HomeMy WebLinkAboutReso 139-97 PD Rez DubRan ARESOLUTION NO. 139 - 97
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING FINDINGS AND GENERAL PROVISIONS FOR
A PLANNED DEVELOPMENT (PD) DISTRICT REZONE CONCERNING PA 96-038
DUBLIN RANCH AREA A
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request (PA 96-038 Dublin Ranch Area A) for rezoning an
approximately 351.5 acre site to the following land uses: 135.3 acres to PD Low Density Residential, 71.5
acres to PD Rural Residential Agriculture, and 144.7 acres Open Space. These land uses are proposed to
accommodate future development of up to 573 dwelling units in 7 neighborhoods, accessory recreational
uses, a golf course, and related improvements. The project is generally located north of the Interstate 580
Freeway, along both sides of the planned Fallon Road extension, and east of Dublin Ranch Phase I, within
the Eastern Dublin Specific Plan project area; and
WI~REAS, on October 10, 1994, the City Council approved a Planned Development District
Overlay Zone (Prezone) for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan
project area (PA 94-030) which: (a) established a Planned Development ('~PD") District Overlay Zone
designation for 1,538 acres known as the Eastern Dublin Reorganization annexation area; and in
conformity with Action Program 4C of the Eastern Dublin Specific Plan. The PD District Overlay Zone
allows the flexibility needed to encourage innovative development while ensuring that the goals, policies
and action programs of the General Plan and Eastern Dublin Specific Plan are met; (b) adopted a
Preliminary land plan, with the provision that regulations and standards governing the PD District Overlay
Zone, in addition to land use and intensity of use, shall be established in conjunction with the Land Use and
Development Plans which are required to be submitted in accordance with Dublin Ordinance 4-94; (c) and
established zoning designations consistent with the Preliminary land plan, to provide for the variety of uses
anticipated by the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WFI-EREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the
request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
· WHEREAS, on January 23, 1995, the City Council ordered the territory designated as
Annexation/Detachment No. 10, which includes the 1,538 acre site, annexed to the City of Dublin and
annexed to the Dublin San Ramon Services District and detached from the Livermore Area ReCreation and
Park District (PA 94-030); and
WHEREAS, Annexation/Detachment No. 10, including 1,538 acres in Eastern Dublin, became
effective on October 1, 1995; and
WHEREAS, the entire annexation area was prezoned to Planned Development in accordance with
the Eastern Dublin General Plan and Eastern Dublin Specific Plan and subject to further refinement of
zoning use and development standards; and
Wlt~REAS, the Dublin Ranch Area A project is located within the 1,538 acre site that was
prezoned and annexed; and
WltEREAS, the Applicant's PD Rezone application supplements the initial PD Prezone and
includes a District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin
Specific Plan, and a Land Use and Development Plan as required under Ordinance 4-94; and
WHEREAS, the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of
Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, a Program EIR was prepared and certified for the Eastern Dublin General Plan and Eastern
Dublin Specific Plan addressing development of Eastern Dublin; and
WltEREAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitoring
program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in
order to ensure compliance during project implementation; and
WHEREAS, a Mitigation Monitoring Program was adopted for the Certified Program Environmental
Impact Report for the Eastern Dublin General Plan and Eastern Dublin Specific Plan, in accordance with Publ~.
Resources Code Section 21080.6; and ~
WltEREAS, an Initial Study dated June 18, 1997 was prepared for the project and is available and on file
in the Planning Department; and
WHEREAS, the Initial Study reviewed the General Plan/Specific Plan Program EIR to determine if
additional environmental review was required for the project; and
WltEREAS, the Initial Study determined that the Area A project would have no new significant
environmental effects beyond those identified in the Program EIR. New effects identified for the project would be
avoided or reduced to a level of insignificance through project revisions, project conditions of approval and
applicable mitigation measures from the Program EIR and adopted Mitigation Monitoring Program; and
wme~REAS, based on the Initial Study determination, staff prepared a draf~ Negative Declaration and
circulated it for public review as required by CEQA. No public comments were received during this time; and
WHEREAS, a staff report was prepared summarizing the site's land use; background; project description;
General Plan and Specific Plan and zoning consistency; and the environmental analysis for the project; which staff
report is incorporated herein by reference; and
WltEREAS, the Planning Commission of the City of Dublin held a public hearing on October 28,
1997, to consider the Initial Study, Negative Declaration, and the Planned Development Rezoning, for the
Project; and
WHEREAS, proper notice of the Planning Commission public heating was given in all respects as
required by law; and
WHEREAS, the Planning Commission received and reviewed the City Planning Department's StaffRepor
on the Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental
effects of the project; and
WHEREAS, the Planning Commission heard and considered the documents, recommendations,
written and oral testimony submitted at the public hearing.
WHEREAS, following a public hearing the Planning Commission voted to recommend City
Council adoption of a Negative Declaration and approval of the PD Rezone; and
WltEREAS, the City Council of the City of Dublin held a public hearing on November 18, 1997,
to consider the Initial Study, Negative Declaration, and the Planned Development Rezoning, for the
Project; and
WltEREAS, proper notice of the City Council public hearing was given in all respects as required
by law; and
WHEREAS, the City Council received and reviewed the City Planning Department's Staff Reports on the
Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental effects
of the project; and
WHEREAS, the City Council heard and considered the documents, recommendations, written and oral
testimony submitted at the public hearing.
WHEREAS, the City Council adopted the Resolution shown in Exhibit A approving the Negative
Declaration for the Project, based upon the findings contained in that Resolution.
NOW, THEREFORE, BE IT RESOLVED that the City Council will adopt the rezoning Ordinance
shown in Exhibit C for the following reasons:
The proposed PD Rezone, as conditioned, is consistent with the general provisions and purpose
of the PD District Overlay Zone (PD Prezone), the City General Plan and the Eastern Dublin
Specific Plan provisions and design guidelines; and
The rezoning, as conditioned, is appropriate for the subject property in terms of land use
compatibilities; will not overburden public services; and provides a comprehensive plan for
residential and recreational development of the Area A site while preserving sensitive portions
of the site from intense development; and
3. The rezoning will not have substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public improvements.
BE IT FURTHER RESOLVED that the City Council hereby adopts PA 96-038 Dublin Ranch
Area A PD Rezone, subject to the general provisions listed below:
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezone for PA 96-038 Dublin Ranch Area
A. This PD District Rezone includes a Land Use and Development Plan and District Planned
Development Plan, which is consistent with the initial Planned Development (PD) District Prezone
and amends the initial Prezone to provide more detailed land use and development plan provisions.
The PD District Rezone allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies and action programs of the General Plan and Eastern Dublin
Specific Plan are met. More particularly, the PD District Rezone is intended to ensure adherence to
the following policies from the General Plan and Eastern Dublin Specific Plan:
Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration of land forms.
Encourage innovative approaches to site planning, building design and construction to
create a range of housing types and prices, and to provide housing for all segments of the
community.
3. Create an attractive, efficient and safe environment.
Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the Provisions of the PD District Rezone, all applicable and
general requirements of the zoning regulations in effect at the time the project components are
processed shall apply to this PD District.
C. General Provisions and Development Standards
INTENT: This approval is for the Planned Development (PD) District Rezone PA 95-038
Dublin Ranch Area A. This approval rezones 135.3 acres to PD Low Density Residential,
71.5 acres to PD Rural Residential Agriculture, and 144.7 acres Open Space, and sets a
maximum of 573 dwelling units. The location of land uses, development concepts and
standard provisions for this project are illustrated by the Land Use and Development
Plan/District Planned Development Plan (LUDP/DPDP) attached as Exhibit B-3, contained
in the packet dated "OCTOBER 199T', consisting of the following:
a) project description
b) land use plan,
c) site plan,
d) design guidelines (including land use and development standards),
4
e) design concept plans
f) other text and supplemental diagrams,
The approval of the Planned Development Rezone incorporates this Land Use and
Development Plan/District Planned Development Plan, in accordance with Ordinance 4-94
of the City's Zoning Ordinance, addressing Planned Developments
NUMBER OF UNITS: The total number of units for the Dublin Ranch Area A project, as
shown on the LUDP/DPDP, shall not exceed a maximum of 573 units, except as described
below. The number of dwelling units and mix of densities within each neighborhood may be
modified while staying within the approved density ranges. Any units deleted from one
neighborhood could be added to other neighborhoods if such a modification was found to
be consistent with the Eastern Dublin Specific Plan. However, the maximum number of
units for the overall project (PA 96-038) may not be exceeded, except as follows:
1.) If the project qualifies for a density bonus pursuant to Chapter 8.16 of the Dublin
Municipal Code.
2.) If unique development concepts, project design and/or amenities justify an increase,
and it is found to be an appropriate modification, pursuant to Section 8-31.18 of
Dublin Ordinance 4-94 (requires approval of a Conditional Use Permit).
The actual number of homes which are developed could also be affected by circumstances
discovered as development plans are refined (for example, an unknown landslide).
LAND USES: All standard City provisions for the zoning designations and land use
provisions shall apply, except those specifically superseded by the attached exhibits, or as
modified below:
ao
The '*List of Permitted and Conditional Uses" for RRA contained in the approved
PD Rezoning shall be clarified to show that for the "RRA" designation, "Accessory
Structures" related to Residential uses are permitted, but all "Agricultural Uses" will
be designated as Conditional Uses, and "Farm Buildings" will require a Site
Development Review approval, to be consistent with the Dublin Zoning Ordinance
as amended.
DEVELOPMENT STANDARDS: Except as specifically modified by the Planned
Development Ordinance for PA 96-038 and all provisions of PA 94-030 (City Council
Resolution 104-94) not modified by PA 96-038, 'all development in Dublin Ranch Area A
shall be subject to the regulations of the closest comparable zoning designation as
determined by the Community Development Director and the Dublin Zoning Ordinance.
Design of residential units and/or developments within this project shall be generally
consistent with the design concept drawings and design guidelines (including the land use
and development standards) approved with the LUDP/DPDP. Modifications to building
floor plans and styles will be allowed, and additional styles can be permitted at the time of
Site Development Review if it is determined by the City that they would not change the
overall character of the Dublin Ranch plan. However, the overall size, product type,
architectural character, embellishments, and building materials of homes shall be essentially
of equivalent or superior quality and design character as described in the Area A design
guidelines. Additional standards and conditions applicable to the development are listed in
the CONDITIONS OF APPROVAL section below.
BE IT FIJR~R RESOLVED TItAT ~ Dublin City Council hereby adopts PA 96-038
Dublin Ranch Area A PD Rezone subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to final occupancy of any
building, and .shall. be subject to Planning Department review and approval. The following codes represent
those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL]
Planning, lB] Building, [PI Parks and Community Services, [PO] Police, [PW] Public Works, [Al)M]
Administration/City Attorney, [FIN] Finance, [FI Alameda County Fire Department (City of Dublin's Fire
ServieeJPrevention provider), [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood
Control and Water Conservation District .[Zone 7].
GENERAL
The project approval for the Dublin Ranch Area A PD Rezone (PA 96-038) is represented by the
Land Use and Development Plan(LUDP) and District Planned Development Plan (DPDP). These
Plans incorporate supplemental text and diagrams attached to this resolution, including conceptual
architecture, landscape and open space design guidelines, as well as specific development standards
for the various land uses. These materials along with this resolution establish the standard
provisions and conditions of approval for the project. [PL]
Prior to obtaining building permits, the applicant must receive Site Development Review (SDR)
approval for any development. The materials submitted for Site Development Review shall be in
substantial conformance with this PD Rezone and the Eastern Dublin Specific Plan. !~Zmor
modifications to the PD development concept may be allowed without requiring an amended PD
Rezone approval. The Community Development Dkector shall determine conformance or non-
conformance and appropriate processing procedures for modifying this PD Rezone (i.e. staff
approval, Planning Commission approval of Conditional Use Permit, or City Council approval of
new PD Rezone). Major modifications, or revisions not found to be in substantial conformance
with this PD Rezone shall requke a new PD Rezone. A subsequent PD rezone may address all or a
portion of the area covered by this PD Rezone. [PL]
Except where specified otherwise within these General Provisions for PA 96-038, development
shall comply with the City of Dublin Site Development Review Standard Conditions [PL], and with
the City of Dublin Residential Security Requirements. [PO]
Except where specified otherwise, references in these conditions of approval to Tentative Map are
meant to refer to the initial tentative subdivision map(s) creating individual lots, and not to the
processing of a Master Tentative Map, which, as provided for by the Eastern Dublin Specific Plan,
is intended for large land holdings, to create larger interim parcels intended for further subdivision
at a later date. If one or more Master Tentative Maps are proposed, any such submittal shall be
conspicuously labeled as such and shall be accompanied by a written explanation of the purpose and
operation of the proposed interim parcels. The applicability to a Master Tentative Map of the
conditions contained herein which refer to a tentative map shall be determined by the City at such
time as a Master Tentative Map submittal is made.
DESIGN STANDARDS:
In addition to the applicable standards mentioned above, the following additional standards shall
apply to development of Dublin Ranch Area A:
a. Design of individual product types is subject to further review at the time of Site Development
Review. Changes to lotting patterns, circulation systems, and number of units may be necessary to
address new issues discovered as a result of more detailed levels of review at the time of Site
Development Review and or Tentative Map. [PL, PO, FI
bo
Nfmimum building separation for side yard setbacks for all Low Density Single Family
Detached units shall be as follows:
1) In neighborhoods where the minimum lot size is greater than 6,500 square feet: 15'
2) In neighborhoods where the minimum lot size is greater than 4,000 square feet, but less
than 6,500 square feet: 10' [PL, B]
Co
Nrmimum rear yard setbacks for Low-Density Single-Family Detached units are as follows:
1) In neighborhoods where the minimum lot size is 6,500 square feet or greater: 15'
2) In neighborhoods where the minimum lot size is greater than 4,000 square feet or
greater, but less than 6,500 square feet: 15' for the main building, and 10' for a wing of the
building (wing shall be no wider than one-half the width of the unit). [PL, B]
d. Some new models in subdivisions shall provide single story elements and/or give the appearance
of single-story units, and shall make every effort to locate such units on comer lots, at the ends of
streets, and within long rows of houses to provide visual diversity to the street scene: [PL]
e. All front yards and common areas in conventional residential subdivisions shall be landscaped by
the initial builder prior to issuance of occupancy. Front yards of custom-home subdivisions shall be
landscaped within six months of occupancy, and the method of ensuring compliance shall be
addressed within the subdivision CC&Rs. [PL]
f. To avoid the appearance of a "walled community", homes should be oriented toward and take
access fi.om collector streets where possible. Where long stretches offences or walls will be used,
variations in materials, wall alignments, and landscaping shall be used, and the fence or wall line
shall be aligned to allow for the creation of landscaped areas between the fence/wall and the street.
The design, location and material of fencing and retaining walls shall be consistent with the wall and
fencing plan included with the design guidelines and be subject to further review at the time of Site
Development Review for the subdivision(s)[PL]
g. Grading on slopes between development shall include sensitive grading techniques (see also
grading section below). Conceptual landscape plans for these interface areas shall be submitted at
the time of Site Development Review to address the special needs of buffering and address visual
impacts of these slope areas. [PL, PW]
7
h. The Declaration of Covenants, Conditions and Restrictions (CC&Rs) of one or more Dublin
Ranch homeowners associations shall be submitted with the Tentative Map and/or Site
Development Review application(whichever comes first), and shall be subject to approval of the
City Community Development Director and City Attorney prior to recordation of the Final
Subdivision Map (see also Condition # 18). [PL, ADM]
GRADING
The approval of PA 96-038 includes a preliminary grading plan which has been determined to
generally comply with applicable policies of the General Plan and the Eastern Dublin Specific Plan
and mitigation measures of the Eastern Dublin Specific Plan EIR. Compliance with these policies
and mitigation measures will be required throughout the development phases. The continued use of
sensitive engineering design and grading techniques, including minimizing height of cut and fill
slopes, making gradual transitions from graded areas to natural slopes, and re-contouring graded
slopes to mimic natural landforms is required. Refined grading plans for the individual tentative
maps shall be submitted which incorporate sensitive grading techniques in order to achieve grading
consistent with but more refined than the conceptual grading plan subject to City approval, prior to
approval of any grading permit or tentative map, whichever is submitted first. [PL, PW]
Graded slopes shall be recontoured to resemble the existing natural landforms in the immediate
area, revegetated, and designed to soften or naturalize the look of cut slopes. Grading shall not
extend beyond actual development areas or into open space areas unless for remedial purposes
only. Extensive areas of flat pad grading should be avoided. Building pads should be graded
individually or stepped wherever possible. Building design shall conform to natural land forms as
much as possible. Grades for cut-and-fill slopes should be 3:1 or flatter unless otherwise approved
by the Director of Public Works. [PL, PW]
Fences for individual lots shall be placed at the top of slopes, unless otherwise required due to
subdivision design. Wherever possible, design of the subdivision shall ensure that lot boundary
lines are located at the top of slopes to avoid visible fence lines running down hillsides and visible
interior lot areas. The subdivision design shall ensure adequate slope angle and area to facilitate
revegetation of slopes and to avoid large, unsightly retaining walls wherever possible. [PL, PW]
The applicant shall comply with the City's grading ordinance. Grading done prior to approval of
Tentative Map approval is at developers risk. [PL, PW]
DEVELOPMENT AGREEMENT
10.
The Area A project proponent and the City of Dublin shall enter into a Development Agreement
prior to Tentative Map approval, which shall contain, but not be limited to, provisions for financing
and timing of on and off-site infrastructure, payment of traffic, noise and public facilities impact
fees, affordable housing, resolution to issues such as ownership and maintenance of open space
areas, and other provisions deemed necessary by the City to find the project consistent with the
Eastern Dublin Specific Plan. At some future date, the applicant shall be responsible for paying all
fees required by the Development Agreement. [PL, ADM]
NOISE
11.
The mitigation measures recommended in the Noise Study for Area A, including the soundwall
along Fallon Road (conducted by Charles Salter & Associates, dated April 17, 1997), shall be
incorporated into the project. If changes in or refinements to development plans result in
inadequate noise mitigation or necessitate undeskable noise attenuation measures, greater setback
distances may be required, and the intensity of the residential units may be affected. * [PL, BI
VISUAL IMPACTS / SCENIC CORRXDOR POLICIES
12.
The conceptual plotting plans/visual studies submitted with the application for Area A PD Rezone
demonstrate the general appropriateness of land uses and development standards included with this
LUDP/DPDP with respect to the City's Scenic Corridor Policies and Standards and Eastern Dublin
EIR Mitigation Measures. Compliance with the General Plan and Specific Plan is contingent upon
continued monitoring to address visual impacts throughout subsequent application processing and
development phases. If, at the time of review for individual tentative maps and site development
review, the project submittal is not consistent with the conceptual plotting plan/visual study
submitted with this application, the City shall determine whether additional or more refined
measures are required to address impacts upon visual resources and scenic/aesthetic resources.
Methods which may be required include, but are not limited to, use of sensitive grading techniques,
sensitive siting of development areas, and berms and landscaping for visual buffers. [PL]
13.
Development in designated scenic corridor areas shall Continue to comply with the requirements of
the Dublin Scenic Corridor Policies and Standards [PL]
LANDSCAPE/OPEN SPACE/TKAII,S
14.
All graded cut and fill slopes shall be revegetated. A detailed landscape plan shall be submitted
with Site Development Review for each tentative map, to address appropriate landscaping for
slopes in open space and other visible areas in the project. Special attention should be paid to
selecting appropriate sustainable vegetation to recreate the scenic resource value of the open space
and hillside arms. A separate landscape plan shall be submitted in conjunction with SDR process
for the golf course facility which addresses the unique landscaping requirements of the golf course.
15.
Plant materials for revegetated slope shall comply with applicable standards of the City's Wildfire
Management Plan. Meadow grasses may not be acceptable in these areas. [PL, PW]
16.
'As part of Final Map approval, the dedication for ownership of open space and trail corridors shall
be designated. No credit for these areas and improvements shall be given towards parkland
dedication requirements. All landscape within the open space and common areas, including the
' An example of an undesirable noise attenuation measure might be a requirement to construct a 12-foot high
soundwall for homes too close to a noise source. The potential need to require greater setbacks to minimize noise
impacts should not necessarily impact the number of units on site. The PD zoning establishes the flexibility to
cluster units at a greater density on some portions of the site if necessary in order to leave open, "neutral zone"
areas for noise buffers.
intermittent stream and open space corridor shall be subject to Site Development Review approval.
IV, ?L, VW]
17.
The project developer(s) shall comply with the applicable Open Space Policies of the General Plan
and Specific Plan and the City's Grazing Management Plan. The project's stream/open space
corridor enhancement and restoration improvements shall comply with the Specific Plan
requirements and shall be submitted with Tentative Map and/or Site Development Review
applications for the project, whichever are submitted first. A minimum 25 foot building setback
from the intermittent stream/open space corridor shall be maintained wherever possible. Setbacks
for this purpose shall be measured from the edge of drainage corridors, as shown on Figures 4.1,
6.2 and 7.33 of the Specific Plan, or as modified by the Area A LUDP/DPDP. [PL]
18.
A Community Homeowners Association shall be created for Area A of Dublin Ranch and a
Declaration of Covenants, Conditions, and Restrictions ("Declaration") will be prepared and
recorded. The Declaration will require that the Community Homeowners Association manage and
maintain site improvements as established by the Development Agreement required by the EDSP,
including but not limited to: open space, including fire buffer zones, intermittent stream/open space
corridor and trails; community and neighborhood entries; landscaping, parkway areas,
monumentation, water features, lighting, signage, walls, and fences, street trees, street signs, walks,
and street furniture as. The Declaration will establish easements and other rights-of-way necessary
for the Community Association to fulfill its responsibilities. The Declaration will specify that, as it
pertains to the maintenance of the site improvements described by the Development Agreement, it
cannot be amended without the consent of the City. One or more separate homeowners
associations may be needed for the individual residential areas for ownership and maintenance of
private improvements which are common to the particular residential areas but which are not for
the use of the entire community. [PL, ADM]
19.
In order to optimize use and provision of open space in the project, trails, pedestrian pathways,
bicycle lanes and access roads and points shall be provided. Trails shall be constructed to provide
continuous routes linking residential projects, public areas and existing or planned trails in the
vicinity. Such trails, pedestrian pathways, fire access roads, bicycle lanes and access points shall be
provided as illustrated on the LUDP/DPDP recreation amenities/pedestrian circulation plan
approved with this project. Convenient connections and access points to these trails, intermittent
stream corridors, open space, or other parks or circulation system from individual developments
shall be provided, using signage and access points in centralized locations with visible and clear
access (minimizing areas hidden by structures), so that access to trails occurs via prominent and
visible trailhead markers. Methods to provide connections which are strongly encouraged include
greenbelts, parkways, landscaped perimeter areas & common areas, openings at ends of cul-de-
sacs, and other private recreation facilities. Design of these areas is subject to the review and
approval of City Police, Fire, Parks & Community Services, Planning, and Public Works
Departments, at the time of tentative map and Site Development Review. [PL, PO, F, PW, P]
20.
Construction and phasing of trails shall be addressed in further detail with review of the Tentative
Map. Trail construction shall be coordinated and interim trail segments may be required to provide
links or loops in areas lacking connections to future trails, or to avoid "dead ends", until complete
trail loops are constructed. Developer-provided bond or other financial security mechanism may be
required. [F, PW, PO, PL, PI
10
21.
Appropriate ail weather surface for vehicular access to open space, various trail systems and some
residentiai areas, as shown on the LUDP/DPDP, shall be provided and maintained on a continuous
basis, to the satisfaction of the Fire Chief, Public Works Director and Community Development
Director. Trails shall be constructed to provide continuous routes linking residential projects, public
areas and existing or planned trails in the vicinity as depicted on the recreation amenities/pedestrian
circulation plan approved with the project. Additional trail segments may be required to be
constructed in the interim, to provide links or loops in areas lacking connections to ultimate trails,
until complete trail loops are constructed. [F, PW, PO, PL, P]
BUILDING
22.
All project construction shall conform t° all building codes and ordinances in effect at the time of
building permit. [B]
PARKS AND RECREATION
23.
The applicant shall comply with the City of Dublin Municipai Code,~Chapter 9.28 Dedication of
Land for Park and Kecreation Purposes and the Dublin Parks and Recreation Master Plan park
dedication and design requirements by either dedicating required acreage of park land, or paying
park dedication in-lieu fees, or providing a combination of both park land dedication and in-lieu
fees based on the maximum number of units proposed, prior to Finai Map approvai. Additional
details regarding park dedication shall be addressed in the development agreement for Area A. [P,
PW, PL]
BIOLOGICAL RESOURCES
24.
The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for
mitigating potentially significant plant and animal species impacts (e.g. Applicant shall submit a
preconstruction survey prepared within 60 days prior to any habitat modification to determine
whether or not sensitive species are present. A biologist shall prepare the survey which shall be
subject to the Planning Department review and approvai). Any updated surveys and/or studies that
may be completed by a biologist prior to Tentative Map application shall be submitted with the
Tentative Map application. [PL]
TRAFFIC/PUBLIC WORKS
25.
Project shall be subject to all adopted standards and project specific conditions of the Public
Works Department. Development shall comply with conditions of approvai identified in
· Memorandum dated October 23, 1997, included as Attachment B-1. Any minor modifications to
the City's roadway standards shall be subject to the review and approval of the Public Works
Dkector.[PW]
26.
Installation of Roadways, Public Improvements and Infrastructure shall be completed by developer.
The Development Agreement required for this project shall include details about the phasing and
financing of improvements, funding mechanism for maintenance of open space areas and
homeowners association maintenance. The phasing of improvements is subject to the approvai of
the affected City Departments. The Development Agreement is required prior to approval of any
tentative subdivision maps. [PL, PW, ADM]
11
27.
28.
29.
30.
31.
32.
The applicant shall submit updated traffic studies with each Tentative Map application and the
study shall be subject to review and approval by the Public Works Director. Appropriate traffic
mitigation measures will be identified and included as conditions of Tentative Map approval. Such
traffic mitigation may include, but not be limited to: [PW]
ao
Traffic signalization
Roadway shoulder construction
Frontage improvements
pavement widening
Overlays of existing pavement
Dedications of right-of-way
Restriping
Installation Of any improvements in phases, where phasing is proposed
Where decorative paving is installed in public streets, pre-formed traffic signal loops shall be used
under the decorative paving. Where possible, irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving shall be considered in the
Development Agreement and a funding mechanism shall be developed which is acceptable to the
City Manager. Decorative paving plans shall be submitted with the Tentative Map submittal and
shall be subject to the review and approval of the Public Works Director. [PW, ADM]
Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative lights are to be used on residential streets, these lights shall be designed so
as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of
time (e.g. 30 or more years), and shall be designed so that the efficiency of the lights does not
require close spacing to meet illumination requirements. A street lighting plan demonstrating
compliance with this condition shall be submitted with the Tentative Map application and shall be
subject to the Public Works Director's review and approval. [PW]
Street name signs shall display the name of the street together with a City Standard shamrock logo.
Posts shall be galvanized steel pipe or other material acceptable to the Public Works Director. A
street sign plan shall be submitted with the Tentative Map application and shall be subject to the
Public Works Director's review and approval. [PW]
The development shall comply with all Alameda County Fire Department (City of Dublin's Fire
Service/Prevention provider) fire standards, including minimum standards for emergency access
roads and payment of applicable fees, including a Fire Capital Impact Fee. This project shall be
subject to the additional conditions contained in the memorandum from the Dublin Fire Prevention
Division, dated October 10, 1997, included as Attachment B-2.[F]
Prior to approval of the first tentative map, a vicinity plan for emergency access shall be provided,
subject to review and approval of the City and Alameda County Fire Department (City of Dublin's
Fire Service/Prevention provider). The plan shall show connections of new fire roads/trails to
existing and proposed roads, trails, structures, vegetation fuel load type, and water supply
locations. Details of improvements needed for accessibility beyond main roads, such as location,
12
33.
34.
width, number of access points to development, and off-site improvements needed, shall be
reviewed and finalized to City's acceptance prior to approval of first tentative map.
"Fire Apparatus Access Roads" are needed to provide access and emergency service to structures
and buildings. ''Fire Roads/Trails" are needed to provide access and emergency service to wildland
interface/open space areas and other public areas. The following fire roads are required for the
Area A project:
A Fire Apparatus Access Road shall have a paved surface capable of supporting the
imposed load of a fire apparatus with a minimum clear width of 20' and a vertical clearance
of 13'6", and shall provide for local drainage, subject to City approval. A Fire Apparatus
Access Road shall be provided to the golf course maintenance facility, and any other
structures/buildings.
bo
Fire Roads/Trails shall be a minimum of 12' wide with a vertical clearance of 13'6". An
additional 4' clear space shall be provided on each side of the fire road and shall be
maintained free of obstructions. The road surface shall be capable of supporting the
imposed weight of a fire apparatus, must be provided with an all-weather surface, and shall
provide for local drainage, subject to City approval. Fire Roads/Trails shall be provided to
access the golf course and slope areas as follows:
(1) On the east side of the project adjacent to the golf course and the wildland
interface/open space. The fire road/trail shall be accommodated within the cart path and
shall run between the golf maintenance facility and the collector street west of the future
elementary school site.
(2) Along the west side of this project, adjacent to Dublin Ranch Phase I, with multiple
points of access to the Phase I residential area as depicted in the approved Phase I PD
documents and which ties into the northern most cul-de-sac of Phase I.
(3) Along the east side of the project adjacent to the wildland interface/open space next to
neighborhood L-7 (may be combined with the regional trail shown on the Pedestrian and
Vehicular Circulation Plan exhibit).
Additional fire access road width shall be provided at entry points, curves, and/or
connecting points, as necessary for emergency apparatus operations.
do
Signs shall be posted on all fire roads/wails stating ''FIRE ROAD ACCESS POINT - KEEP
CLEAR".
The applicant shall comply with the City's adopted Wildfire Management Plan. A Vegetation plan
and maintenance management plan for buffer areas between the development and/or golf course
and the wildland interface areas shall be provided and subject to review of the City and Alameda
County Fire Department (City of Dublin's Fire Service/Prevention provider), prior to Site
Development Review approval. Other Plan requirements may be incorporated into the CC&Rs for
the Dublin Ranch Area A project. [F, PL, PW]
13
UTILITY/SERVICE PROVIDERS/POSTAL SERVICES
35.
The location and siting of project specific wastewater, storm drainage and potable water system
infrastructure shall be consistent with the resource management policies of the General Plan and
Eastern Dublin Specific Plan. [PL, PW, DSR]
36.
Applicant shall provide Public Utility Easements per requirements of the City of Dublin and/or
public utility companies as necessary to serve Area A with utility services. [PW]
37.
The applicant shall confer with local postal authorities to determine the required type of mail units
and provide a letter from the Postal Service stating their satisfaction at the time the Tentative Map
and/or Site Development Review submittal is made. Specific locations for such units shall be to the
satisfaction of the Postal Service and the Dublin Planning Department. [PL]
38.
Prior to issuance of building permits, the applicant shall provide %vill serve" letters from
appropriate agencies documenting that adequate electric, gas, telephone and landfill capacity is
available prior to occupancy. [PL]
39.
Applicant shall work with LAVTA to establish the need, bus route(s), bus turnouts, bus stop sign
locations, bus shelter locations, and other transit amenities for this project prior to Site
Development Review and/or Tentative Map approval. Applicant shall design bus turnouts, transit
shelters and pedestrian paths (sidewalks) consistent with the proposed LAVTA routes and stops
and the City of Dublin's requirements and standards prior to issuance of building permits for the
residential units. Conceptual design plans shall be submitted with the Site Development Review
and/or Tentative Map application submittal and subject to the Public Works Director review and
approval. Construction shall be undertaken as part of the street improvement work. [PW]
40. Developer shall comply with the requirements of the NPDES program. [PW]
41.
The applicant shall comply with all Alameda County Flood Control and Water Conservation
District - Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW]
42.
The applicant shall comply with all Dublin San Ramon Services District requirements and
applicable fees, including but not limited to the following: [DSR, PL, PW]
a. Any new reservoir construction shall comply with DSRSD's requirements. [DSR, PW]
The project shall comply with the DSRSD Ordinance #276, establishing Recycled Water Use
Zone 1 in Eastern Dublin. A recycled water distribution system for the landscaping within
Dublin Ranch Area A shall be provided per the City of Dublin, Zone 7, and DSRSD
requirements. The landscaping areas must meet City of Dublin Water Efficient Landscape
Ordinance requirements. [PW, Zone 7, DSR]
14
43.
All on- and off-site potable and recycled water and wastewater facilities shall be constructed in
conformance with DSRSD Major Infrastructure Policy (Res. 29-94). The applicant shall submit
plans for the potable and recycled water and sewer system to service this development
acceptable to DSRSD, pay fees required by DSRSD and receive DSRSD's approval prior to
issuance of any building permit. Developer-dedicated facilities shall be in conformance with the
DSRSD Standard Specifications and Drawings. [B, PW, DSR]
The applicant shall provide a '5atill-serve" letter from DSRSD Prior to issuance of the grading
permit for the grading that creates individual building sites, which states that the Dublin Ranch Area
A project can be served by DSRSD for water and sewer prior to occupancy, lB, PW]
GOLF COURSE
44.
The first nine holes of the Golf Course shall be graded and planting started prior to the issuance of
building permit for the 250th unit in Area A, and the second nine holes shall be graded and planted
prior to the issuance of building permit for the 500th unit in Area A. [PL, B]
45.
Signage shall be provided restricting public access to play areas of the golf course for safety
purposes. Signage shall be reviewed at the tentative map and site development review stage. [PL]
46.
A building permit for construction of the Clubhouse and Recreation Facility shall be obtained prior
to the issuance of the 250th building permit in Area A, along with the development of the first nine
holes of the golf course. These facilities shall be subject to review and approval by the City via the
Site Development Review process.
47.
Based upon the analysis included with the Area A LUDP, the golf course, clubhouse, tennis, and
swimming pool facilities will require a total of 182 parking spaces. Parking location, circulation,
and access will require more detailed review by the City's traffic engineer at the Site Development
Review stage. If size or function of proposed facilities changes significantly from this proposal,
parking needs will be reassessed to ensure adequate land area is available for the facilities and the
necessary parking. [PL]
EASTERN DUBIJN SPECII~IC PLAN/GENERAL PLAN AMENDMENT FINAL EIR MITIGATION
MEASURES
48.
The applicant shall comply with the City's solid waste management and recycling requirements.
49.
The applicant shall comply with all applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental Impact
Report (FEIR), respectively, that have not been made specific conditions of approval of this PD
Rezone. [PL]
15
MISCELLANEOUS CONDITIONS
50.
The applicant shall pay all City of Dublin fees, including processing fees and development impact
fees, at the times specified in the applicable fee ordinance or resolution which are in effect at such
times. Development impact fees include but are not limited to the Eastern Dublin Traffic Impact
Fee, the Freeway Interchange Fee, the Public Facilities Fee, the Noise Mitigation Fee, and the Fire
Impact Fee, and the contemplated fee for regional traffic improvements. Processing fees include
but are not limited to fees for adoption and implementation of the Eastern Dublin Specific Plan.
PASSED, APPROVED AND ADOPTED this 18th day of November, 1997.
AYES:
Councilmembers Barnes, Burton, Howard, Lockhart and Mayor Houston
NOES: None
ABSENT: None
ABSTAIN: None
Mayor
g:~rm96038\CCPDRESA.
K2/G/11-18-9 7/reso 2-a. doc
16
October 23, 1997
Dublin Ranch, Area A Development Plan
Recommended Public Works Conditions of Approval
1)
The developer shall be responsible for completing the off-site traffic improvements, that
are not already completed by others, as outlined in the traffic study prepared by TJKM
Transportation Consultants, entitled "A Traffic Study for the Proposed Dublin Ranch
Areas A - E", dated July I5, I997 or as modified in furore traffic studies. Improvements
will ultimately be required at build out of the development to mitigate traffic impacts and
to provide adequate capacity for the project. Installation of improvements shall be phased
as needed to address actual impacts created by each phase of the developmen{~
I2 conjunction with each Tentative Map for the project and the Development A~eement
required by the Specific Plan, a phasing plan for the entire project shall be submitted. Ifa
Master Tentative Map is submitted, the requirement for this plan shall be determined by
the Director of Public Works. The phasing plan for the project shall indicate a schedule
of completion for improvements, and means of providing improvements, including but
not limited to roads, drainage, sewer, and water improvements both on- and off-site. The
phasing plan shall demonstrate the need for and the means in which off-site
improvements, which are generated by the development potential of all land included
within Area A, will be f'manced and implemented. The cost of the improvements shall be
apportioned to individual phases of the project. The phasing plan shall avoid arbitrary
assi=mmaent of off-site improvements on a "fJ_rst-come, first served basis", which could
lead to later phases bearing a disproportionate share of the costs.
Also in conjunction with each Tentative Map and the Development Agreement, an
updated traffic report shall be submitted. If a Master Tentative Map is submitted, frae
requirement for a traffic study shall be determined by the Director of Public Works. The
traffic study shall show the traffic impacts and necessary improvements needed .to
mitigate impacts for each phase of the project. The traffic study shall be updated to
include actual traffic volumes, the anticipated traffic volumes of any projects with
approved zoning and the improvements to be installed by those projects. If found
necessary, a traffic study shall be submitted with each subsequent tentative map and
further updated to reflect actual tm_~c conditions and any new or approved projects at the
time the tentative map is submitted.
Improvements shall be installed in conjunction with the various phases of the project as
conditioned by each Tentative Map and the Development Ageement. If a Master
Tentative Map is submitted, the requirement for improvements shall be determined by the
Director of Public Works. Improvements required of each phase shall be installed as a
condition of filing the fu-st Final Map of that phase. Improvements shall be desiffned,
right-of-way acquisition and improvements =mmranteed prior to filing the Final Map
associated with the improvements. Improvements shall be installed as specified in the
Tract Developer A~eement for the Final Map.
EXHIBIT
lq
3)
4)
65
7)
The design shall conform to the City of Du61in Standard Conditions of Approval or
modifications to them, the City of Dublin Standard Plans and the Subdivision Map Act.
The precise alignment for Fallon Road is subject to change based on the plan line
currently being developed by the City.
The developer shall submit a preliminary drainage master plan for the project in
conjunction with the first Tentative Map. If a Master Tentative Map is submitted, the
requirement for this plan shall be determined by the Director of Public Works. The plan
shall address downstream impacts, including the need for off-site easements, and shall be
tied to the proposed phasing for the project.
The County of Alameda O;dinance, Section 902.2.1. requires that developmer~Ls having
more than 75 units shall have "A minimum of two public or private access roads". The
access to Area A through Phase I using Tassajara Road may be considered the equivalent
of two access roads for the "loop road" if Tassajara Road is improved to four lanes(two in
either direction) with a 12 foot wide paved median which allows the Fire Department to
drive across it. This street section will be required fi-om Gleason Road to the north
intersection of the Phase I loop collector street.
The single road that ties the "loop road" to Area A can have 25 units without an EVAE
and a maximum of 75 units without a second access. Alameda County Fire Department
will accept a second access from the freeway over an improved Fallon Road as the second
access point to Area A if the primary access is over surface streets. Gleason Road can
also be used as a second access tothe site fi-om the Tassajara/Gleason intersection
without the 75 unit limitation.
In conjunction with each Tentative Map and the Development A~eement, the developer
shall submit a fire services circulation plan for the project as required by the Directorfof
Public Works, indicating how the Alameda County Fire Department access requirements
will be met. If a Master Tentative Map is submitted, the requirement for this plan shall
be determined by the Director of Public Works. The circulation plan shall include a
phasing element tied to the proposed phasing of the project. The plan shall demonstrate
that off-site right-of-way can be obtained to provide the two acceptable access routes. If
the Developer has exhausted private attempts to acquire right-of-way, the City shall use
its powers of eminent domain, at the Developer's expense, to acquire the needed property
or waive the requirement.
All golf cart path crossings of Fallon Road shall be via tunnel(s).
Golf cart path crossings of internal streets may be at ~ade. The Tentative Map that abuts
or includes any portion of the golf course shall include a detail of path crossings
demonstrating adequate sight distance and a method of fencing to force carts to stop prior
to crossing the street. Security at the on-~ade crossings to prevent trespassing shall be
demonstrated with the map.
8)
9)
I2)
14)
.15)
The primary north/south residential road in the easterly portion of Area A shall be
designed with two offset "tee" intersections iff Areas L3 and L4 just north of the golf cart
crossing instead of the proposed four-way intersection.
The alignment of the multi-use trail on the west side of Fallon Road shall be shown on
the Tentative Map that inbludes or abuts neighborhood L-1 and shalI be subject to the
review and approval of the Director of Public Works. The means of mitigating potential
conflicts betwee~a the path and the adjacent golf course shall be addressed on the map;
alignment could include berms, fences, or vegetation.
The first Tentative Map for Area A shall show a_pedestrian connection between
Residential Area L1 and the Phase I elementary school, which reduces the length of
Fallon Road which must be traversed by school children.
The minimum curb radius for all cul-de-sacs shall be 4_.
Traffic siguals shall be provided at all intersections on Fallon Road which propose left
turn in,ess and egress. As an alternate, the project could be redesig-ned to limit ingress
and egress to right tums only at some intersections.
In order to plan for and construct the extension of Fallon Road north of Area A, across
the existing Lin property and to an ultimate connection Mth Tassajara Road the City will
require the following from the Developer. In conjunction with the first Tentative Map,
the developer shall submit an alignment and conceptual Fading plan.' With the
recordation of the first Final Map, right-of-way and adequate slope easements shall be
dedicated for Fallon Road across the existing Lin property to the current northernmost
property line. The ~ading of Fallon Road across the Applicant's property shall be
accomplished with the Fading of the adjacent portion of Area A, as determined by the
Director of Public Works. Construction of the Fallon Road street improvements from the
northernmost intersection of Fallon, across the existing Lin property and terminatin~at
the current northernmost property line shall be performed with the last phase of
development of Area A.
The regional trail along the east side of residential area L7 shall be provided with an
interim loop back to the collector street.
The Fallon Road section shall be revised to show an 8' wide shoulder and a 12' wide
parkway strip with a 5' minimum landscape area. A 12' wide bikeway/pedestrian path
shall be provided for southbound Fallon Road from Gteason Drive northerly to the
northerly property line.
Date: October 10, 1997
To: Tasha Huston asso: Planner
From: Russell Reid Fire Inspector
Subject: Dublin Ranch Area A and Area B,E fire department conditions
The following are standards ,conditions and comments to be introduced in the requii'&ment for the
Dublin Ranch Project.
COMMERCL~Z.~
1 .DSRSD standard steamer t3'pe (I-4- 'A" and 1-2- ',d" outlet)fire hydrant(s) are required. (UFC
1994, Sec 903.2.)
2. NOTE ON FIELD PLAN: Identify the fire hydrant locations by installing reflective "blue
dot" markers adjacent to the hydrant 6 inches offcenter from the middle of the street. (UFC
1994, Sec. 901.4.3c as amended). .,~/"
3.Provide access to open space and £zre trails that may be obstructed by the new development.
(UFC 1994).
4.Fire apparatus roadways must extend to within 150 ft. of the most remote fn'st floor exterior
wall of any building. (UFC 1994). --
5.Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide"
shall be posted with sig-ns or shall have red curbs painted with labels on one side; roadways
under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both
sides of the street as follows: "NO STOPPING FIRE LA_NE - CVC 22500.1". The subject signs
shall be designed as per the Alameda County Fire Department guild lines. (F 1994, Sec.
902.2.2.t).
6.Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus
and must be provided with an all weather driving surface. Only paved surfaces are considered to
be all weather driving surfaces. (1994, Sec. 902.2.2.2).
7.The maximum Fade for a f~re apparatus roadway is 20% except for the following
conditions:Grooved concrete or rough asphalt over 15% ~ade. (Sec. 902.2.2.2).
8.Fire apparatus roadways in excess of 150 feet in lengZh must make provisions for approved
apparatus mmarounds, or alternate means of fn-e protection (UFC 1994, Sec. 902.2.2.3).
EXHIBIT i!5-2.
9. NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed, and fire hydrants in service, prior to the
commencement of combustible framing:
10. PRIOR TO THE COMMENCEMENT OF FRA/vIINO, CONTACT THE ALAMEDA
COUNTY FIRE DEPARTMENT, CITY OF DUBLIN, FIRE PREVENTION DIVISION, TO
SCI-tEDULE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. ti.IFC 1994, SEC
1001.4) fl 0
11. NOTE ON FIELD PLAN:
Provide a weed abatement pro,am before, during and after construction for vegetation
100 feet zTom combustible donstruction and 30 feet from the street and propemy Iines. (13'FC
1994, Sec. 1103.2.4.) fl I
12.Temporary access roads at construction sites may be permitted/n accordance Mth Article 87,
UFC 1994; however, permission for temporary access roads must be by Fire Department perm.it.
~FC 1994, Section 8704.2, EXCEPTIONr).
13. Prior to the issuance of a Building Permit, a full set of building plans must be submitted to
the Alameda County Fire Department, City of Dublin, Fke Prevention Division, for review and
approval. CUFC I994,.Sec.. 901.2.2., I001.3)fi3
14. Prior to the issuance of a Building Permit, proposed plans must be submit-ted: to the
Alameda Cou,n, ty Fire Department, Dublin, for review and approval. (UBC/CBC I994, Sec.
106.3.2 & UBC 1001.3 & 901.2.2). fl4
· 15. NOTE ON FIELD PLAN:
All construction equipment/machin.ery/devices with internal combustion eng4.nes shall:be
equ/pped with approved spark arrestors while operating in this project area. fl 6
16. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. Said
nmuabers shall contrast w/th their back~ound. Individual suite numbers shall be permanently
posted on the main entrance doors of tenant spaces. CO-PC 1994, Sec. 901.4.4).
17. NOTE ON FIELD PLAN:
if rear outSide doors to tenant spaces are installed, they shall include the insm!!ation of numerical
address numbers corresponding to addressing located on the front of the building. (UFC 1994,
Sec. 90t.4.4).
18. Any/all new street names and addressing shall be submitted for approval to the
Administrative Mapping Division of the Alameda County Fire Department, City of Dublin, Fire
Prevention Division. (UFC 1994, 901.4)
!9. Any/all gates across Fire Department access ways shall have a minimum 12 foot clear,
unobstructed linear width and a clear vertical height of 13 feet 6 inches. Ail locking devices
shall provide for Fire Department emergency access. All gate plans shall be approved b' 'e i
Prevention Division.prior to construction. (UFC 1994, Sec. 902.2.4 & 902.2.2.1) ~7 ~
20. Bridges: Maximum live loads shall be clearly posted at bridge entrance(s). Minimum live
standards are as follows:
21. Private bridge serving not over two R-3 occupancies =40,000 pounds and 12 foot clear wic
w/th minimum I3 feet 6 inches clear vertical height
Private bridge serving over two R-3 occupancies - 40,000 pounds and minimum 20 foot c/ear
width. Ali public bridges - minimum 20 foot clear width and minimum 80,000 pounds live
UFC, Sec 902.2.4.2 Alameda County Fire Departznent Ordinance #1-95).,
22. The minimum number of access roads serving residential development(s) shall be based on
the number of dwelling unit~ served and shall be as follows:
1-25 units, one public access road.
26-74 units, one public access road and one emergency vehicle access (EVA) road.
75+ units, at least two public access roads. (UFC 1994, Sec. 902.2.1)
23. Buildings 35 feet and over in height above natural Fade, the required access roadway shall
be a minimum of 26 feet in width and shall be positioned parallel to at least one entire side of th
building, and shall be located within a minimum of 15 feet and a maximum of 25 feet from 'he
building. (UFC 1994, Sec. 902..2.2.1 EXCEPTION, para~aph 2) f31
24. Adjacent to fire hydrants, access roadways shall be a minimum of 28 feet in width for a! leas
20 feet in both directions from the fire hydrant. (DFC 1994, Sec. 902.2.2.1 EXCEPTION,
para_re'apr 2)
25. An approved automatic fire sprintder system shall be installed t. hroughout, g33
26. Plans, specifications, equipment lists and calculations for the required sprinkler system must
be submitted to the Alameda County Fire Department, City of Dublin, Fire Prevention Division,
for review and approval prior to installation. A separate plan review fee will be collected upon
review of these plmas. (DFC, 1994, Sec. 1001.4)
27. Prior to installation, plans and specifications for the under~ound fn-e service line must be
submitted to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for
review and approval. (UFC, 1994, Sec. 1001.4)
28. Prior to installation of the ceiling or any other concealment of overhead piping, contact
Alsrneda County F/re Department to schedule an inspection of the overhead spri_nkler piping.
(DFC, 1994, Sec. 1001.4)
HOURS NOTICE IS REQUIRED FOR ALL INSPECTIONS ~
29. Residential Automatic FLre Ex~tin~m~ish~ng Sp~q.~fl-der Systems are required as follows: City of
Dublin: Over 5,000 sq.ft.; City of Dubiin: Occupancies located more than 1.5 miles from a fire
station as measured in a straight line.
30. Sprinkler systems serving more than 100 ]~'~ads shalI be monitored by an approved central
station, U.L. listed mad certificated for fire alarm monitoring. A copy of the U.L. iisting must b
provided to the Alm'neda County Fire Department, City of Dublin, Fire Prevention Division,
prior to seheduiing the final test system. (ITFC, 1994, Sec. I003.3 ms amended), f40
31. The water supply information used to design th/s system was not provided by this
Department. Final acceptance ofth/s fire sprinkler system w/il be contingent upon successful
completion ora main drain test at the time of final to verify adequate flow and pressure.
Correction or mitigation of a deficient water supply will be the responsibility of the contractor
and must be resolved prior to final approval of the installation.
32. Au underground fire'~e/-vice system shall be subject to field inspection,.hydrostatic pressure
tested (200 psi min. for 2 hrs.) and flushed prior to being buried or connected to the overhead
sprinkler system. (no exceptions)(NFPA-I3, 1989, Sec. 1-10.1; 1-10.2; 1-11.1.1; 1-11.2)
34. Overhead sprinkler systems including any riser shall be subject to field inspection and a
hydrostatic pressure test (200 psi min. for 2 hrs.) prior to concealment. (No exceptions) (N'FPA.
t3, 1989, Sec. 1-10.1; 1-I0.2; 1-11.2)
35. All system control valves shall be provided with their appropriate label (metal), and securel3
fastened to the valve. Any control valve that may be obstructed by cover plates or doors shall
have an additional label affixed to the cover plate or door. (NFPA-13, 1989)
36. AU approved automatic fire alarm system is required. Plans, specifications and other
information pertinent to the system must be submitted to the Department for review and approw
prior to installation. A separate plan review fee will be collected upon review of these plans.
. Gnidetines for plans submittal are attached. (ART. 10, UFC 1994, See. I001.3)
3 7. AU approved manual fire alarm system is required. ?lans, specifications and other
information pertinent to the system must be submitted to the Department for review and approv~
prior to installation. A separate plan review fee will be collected upon review of these plans...
Gu/detines for plans submittal are attached. (Art. I0; UFC 1994, Sec. 1001.3)
38. An approved manual and automatic fire alarm system is required. Plans, specifications and
other information pertinent to the system must be submitted to the Department for review and
approval prior to installation. A separate plan review fee will be collected upon review of these
plans. Guidelines for plan submittal are attached. (Art. 10, UFC, 1994, Sec. 1001.3)
3 9. The number and location of audible devices shown on the plans appear to be adequate,
however, final acceptance of the system is contingent upon successful testing at the time of dna
to verify audibili~. Additional devices may be required at that time.
40. The required fn-e alarm system must be monitored by an approved central system, U.L. Iiste
and ce~iScated for fire alm-m monitoring. A copy o£the U.L. listing must be provided to the
Department prior to scheduling thc final test of the system.
41. Pr/or to occupancy, the Department must ~vikness a final test Final test will include
verification of monitoring. 24 HOURS NOTICE IS REQUIRED FOR ALL TESTS OR
INSPECTIONS
42. Ail commercial type cooking equipment must be protected by an approved automatic fire
extinguishing system (hood and duct). (DFC, I994, Sec. 1006.2)
43. Plans for the required hood and duct extinguishing system must be submitted to the
Department for review and approval prior to installation. A separate pIan review fee w/II be
collected upon review of these plans. (UFC, 1994, Sec. 1001.4)
44. Provide at least one 2A~ IOBC portable fire extinguisher for each 6000 sq..ft, of floor area.
Travel distance to an extingxfisher shall not exceed 75 feet of travel distance ~d shall not be
between floors. (UFC, I994, Sec. 1002.1)
45. Provide specific address including any pertinent suite, space or room numbers. (UFC, 1994,
Sec. 901.4.4)
46. FEE FOR THIS REVIEW Plan review fees are payable prior to review of plans. THE
APPLICANT IS RESPONSIBLE FOR. PAYMENT OF THIS FEE TO THE ALAMEDA
COUNTY FIRE DEPARTM2ENT, CITY OF DUBLIN, FIRE PREVENTION. PAYMENT OF
FI'RE IMPACT FEES SHOULD BE MADE PRIOR. TO OBTA.IT~G PER_MSTS.
47. A Knox Box key lock system is required { } is not required { } for the building.
Applications are available at the Alameda County Fire Department Fire Prevention Division,
100 Civic Plaza, Dubtin, CA 94568. Please return the completed application w/th the building
· plans when you submit for a perm_it or prior to final inspection for occupancy. (Section 10.203
48. Fire hydrants in commercial and/or industrial areas or in residential areas comprised
primarily of condominiums, townhouses or apartments, shall be spaced every 300 feet Fire
hydrants may be required to be placed at closer intervals to con.form to street intersections or
un,usual street curvatures.
49. Divided street shall have hydrants on both sides of the street and shall, where applicable, be
installed in alternate or staggered positions so that hydrants will not be directly across from each
other. Spacing criteria shall be maintained on each side of the street. Hydrants in median strips
are not permitted.
APARTMENTS/CONDOMINIUMS
DSRSD standard steamer type (I 4-'/2" and 1-2-'/2" outlet)fu-e hydrant(s) are required. (UFC 1994, Sec
903.2.)
NOTE ON FIELD PLAN: Identify the fire hydrant locations by installing reflective "blue dot"
markers adjacent to the hydrant 6 inches offcenter from the middle of the street. (UFC 1994, Sec.
901.4.3c as amended).
3. Fire apparatus roadways must extend to within 150 ft. of the most remote fn'st floor exterior wall of
any building. COFC 1994).
Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an unobstructed
vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with Iabels on one side; roadways under 28 feet wide shall, be
posted with signs or shall have red curbs painted with Iabels on both sides of the street as follows: "NO
STOPPING FIRE LANE - CVC 22500.1". (F 1994, Sec. 902.2.2. I).
Fire apparatus roadways must be capable of supporting the imposed weight of f'n'e apparatus and must
be provided with an all weather driving surface. Only paved surfaces are considered to be all weather
driving surfaces. (1994, Sec. 902.2.2.2).
6. The maximum grade for a fn-e apparatus roadway is 20% except for the following conditions:
Grooved concrete or rough asphalt over 15% grade. (Sec. 902.2.2.2).
7. Fire appar'atus roadways in excess of 150 feet in leng~.h must make provisions for approved apparatus
turnarounds. (UFC 1994, Sec. 9022.2.3).
NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed, and £n'e hydrants in service, prior to the commencement of
combustible framing:
PR/OR TO THE COMMENCEMENT OF FRAMING, CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT, CITY OF DUBLIN, FIRE PREVENTION DIVISION, TO SCHEDULE AN
INSPECTION OF ROADWAYS AND FIR_E HYDRANTS. 0_IFC 1994, SEC. 1001.4)
NOTE ON FIELD PLAN:
Provide a weed abatement program before, during and after construction for vegetation within 100 feet
from combustible consWaction and 30 feet from the street and property lines. 0JFC 1994, Sec.
1103.2.4.)
l O. Temporary access roads at conswaction sites may be permitted in accordance with Article 87, UFC
1994; however, permission for temporary access roads must be by Fire Department permit. (UFC
1994, Section 8704.2, EXCEPTION).
11.
Prior to the issuance of a Building Permit, a full set of building plans must be submitted to the
Alameda County Fire Department, City of Dublin, Fire Prevention Division, for review and approval.
0JFC 1994, Sec.. 901.2.2., 1001.3)
12. Prior to the issuance of a Building Permit, proposed plans must be submined: to the Alameda County
Fire Department, Dublin, for review and approval ('UBC/CBC ] 994, Sec. ] 06..3.2 x, UBC 1001.3 &
901.2.2).
13. NOTE ON FIELD PLAN: .-
Ali construction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors while operating in this project area.
14. If development interfaces with wildland or open space are~, a separate landscape plan for vegetation
fuel modification and/or buffer zone(s) featuring fire resistive and drought tolerant varieties is required to
be submitted and approved by the Alameda County Fire Department, City of DubIin, Fire Prevention
Division, prior to issuance of grading and b-ilding permits. The zone(s) should be shown/d~s/gnated as
separate lettered lots.
i-be plan shall include dedicated masements for emergency and maintenance access to these zones. The
maintenance, in pe .rperui _ty, for the zones and emergency/maintenance access wa).,s shall be assigned to a
homeowner's association or other approved agent.
These responsibilities shall be disclosed to property owner(s) by way of deed restrictions and/or covenants,
conditions and restrictions. (1991 NFPA Std. 299).
15. NOTE ON FIELD PLAN:
If yard fencing is to be installed, it shall be of non-combustible construction at any/all interfaces with
Midland/open space acc~s:
16. NOTE ON FIELD PLAN:
Approved numbers or address~ shall be placed on atl new and existing buildings in such a position as to
bt plainly visible and Iegible from the street or road fronting the property. Said numbers shall contrast
with their background. Individual suite numbers shall be permanently posted on the main entrance doors
of tenant spacm. (UFC t 994, Sec. 901.4.4).
17.' For homes consrruczed of type V-NR under 3600 sq.fr.., a minimum of t 000 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes constructed of type V-NK .;600 sq.~ and under 4800 sq.~, a minimum I750 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes from 4800 sq.~ to 6200 sq.fr, a minimum of 2000 gpm at 20 psi for two hour duration shall be
standard.
All homes over 5000 sq.lT will have an approved residential automatic fire extinguishing sprinkler system
(in addition to required fire flows) installed.
18. NOTE ON FIELD PLAN:
Approved spark arrestors shall be installed on each chimney/fiu~vent used for fireplaces and hearing
appliances in which soIid or liquid fuel is used. (UFC 1.°94, 1109.7)
19. NOTE ON FIELD PLAN:
Approved smoke detector(s) shall b: installed according to cu~-ent UBC standards. (UBC 1994, Sec.
~21o)
20. Any/all new street names and addressing shall be submitted for approvaI to the Adminisu-ariv~
Mapping Division of the Alameda County Fire D~parrrnent. Ciw of Dublin, Fire Prevention Division.
(UFC 1994:901.4)
21. Any/aB gates across Fire Department access ways shall have a minimum 12 foot clear, unobstructed
linear width and a clear vertical height of 13 feet 6 inches. All locking devices shall provide for Fire
Department emergency access. Ail gate plans shall be approved by the Fire Prevention Division prior to
construction. (UFC 199,1, Sec. 902.2~i$ & 902.2.2. I)
22. A driveway access serOing one dwellin~strucmre shall have a minimum ) 2 foot unobstructed linear
wi&h, providing all portions of the first floor are within 150 feet of the required standard 20 foot minimum
~.ccess road.
A driveway access serving rw0 dwellin~srructures shall have a minimum LI 2 foot unobstructed linear
width.
A driveway access serving three or mole .dwellin~structures shall have a minimum 20 foot unobs,tructed
iinear width.
All driveway access shall meet Fire Department standards for distance, weight loads, mm radius, grades,
kd vertical clearance. Approved tumarounds shall be required for distances over 150 feet from approved
access roads. Other mitigations shall/may be required in addition to those listed. (UFC 1994, Sec. 902.2 as
van=nd=d)
23. Tn= minimum number of access roads serving residential development(s) shall be based on the number
ofdwelling units served and shaIl be as follows:
a. 1-25 u,':its, one public access road.
b. 26-74 units, one public access road ~nd one emergency vehicle access (EVA) road.
c. 75+ units, at tezst two public access roads. (UFC 1994, Sec. 902.2.1)
24. For buildings 35/'=et and over in height above natural grade, the required access roadway shall be a
minimum of 26 feet in width and shall be positioned p~,-allel to ar least one entire side of the building, and
shall be located within a minimum of 15 feet and a maximum of 25 feet from the building. (UFC 1994,
Sec. 902..2.2.1 EXCEPTION, p~.-agmph 2)
25. Adjacent to fire hydrants, access roadways shall be a minimum of 28 feet in width for at least 20 Feet -
in both directions fi-om the fire hydrant. (UFC 1994, Sec. 902~. 1 EXCEPTION, paragraph 2)
26. Plans, specifications, equipment lists and calculations for the required sprinkler system must be
submitted to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for review
--..nd approval prior to installation. A sepal-ate plan review fee will be collected upon review of these plans.
(UFC, 1994, Sec. 1001.4)
27. Prior to installation, plans and specifications for the underground fire service line must be submined to
'Cue Alameda Counu, Fire De?,manent, City of Dublin, Fire Prevention Division, for review and approval.
(UFC, 1994, Sec. 1001.4)
28. Prior to instaltation of the ceiling or any other concealment of overhead piping, contact Alameda
County Fire Depm-maent to schedule an inspection of the overhead sprinkler piping. (UFC, 1994, Sec.
1001.4)
24HOURS NOTICE IS I:CEQUIRED FOR ALL INSPECTIONS
29. Residential Amomat~c Fire Extinguishing Sprinkler Systems are required as 5oltows: City of Dublin:
Over 5,000 sq.~t.; City of Dublin: Occupancies togated more than 1.5 miles from a fire station as measured
in a su-aight tine.
30. Sprinkler systems serving more than 100 heads shall be monitored by ~ approved central station, U.L.
listed and certificated for fire atmma monitoring. A copy of the U.L. listing must be provided to the
Alameda County Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the final
test system. (UFC, 1994, Sec. 1003.3 as amended).
31. The sprinkler system shall incorporate a landscape irrigation control system as'explained in our Design
Guidelines for residential sprinkler systems.
32. Residential sprinkler systems using CPVC/Polybutylene pipe shall be required to adhere to the
folIowing:
bo
With plan submittal, include employee Certificate of Installer Training in a course of
instruction on the installation ofa CPVC/Potyburylene fire sprinkler system.
Each employee working on thejob site shall have his Certification C~d on his person
and available for inspection at all times.
The installation ora CPVCYPotybutylene .type fire sprinkler system shall be according to
the manufacturer's recommended installation instructions.
Prior to the start of installation, each installer working on thejob site shall provide an
example of his pipe fitting to the Department having jurisdiction; the t~t sample shall be
assembled in the field at the.job site and witnessed by a Fire Department inspector. The
test sample shall include the assembling ora piece of pipe to a fitting.
t"ne only cutting process reco~maized by the Fire Department for use with a
CPVCfPolybuLYlene fire sprinkler systems is a tube cutter designed for plastic.
Alt pipe shall be deburred and beveled prior to assembly.
33. An underground fire service system shall be subject to field inspection, hydrostatic pressure tested
(200 psi min. for 2 hrs.) and flushed prior ro being bur/ed or connected to the overhead sprinkler system.
(no exceptions) ('NFPA-13, 1989, Sec. 1-10.1; 1-10.2; I-11.1.I; l-11.2)
34. Overhead spr/nkler s)'st=ms including an)' riser shall be subject to field inspection and a hydrostatic
pressure test (200 psi min. for 2 hrs.) prior to concealment. (No exceptions) (NFPA-I3, 1989, Sec. I-I0. I'
1-10.2: 1-112)
35. A sprinkler contractor shall provide a box of spare sprinklers in accordance with See. 3-16.7 to be
located at pYser location, and shall provide an owner's manual as well as a copy of NFPA-t3A in
accordance with See. 1-52 ,,vhizh shall also be located at riser. (NFPA-13, 1989)
36. An approved automatic fire alarm system is required. Plans, specifications and other information
pertinent to the system must be submitted to the Depm-rmenr for review and approval prior to installation.
A sepa,'-ate plan review fee will be cotl=zmd upon review ofth~se plans. Guidelines for plans submittal are
anach=d. (ART. 10, UFC 1.°94, See. 1001.3)
37. An approved manual fire ztarrn syst~_m is required. Plans, specifications and other information
pertinent to the sysmm must be submitted to the Depa,--u'nent for review and approval prior to installation.
A sepm-ate plan review fee will be collected upon review ofth~s~ plans. Guidelines for plans subminaI are
attach,cl. (Art. 10; UFC 1994, Sec. 1001.3)
38. An approved manual md automatic fire alarm system is required. Plans, specifications and other
info, marion pertinent to the system must be submitted to the Department for review and approval prior to
ins:altation. A separate plan review Fee will be collected upon r.-view of these plans. Guidelines £or plan
submittal are attached. (Art. 10, UFC, 1994, Sec. I001.3)
39. The number and location ofaudibIe devices shown on thc plans appear to be adequate, however, final
ncc:prance of the system is contingent upon successful testing at the time of final to'verify audibility.
AddidonaI cleric.os may be required at that time.
40. The required fire alarm system must be monitored by an approved central system, U.L. listed and
certificated for fire alarm monitoring. A copy o£the U.L. listing must be provided to the Department prior
to scheduling the final test of the system.
-I I. Smoke detectors used in lieu of one-hour rated cansmaction for tenant corridors in accordance with
UBC, 1994, Sec. 1005.7 shall be spac. e.d in accordance with their listings and wired so that when one
sounds they ali sound. A Functional test'shall be made during inspection. This exception will ontM be used
in structures protected with an automatic sprinkler system throughout.
42. Smoke detectors used for activating automatic closing fire rated doors shall be approved and listed for
door release service and shall be located in accordance with NFPA 72-E, Sec. 9-5 (copy attached).
(CBC/UBC IO94, , Sec. I005.g.I).
43. Provide specific address including any pertinent suite, space or room numbers. (UFC, 1994, Sec.
901.4.4)
44. Elevators must conform to the provisions of Chap. 30 of the UFC 1994. The Fire Department su--ongty
r~eommends that at least one elevator be ora size that will accommodate one gumey and three attendants.
45. FEE FOR THIS REVIEW IS:
Plan review fees ~e payable prior to review of plans. THE APPLICANT IS RESPONSIBLE FOR
PAYMENT OF THIS FEE TO THE ALAMEDA COUNTY FiRE DEPARTMENT, CITY OF DUBLIN,
FIRE PREVENTION. PAYMENT OF FIRE IMPACT FEES SHOULD BE MADE PRIOR TO
OBTAINiNG PER.MITS.
Fire hydrants, shall be spaaed every 400 linear feet in residential areas comprised .primarily o," w.ll-
sm_L family dwellings.
spaced, average ' ~ ,~
47. Fire hydr-ants in commercial and/or indush-ial areas or in residential areas comprised primarily of
:ondominiums. townhouses or apm-rments, shall be spaced every 300 feet. Fire hydrants may be required
to be placed at closer intervals to conform to s~eet intersections or unusual street curvatures.
.48. Divid,d su-eet shall have hydrants on both sides of the street and shall, where applicable, be installed in
alternate or staggered positions so that hycE'~nts will not be directly across fi-om each other. Spacing
criteria shall be maintained on each side of the street_ Hydrants in median s'a-ips are not permitted.
RESIDENTIAL SINGLE FAMILY
1. DSRSD standard steamer Wpe (14-'/=" and I-2-'/=" outlet)fire hydrant(s) are required. (UFC 1994, Sec
903.2.)
NOTE ON FIELD PLAN: Identify the fire hydrant locations by installing reflective "blue dot" markers
adjacent to the hydrant 6 inches offcenter from the middle of the street. (UFC 1994, Sec. 901.4.3c as
amended).
3. Provide access to open space and fire trails that may be obstructed by the new development. (UFC 1994).
4. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any
building. (UFC 1994).
4
Fire apparatus roadways must have a minimum unobsmacted width of 20 feet and an unobstructed vertical
clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall
have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC
22500.1". (F 1994, Sec. 902.2.2.1).
o
Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus and must be
provided with an all weather driving surface. Only paved surfaces are considered to be all weath'~r driving
surfaces. (1994, Sec. 902.2.2.2).
7. The maximum grade for aftre apparatus roadway is 20% except for the following conditions:
Grooved concrete or rough asphalt over 15% grade. (Sec. 902.2.2.2).
8. Fire apparatus roadways in excess of 150 feet in len=m.h must make provisions for approved apparatus
tumarounds. (UFC 1994, Sec. 902.2.2.3).
NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed, and fh-e hydrants in service, prior to the commencement of
combustible framing:
PRIOR TO THE COMMENCEMENT OF FRAMING, CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT, CITY OF DUBLIN, FIRE PREVENTION DIVISION, TO SCHEDULE AN INSPECTION
OF ROADWAYS AND FIRE HYDRANTS. (I_IFC 1994, SEC. 1001.4)
10.
NOTE ON FIELD PLAN:
Provide a weed abatement program before, during and after construction for vegetation within 100 feet from
combustible construction and 30 feet from the street and property lines. (UFC 1994, Sec. 1103.2.4.)
11.
Temporary access roads at construction sites may be permitted in accordance with Article 87, UFC 1994;
however, permission for temporary access roads must be by Fire Department permit. (UFC 1994, Section
8704.2, EXCEPTION).
I2.
Prior to the issuance of a Building Permit, a full set of building plans must be submitted to the Alameda County
Fire Department, City of Dublin, Fire Prevention Division, for review and approval. (UFC 1994, Sec.. 901.2.2.,
]oo1.3)
'13.
NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors while operating in this project area.
14.
If development interfaces with wildland or open space areas, a separate landscape plan for vegetation fuel
modification and/or buffer zone(s) featuring frre resistive and drought tolerant varieties is required to be
submitted and approved by the Alameda County Fire Deparmaent, City of Dublin, Fire Prevention
g:corresp/gb/firecon2
Division, prior to issuance ofgrading and building permit, i--hz zone(s) should be showru'designated as
s:parate lettered Io~.
i-'ne plan sha/I inciude dedicated easements for emergency and maintenance ace.s to these zones. 'f-ne
maintenance, in perpemi_rv, for the z0fles and emergency/maintenance access ways shall be assigned to a
homeowner's asociation or other approved agent.
i--nese responsibilities shall be disclosed to property owner(s) by way of deed resu'ictions and/or covenants,
conditions and restrictions. (1991 NFPA Std. 299).
15. NOTE ON FIELD PLAN:
If yard fencing is to be installed, it shalI bs of non-combustible construction at any/all interfaces with
Midland/open space access. ,
16. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on ali new and existing buildings in such a position as to
be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast
with their background. Individual suite numbers shall be permanently posted on the main entrance doors
of tenant spaces. (UFC 1994, Sec. 901.4.4).
17. For homes cons,,-ructed of type V-NR under 3600 sq.fr_, a minimum of 1000 gpm fire flow at a
minimum 20 psi for a twa hour duration shall be standard.
For homes conshmcmd of type V-NR 3600 sq.ft, and under4800 sq.~, a minimuln 1750 gpm fire flow at a
minimum 20 psi for a m 5 hour duration shall be standard.
For homes from 4800 sq.ft, to 6200 sq.~., a minimum of 2000 gpm at 20 psi for two hour duration shall be
s~andard.
All homes over 5000 sq.ft, will have an approved residential automatic fire extinguishing sprinkler system
(in addition to re~,uired fire flows) installed.
18. NOTE ON FIELD PLAN:
Approved spark a-restors shall be installed on each chimney/fiu~vent used for fireplaces and hearing
appliances in which solid or liquid fuel is used. (UFC 1994, 1109.7)
!9. NOTE ON FIELD PLAN:
Approved smoke detector(s) shalI be installed according to current UBC standards. (UBC 1994, Sec.
!210)
..20. Any/all new street names and addressing shall be submit'ted for approval to the Administrative
Mapping Division of the Alameda County Fire Department, Ci~ of Dublin, Fire Prevention Division.
(UFC 1994, 901.4)
21. A driveway access serving .one dweliin~swocmre shall hay-~ a minimum 1~ foot unobs~cred iin,~
width, proyidbg all poaions of~: fi=t floor ~: w~in 150 fe=t of~= mquir,d standard 20 foot ~inhmum
access road.
A driveway access serving two dwellin~strucmres shall have a minimum 12 foot unobstructed linear
width.
A driveway access se,wing three or more dwellin~tsrrucmres shall have a minimum 20 Foot unobs~c~ed
iinear width.
.All driveway access shall meet Fire Department standards for distance, weight loads, mm radius, grades,
cad vertical clearance. Approved tumarounds shall be required for distances over 150 feet from approved
access roads. Other mitigations shall/may be required in addition to those listed. (UFC 1994, Sec. 902.2 as
amended)
'~. The minimum number of access roads serving residential development(s) shall be based on the number
ofdwelling unit~ served and shall be, as follows:
a. 1-25 units, one public access road.
b. 25-74 units, one public access road and one emergency vehicle access (EVA) road.
c. 75+ units, at least two public access roads. (UFC 1994, Sec. 902.2o. I)
23. Adjacent to fire hydrants, access roadways shall be a minimum of 28 feet in width for at least 20 feet
in both directions from the fire hydrm?t.. (UFC 1994, Sec. 902.22.1 EXCEPTION, paragraph 2)
24. Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City Df Dublin:
Over 5,000 sq.fr.: City of Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a straight tine.
25. The sprinkler system shall incorporate a landscape irrigation control system as explained in our Design
Guidelines for residential sprinkler systems.
26. U-ne water supply information used to design this system was not provided by this Department. Final
acceptance of this fire sprinkler system will be contingent upon successful completion ora main ci,'~in test
at the time of final to verify adequate flow and pressure. Correction or mitigation ora deficient water
supply will be the responsibility of the contractor and must be resolved prior to final approval of the
installation.
27. Residential sprinkler systems using CPVC/Polyburylene pipe shall be required to adhere to the
following:
With plan submittal, ingtude employee Certificate of Insmller Training in a course of
instruction on the installation ora CPVC./Potybutylene fire- sprinkler system.
Each employee working on thejob site shall have his Certification Card on his person
and available for inspection at all times.
'Fne in=taltation ora CPVC./Polyburytene type fire sprinkler system shall be according ro
the manufacturer's recommended installation instructions.
Prior to the slx of installation, each installer working on the job site shall provide an
example of his pipe fining to the Depa, ~-crnent having jurisdiction; the test sample shall be
assembled in the field at thejob site and wimessed by a Fire Depam'nent inspector. The
~est sample shall include the assembling ora piece of pipe to a fining.
5-ne only tuning process recognized by the Fire Depot-anent for tree with a
CPVC./Polyburylene fire sprinkler systems is a tube cutter designed for pl~rJc.
Ail pipe shall be deburred and beveled prior to assembly.
28. An underground fire sea, ice system shall be subject to field inspection, hydrostatic pressure tested
(200 psi min. for 2 hrs.) and flushed prior to being buried or connected to the overhead sprinkler system.
(no exceptions)(NFPA-13, 1989, Sec. 1-10.1; 1-10.2; 1-11.1.1; 1-11.2)
29. Overhead sprinkler systems including an)' riser shall be subject to field inspection and a hydrostatic
pressur~ l~st (2D0 psi m[n. f~r2 hrs.) prior ~o con~almenL ~o exceptions) ~FPA-]3. 1999, S~c. l-f0.1:
1- ] 0.2; ] -; 1.2)
30. A sprinkl~r comractor shall provid~ a box ofsp~ sprinklers in accordanc~ with S~c. 3-16.7 to b:
located at rk:r location, and shall provide an owner's manual ~ well ~ a copy ofNFPA-13A in
accordance with Sea. 1-5.2 which ~hall ako be located at rimer. ~FPA-IS, 19~9)
31. An approved automatic fire alarm ~'stem is requir~-d. Plans, specifications and other information
pertinent Io the s)'sIem must be submined Io the Department for review and approval prior m installation.
A sep~,-ate plan review fee will be collected upon review of these plans. Guidelines for plans submit'al are
att. ached. (ART. 10, UFC I994, Sec. I001.3)
.32. Prior zo occupan%,, the Diphrrment must wimess a final zest. Final Iest will include verification of
monitoring. 24 HOURS NOTICE 1S REQUIRED FOR ALL TESTS OR I'NSPE~. TIONS
33. Approved numbers or addresses shall be placed on all new and existing buildings. T'ne address shall
b: positioned as to be plainly visible and L_~bL from the street or road fronting the propero'. Said
numbe~ shall contrast with their background, lndMduzl suite numbers shall be permanent/), posted on the
main em,'anr'e doors or tenant spaces. (UFC, 1994, Sec. 901.4.4)
34. FEE FOR THIS R.EVIEW IS:
Plan review fees are payable prior m review of plans. THE APPLICANT IS RESPONSIBLE FOR
PAYMENT OF THIS FEE TO THE ALAMEDA COUN'TSZ FIRE DEPARTMENT. CITY OF DUBLIN.
FIRE PREVENTION. PAYMENT OF FIRE IMPACT FEES SHOULD BE MADE PRIOR TO
OBTAINING PERMITS.
35. Fire h.v&-anzs shall be spaced every ~100 lin~,~ar feet in residential areas compr,xed primarily of well
spaced, av...,-age single family dwellings.
36. Fire hy, dmnts in commercial and/or industrial areas or in residential area comprised primarily of
condominiums, wwnhouszs or aparrmxn,.s, shall be spa?_d eve~, 300 fee~. Fire h.vd~nB ma5, be required
to be placed at closer inter,'als to confo,wn to street interszctions or unusual street cun,arures, z
37. Divided street shall have hydranm on both sides of the street and shall, where applicable, be installed in
ak'amaze or staggered positions so that hydranB will not bz directly across from each other. Spacing
criteria shall be maintained on each side of the st-re=t. Hyd,-anrs in median strife 're not pc,,--mined.
EXHIBIT B-3
LAND USE AND DEVELOPMENT PLAN/
DISTRICT PLANNED DEVELOPMENT PLAN
CONSISTING OF A PROJECT DESCRIPTION, LAND USE PLAN, SITE PLAN, DESIGN GUIDELINES
(INCLUDING LAND USE AND DEVELOPMENT STANDARDS), DESIGN CONCEPTS, AND OTHER
TEXT AND SUPPLEMENTAL DIAGRAMS, DATED OCTOBER, 1997"
(SENT UNDER SEPARATE COVER)