HomeMy WebLinkAboutPC Reso 09-40 EBRPD Trailhead Staging AreaRESOLUTION NO. 09-40
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR
EAST BAY REGIONAL PARK DISTRICT TRAILHEAD STAGING AREA
AND RESTROOM FACILITY ON A 1.9-ACRE SITE KNOWN AS
PARCEL B OF TRACT 6765 OF SCHAEFER RANCH
PA 06-031
WHEREAS, the Applicant, Discovery Builders, has requested approval of Site Development Review
for a trailhead staging area and restroom facility on a 1.9-acre site known as Parcel B of Tract 6765 of
Schaefer Ranch. The site plan includes 25 parking spaces, a building area of approximately 246 square feet
for restroom facilities and storage of maintenance items, four picnic table/bench structures, hardscape
(including walkways), and landscaping; and
WHEREAS, the Schaefer Ranch project is located within the Western Extended Planning Area; and
WHEREAS, the project site is located at the northeast corner of the Dublin Boulevard extension and
Marshall Canyon Drive within Schaefer Ranch; and
WHEREAS, the Schaefer Ranch (PA 06-031) project was approved by the City Council on August
1, 2006 by Ordinance 11-06 adopting the Stage 2 Development Plan and by Planning Commission
Resolution 06-17 approving a Site Development Review; and
WHEREAS, Vesting Tentative Tract Map 6765 was adopted on August 11, 1998 (Planning
Commission Resolution 98-38). Parts of the residentially zoned and designated areas subsequently were
reconfigured; and
WHEREAS, in accordance with the Dublin Zoning Ordinance and approval of the Schaefer Ranch,
development (PA 06-031), all non-residential parcels require approval of a Site Development Review; and
WHEREAS, following the construction and installation of improvements the property will be
dedicated to the East Bay Regional Park District for use as an open space and recreation amenity with
pedestrian and equestrian access to the regional trail system and point of access for maintenance and
emergency vehicles related to the surrounding hillside area; and
WHEREAS, a complete application was submitted and is available and on file in the Department of
Community Development; and
WHEREAS, the Applicant has submitted project plans and exterior elevations dated received on
October 28, 2009, for Site Development Review; and
WHEREAS, the proposed project was determined to be adequately addressed by the Environmental
Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and Planned Development District
Overlay zone (SCH #95033070) that was certified by the City Council on July 9, 1996 by Resolution 76-96.
The City Council also adopted Findings, a Statement of Overriding Considerations, and a Mitigation
Monitoring Program with this Resolution. All of these documents are incorporated herein by reference; and
WHEREAS, on November 4, 2008, the City Council adopted an Addendum to the EIR (Resolution
203-08) incorporated herein by reference based on the description, determination, and understanding that the
total number of units approved with PA 08-005 is within the scope of the EIR initially prepared and certified
and that all potentially significant effects have been analyzed adequately in an earlier EIR pursuant to
applicable standards or have been avoided or mitigated pursuant to that earlier EIR; and
WHEREAS, the Planning Commission did hold a public hearing on said application for this project
on November 10, 2009; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve a
Site Development Review subject to the findings and conditions contained herein; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations:
A. Approval of the site layout, architectural design, landscaping, and public improvements is
consistent with the purpose and intent of Chapter 8.104, Site Development Review of the Dublin
Zoning Ordinance.
B. The proposed site design and facilities for Parcel B of Map 6765, as conditioned, complies with
the policies of the General Plan for the Western Extended Planning Area, the Planned
Development Regulations for PA 06-031 and PA 08-005, and with all other requirements of the
Dublin Zoning Ordinance in that it will create opportunities for the residents, provide recreational
opportunities, allow for proper maintenance and emergency access, and preserve open space.
C. The Site Development Review, as proposed and conditioned, 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 general welfare because it serves as a recreational amenity and open space preservation
area, as well as an access point for emergency and maintenance vehicles.
D. The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide
a functional and attractive environment for the development.
E. The subject site is physically suitable for the type and intensity of the proposed improvements
because site dimensions will accommodate the proposed structures and uses.
F. The proposed project will not impact views.
G. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to insure compatibility with
the design concept or theme and the character of adjacent buildings within and adjacent to the
proj ect.
H. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an
attractive environment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of Dublin does hereby approve the Site Development Review for the East Bay Regional Park District trailhead
staging area and restroom facility for the 1.9-acre site known as Parcel B of Tract 6765 for Schaefer Ranch as
shown on plans prepared by Nuvis Landscape Architecture and Planning dated received August 21, 2009
subject to the conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Planning Department review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval. [PLJ Planning_ [B1 Building_ [PO] Police, [PW] Public Works [ADMI
Administration/City Attorney, rFIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San
Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
I, Approval. This Site development Review PL On-going Planning
approval for PA 06-031 Site Development
Review application for the East Bay Regional
Park District trailhead staging area and
restroom facilities on a 1.9 acre site within
the Schaefer Ranch development received by
the Planning Division on October 28, 2009
on file in the Community Development
Department, and other plans, text, and
diagrams relating to this Site Development
review, unless modified by the Conditions of
Approval contained herein.
2, Permit Expiration. Approved use shall PL On-going DMC
commence within two (2) years of Site 8.96.020.
Development Review (SDR) approval, or the D
SDR shall lapse and become null and void.
Commencement of use means the actual use
pursuant to the approval, or, demonstrating
substantial progress toward commencing
such use. If there is a dispute as to whether
the SDR 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 SDR expires, a new application must be
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
made and processed according to the
requirements of the Dublin Zoning
Ordinance.
3, Fees. The Applicant shall pay all applicable Various On-going Various
fees in effect at the time of building permit
issuance, including, but not limited to,
Planning Fees, Building Fees, Dublin San
Ramon Service District fees, Public Facilities
fees, Tri Valley Transportation fees,
Downtown Traffic Impact Fee, Dublin
Unified School District 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. When and if
applicable and customary, credits shall be
a lied for existing improvements.
4. Property Maintenance. Per the City of PL On-going DMC
Dublin Non-Residential Property 5.64.050
Maintenance Ordinance DMC Section
5.64.050, the Applicant and Property Owner
shall maintain the building, site and all
signage in good condition and shall keep the
site clear of trash, debris and graffiti
vandalism on a re ular and continuous basis.
5. Graffiti. Per the City of Dublin Graffiti PL, PO On-going DMC 5.68
Ordinance DMC Section 5.68, the Applicant
or Property Owner shall keep the site clear of
graffiti vandalism at all times.
6. Signage. All signs associated with the facility PL On-going DMC 8.84
shall comply with the provisions of Chapter
8.84, Si Regulations, at all times.
7. Modifications. Modifications or changes to PL On-going DMC
this SDR approval may be considered by the 8.100.080
Community Development Director if the
modifications or changes proposed comply
with Section 8.100.080 of the Zoning
Ordinance.
8. In conjunction with construction of PL At occupancy Planning
improvements, the developer shall install a
"hitching post" in the vicinity of the horse
trailer parking area and the beginning of the
trail head.
DUBLIN SAN RAMON SERVICES DISTRICT DSRSD
9. Prior to issuance of any building permit, DSRSD Permit Issuance DSRSD
complete improvement plans shall be
submitted to DSRSD that conform to the
requirements of the DSRSD Code, the
DSRSD "Standard Procedures, Specifications
and Drawings for Design and Installation of
Water and Wastewater Facilities," all
applicable DSRSD Master Plans and all
DSRSD policies.
10. All mains shall be sized to provide sufficient DSRSD Improvement
capacity to accommodate future flow Plans
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
demands in addition to each development
project's demand. Layout and sizing of
mains shall be in conformance with DSRSD
utility master planning.
11. Sewers shall be designed to operate by DSRSD Improvement
gravity flow to DSRSD's existing sanitary Plans
sewer system. Pumping of sewage is
discouraged and may only be allowed under
extreme circumstances following a case by
case review with DSRSD staff. Any
pumping station will require specific review
and approval by DSRSD of preliminary
design reports, design criteria, and final plans
and specifications. 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 project that requires a
pumping station.
12. Domestic and fire protection waterline DSRSD Improvement
systems for Tracts or Commercial Plans
Developments shall be designed to be looped
or interconnected to avoid dead end sections
in accordance with requirements of the
DSRSD Standard Specifications and sound
engineering practice.
13. DSRSD policy requires public water and DSRSD Final Map
sewer lines to be located in public streets
rather than in off-street locations to the fullest
extent possible. If 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.
14. Prior to approval by the City of a grading DSRSD Grading Permit
permit or a site development permit, the
locations and widths of all proposed
easement dedications for water and sewer
lines shall be submitted to and approved by
DSRSD.
15. All easement dedications for DSRSD DSRSD Final Map
facilities shall be by separate instrument
irrevocably offered to DSRSD or by offer of
dedication on the Final Map.
16. Prior to approval by the City for Recordation, DSRSD Final Map
the Final Map shall be submitted to and
approved by DSRSD for easement locations,
widths, and restrictions.
17. Prior to issuance by the City of any Building DSRSD Permit Issuance
Permit or Construction Permit by the Dublin
San Ramon Services District, whichever
comes first, all utility connection fees
including DSRSD and Zone 7, plan checking
fees, inspection fees, connection fees, and
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance
with the rates and schedules established in
the DSRSD code.
18. Prior to issuance by the City of any Building DSRSD Permit Issuance
Permit or Construction Permit by the Dublin
San Ramon Services District, whichever
comes first, all 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
engineer's estimate of construction costs for
the sewer and water systems, a performance
bond, a one-year maintenance bond, and a
comprehensive general liability insurance
policy in the amounts and forms that are
acceptable to DSRSD. The applicant shall
allow at least 15 working days for final
improvement drawing review by DSRSD
before signature b the District Engineer.
19. No sewer line or waterline construction shall DSRSD Permit Issuance
be permitted unless the proper utility
construction permit has been issued by
DSRSD. A construction permit will only be
issued after all of the items in Condition No.
22 have been satisfied.
20. The applicant shall hold DSRSD, its Board of DSRSD Through
Directors, commissions, employees, and Completion
agents of DSRSD harmless and indemnify
and defend the same from any litigation,
claims, or fines resulting from the
construction and completion of the project.
21. Improvement plans shall include recycled DSRSD
water improvements as required by DSRSD.
Services for landscape irrigation shall
connect to recycled water mains. Applicant
must obtain a copy of the DSRSD Recycled
Water Use Guidelines and conform to the
requirements therein.
22. A Backflow Prevention device to prevent DSRSD Permit Issuance
back-siphoning of water into the potable
distribution main will be required on each
commercial account per the District's
specifications. DSRSD will calculate and
require payment of demand fees from those
projects that increase demands on water
and/or sanitary sewer services prior to issuing
a construction permit.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
BUILDING AND SAFETY DIVISION
23. Building Codes and Ordinance. All project B Through Building
construction shall conform to all building Completion
codes and ordinances in effect at the time of
building Permit.
24. Building Permits. To apply for building B Permit Issuance Building
permits, the Applicant shall submit seven (7)
sets of construction plans to the Building
Division for plan check. Each set of plans
shall have an annotated copy of these
Conditions of Approval attached. The
notations shall clearly indicate how all
Conditions of Approval will be or have been
complied with. Construction plans will not
be accepted without the annotated
resolutions attached to each set of plans. The
Applicant will be responsible for obtaining
the approvals of all participating non-City
agencies proper to the issuance of Building
Permits.
25. Construction Drawings. Construction plans B Permit Issuance Building
shall be fully dimensioned (including
building elevations) accurately drawn
(depicting all existing and propose
conditions on site) and prepared and signed
by a California licensed Architect or
Engineer. The site plan, landscape plan and
details shall be consistent with each other.
26. Addressing. Address signage shall be B Occupancy Building
provided as per the Dublin Non-Residential
Security Code.
27. Air Conditioning Units. Air conditioning B Occupancy Building
units (if utilized) and ventilation ducts shall
be screened from public view with materials
compatible to the main building. Units shall
be permanently installed on concrete pads or
other non-movable materials to be approved
by the Building Official and Director of
Community Development. Air conditioning
units shall be 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.
28. Temporary Fencing. Temporary B Through Building
Construction fencing shall be installed along Completion
perimeter of all work under construction.
29. Green Building Guidelines. To the extent B Through Building
practical the applicant shall incorporate Completion
Green Building Measures. Green Building
plan shall be submitted to the Building
Official for review.
30. Foundation. Geotechnical Engineer for the B Permit Issuance Building
soils report shall review and approve the
foundation design. A letter shall be submitted
to the Building Divisioin on the approval.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
PUBLIC WORKS
31. Provide a STOP sign and legend at the PW Public
staging area exit point. Works
32. Parking spaces shall be striped according to PW Public
City standard detail CD-112. Please note Works
this on the plan.
33. Provide RIOOB sign per City standard detail PW Public
CD-113. Works
34. There is a reference to a "traffic control PW Public
assembly" on the plans. It is not clear what Works
this is; please provide detail as noted on
plans.
35. The on-site pedestrian paths appear to be a PW Public
mix of concrete and some other material that Works
is not identified on the plan. This material
should be noted and be Title 24/ADA
compliant.
FIRE PR EVENTION DIVISION
36. The project will need to comply with the F Fire
applicable Dublin Building and Fire Codes.
Site and Building plans shall be provided for
review and approval b the Fire Department.
37. The project shall comply with Dublin Wildfire F Fire
Management Plan.
38. A Knox Key Box keyed to the Alameda F Fire
County Fire Department Dublin key is
required to be installed on the exterior of the
building.
PASSED, APPROVED AND ADOPTED this 10th day of November 2009.
AYES: Wehrenberg, King, Schaub, Swalwell, Brown
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Pla anager
Q-!Q?J-J, -
Planning Comm' air
G: IPA#12006106-031 Schaefer Ranch-Discovery BuildersIPC 11.10.09 EBRPD Staging ArealDub-Schaefer-PCReso-SDR-EBRP.doc
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