Use change from Estate Residential to Single Family Residential and Open Space for 17.30 acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. ANALYSIS: General Plan Amendment The Applicant proposes to amend the General Plan and Specific Plan land uses as follows: TABLE 1: General Plan/Specific Plan Land Uses Existin Pro osed Land Use acres acres Estate Residential 17.30 0 Sin le Famil Residential 0 7.04 O ens S ace 0 10.26 Total 17.30 17.30 Density 2.70 units per acre 3 of 12 The existing and proposed General Plan land use designations are shown on the Land Use map, below: EXISTING LAND USE PROPOSED LAND USE EXISTING GENERAL PLAN PROPOSED GENERAL PLAN AMENDMENT f�`i�A�!�A�CB II�Z�$ or� � ',. " �iQ�IA�F8R RA�Q�A QXrr$ r+�:;; an a wmin '�T,. ox v� � ��.y� s� � x.�.� ,« o.m.ro,_ ��—_+^ ` � r.�..� �ti. . . � Fn+�i_� u�oo eea%'.�.+-:�' '� .u:�. .._._._ .�-. �. "�"�.�1' w�v.`�.. . u�e . �....o.. �—�--,—....__ '°""' � ,._ _ ' - [.- 7��.. v -. � _--, -"� u - r „�.,.� � � , a � � ��._ � � i . . ,. ...,.s�u�f 1� .ea...a�s � .,,� - -.,. ���'i '_'� � .. „ � . a A �� � � �.:��� � �� T �,I� � �� r a�.., ��� � ',t.� , ,.,K�� a�."" , .� �. � f i - � ' ' �� • ,,,�r,„a+� a -- � __���� "aw� �s -� ' � - - �— � _ � ,; 4 ._ � , , -.-- - . ,. ' i _ _ �,_ .. ..r � � w, � w ��..:— ; �-�` -��--� .� �� � Y .�� I -----"_� — =�=� �¢ � . ��a��;.,`N"r��" ��„ �ci�� j ,.����n��� -�3,9�a - .. (c: �`� 1 � '� _ — II �,' j �� I L".i;� La�a@ihoa�e +0��' �"�B�sCG�e�����. � ... -__ .., t: �_.. ;.^�y, The requested amendments to the General Plan would require adjustments to various figures, texts, and tables in the General Plan to ensure consistency throughout the documents. A Resolution recommending City Council approval of a General Plan Amendment as proposed is included as Attachment 1 with the draft City Council Resolution included as Exhibit A. Planned Deve/opment Rezone The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezone addresses the plan currently proposed for 19 single- family detached units and open space areas. The proposed Stage 1 and Stage 2 Development Plan include the following: 1. A list of permitted, conditional and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations/Standards 8. Architectural Design Standards 9. Landscape Design Standards The proposed project follows the same description of residential uses, single-family detached residential densities and residential development standards adopted for the adjacent neighborhood which is located south of Dublin Boulevard and currently under construction by Toll Brother's. The Site Plan, Architectural Design, Landscape Plan, Phasing, and Grading are discussed under the Site Development Review. 4of12 A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for Schaefer Ranch Unit 3 is included as Attachment 2 with the draft City Council Ordinance included as an Exhibit A and the related Stage 1 and Stage 2 Development Plan as Exhibit B. Site Development Review/Vesting Tentative Map The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans, Architecture and the Vesting Tentative Tract Map) are provided in Attachment 3. A Resolution recommending that the City Council approve the Site Development Review and Vesting Tentative Tract Map are included as Attachment 4 with the draft City Council Resolution attached as Exhibit A. Site Lavout/Plottinq The Vesting Tentative Map would create 19 single-family lots from the 6 existing lots and open space. Ten lots would be located along the north side of Schaefer Way. Nine lots would be located along the south side. The 7.04 acres of Single Family Residential (SFR) use would be comprised of these 19 lots. Open Space and utilities would be located at the end of Schaefer Way and redesignated as Open Space (Lots R and Q). The hillside areas behind the proposed lots also would become part of the 10.26 acres of Open Space. Lot size ranges from 7,007 square feet (Lot 410) to 28,664 square feet (Lot 302) with a maximum coverage of 45% for all of the two-story structures, including optional loggias. Per the Development Regulations each lot has at a minimum, usable private yard area of 500 square feet of contiguous flat area with a minimum dimension of 10 feet on any one side and a clear diameter of 15 feet. Any of the four approved floor plans may be constructed on any of the 19 lots, with some exceptions, as shown on Sheet C-5 and identified in the floor plan "fit list" for each lot (Sheet C- 7). However, Plan 3 fits only on Lots 301 and 414. The purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. The parameters for this plotting provision would be applied as follows: - Any single floor plan may not exceed 45% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. - Insufficient rear yard minimums may be increased by providing a retaining wall to create additional flat usable area. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards. The smaller lot sizes for the proposed project than approved initially results in additional open space. 5of12 Each style is identified and described with standards for architectural elements such as: 1) roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. The Development Standards ensure that the garage plane will be situated further back from the entry on the front elevation of each floor plan. Color and materials are shown on Sheets A0.7 and A0.8. Among the three styles, the color and materials sheet offer ten color schemes, including six (6) color/styles of brick veneer, seventeen (17) styles of cultured stone veneer, ten (10) color/styles of concrete "S" roof tiles, five (5) color/styles of concrete shake, and four (4) color styles of concrete slate tile. Roll-up garage doors with natural light panels would be installed and coordinated with each color scheme. Floor Plans Each home is two stories with floor plans offered as a four or five-bedroom unit with some loft and/or den options. Each home has a covered front porch, direct interior access to an attached two-car garage, and optional rear ground floor loggia with optional upper level deck for increasing the living area. The ground floor of all plans has access to at least one bathroom or powder room. For Plans 1, 2, and 4, the formal living room and dining areas are near the entry with Family Room integral to the kitchen. Plan 3, which fits only fits on Lots 301 and 414, is arranged with a horizontal layout generally to accommodate the terrain. Each unit has a dedicated laundry room with wash basin, and each kitchen has an island, pantry, and a nook/informal dining area. All Family Rooms would have a gas-burning fireplace with optional fireplaces in each Master bedroom and as a feature to each optional loggia. On the second floor, each unit has at least 4 bedrooms and 2 bathrooms, including a master suite. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. A walk-in closet is accessible through the Master Bathroom. Each secondary bathroom has dual basins and separate compartments for bathing and water closets. With exception of Plan 1, all laundry rooms are on the second floor. Floor plan details are shown in Table 3, below. TABLE 3: Floor Plans Plan Square Feet Bedrooms and Options Bathrooms Parking Elevations Stories 1 2,933 sf 4 + loft + loggia 2,�z 2 A, B, & C 2 + upper deck 2 3,210 sf 5 + loft + lo ia 3 2 A, B, & C 2 3 3,370 sf 4 + 1 (or den) + loft 3 2 A, B, & C 2 + lo ia 4 3,469 sf 5 + loft + lo ia 2 + 3/ + '/2 2 A, B, & C 2 Total Elevation styles: All three Elevation styles are available for reach of the four floor plans. (A) Early California, (B) Monterey, and (C) English Country. In addition to the common features described above, the floor plans are uniquely described as follows: Plan 1 — Plan 1 is the smallest at 2,933 square feet. All four bedrooms and optional loft are located on the second floor. In addition to the 2 full bathrooms on the second floor, the ground floor has a powder room, or half bathroom, and laundry room as a transition area 7 of 12 from the garage to the living area. The optional ground floor loggia would be located outside of the kitchen/nook area, and the optional second level deck accessible from the Master bedroom. Plan 2 — Plan 2 is 3,210 square feet with 5 bedrooms, including one downstairs bedroom with an adjacent full bathroom. Second floor area also may be built out with optional loft space. As with Plans 3 and 4, a dedicated laundry room would be located on the second floor. The optional loggia may be situated adjacent to the kitchen area or the family room; the family room location would accommodate an optional upper level deck adjacent to the Master bedroom. Plan 3 — This 3,370 square foot Floor Plan is limited to Lots 301 and 314. Plan 3 is a four- bedroom unit plus a ground level (fifth) bedroom (or optional den) with adjacent full bathroom. The entry features double front doors. The horizontal layout results in a linear configuration of the family and dining rooms along the rear of the home, and the four upstairs bedrooms along the front of the home. Optional loft space also may be built out on the second floor. Plan 3 offers two smaller optional loggias, one off of the living room behind the garage and a separate one adjacent to the Family Room with fireplace options for both. An upper level deck would be an available option above the smaller loggia adjacent to the loft area. Plan 4 — Plan 4 is the largest at 3,469 square feet. The ground floor is provided with a "Junior Master Bedroom" with a shower-equipped en suite bathroom (3/ bathroom) and walk- in closet. A separate powder room also would be located on the ground floor. The second floor would be accessed from a circular stairway in the center of the house to reach the four bedrooms (including the Master suite), laundry room, optional and loft. Of the four available floor plans, Plan 4 offers the largest optional loggia. The location of the loggia can be accommodated either adjacent to the ground floor bedroom, where it could provide an optional Master Bedroom deck, or adjacent to the Family Room with no upper deck option. Parkin - The parking requirement is two enclosed parking spaces per unit (38 spaces) with one guest space per unit (19 spaces) that may be provided curbside, on the driveway, or in dedicated parking areas. Based on this standard, the residential parking required for Schaefer Ranch Unit 3 would be 57 spaces. The parking is provided with the attached two-car garages provided with each unit for a total of 38 enclosed parking spaces. Guest space parking is satisfied in driveways (2 per unit resulting in 38 spaces) and curbside along the south side of Schaefer Way (29 spaces) for a total of 67 guest spaces, resulting in an excess of 48 guest spaces. The proposed parking is shown on Attachment 3, Sheet C-8. Landscape/Streetscape Plan The landscaping and streetscape is subject to the characteristics and constraints of a hillside area. Although Schaefer Way is a private street, the landscaping theme and character is intended to reflect the improvements elsewhere in Schaefer Ranch. Sections along the streetscape would include landscaped slopes within front setback areas and along individual and shared driveways. The landscape plans have been prepared to reflect the building footprint of each floor plan in addition to the overall landscape plan for the neighborhood. The landscaping has been designed to be compatible and complement the architecture as to theme and character of the residential structures. Landscape materials include a variety of native and other drought tolerant species. 8 of 12 Pedestrian circulation is accommodated by sidewalks on both sides of Schaefer Way, and the clustering of driveway access points creates additional segments along the street for landscaping. The Landscape Plans also indicate the type, style, and placement of walls and fences that will be used within the project. The topography is placed in a visual context by the type of fencing materials utilized. This project proposes five different types of fencing. The fence types include: ranch rail fence, tubular metal view fence, wire mesh view fencing primarily for rear yard hillsides, split-view fence of solid wood and lattice, and solid good neighbor fences befinreen private property side yards. The Landscape Plans are provided in Attachment 3, Sheets L-1 through L-6 and include: landscape concept, planting plan, fence types and locations, and grading along with the proposed palette of trees and shrubs. The landscaping for the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Vestinq Tentative Tract Map 8136 The 17.30 area is currently comprised of 6 legal lots and a lot for an existing water quality basin. The applicant is proposing to re-subdivide the area to provide 19 single family residential lots (net gain of 13 lots) and two lots to be designated for open space (one of which will contain the existing water quality basin). A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review and Vesting Tentative Tract Map 8136 is included as Attachment 4. Affordable Housing/Inclusionary Zoning — In accordance with Section 8.68.030 A. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. Public Art Compliance — In accordance with Section 8.58.030 B. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Public Art provision requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. CONSISTENCY WITH GENERAL PLAN & ZONING ORDINANCE The proposed amendment to the General Plan and Planned Development Rezoning reflect land uses that are compatible with open space preservation and neighborhood character within the area. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods, including the neighborhood south of Dublin Boulevard that is currently under construction by Toll Brother's. The proposed Stage 1 Planned Development rezoning is consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning, and design details and integration with the Schaefer Ranch community over all as lots sizes, densities and development standards mirror the neighborhood under construction south of Dublin Boulevard in Schaefer Ranch. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the 9 of 12 proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Tentative Map Subdivisions (Attachment 4). ENVIRONMENTAL REVIEW: An Initial Study has been prepared in accordance with the provisions of the California Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental Guidelines. The Initial Study assesses the potential environmental impacts of implementing the proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR. The proposed project is a modification of a project already approved by the City for the Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"). The EIR assumed 474 dwelling units, including the 6-lot Estate Residential development area. The Initial Study identified no additional impacts from the proposed project, primarily because the project is within the previous assumed density and also within the assumed development area. On the basis of the Initial Study, the City prepared a CEQA addendum in accordance with CEQA Guidelines section 15162/3 and 15164. In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the Schaefer Ranch project that included a General Plan Amendment, Planned Development Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map, and a Development Agreement to eliminate a 5.69-acre retail commercial site on the southwest corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24 single-family lots on the south side of Dublin Boulevard and generally west of the retail commercial site. These uses were replaced with up to 140 single-family detached lots. The 2008 Addendum was approved by Dublin City Council Resolution No. 203-08 on November 4, 2008. The 2008 Addendum did not affect land uses on the current project site. A Resolution recommending that the City Council adopt a CEQA Addendum is included as Attachment 5 with the Initial Study and Addendum attached as included as Exhibits A and B, respectively. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project as well as the entirety of Schaefer Ranch and California Highlands to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. 10 of 12 ATTACHMENTS: 1. Resolution recommending City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project, with draft City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with the draft City Council Ordinance attached as Exhibit A. 3. Applicant's submittal package dated September 24, 2015. 4. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3 Project, with the draft City Council Resolution included as Exhibit A. 5. Resolution recommending that the City Council adopt a CEQA Addendum and a Related Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project, with the draft City Council Resolution included as Exhibit A. 11 of 12 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Schaefer Ranch Holdings LLC, (Discovery Builders), 4061 Port Chicago Highway, Suite H Concord, CA 94520 Attn: Doug Chen LOCATION: North of I-580 at the westerly terminus of Dublin Boulevard, west of Schaefer Ranch Road GENERAL PLAN: Existin — Estate Residential Proposed— Single Family Residential and Open Space ZONING: Existinq— PD Proposed— PD SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Open Space and Hillside Open Space Public/Semi-Public and DSRSD Water Tank South PD Estate Residential Original Ranch Home and Operating Facilities Public/Semi-Public and DSRSD Tank Site Parks/Public Recreation public park East PD Estate Residential Original Ranch Home and Operating Facilities West PD Open Space Vacant 12 of 12 RESOLUTION NO. 15-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A GENERAL PLAN AMENDMENT FOR THE SCHAEFER RANCH UNIT 3 PROJECT PLPA-2012-00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a General Plan and Amendment to change the land use designation on the 17.30 acre site from Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single-Family Residential (0.9-6.0 units/acre) and 10.26 acres of Open Space; and WHEREAS, the application also includes consistent PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136 to allow development of 19 single-family detached homes. The proposed development applications are collectively known as the "Project"; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and WHEREAS, on October 13 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan Amendment, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by reference, described and analyzed the Project, including the General Plan amendment, for the Planning Commission; and WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum and prior CEQA documents and all reports, recommendations and testimony prior to making its recommendation on the Project. WHEREAS, on October 13, 2015, the Planning Commission adopted Resolution 15-XX recommending that the City Council adopt the CEQA Addendum for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. 1 ATTACHMENT 1 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 the City Council adopt a Resolution approving the General Plan Amendment for Schaefer Ranch Unit 3 which resolution is attached as Exhibit A and incorporated herein by reference. PASSED, APPROVED, AND ADOPTED this 13th day of October 2015 by the fol�owing vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA120121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151PC Reso GPA.doc 2 RESOLUTION NO. XX - 15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * APPROVING A GENERAL PLAN AMENDMENT FOR THE SCHAEFER RANCH UNIT 3 PROJECT PLPA-2012-00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a General Plan and Amendment to change the land use designation on the 17.30 acre site from Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single-Family Residential (0.9-6.0 units/acre) and 10.26 acres of Open Space; and WHEREAS, the application also includes consistent PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136 to allow development of 19 single-family detached homes. The proposed development applications are collectively known as the "ProjecY'; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and WHEREAS, on October 13, 2015, the Planning Commission adopted Resolution 15-XX (incorporated herein by reference) recommending that the City Council approve the General Plan Amendment for the Project; and WHEREAS, on , 2015 the City Council held a properly noticed public hearing on the Project, including the proposed General Plan amendment, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated , 2015 and incorporated herein by reference described and analyzed the project and related CEQA Addendum for the City Council and recommended approval of the General Plan amendment for the Project; and ' Page 1 of 4 EXHIBIT A TO ATTACHMENT 1 WHEREAS, following the public hearing, the City Council approved Resolution XX-15 approving the proposed CEQA Addendum, which resolution is incorporated herein by reference; and WHEREAS, the City Council did hear and use their independent judgment and considered the CEQA Addendum and prior CEQA documents, and all said reports, recommendations, and testimony hereinabove set forth prior to taking any action on 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 City Council hereby approves the following amendment to the General Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent, (strikeout and bold text will not be shown in the General Plan). A. Amend the Land Use Map (Figure 1-1) of the General Plan as shown below for Schaefer Ranch: �,r. DUBLIN GENERAL PLAN (Figurel-1) �`� L A N D U 5 E october �3, 2o�s ,..��� �� -- - ' � .. ' '� � �� .� �. ti;;�.\ e � ... ,�...,.. �° � .,:' ,- ' , �, ,_•,. ! . �. _ .. �...�. �,' ^`,r ... � �` s '� W�strn Exand�d PI�nnlna Aru �a ; : —. `r r �1 S ; � j '� �._,._..,. �i .�-_. �. ♦- , � _;�.� r . ., a �� �} � / ,� � .. �. 4- . .....___.. � - .. ,, z =, � `�� ,�. �,i�'��,'���'�,..��� ��� �� � �.. —�� �,,, � �� ' � .. � � ��_.._ � J .., r� � � ��! � � l��jrr� r - h c �.. ._ � • � __._ _ .��� � . hMenwN��ncIOPr+swa �m.nrdartwtdal sbnirbRnuslnolz 0 rw�M..w..uwnrraw�MYe �")w.r�r�r�rn�wnewn ...��. ��.�...� �°"' � O+wi.��ann O rr.r..nir�.r� ...�..d... �s ='''i'y� t�.. ` .rww.. �] w.�rrm.• 11 �.v�errr..+�.ti.w+w e• • �°""°' a�awn L_� wnar.w..`�now+.. ••• • .� • �a.r �ati RdMial .e�rrrr � -�� �rn..rvw.n. o�anra -. _ �.r• . wa��r� � a�..w wrt ��� M s..� 0 wrroa� �.� .r.�rw...w u`a�i..a .. .. .r 0 iW�lYkMi �� ��M���rrlRYw�wq IYbr �'r� �w+W�M�rrr�l�.�.w�wy �•�+' Sh^�:r�lOr�IM�Y�ir�w ��MSr���rirP+•ri B. Amend the second paragraph of Section 2.4 to read as follows: Approximately 485 acres lie east of the Urban Limit Line of which 375 acres are Open Space. The remainder of the Western Extended Planning Area is comprised of the Schaefer Ranch residential development which has been approved for up to 419 residential units with an estimated population of 1,131 persons. Table 2.3 sets forth the development potential of the Western Extended Planning Area. ' Page2of4 C. Amend Table 2.3 as shown below. Table 2.3 - Land Use Development Potential: Western Extended Planning Area ��� CLASSIFICATIO ACRES r INTENSITY'``, :�'UNITS' A . FACTO „ �.; YIELD' RESIDENTIAL Acres Dwelling Dwelling Units Personsl Population Units/Acre Dwelling Unit ', Rural Residentiall 2,647.0 1 unit/100 acres 26 2.7 70 Agriculture � � , ___ _ . ;___ _ — -__ _----- ---- - - Estate Res�dential ( 20.2 �' 0 01-0,8 0-16 2.7 0-43 , _ . .--- _- �_ --- -� - - t _� - _- -� �- -- ---__'_ __ _ ' ___ '--- ----.. _ 178-1,193 ; Rlesidentialll 73.64 0 9-6.0 66-442 2.7 j 9 Y _ __..� TOTAL: �2,740.84 �_ 92-458 �` �248-1,236 � PARKS AND Acres Number PUBLIC RECREATION Neighborhood Park 10.4 1 - -- ----- Open Space �375.56 f_.__ _ __- __. _. TOTAL: 385.96 �M'' 1 park � � . PUBLICISEMI- Acres ' Floor Area Square Feet Square Feet/ Jobs PUBLIC Ratio(Gross) (millions) Employee PubliclSemi-Public 5.4 .60 max .14 590 239 _ - -� TOTAL: 5.4 .14 1 i ACRES DWELLING POPULATION SQUARE FEET JOBS UNITS (MILLIONS) GRANDTOTAL: 3,132.2 92-458 248-1,236 .14 239 1 For dwelling units, population and jobs,a decimal fraction of.5 ar less is disregarded;a decimal fraction of greater � than .5 is rounded up to the nearestwhole number. � BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. PASSED, APPROVED, AND ADOPTED this day of 2015 by the following votes: AYES: NOES: ABSENT: ABSTAIN: ' Page 3 of 4 Mayor ATTEST: City Clerk G:IPAI20121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151CCReso GPA.doc ' Page 4 of 4 RESOLUTION NO. 15-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE REZONING THE SCHAEFER RANCH UNIT 3 PROJECT SITE TO PD-PLANNED DEVELOPMENT AND APPROVING A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN PLPA 2012-00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a development of 19 single-family homes and open space, on approximately 17.30 acres known as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the application includes PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan; and WHEREAS, the application also includes a General Plan Amendment to change the land use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family Residential and 10.26 acres of Open Space, Site Development Review permit, and Vesting Tentative Map 8136; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a portion of Parcel "Q" of Tract 6765; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The City prepared an Initial Study and Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and WHEREAS, on October 13, 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed PD rezoning and related Stage 1 and Stage 2 Development Plan, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by reference, described and analyzed the Project, including the PD rezoning and related Stage 1 and Stage 2 Development Plan for the Planning Commission; and 1 ATTACHMENT 2 WHEREAS, on October 13, 2015 the Planning Commission adopted Resolution 15-XX recommending that the City Council approve a CEQA Addendum for the Project, and Resolution 15-XX recommending that the City Council approve the General Plan Amendment for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum and prior CEQA documents, and all reports, recommendations and testimony prior to making its recommendations on the Project. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt the Ordinance attached as Exhibit A and incorporated herein by reference, which Ordinance rezones the Schaefer Ranch Unit 3 Project site to Planned Development and approves a related Stage 1 and Stage 2 Development Plan. The Planning Commission recommendation is based on the Staff Report analysis and recommendation and on the findings set forth in the attached Draft Ordinance. PASSED, APPROVED, AND ADOPTED this 13th day of October 2015, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA120121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151PCReso PD Ord.doc 2 ORDINANCE NO. XX— 15 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * � * * * * * * * * REZONING THE SCHAEFER RANCH UNIT 3 PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA 2012-00013 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to develop 19 single-family detached homes within a 17.30-acre area. The applications include a General Plan Amendment to change the land use designations from Estate Residential to a combination of Single Family Residential (7.04 acres) and Open Space (10.26 acres). The applications also include Planned Development rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8136. The proposed development and applications are collectively known as the "Project". B. The Project Site is located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road. C. The City prepared an Addendum to the certified 1996 Schaefer Ranch EIR for the Project. D. Following a duly noticed public hearing on October 13, 2015, the Planning Commission adopted Resolution 15-XX recommending that the City Council approve the CEQA Addendum for the project, Resolution 15-XX recommending approval of the Project General Plan amendment, and Resolution 15-XX, recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report for the City Council, dated , 2015 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan. F. On , 2015, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2015, the City Council adopted Resolution XX-15 approving the CEQA Addendum for the Project and adopted Resolution XX-15 approving a General Plan amendment for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. Page 1 of 10 EXHIBIT A TO ATTACHMENT 2 H. The City Council considered the CEQA Addendum and related prior CEQA documents and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Schaefer Ranch Unit 3 Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide residential development consistent with the surrounding development by providing unique floor plan designs and the incorporation of open space components while also being sensitive to the surrounding hillsides and conservation areas. 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 and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account sensitive adjacencies. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of adjacent development. The project site conditions are documented in the adopted CEQA Addendum; the environmental impacts that have been identified will be mitigated, and the project will implement all adopted mitigation measures. There are no site conditions that were identified in the Schaefer Ranch EIR and Project CEQA Addendum that will present an impediment to development of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the proposed residential uses approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses. 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, in that the proposed residential uses and site plan are consistent with the Single Family Residential and Open Space land use designations for the site. Page 2 of 10 C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA Addendum on , 2015, as set forth in Resolution XX-15, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. 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: 17.30 acres located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road ("Project site", or"Property"). A map of the rezoning area is shown below: Sta e 1 Development Plan � �_� ,,�:.�. , ; ec�ro FAacAL U I iH97 Wll �"�---.---.—._"__..._.-'_'_. lNOPOOFOOEN@1611P1M1 185:8i ACkES� IMriUlEOENVNiqN9 _Y_. .__ -.,__�_ � r__ _ ___� _- ,� -- ...�....�...�., -- _.__._- �_ - .-� � ...„,r. i taRn�r+ar r�ar.ct a � � ,� ` _ t �:p7 Ms! ' __.__� � rwwia i 8 59 ' F5 PORTION czr i I �� ,i`_`j'� �+.ra�..n..., � � FARCEi.(d 1 � a�ws.c. r��ec N'c � � . t25P 7Aik ;` trnecn�� ,,,yyy ` 5.78�CRES � 1 i.� t,�:��. t<:0?�G 1_V! ;` ���`�i+ •?.._° ��Nwnwu ; �4iMO�MLLr� ��`-�� ? f��,. _ -, _ ; , _ �� - _ , , ._ i , � � � -..� _�;�� ,��}w �. -__.'�fiFt_r.�.`p�-�� . � i �. y , � �� i tr�g!v ��3�� ��i i:V7 MI1 . i . i'. E9 I �•.�. .�t ts� I bb N:FLS � I ". � ac^N�L KQ`rEs f;�, �... - - " DUBI.IN ....e. ..� •,. —_ . NLY6 �n...� .o....�� - - - --- ----- ----- ----- --- _` . ... _^;_-=-^"`-. - a.°"'�"F«3'"' `� ��_ 1 _ �..�.... w�'�."« . t� �`,5 ` )•,�i� '\... �� �i�i..�:iww rt) ie ;f.32 ACRE9 a�i�»ti+° l c . w.. r�r.w..«...,�.. C�r �� ... r` . `",,' sG}iAEFEft �,,,,�•"'" � � 99=13F91� �.,�..,a„w ..� St:R1E`5 Nt)MB�R l_�'-� � SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3 Project This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Schaefer Ranch Unit 3 project, PLPA-2012-00013. Page 3 of 10 The Planned Development District and this Stage 1 and 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. 1. Statement of Permitted, Conditional and Accessory Uses. PD — Single Family Residential Permitted Uses • Single-family detached Dwelling Unit • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Small family day care homes • Other similar uses as determined by the Community Development Director Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Bed and Breakfast inns • Community clubhouse • Community facilities • Large family day care homes • Other similar uses as determined by the Community Development Director PD Open Space Permitted Uses, including, but not limited to: • Agriculture and grazing • Conservation and wildlife habitat preservation areas • Public or private utilities, services and facilities necessary to serve the project • Public or private recreation facility- active or passive consistent with Open Space use • Trails and maintenance roads, including emergency vehicle access • Other similar uses as determined by the Community Development Director Page 4 of 10 Aerial Photo �s'•� � . . � �± '" ;�: : . ' - . ' . .�. aRw �f __ � . ' '��� 1� • � .. . �t�� '�"��„�. . � ,,n.�ro, . P.zi:�Vek� � � , I 7' _. . � _. ._ - . . ... : : . . � t� {`'�r}; _ `��*, 't�� � � � • �" `t`j c"14" ` f.. �� .7. +.�.� . _,�,e'.. � a ,'h� ; .. . , a� y.. i � �, 1 , _ * �"� �� �'� ' � *'s .^+� � �. �'�sn+, � �R��F. .. .:� �f' .. .: �r '.�'Mii� ` : '*+°°'+�.�"" :i�6� rr . '"tr . e," . ..,�.;, .. ; "JF�7.�^s. -s`" ^,.,. �* {yy,:. . r,n � , �. ����.. _ t_"��r�. - . ... . �� ,�' ,� 2. Stage 1 and 2 Site Plan. � r'�� l..�='"` 1�'�.� ftM frltG�4M.1lL�RD IG Ilf eN � ., 'r'•,�_•�-'�...__�-'r•. xocs�wmi.cr.a nr +n.�xn vr i::�.,�,rts�a mai•�a rt��r m n+•� X � '� . . . �\. �,,;wtm� nu. ��� � � Myiu�»II�M�`N»MN�H�.. CGtC 8.�` j •. ... � . . �y�' N�.1�N�,•1rYJ1�.._WI�W�..M i „ . ��' _. N,,JINihNU�AI+NLL�11��u YVI M_ P:.a:�EL R• 4.30 ACRE �+'� '`+, wiu+i:.,�w.nm.w�+: I� .. � m �, �^II M ,., . NI�FNIlMM1WItlN . ... ..... .. . v � .K?�w. ' .. �� :. .. . .._.. t .. . �' -, • . . �,►�r�� _ • _ W�-1= ..'A. , 1 .' ,.,.¢�.. ;.�..�.�c . �Y a 1 . . � _. .. ..� � i .. . � � � h �,, .. ';�_-, _. _-.- -_'�- 3 .. � ' � 4 . � -.. � "^- .__ . .. ��� ,� { , �^N M:_ so� 3tr;i; _ .i ,. . _ � �_� I '. ., - � �. - . , f% . a 7+�, �`• �lY,li �.u� �Y� �,'� r � N'� . L•._. t ^ + i� -,�, { ' "`` .::. ' a �'r`� ��\'' �,,,w"-^�.,�4�q M.' , ,. 0� , r i=� . � � ..'� . . . "+ �a- ' e I �� t t. � � �_±��.,��.,�,,'� �� . -� �- ' --� "_—=3 - , __ —1_ _ —_�^r-wi�!~""r GWU� _ I + 'w. _ _ �.•�M,r' -���� . . �-! �_' .. - , .._.. 1 � I A 1 ' ,i� ./ �� 'y.,.. ,,, h.. I�J,°�i ..r —,--.�-� �' -_ r� „�-}����ti' I .,n .I "S�•��� i IL ' . �1 I L ��.. __.�� 1 r�rM� :�, "`;�� �� s�� , . ^' j' F w� . �,� �, .. -_. . . s �d ` •Mb�� � � ° '_ ;z:�-"�;.� w'� � Y'Y-Mi. �1 � .. � .. I .. •�M �1S „_ itt - .. t � _ .: � PANCEL 5.`,l AUkE.; . — _ .. . Y . . '� `' t ^ Y!�}-�" I_ .._ .. .. ..IN"1-1=, •�/ �.._..�..,.._.._.._.._�_.._.._r__:_.._.._.._.._.._.._.._.._.._.....-._.._..�- �` Y Page 5 of 10 3. Site area, proposed densities. Pro osed Land Use acres % Sin le Famil Residential — 19 units 7.04 41% O ens S ace 10.26 59% Total 17.30 100% 4. Development Regulations. SINGLE FAMILY SITE DEVELOPMENT STANDARDS STANDARD Minimum Unless Otherwise Noted Lot Size 4500 sf Lot Width • Typical street 45 ft • Cul-de-sac (measure at right-of-way) 35 ft Lot Depth 100 ft Lot Coverage��� • one-sto 50 % maximum • two-story 45 % maximum Building Height(two-story maximum)�2� 35 ft Setbacks Front Yard • to living or porch 10 ft • to front ent ara e 18 ft • to side entry garage 15 ft Side Yard • typical 5 ft • at corners 8 ft Rear Yard 10 ft Usable Yard • size 500 sf contiguous flat • dimension 10 ft minimum any one side and 15 ft diameter clear within usable yard. Parking Spaces • Off-street covered enclosed ara e 2 • adtlitional space (may be on-street) 1 Specific Notes: �'� Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings and structures include: All land covered by principal buildings, garages and carports, permitted accessory structures, covered decks and gazebos, and other covered and enclosed areas. It does not include; Standard roof overhangs, cornices, eaves, uncovered decks, swimming pools,and paved areas such as walkways,driveways,patios,uncovered parking areas,or roads. (Dublin Zoning Ordinance Section 8.36.100). �2� Residential Building Height: A 35-foot maximum two stories shall be measured from the finished grade at the midpoint of the building (as shown on a fa�ade or cross section view running parallel to the slope)to the top ridge of the structure's roof. However,architectural features and elements may exceed this provision by a 5-foot maximum, and a gable element may exceed this provision by a 5-foot maximum, subject to approval by the Director of Community Development. Page 6 of 10 5. Phasing Plan. The project be constructed under one phase. 6. 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I �� �� � � ' Y-�--...sy- .... _ ,• �,!;�S�• ' r� .__..��'��. ♦\�Rr� ` � �.`w` ```J�,'/ , /���`:`�.`, '�:*;,�°'� �T.�j!'f'-� ..�:;�. _ t•?`�?�;' •). �� ti l��`' •`;'�:`` `�� _ �`, ~'�-�. �`� �1•`���: � :=� � i t ' �{ �1 ���* .-' '�` � * �r�` j `�♦ - �•.. �.,�.. 1.�.. -'f'�� �' � . `` � _ jr��` ^` _ S_ � •-..�..... � ��..._s r__ •._ � � ^-Ltti'"y ,� ��' i ��-_�t{'• ' iz e�� -� � , ��, �,- . .�i�:• r _ ��r� ti�� - ��` � �- f. '``�� • :b. `- � - . _-]]J_.J�- e. � �� �. -- �."� x '- '• `• ' 'v i 1 -�`'-ti_� � -•F., --. "�- a ��° � � I s-i�, '�-� �'- �._. _ - �� _� ✓ 't..f �- -_ -._E��a'� ..°i' _� • � � ' �F?, ' � ` � �'�. 1 ' -•!� L•� ''`",• �� ' � _ � ' . �i �..7^-�-� G - J LL �-.�.�,ia „�� 4 /}x .,' � '^Q r'� -, - , o�s �_ "�� � � �'7� !• _.�r Z'°rx._�'�,n' r I-.--.. �'-='�,YSy' ,. . (�' ��,_-__ ._. -• � . �:u� �� ' i�� � ._ �.' '� tM ��.'-1_` \� 1 � . • �1.. �... ��.._ '"I a �e -[�'sn�' _i-. • n! r„s 4 6 • �\ `4---..-._..p�.. *�h; .i 4 � ' �" ` 5- au Q� ".a t _ "'�- _1 _ �-1� .:F��� y � � e'" � 's� !�� .� •'�_ � ' �1j''S� � �9 s�e:a .��. _��v°•� (�^a� �,� ! � \,..�_, 1't°- y.� � �, � �°c` M�y��►.�sr:��~ Q �i A _ • ¢ � ,-.. �'\`L __ - - .\ .tx ..�" iaLa.a -..-- �^��__� � `.. �. g;�+ .?.*,� y-��^ '= �r--� -----�-- - .+r°µ -- � ''� 'a ..�i�- � ��-u. --°°----�— -�_ `i��' '- � '_-' ��.+��� - __-_-__—____ , ,y��, __ _`_ -.-}�_""�-^_ - "`.';�� 'r`y��.�`.:�� ^�___��__�e...�_�--� _ `'� �1���1 �___ �� �����f _ ��� N� �^___�_.y�,�_�' � ~' 1�-- ~� ��'.� �rr~ � ���.�.�.�_�. -�` T-- y .. �� ��� �i-�_..... `�,�`� __�`-�' ��4Q^+���-.^�-^�... V�`^ r�,,. _��-.-�- .. `= ------- -- _ � t� _...____ = -__----�7``_�______--- - Plan 2 7. Architectural Standards. The following five (3) architectural styles are shown in the Stage 2 Development Plan. The variety of architectural styles will provide visual interest and identity for each neighborhood street. The architectural elements will be articulated and themed to represent a variety of styles through color, texture, and massing details. The architectural styles, along with design elements, are identified below: Monterey: The Monterey style is characterized by low-pitched gable roof and cantilevered second story balconies covered by the principal roof of flat or "S" concrete tile. Wall materials typically are different for first and second floors generally consisting of extensive use of brick on the lower levels with stucco, wood siding, or board and batten above. Page 8 of 10 Architectural elements include simple wooden posts and railings, shutters, window frames, and gable end accents. Colors are California mission blends with varied color accents. Early Californian: Early Californian is distinguished by simple massing and the principal roof material of concrete barrel tiles representing terracotta in color and form on a hip or gable roof above shorter overhangs. Stucco finished exteriors are accented by arched doorways, shutters, wrought iron detailing, and gable end accents. Colors are California mission and brown blends with varied tone accents. English Country: Formal characteristics of the English County style are identified by steeper pitched roof elements with gable forms, stucco accent walls, use of brick accents, and half-timbered details. Stone features, bricked archways, decorative corbels, and multi- paned windows give this style its country image along with the hip and gable roof elements. Colors and materials are lighter charcoal and brown blends with earthy green tone accents. 8. Inclusionary Zoning Regulations. In accordance with Section 8.68.030 A. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. 9. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 except as provided in the Stage 1 and Stage 2 Development Plan. No development shall occur on this property until a Site Development Review permit has been approved for the property. 10. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Schaefer Ranch EIR and subsequent environmental documents, as applicable. SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 37-08 (Schaefer Ranch South) establishing the existing PD zoning is superseded as to the Project site. SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. Page 9 of 10 SECTION 7. 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 2015, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPAI20121PLPA-2012-00013 Schaefer Ranch Unit 3 6PAIPC Meeting 10.13.151CC PD Ord.doc Page 10 of 10 M H z � ^ � � � ° .� � � � � � �' � H �€� � � o � �' d �� w _ � �� Sn � � w PCG �' � AAV' � � U U �i Ca aS ?�?� ^N�, � z x : .a-a Q O- � � O- � �� aaaa ~� aC.�d df} �a� d k,u, i i i i �j � ' . : t-Ht�HH Od! � CG p0 NN a0`Q! '� r �� mtowCOaC ~zN �y w°°a � . �, d¢ �W?� a � oa �� XXXkX zN a� �.� A ¢[�-� 6u �u �(�t(�,� �AQH °� . mm wwwww �� aa � .w � = W • - Q Q W I = W �� �3 E,[-: W W W W W z z — iq +i �i i i ,�,� �1 iq : s c ��n UUUUU °i0.' C7c7�n C7 � o �4 z ��z� -"' NtVHH �¢ � �a� z � '� �y �d�d¢�aa a] wWQ �oo°ov�'i d � Q� ¢az..� zaz � aa "� � �'� ���� � °>°. � � -�+, ¢aa0.. da Qa0 -. UUF G1AF �„ � p� o� •i� , 4 �';,�y'g" ..�aGxH`n . 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� ;N m� oo ,� >a o 5LL �� / = x¢ Z = ¢z �m °� wo ? o-° � �3 p � FLL Wpzdw N�W �� m O� 0 �W � � Ww QO- O jj�y �1- � m> ¢¢wF a-ZF OF Z ¢� c`� x`3 a`3 Jm �°za�a w��S ai ¢g w a� � mv�i c�i� �� i�a�3r �wao � �¢ y <¢ O- "�¢Qia zE�o z � w m ¢@1 Na���-a Er�a ¢ O m m wo x -1 wo �� Q � H �o �Y W 3 LLm 0 a�� ��m � J Fmw W 3w g�° � zm w°� Q a c�i _°r`a m - y � oF w � wz � y wna o �Z . .0-�L ! � r r� � r � �� � � �r � r� � � rr � � � RESOLUTION NO. 15 - XX A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8136 FOR THE SCHAEFER RANCH UNIT 3 PROJECT (PLPA-2012-00013) WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to a development of 19 single-family homes and open space on approximately 17.30 acres known as Schaefer Ranch Unit 3 in the planned community known as Schaefer Ranch. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the application includes Site Development Review for 19 single-family detached residential units and open space, and Vesting Tentative Map 8136 which subdivides 7.04 acres of the 17.30-acre area for 19 residential lots; and WHEREAS, the application also includes a General Plan Amendment to change the land use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family Residential and 10.26 acres of Open Space and consistent PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a portion of Parcel "Q" of Tract 6765; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The City prepared an Initial Study and an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR); and WHEREAS, on October 13, 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Site Development Review and Vesting Tentative Map 8136, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by reference, described and analyzed the Project, including the proposed Site Development Review and Vesting tentative Map 8136, for the Planning Commission; and WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum and prior CEQA documents and all reports, recommendations and testimony prior to making its recommendation on the Project; and ATTACHMENT 4 WHEREAS, on October 13, 2015 the Planning Commission adopted Resolution 15-XX recommending that the City Council approve a CEQA Addendum for the Project, Resolution 15- XX recommending that the City Council approve the General Plan Amendment for the Project, and Resolution 15-XX recommending that the City Council adopt an Ordinance approving Planned development Rezoning and a related Stage 1 and Stage 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made part of this resolution; and BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin, based on the findings in the attached Resolution, recommends that the City Council adopt the Resolution attached as Exhibit A, which Resolution approves the Site Development Review Permit and Vesting Tentative Tract Map 8136. PASSED, APPROVED AND ADOPTED this day of 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA120121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151PCReso SDR&VTM.doc Page 2 of 2 RESOLUTION NO. XX-15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8136 FOR THE SCHAEFER RANCH UNIT 3 PROJECT (PLPA-2012-00013) WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a development of 19 single-family detached homes and open space, on approximately 17.30 acres known as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the application includes Site Development Review for 19 single family detached residential units and open space, and Vesting Tentative Map 8136 which subdivides 7.04 acres of the 17.30-acre area for 19 residential lots; and WHEREAS, the application also includes a General Plan Amendment to change the land use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single-Family Residential and 10.26 acres of Open Space and consistent PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a portion of Parcel "Q" of Tract 6765; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The City prepared an Initial Study and an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and WHEREAS, a Staff Report dated October 13, 2015 was submitted to the City of Dublin Planning Commission recommending City Council approval of the Project, including the Site Development Review request and Vesting Tentative Tract Map 8136; and WHEREAS, on October 13, 2015, the Planning Commission held a properly notice public hearing and adopted Resolution 15-XX recommending that the City Council approve the CEQA addendum, Resolution 15-XX recommending that the City Council approve the requested General Plan amendment, Resolution 15-XX recommending that the City Council approve the Planned Development rezoning with related Stage 1 and 2 Development Plan consistent with the requested land use amendment, and Resolution 15-XX recommending that the City Council approve the requested Site Development Review and Vesting Tentative Tract Map 8136. All of the above Page 1 of 30 EXHIBIT A TO ATTACHMENT 4 resolutions are incorporated herein by reference and are available for review at City Hall during normal business hours; and WHEREAS, on , 2015, the City Council held a duly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard. Following the public hearing, the City Council approved Resolution XX-15 approving the proposed CEQA addendum, Resolution XX-15 approving an amendment to the General Plan, and adopted Ordinance XX-15 approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3 Project. The above resolutions and ordinance are incorporated herein by reference and are available for review at City Hall during normal business hours; and WHEREAS, the City Council did hear and use its independent judgment and considered the addendum and prior EIR, all said reports, recommendations, and testimony hereinabove set forth before approving the Project. NOW, THEREFORE, BE IT RESOLVED that the above 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 hereby makes the following findings and determinations regarding the proposed Site Development Review for a development of 19 single-family detached homes on 7.04 acres and 10.26 acres of Open Space within a 17.30 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended Planning Area at westerty portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of interstate 580 and west of Schaefer Ranch Road: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) the project will be consistent with the architectural character and scale of development in the area; 2) the project will provide a needed and attractive housing opportunity; 3) the project is consistent with the General Plan land use designations of Single Family Residential and Open Space; and 4) the project complies with the development standards established in the Planned Development ordinance for the Project. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2012-00013. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses is consistent with other existing and approved residential development in the surrounding area; 2) the project will contribute to housing opportunities as a complement to the surrounding neighborhoods; 3) the project will serve the current buyer profile and market segment anticipated for this area; and 4) the project contributes to the preservation of Open Space. Page 2 of 30 D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project development envelope is tailored to protect the hillsides which are designated for open space and provide proper drainage; 2) the Project will implement all applicable prior adopted mitigation measures; and 3) the project site is or will be fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) the Project is required to comply with all previously adopted mitigation measures designed to ensure slope stability; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; 3) most of the steeper areas of the site are in designated open space; and 4) retaining walis will be constructed as required to support grade differentials between building envelopes and setback or right-of-way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area; 2) the structures reflect the architectural styles and development standards for residential buildings currently under construction by Toll Brothers in another portion of Neighborhood A; 3) the materials proposed will be consistent with the City's expectations for a quality level of development; and 4) the color and materials proposed will be coordinated among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) topography has been taken into consideration for design of the landscape plan; 2) generous and appropriate landscaping is proposed along the street; 3) landscaping in common areas is coordinated with adjacent areas; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the project site provides opportunities for pedestrian and bicycle circulation; 2) the project will connect to the regional trail system through adjacent neighborhoods and access points. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Tract Map 8136: Vesting Tentative Tract Map 8136 A. The proposed Vesting Tentative tract Map 8136 is consistent with the intent of applicable subdivision regulations and related ordinances. B. The proposed subdivision together with its design and improvements of the proposed Vesting Tentative Tract Map 8136 are consistent with the General Plan, as amended, as they relate to Page 3 of 30 the subject property in that it is a subdivision for residential and open space uses consistent with the approved land use designations and density. C. The proposed Vesting Tentative Tract Map 8136 is consistent with the Planned Development zoning approved for Project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8136 will have adequate access to major constructed or planned improvements. E. Project design, architecture, and concept have been integrated with topography of the project site created by the Vesting Tentative Tract Map 8136 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Measures adopted with the Schaefer Ranch EIR would be applicable as appropriate for addressing or mitigating any potential environmental impacts of the Project, as documented in the adopted Addendum. G. The proposed Vesting Tentative Map 8136 and the type of improvements will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns with compliance to applicable adopted Mitigation Measures and Conditions of Approval. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review Permit for a development of 19 single-family detached homes on 7.23 acres and 10.05 acres of Open space within a 17.28 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road, as shown on plans prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson & Associates dated received September 25, 2015 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Map 8136 prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson & Associates dated received September 25, 2015 and 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 buildinq permits or establishment of use, and shall be subiect to Planninq Department review and approval The followinq codes represent those departments/aqencies responsible for monitorinq compliance of the conditions of approval fPL.I Planninq, [Bl Buildinq, [POl Police, [PWl Public Works P&CSl Parks & Community Services, fADMI Administration/City Attorney, [FINI Finance, Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District, [COl Alameda County Department of Environmental Health, [Z71 Zone 7. Page 4 of 30 CONDITIONS OF APPROVAL NO. CONDITIONS OF APPROVAL A ency Prior to: Source PLANNING GENERAL CONDITIONS 1 . Approval. This Site Development Review approval PL Ongoing Planning is for the Schaefer Ranch Unit 3 (PLPA 2012-00013). This approval shall be as generally depicted and indicated on the project plans prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson & Associates dated received September 25, 2015, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. This approval is subject to adopting the CEQA addendum, and companion General Plan and Specific Plan Amendments and related Planned Development Zonin . 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Site Development After Effective 8.96.020. Review Permit approval or the Permit shall lapse and Date D become null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon the Date E determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearin bod . 4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC operate this use in compliance with the Conditions of 8.96.020. Approval of this Site Development Review Permit, the F approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. Page 5 of 30 5. Revocation of Permit. The Site Development PL Ongoing DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be sub�ect to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/Developer shall comply with applicable City Permit of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant/Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Applicant/Developer shall obtain PW Building Standard all permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that ma be adopted and applicable. 9. Indemnification. Applicant/Developer shall defend, ADM Ongoing Administr indemnify, and hold harmless the City of Dublin and ation/City its agents, officers, and employees from any claim, Attorney action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the Page 6 of 30 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 subject to the City's promptly notifying the Applicant/ Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedin s. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Applicant/Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or miti ations resultin from impacts to this pro�ect. 11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this Site PL Ongoing DMC Development Review approval may be considered by 8.104.100 the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances/doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING — PROJECT SPECIFIC 14. Satellite Dishes. The Developer's Architect shall PL Project prepare a plan for review and approval by the Specific Director of Community Development and the Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, Page 7 of 30 haphazard and irregular placement. 15. Street Lights. Street lights selected for this PL In conjunction Project subdivision shall have the ability to accept cut-off with approval Specific shielding to the satisfaction of the City Engineer. of improvement plans LANDSCAPING 16. Final Landscape Construction Documents. The PL Issuance of Standard final planting and irrigation design shall: building a. Utilize plant material that will be capable of permits healthy growth within the given range of soil and climate. b. Provide landscape screening that is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. Provide that 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are a minimum of 5 gallons in size. d. Provide concrete curbing at the edges of all planters and paving surfaces where applicable. Final landscape construction documents shall: a. Provide specific landscape and irrigation plans for non-typical and corner lots. This requirement includes any lot that varies more than five feet in width from the typical plan. b. Specify that all cut and fill slopes graded and not constructed by September 1 , of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. c. Specify that the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. d. Include a warranty from the owners and/or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the Cit . 17� Maintenance Agreement. A permanent PL Issuance of Standard maintenance agreement on all common area the building landscaping will be required from the owner insuring permit Page 8 of 30 re ular irri ation, fertilization and weed abatement. �8� Tree Preservation. Tree preservation techniques, PL Issuance of Standard and guarantees, if applicable, shall be reviewed and the building approved by the Dublin Planning Division prior to the permit issuance of the buildin ermit. �9� Street Trees and Accent Trees. Street trees shall PL Issuance of Standard be spaced between 30 and 50 feet on center or the building approximately one per typical lot. Corner lots shall permit provide a minimum of two trees and a maximum of three street trees per lot. Generally, each lot will provide one accent tree, space permittin . 20� Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water-Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. 21� Bio-Retention Areas. The designed bio-retention PL Issuance of Standard areas shall be enhanced to create an open space the building landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 22. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. 6' from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetli ht 23. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five ears. 24. Walls, Fences and Mailboxes. Applicant shall work PL Issuance of Standard with staff to prepare a final wall, fencing and mailbox the building plan that is consistent with Dublin Municipal Code and permit the design character of the architecture. The design of the mai►box station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall compl with USPS requirements. 25 PL Issuance of Standard Sustainable Landscape Practices. The landscape the building design shall demonstrate compliance with sustainable permit Page 9 of 30 landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 26. Copies of Approved Plans. The Applicant shall PL Construction Standard provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 27. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard Joint Trench Plans, Street Lighting Plans and final grading, Landscape Improvement Plans shall be submitted on planting and the same size sheet and plotted at the same drawing utility plans scale for consistency, improved legibility and interdisciplinar coordination. 28. Utility Placement and Coordination: Utilities shall PL Preparation of Standard be coordinated with proposed tree locations to eliminate final grading, conflicts between trees and utilities. Submit typical utility planting and plans for each house type to serve as a guide during the utility plans preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The applicant shall submit a final tree/utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. 32. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 33. Retaining Walls. All retaining walls over 30 inches in B Through Standard height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 34. Phased Occupancy Plan. If occupancy is requested to B Occupancy of Standard occur in phases, then all physical improvements within any affected Page 10 of 30 each phase shall be required to be completed prior to building occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 35. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division for Permits plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of buildin permits. 36. Construction Drawings. Construction plans shall be B Issuance of Standard fully dimensioned (including building elevations) building accurately drawn (depicting all existing and proposed permits conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 37. Air Conditioning Units. Air conditioning units and B, PL Occupancy of Standard ventilation ducts shall be screened from public view with Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Communit Development. Air conditionin units shall be Page 11 of 30 located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. Air conditioning units shall comply with Section 8.36.060,C,3 of the Zonin Ordinance. 38. Temporary Fencing. Temporary Construction fencing B Through Standard shall be installed along the perimeter of all work under Completion construction. 39. Addressing B Standard a) Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 scale). Prior to Highlight all e�erior door openings on plans release of (front, rear, garage, etc.). The site plan shall addresses include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. Prior to b) Provide plan for display of addresses. The permitting Building Official shall approve plan prior to issuance of the first building permit. (Prior to Prior to permitting) permitting c) Addresses will be required on the front of the dwellings. Addresses are also required near the Occupancy of garage door opening if the opening is not on the any Unit � same side of the dwelling as the front door. d) Address signage shall be provided as per the Occupancy of Dublin Residential Security Code. any Unit e) Exterior address numbers shall be backlight and Prior to permit be posted in such a way that they may be seen issuance, and from the street. through fl Driveways servicing more than one (1) individual completion dwelling unit shall have a minimum of 4 inch high identification numbers, noting the range of unit numbers placed at the entrance to each driveway at a height between 36 and 42 inches above grade. The light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. 40. Engineer Observation. The Engineer of record shall B Scheduling Standard be retained to provide observation services for all the final components of the lateral and vertical design of the frame building, including nailing, hold-downs, straps, shear, inspection roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector rp ior to scheduling the final frame inspection. 41. Foundation. Geotechnical Engineer for the soils B Permit Standard Page 12 of 30 report shall review and approve the foundation issuance design. A letter shall be submitted to the Building Division on the approval. 42 g Standard Green Building Through Green Building measures as detailed in the SDR Completion package may be adjusted prior to master plan check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the Prior to first master plans. The checklist shall detail what Green permit Points are being obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a completed checklist with appropriate verification that Through all Green Points required by 7.94 of the Dublin Completion , Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage of this point the Manual shall be submitted to the Green Project Building Official for review or a third party reviewer with the results submitted to the City. (Project) Landscape plans shall be submitted to the Green Building Official for review. (Prior to approval of the landscape plans by the City of Dublin) Prior to Applicant/Developer may choose self-certification or approval of certification by a third party as permitted by the Dublin the landscape Municipal Code. Applicant shall inform the Green plans by the Building Official of inethod of certification prior to City of Dublin release of the first permit in each subdivision / neighborhood. 43. Electronic File: The Applicant/Developer shall submit B Issuance of Standard all building drawings and specifications for this project the final in an electronic format to the satisfaction of the occupancy Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. Page 13 of 30 44. Construction trailer: Due to size and nature of the B TUP required Standard development, the Applicant/Developer, shall provide a prior to construction trailer with all hook ups for use by City placement of Inspection personnel during the time of construction trailer as determined necessary by the Building Official. A Temporary Use Permit is required prior to placement of the construction trailer. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 45. Copies of Approved Pians. Applicant shall provide B 30 days after Standard City with 2 reduced (1/2 size) copies of the City of permit and Dublin stamped approved plan. each revision issuance 46. Solar Zone — CA Energy Code B In conjunction Standard Show the location of the Solar Zone on the site plan. with Master Detail the orientation of the Solar Zone. This Plan check, information shall be shown in the master plan check prior to on the overall site plan, the individual roof plans and issuance of the plot plans. This condition of approval will be Building waived if the project meets the exceptions provided in Permits ' the CA Ener Code. ' 47. Wildfire Management. Provide in the master B Prior to Standard drawing set, a sheet detailing which lots are adjacent issuance of to open space and subject to the Wildfire Building Mana ement provisions of the code. Permits 48. Household Waste Materials. Removal of existing B Prior to Project household waste materials on the site shall be issuance of Specific monitored by a qualified professional and that normal Grading and customary testing be performed for lead based Permits and paint and asbestos building materials prior to issuance of demolition of existing on-site buildings. Compliance demolition with this condition shall be demonstrated to the permit Buildin Official prior to obtaining a demolition permit. FIRE 49. New Fire Residential Sprinkler System F Prior to CA Requirements. In accordance with The Dublin Fire issuance of Building / Code, fire sprinklers shall be installed in all buildings. Building Residenti The system shall be in accordance with the NFPA Permits al Code 13D, the CA Fire Code and CA Building / Residential Code. 50. Fire apparatus. Roadways shall have a minimum F In conjunction CA unobstructed width of 20 feet and an unobstructed with Site Building / vertical clearance of not less than 13 feet 6 inches. Improvement Residenti Page 14 of 30 Roadways under 36 feet wide shall be posted with Drawings al Code signs on one side; roadways under 28 feet wide shall be posted with signs both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 51. Gate Approvals. Fencing and gates that cross F Prior to CA pedestrian access and exit paths, as well as vehicle issuance of Building / entrance and exit roads and Emergency Vehicle Building Residenti Access ways, need to be approved for fire department Permits al Code , access and egress as well as exiting provisions where ', such is applicable. Plans need to be submitted that ' clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 52. Hydrants & Fire Flows. Show the location of any on- F Prior to CA site fire hydrants and any fire hydrants that are along issuance of Building / the property frontage as well as the closest hydrants Building Residenti to each side of the property that are located along the Permits al Code access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this propert . DSRSD 53. Complete improvement plans shall be submitted to DSRSD Issuance of Standard DSRSD that conform to the requirements of the any building Dublin San Ramon Services District Code, the permit DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 54. All mains shall be sized to provide sufficient capacity DSRSD Issuance of Standard to accommodate future flow demands in addition to any building each development projecYs demand. Layout and permit sizing of mains shall be in conformance with DSRSD utilit master plannin . 55. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard flow to DSRSD's existing sanitary sewer system. any building Pumping of sewage is discouraged and may only be permit allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminar desi n reports, desi n criteria, Page 15 of 30 and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any pro'ect that requires a pumpin station. 56. Domestic and fire protection waterline systems for DSRSD Issuance of Standard Tracts or Commercial Developments shall be any building designed to be looped or interconnected to avoid permit dead end sections in accordanc� with requirements of the DSRSD Standard Specifications and sound en ineerin practice. 57. DSRSD policy requires public water and sewer lines DSRSD Issuance of Standard to be located in public streets rather than in off- any building street locations to the fullest extent possible. If permit unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 58. Prior to approval by the City of a grading permit or a DSRSD Issuance of Standard site development permit, the locations and widths of any building all proposed easement dedications for water and permit sewer lines shall be submitted to and approved by DSRSD. 59. All easement dedications for DSRSD facilities shall be DSRSD Issuance of Standard by separate instrument irrevocably offered to DSRSD any building or b offer of dedication on the Final Map. permit 60. Prior to approval by the City for Recordation, the Final DSRSD Issuance of Standard Map shall be submitted to and approved by DSRSD any building for easement locations, widths, and restrictions. permit 61. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard Construction Permit by the Dublin San Ramon any building Services District, whichever comes first, all utility permit ' connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit � shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 62. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard Construction Permit by the Dublin San Ramon any building Services District, whichever comes first, all permit improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an en ineer's estimate of construction costs for the Page 16 of 30 sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before si nature b the District En ineer. 63. No sewer line or waterline construction shall be DSRSD Issuance of Standard permitted unless the proper utility construction permit any building has been issued by DSRSD. A construction permit permit will only be issued after all of the items in Condition No. 9 have been satisfied. 64. The Applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard Directors, commissions, employees, and agents of any building DSRSD harmless and indemnify and defend the same permit from any litigation, claims, or fines resulting from the construction and completion of the pro�ect. 65. Improvement plans shall include recycled water DSRSD Issuance of Standard improvements as required by DSRSD. Services for any building landscape irrigation shall connect to recycled water permit mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. I 66. DSRSD has no objections to this proposed alternate DSRSD Issuance of Project site plan should such a site plan be permissible under any building Specific Dublin Zoning regulations. permit PUBLIC WORKS — PROJECT SPECIFIC CONDITIONS OF APPROVAL 67. Ownership and Maintenance of Improvements. PW Final Map Public Prior to approval of the Final Map, the Developer Works shall submit an "Ownership and Maintenance" exhibit indicating ownership and maintenance responsibilities for the project street, common area parcels and open space improvements. The "Ownership and Maintenance" exhibit shall be subject to review and approval b the Cit Engineer. 68. Covenants, Conditions and Restrictions PW Final Map Public (CC&Rs): If the project subdivision is not included in Works the existing Schaefer Ranch Homeowners Association, a new Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of Schae�er Way, all common area improvements and all stormwater treatment measures. The said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that prohibits the amendment of those provisions of the CC&Rs requested b its members without the City's Page 17 of 30 approval. The CC&R shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of Schaefer Way: landscaping and irrigation, fences, walls, drainage and stormwater treatment features, lighting, signs, and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the Cit for review and approval. 69. Covenants, Conditions and Restrictions (CC&Rs): PW Final Map Public If the project subdivision is included in the existing Works Schaefer Ranch Homeowners Association, the CC&Rs shall be amended as needed to govern use and maintenance of Schaefer Way and all other common area improvements specific to the subdivision. 70. Covenants, Conditions and Restrictions (CC&Rs): PW Final Map Public A disclosure shall be provided in the CC&Rs clearly Works alerting residents that the driveway design may cause the bottom of their cars to scrape or otherwise come in contact with the surface of the driveway, which may cause damage to their vehicle(s). The disclosure shall further state that the Buyer should test the driveway before entering into an agreement to purchase the lot. 71. Private street and common area subdivision PW Final Map Public improvements. Common area improvements, private Works streets, private drives 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. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways, enhanced 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 h drants. 72. Schaefer Way: Schaefer Way shall be a Private PW Final Map Public Street, owned and maintained by the Homeowners' Works Association. The Developer shall install complete roadway and utility improvements along Schaefer Way as shown on the Tentative Map. Required roadway and utility improvements on Schaefer Way shall include, but are not limited to the installation of curb, gutter, sidewalk, curb ramps, driveways, draina e structures, utilities, street li hts, and fire Page 18 of 30 hydrants. a. Existing roadway pavement shall be evaluated and overlaid with a minimum 2" AC overlay (grind and overlay), or replaced as necessar . 73. Schaefer Way: The sidewalk shown along the south PW Occupancy of Public side of Schaefer Way shall extend to the driveway on Units or Works Lot 302 Acceptance of Improvements 74. Schaefer Way Driveway Design: Driveways shall be YW Approval of Public constructed such that a minimum 4-foot wide Improvement Works accessible path is provided across the driveways, Plans or Final similar to the design used for Schaefer Ranch Units 1 Map and 2. 75. Schaefer Way: Developer shall design and construct PW Occupancy of Public a paved roadway from the end of Schaefer Way to Units or Works the City limit line. Improvements shall also include an Acceptance of appropriately designed gate and cattle guard at the Improvements western terminus. The paved roadway shall consist of minimum 20' wide pavement and structural section comparable to the existing street section for Schaefer Way. Curb and gutter shall be installed on both sides of the street, and the existing catch basins shall be relocated to the new curb and gutter to intercept the storm water run-off and prevent concentrated flows from being released on the adjacent property. All costs of design and construction of these improvements shall be borne by the Developer. 76. Schaefer Way Parking and Restrictions: 29 parallel PW Final Map Public parking stalls shall be provided along the south side Works of Schaefer Way as shown on the Tentative Map. The Developer shall install "No Parking" signs along the north side of Schaefer Way. Final sign location shall be coordinated with and approved by the City Traffic En ineer. 77. Monuments: The Final Map shall include private PW Final Map Public street monuments to be set along Schaefer Way as Works determined b the Cit Engineer. 78. DSRSD Gate: The Developer shall remove the PW Acceptance of Public existing cable across DSRSD's reservoir access road Tract Works off of the Dublin Boulevard cul-de-sac and install a Improvements new access gate per DSRSD standard details. The gate shall be subject to review and approval by DSRSD and be set back from the back-of-sidewalk such that a standard truck may completely pull off the cul-de-sac while opening the ate. 79. Dublin Blvd.: Special care shall be taken to protect PW Final Map Public existing sidewalks, driveways, roadways, Works landscapin , or other improvements near the Page 19 of 30 entrance to Schaefer Way that may be damaged as a result of operation of construction equipment or construction activities. The Developer shall be solely responsible to repair or replace any damaged improvements as directed by the City Engineer or his representative. 80. Existing Davilla Easement: The Developer shall PW Prior to Yublic coordinate and complete the recordation of a Issuance of ls` Works Quitclaim Deed from Davilla Easement Holders. Building Permit a) Developer shall prepare legal descriptions, plats on Lot and Quitclaim Deed for execution by the Davilla Encumbered by Easement Holders. the Existing b) The Developer shall offer an access easement to F,asement the heirs and successors of the Davilla Easement that aligns with the existing Schaefer Way from the terminus at Dublin Blvd to the cit limit. 81. Offsite Landscape Improvements: The Developer PW Final Map Public shall plant clinging vine material at the base of the Works entire section of soundwall installed with the Schaefer Ranch Unit 1 Dublin Boulevard extension, along the south side of Dublin Boulevard near Roys Hill Lane. Vines shall be planted on both sides of the soundwall. Developer shall also be responsible for providing a water source and irrigation system to the vines. 82. Public Service Easements: Public utility vaults, PW Final Map Public boxes, appurtenances or similar items shall be Works located within the Public Service Easement behind the back-of-sidewalk. Private improvements such as fences, gates or trellises shall not be located within the public service easements. 83. Private Easements: Reciprocal Ingress/Egress PW Final Map Public Easements shall be required on those lots where Works driveways cross parcel lines. Easements shall be shown/reserved on Final Map for dedication by separate instrument. Copies of recorded easement(s) shall be provided to City prior to issuance of Building Permit for any residence whose driveway crosses the adjacent lot(s) 84. GHAD Dedication: The Developer shall reserve for PW Final Map Public dedication to the Schaefer Ranch Geologic Hazard Works Abatement District (GHAD) by separate instrument for private open space Parcel AA and Parcel BB and any other dedications deemed reasonably necessary by the GHAD Manager. GHAD acceptance of Parcels AA and BB shall be contingent upon completion of all tract and GHAD improvements and formal acceptance of said improvements b the City. 85. GHAD Fence: The Developer shall install a fence PW Acceptance of Public Page 20 of 30 along all boundary lines between the private lots and Improvements Works GHAD parcels. Fence type shall be as approved by Associated with Planning Director and GHAD Manager. Gates to be GHAD Parcels installed at both GHAD maintenance access points or as directed by GHAD Manager, and locks shall be placed on all access gates. Driveway cuts shall be provided at both access points. 86. Conformance to GHAD Plan of Control: The PW Approval of Public Developer shall have the Geotechnical Engineering Improvement Works firm that prepared the Plan of Control (POC) for the Plans Schaefer Ranch Geologic Hazard Abatement District (GHAD) review all final grading and improvement plans and verify that the plans conform to the Schaefer Ranch GHAD POC prior to City approval and issuance of Gradin or Sitework Permits. 87. Stormwater Management: The Developer shall PW Final Map and Public submit a Stormwater Management Plan to ensure On-going Works that the existing drainage system, including the existing water quality basin(s), is adequate to treat the additional runoff generated by this development. The Final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the Developer providing the necessary plans, details, and calculations that demonstrate that the plan complies with the standards issued by the San Francisco Bay Re ional Water Quality Control Board. 88. Stormwater Source Control: "No Dumping Drains to PW Final Map and Public Bay" storm drain medallions per City Standard Detail On-going Works CD-704 shall be placed on all public and private storm drain inlets. 89. Trash Capture: The project Stormwater YW Final Map and Public Management Plan shall incorporate trash capture On-going Works measures such as inlet filters or hydrodynamic separator units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB), and the Municipal Regional Permit (MRP) to the satisfaction of the Cit En ineer. 90. Landscape Plans: At the latest, the Developer shall PW Final Map and Public submit design development Landscape Plans with the On-going Works second plan check for the street improvement plans and final map. The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement A reement and Final Map. 91. Street Light and Joint Trench Plans. Street Light PW Final Map and Public Page 21 of 30 Plans and Joint Trench Plans shall be submitted with On-going Works the first plan check for the street improvement plans and final map. At the latest, design development Street Light Plans and Joint Trench Plans shall be submitted with the second plan check for the street improvement plans and final map. The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. 92. Geotechnical/Soils Report: The Developer shall PW Issuance of Public submit a design level geotechnical/soils investigation Grading Permit Works report prepared by a qualified engineer, registered or Final Map with the State of California. The report shall include recommendations regarding pavement sections, soil retention systems, etc. The report shall also include specific recommendations for the proposed permeable pavers or permeable pavement driveways. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 93. Geotechnical Engineer Review and Approval: The PW Issuance of Public Project Geotechnical Engineer shall be retained to Grading Permit Works review all final grading plans and specifications. The or Final Map Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of rading permits. 94. Grading: The disposal site and haul truck route for PW Issuance oi' Public any off-haul dirt materials shall be subject to the Grading Works review and approval by the City Engineer prior to the Permit(s) or approval of the improvement plans or issuance of a Final Map Gradin Permit. 95. Dust ControllStreet Sweeping: The Developer shall PW Issuance of Public provide adequate dust control measures at all times Grading Works during the grading and hauling operations. All trucks Yermit(s) or hauling export and import of materials shall be Pinal Map provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times. 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 condition activities. 96. Underground Obstructions: Prior to excavation and PW Issuance of Public grading on any portion of the project site, all Grading Works underground obstructions (i.e. debris, septic tanks, Permit(s) or fuel tanks, barrels, chemical waste, etc.) shall be Final Map identified and remove pursuant to Federal, State and Page 22 of 30 local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the Cit Engineer. 97. Resource Agency Permits: Prior to the start of any PW Issuance of Public grading of the site as necessary, permits shall be Grading Works obtained from US Army Corps of Engineers, the San Permit(s) or Francisco Bay Regional Water Quality Board, the Final Map State of California Department of Fish and Games, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site, if applicable. The project shall be modified as needed to response to the conditions of the permits. PUBLIC WORKS — STANDARD CONDITIONS OF APPROVAL 98. Developer shall comply with the City of Dublin Public PW Ongoing Standard Works Standard Conditions of Approval contained Condition below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. 99. General. The Developer shall comply with the PW Ongoing Standard Subdivision Map Act, the City of Dublin Subdivision, Condition and Grading Ordinances, 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. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771 . Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and followin ). 100. Hold Harmless/Indemnification. The Developer shall PW Ongoing Standard defend, indemnify, and hold harmless the City of Condition Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to this project (Tract Map 8136) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be sub�ect to the Cit 's promptly Page 23 of 30 notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedin s. 101 . Clarifications and Changes to the Conditions. In the PW Ongoing Standard event that there needs to be clarification to these Condition Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 102. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to mapping Condition or public improvements, the Tentative Map shall take precedence. AGREEMENTS AND BONDS 103. The Developer shall enter into a Tract Improvement PW First Final Standard Agreement with the City for all public improvements Map and Condition including any required offsite storm drainage or Successive roadway improvements that are needed to serve the Maps Tract that have not been bonded with another Tract Improvement A reement. 104. The Developer shall provide performance (100%), PW First Final Standard and labor & material (100%) securities to guarantee Map and Condition the tract improvements, approved by the City Successive Engineer, prior to execution of the Tract Improvement Maps Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the perFormance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES 105. The Developer shall pay all applicable fees in effect PW Ongoing Standard at the time of building permit issuance including, but Condition not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees and any other fees as noted in the Development A reement. PERMITS 106. Developer shall obtain an Encroachment Permit from PW Prior to Standard Page 24 of 30 the Public Works Department for all construction Start of Condition activity within the public right-of-way of any street Work where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 107. Developer shall obtain a Grading / Sitework Permit PW Prior to Standard from the Public Works Department for all grading and Start of Work Condition private site improvements that serves more than one lot or residential condominium unit. 108. Developer shall obtain all permits required by other PW Prior to Standard agencies including, but not limited to Alameda Start of Work Condition County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 109. All submittals of plans and Final Maps shall comply PW Prior to Standard with the requirements of the "City of Dublin Public Approval of Condition Works Department Improvement Plan Submittal Improvement Requirements", and the "City of Dublin Improvement Plans or Final Plan Review Check List". Map 110. The Developer will be responsible for submittals and PW Prior to Standard reviews to obtain the approvals of all participating Approval of Condition non-City agencies. The Alameda County Fire Improvement Department and the Dublin San Ramon Services Plans or Final District shall approve and sign the Improvement Map Plans. 111. Conditions of Approval. A copy of the Conditions of PW Ongoing Standard Approval which has been annotated how each Condition condition is satisfied shall be included with the submittals to the Public Works Department for the review of the Final Map and improvements plans. The notations shall clearly indicate how all Conditions of Approval will be satisfied and where they are located on the plans. Submittals will not be accepted without the annotated conditions. 112. Geotechnical Report. Developer shall submit a PW Prior to Standard Geotechnical Report, which includes street pavement Approval of Condition sections and grading recommendations. Improvement Plans, Grading Plans, or Final Map 113. Electronic File. Developer shall provide the Public PW Prior to Standard Works Department a di ital vectorized file of the Acceptance of Condition Page 25 of 30 "master" files for the project when the Final Map has Improvements been approved. Digital raster copies are not and Release acceptable. The digital vectorized files shall be in of Bonds AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California; NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 114. The Final Map shall be substantially in accordance PW Prior to Standard with the Tentative Map approved with this application, Approval of Condition unless otherwise modified by these conditions. Final Map Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 115. All rights-of-way and easement dedications required PW Prior to Standard by the Tentative Map shall be shown on the Final Approval of Condition Map. Final Map 116. Any phasing of the final mapping or improvements of PW Prior to Standard a Tentative Map is subject to the approval and Approval of Condition conditions of the Cit En ineer. Final Map 117. Street names shall be assigned to each public/private PW Prior to Standard street pursuant to Municipal Code Chapter 7.08. The Approval of Condition approved street names shall be indicated on the Final Final Map Map. 118. The Final Map shall include the street monuments to PW Monuments to Standard be set in all public streets. be Shown on Condition Final Map and Installed Prior to Acceptance of Improvements EASEMENTS 119. The Developer shall obtain abandonment from all PW Prior to Standard applicable public agencies and/or private owners of Approval of Condition existing easements and right-of-ways within the Improvement development that will no longer be used. Plans or Appropriate Final Map 120. The Developer shall acquire easements, and/or PW Prior to Standard obtain rights-of-entry from the adjacent property Approval of Condition owners for any improvements on their property. The improvement easements and/or rights-of-entry shall be in writin Plans or Page 26 of 30 and copies furnished to the City Engineer. Appropriate Final Map GRADING 121. The Grading Plan shall be in conformance with the PW Prior to Standard recommendations of the Geotechnical Report, the Approval of Condition approved Tentative Map and/or Site Development Grading Plans Review, and the City design standards & ordinances. or Issuance of In case of conflict between the soil engineer's Grading recommendations and City ordinances, the City Permits, and En ineer shall determine which shall appl . On oin 122. A detailed Erosion Control Plan shall be included with PW Prior to Standard the Grading Plan approval. The plan shall include Approval of Condition detailed design, location, and maintenance criteria of Grading Plans all erosion and sedimentation control measures. or Issuance of Grading Permits, and Ongoin IMPROVEMENTS 123. The public improvements shall be constructed PW Prior to Standard generally as shown on the Tentative Map and/or Site Approval of Condition Development Review. However, the approval of the Improvement Tentative Map and/or Site Development Review is not Plans or Start an approval of the specific design of the drainage, of sanitary sewer, water, and street improvements. Construction, and On oin 124. All public improvements shall conform to the City of PW Prior to Standard Dublin Standard Plans and design requirements and Approval of Condition as approved by the City Engineer. Improvement Plans or Start of Construction, and Ongoin 125. Public streets shall be at a minimum 1% slope with PW Prior to Standard minimum gutter flow of 0.7% around bump-outs. Approval of Condition Private streets and alleys shall be at minimum 0.5% Improvement slope. Plans or Start of Construction, and Ongoin 126. Any decorative pavers/paving installed within City PW Prior to Standard right-of-way shall be done to the satisfaction of the Approval of Condition City Engineer. Where decorative paving is installed at Improvement signalized intersections, pre-formed traffic signal Plans or Start loops shall be put under the decorative pavement. of Decorative pavements shall not interfere with the Construction, placement of traffic control devices, including and Ongoing pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the Cit Page 27 of 30 Engineer. Maintenance costs of decorative paving shall be the responsibility of the Homeowners Association 127. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Engineer. Occupancy of Condition Units or Acceptance of Improvements 128. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of Condition Engineer. The maximum voltage drop for streetlights Units or is 5%. Acceptance of Improvements 129. Developer shall construct all potable and recycled PW Prior to Standard water and sanitary sewer facilities required to serve Occupancy of Condition the project in accordance with DSRSD master plans, Units or standards, specifications and requirements. Acceptance of Improvements 130. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire Department. A raised reflector Occupancy of Condition blue traffic marker shall be installed in the street Units or opposite each hydrant. Acceptance of I mprovements 131. The Developer shall furnish and install street name PW Prior to Standard signs for the project to the satisfaction of the City Occupancy of Condition Engineer. Units or Acceptance of Improvements 132. Developer shall construct gas, electric, cable TV and PW Prior to Standard communication improvements within the fronting Occupancy of Condition streets and as necessary to serve the project and the Units or future adjacent parcels as approved by the City Acceptance of En ineer and the various Public Utilit agencies. Improvements 133. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard shall be underground in accordance with the City Occupancy of Condition policies and ordinances. All utilities shall be located Units or and provided within public utility easements and sized Acceptance of to meet utilit compan standards. Improvements 134. All utility vaults, boxes and structures, unless PW Prior to Standard specifically approved otherwise by the City Engineer, Occupancy of Condition shall be underground and placed in landscape areas Units or and screened from public view. Prior to Joint Trench Acceptance of Plan approval, landscape drawings shall be submitted Improvements to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the 'oint trench improvements. CONSTRUCTION Page 28 of 30 135. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless Needed Condition otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 136. If archaeological materials are encountered during PW Ongoing as Standard construction, construction within 100 feet of these Needed Condition materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and su est appropriate mitigation measures. 137. Construction activities, including the maintenance and PW Ongoing as Standard warming of equipment, shall be limited to Monday Needed Condition through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City En ineer on a case-by-case basis. 138. Developer shall prepare a Construction Noise PW Prior to Start Standard Management Plan that identifies measures to be of Condition taken to minimize construction noise on surrounding Construction developed properties. The plan shall include hours of Implementatio construction operation, use of mufflers on n Ongoing as construction equipment, speed limit for construction Needed traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to pro�ect construction. 139. Developer shall prepare a plan for construction traffic PW Prior to Start Standard interface with public traffic on any existing public of Condition street. Construction traffic and parking may be Construction; subject to specific requirements by the City Engineer. Implementatio n Ongoing as Needed 140. The Developer shall be responsible for controlling any PW Ongoing Standard rodent, mosquito, or other pest problem due to Condition construction activities. 141. The Developer shall be responsible for watering or PW Prior to Start Standard other dust-palliative measures to control dust as of Condition conditions warrant or as directed by the City Construction; Engineer. Ongoing as Needed 142. The Developer shall provide the Public Works PW Prior to Standard Department with a letter from a registered civil Issuance of Condition engineer or surveyor stating that the building pads Building have been raded to within 0.1 feet of the rades Permits or Page 29 of 30 shown on the approved Grading Plans, and that the Acceptance of top & toe of banks and retaining walls are at the Improvements locations shown on the approved Grading Plans. NPDES 143. Prior to any clearing or grading, the Developer shall PW Prior to Start Standard provide the City evidence that a Notice of Intent (NOI) of Any Condition has been sent to the California State Water Construction Resources Control Board per the requirements of the Activities NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 144. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard shall identify the Best Management Practices (BMPs) Prepared Prior Condition appropriate to the project construction activities. The to Approval of SWPPP shall include the erosion control measures in Improvement accordance with the regulations outlined in the most Plans; current version of the ABAG Erosion and Sediment Implementatio Control Handbook or State Construction Best n Prior to Start Management Practices Handbook. The Developer is of responsible for ensuring that all contractors Construction implement all storm water pollution prevention and Ongoing measures in the SWPPP. as Needed PASSED, APPROVED, AND ADOPTED this day of , 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Page 30 of 30 RESOLUTION NO. 15-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A CEQA ADDENDUM AND A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE SCHAEFER RANCH UNIT 3 AND A PORTION OF UNIT 1 PROJECT PLPA 2012-00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a General Plan and Amendment to change the land use designation on the 17.30 acre site from Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single-Family Residential (0.9-6.0 units/acre) and 10.26 acres of Open Space; and WHEREAS, the application also includes consistent PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136 to allow development of 19 single-family detached homes. The proposed development applications are collectively known as the "Project"; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, development of the Project site was addressed in the 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070, the "Schaefer Ranch EIR" or "1996 EIR". The prior reviews are further described in the draft City Council resolution attached as Exhibit A and incorporated herein by reference; and WHEREAS, based on the proposed Single Family Residential and Open Space land use designations the proposed Project remains less than the number of units initially analyzed in the Schaefer Ranch EIR: and WHEREAS, the City prepared an Initial Study to determine if additional review of the proposed Project was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study, the City prepared an Addendum dated October 2015 describing the project and finding that the impacts of the proposed Project have been adequately addressed in the prior EIR. The Addendum and its supporting Initial Study is attached as Exhibit A; and WHEREAS, on October 13, 2015, the Planning Commission held a properly noticed public hearing on the Project, at which time all interested parties had the opportunity to be heard; and Page 1 of 3 ATTACHMENT 5 WHEREAS, a Staff Report dated October 13, 2015 and incorporated herein by reference described and analyzed the Project and related Addendum for the Planning Commission and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, the Planning Commission considered the Addendum, as well as the prior EIR and all above-referenced reports, recommendations, and testimony before making a recommendation on 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 makes the following findings to support the determination that no further environmental review is required under CEQA for the proposed project. These findings are based on information contained in the CEQA Addendum, the prior EIR, the staff report, and all other information contained in the record before the Planning Commission. These findings constitute a summary of the information contained in the entire record. The detailed facts to support the findings are set forth in the CEQA Addendum and related Initial Study, the prior EIR, and elsewhere in the record. Other facts and information in the record that support each finding that are not included below are incorporated herein by reference: 1. The proposed Project does not constitute substantial changes to the previous projects affecting the Project site as addressed in the prior EIR, that will require major revisions to the prior documents due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for project which were previously addressed. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior EIR. All previously adopted mitigation measures from the Schaefer Ranch EIR continue to apply to the proposed Project and project site as applicable. 2. The Addendum and its related Initial Study did not identify any new significant impacts of the proposed Project that were not analyzed in the prior EIR. 3. The City is not aware of any new information of substantial importance or substantial changes in circumstances that would result in new or substantially more severe impacts or meet any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin recommends that the City Council adopt the CEQA Addendum and related Initial Study, attached as Exhibit A (and incorporated herein by reference), pursuant to CEQA Guidelines Sections 15162 and 15164 for the Schaefer Ranch Unit 3 and a portion of Unit 1 project. BE IT FURTHER RESOLVED that the Planning Commission City Council of the City of Dublin recommends that the City Council adopt the Statement of Overriding Considerations attached as Exhibit B and incorporated herein by reference. 2of3 PASSED, APPROVED AND ADOPTED this 13t" day of October 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Assistant Community Development Director 3 of 3 RESOLUTION NO. XX - 15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM AND A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE SCHAEFER RANCH UNIT 3 AND A PORTION OF UNIT 1 PROJECT PLPA-2012-00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to develop 19 develop single family homes and open space on approximately 17.30 acres known as Schaefer Ranch Unit 3 in the planned community known as Schaefer Ranch. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the application includes a General Plan and Amendment to change the land use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family Residential (SFR) and 10.26 acres of Open Space (OS); and WHEREAS, the application also includes consistent PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136; and WHEREAS, the Project site is located in the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin