HomeMy WebLinkAboutReso 141-97 PD Rez DubRan B-ERESOLUTION NO. 141 - 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 96-039 DUBLIN RANCH AREAS B-E
WI~REAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request (PA 96-039 Dublin Ranch Areas B-E) for rezoning an
approximately 454 acre site to the following land uses: 23.6 acres to PD High Density Residential, 8.6 acres to
PD Medium High Density Residential, 78.8 acres to PD Medium Density Residential, 13.0 acres to PD
Medium Density Residential/Community Park, 99.2 acres to PD Rural Residential Agriculture, 41.2 acres to
General Commercial, 44.6 acres to Campus Office, 84.8 acres of Community Park, 2.0 acres for Neighborhood
Square/Park, 32.4 acres Open Space, 4.4 acres for an Elementary School, and 20.0 acres for a High School, for
a total maximum of 1,875 dwelling units; and related Eastern Dublin Specific Plan/General Plan Amendment
requests to redesignate a 10 acre elementary school site for Medium Density Residential; to add the Medium
Density Residential designation to approximately 13 acres of land along the westerly portion of a Community
Park site so that either Park or Residential uses would be permitted; and 4.5 acres of land from Residential to
General Commercial in compliance with Livermore Airport Protection Area restrictions. The project is
generally located north of the Interstate 580 Freeway, west of Fallon Road, within the Eastern Dublin Specific
Plan project area; and
WII[EREAS, 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 numerous 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
WltEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WHEREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the request
to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
WltEREAS, 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 annex~
to the Dublin San Ramon Services District and detached from the Livermore Area Recreation and Park District
(PA 94-030); and
WltEREAS, Annexation/Detachment No. 10 became effective on October 1, 1995; and
WltEREAS, the Dublin Ranch Areas B-E project site is located within the 1,538 acre site that has
been prezoned and annexed, and the Applicant's request complies with the existing Planned Development
District Prez0ne provisions; and
WItEREAS, 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 the City's Zoning Ordinance, Title 8, Chapter 2, Section 8-
31.16; and
WltEREAS, 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
WltEREAS, an Initial Study was prepared for the project dated June 18, 1997 and is available and on
file in the Planning Department; 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
WItEREAS, the Mitigation Monitoring Program adopted as part of the Certified Environmental
Impact Report for the Eastern Dublin Specific Plan, in accordance with Public Resources Code Section
21080.6, would apply to the Dublin Ranch properties and is available and on file in the Planning Department;
and
WHEREAS, the Planning Commission of the City of Dublin has held one public hearing to consider
the Initial Study, Negative Declaration, and the Planned Development Rezoning, Specific Plan Amendment, &
General Plan Amendment for the proposed Project on October 28, 1997; and
· WltEREAS, proper notice of the Planning Commission public hearing was given in all respects as
required by law; and
WHEREAS, the Planning Commission received and reviewed the City Planning Department's Staff
Report on the Planned Development Rezoning, Specific Plan Amendment/General Plan Amendment, including
said Initial Study, and Negative Declaration on the environmental effects of the project; and
WHEREAS, the Planning Commission heard and considered said documents, recommendations,
written and oral testimony submitted at the public hearing as herein above set forth.
WllEREAS, 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
WItEREAS, proper notice of the City Council public hearing was given in all respects as required by
law; and
WltEREAS, the City Council received and reviewed the City Planning Department's StaffReport on
the Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental
effects of the project; and
WlIEREAS, the City Council heard and considered the documents, recommendations, written and oral
testimony submitted at the public hearing.
WltEREAS, 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, TItE~FORE, 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 FURTl~ER RESOLVED that the City Council hereby adopts PA 96-039 Dublin Ranch Areas
B through E PD Rezone, subject to the general provisions listed below:
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezoning and minor modifications to the Eastern
Dublin Specific Plan and Dublin General Plan land use diagrams for PA 96-039 Dublin Ranch Areas B-E. This
PD District Rezone, including a Land Use and Development Plan and District Planned Development Plan, 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 flexibiln~
needed to encourage innovative development while ensuring that the goals, policies and action progran~ 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 Dublin 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 Dublin Zoning Ordinance shall be applied to this PD District.
C. General Provisions and Development Standards
INTENT: This approval is for the Planned Development (PD) District Rezone PA 95-039
Dublin Ranch Areas B-E. This approval rezones 23.6 acres to PD High Density Residential,
8.6 acres to PD Medium High Density Residential, 78.8 acres to PD Medium Density
Residential, 13.0 acres to PD Medium Density Residential/Community Park, 99.2 acres to PD
Rural Residential Agriculture, 41.2 acres to General Commercial, 44.6 acres to Campus Office,
84.8 acres of Community Park, 2.0 acres for Neighborhood Square/Park, 32.4 acres Open
Space, 4.4 acres for an Elementary School, and 20.0 acres for a High School, and sets a
maximum of 1,875 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) incorporated 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),
e) design concept plans
O 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 dwelling units for the Dublin Ranch Areas B-E project shall
not exceed a maximum of 1,875, except as described below. The number of dwelling units and mix of
densities (e.g.: ratio of Medium Density Residential to High Density Residential) within each
neighborhood or subarea may be modified while staying within the approved density ranges. Any units
deleted from one neighborhood could be added to another neighborhood or subarea if such a ~
was found to be consistent with the Eastern Dublin Specific Plan. However, the maximum number of
units for the overall project (PA 96-039) 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:
The "List of Permitted and Conditional Uses" for RRA contained in the approved PD Rezoning
shall be clarified to show that "Accesso~ 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.
Residential uses may be considered Conditional Uses in PD Campus Office and General
Commercial subject to determination by the City Planning Commission that such development is
consistent with the intent of the Specific Plan for mixed use in these areas. ApprOval of the mixed
use CLIP may require supplemental environmental study to ensure no additional significant
environmental impacts will occur (e.g.; traffic, noise, etc.).
Co
The approximately 13-acre area identified On the LUDP with a" *** "and designated as
"Community Park/Medium Density Residential" may be developed for residential uses at such time
as the Dublin City Council determines that this acreage is not needed for the designated Community
Park. The location of the roadway and Open Space/stream corridor along the west side of the park
is subject to further review and approval by the City, and shall be determined prior to the approval
of the first tentative map for Area B.
Neighborhood boundaries, roadway locations, residential unit types, and parcels may be
reconfigured based on specific development proposals, while being substantially in compliance with
this Planned Development approval.
DEVELOPMENT STANDARDS: Except as specifically modified by the Planned Development ..~.
Ordinance for PA 96-039 and all provisions of PA 94-030 (City Council Resolution 104-94) not
modified by PA 96-039, all development in Dublin Ranch Areas B-E shall be subject to the regulation~
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, and development standards approved with
LUDP/DPDP. Building type, location, or configuration, lot lines, and site ekculation as shown on
exhibits and described in the text of this PD are considered to be conceptual and are subject to further
refinement at the time a specific development proposal is brought forth. Architectural styles described
in the Dublin Ranch Areas B-E Design Guidelines and architectural elevations may be utilized in any
individual neighborhood. Because the conceptual design plans for Areas B-E are intended to allow
development of a variety of residential product types and various commercial uses, additional and more
detailed information, plans, and studies will be required with the Site Development Review applications
in order to address the more detailed design items which have not been defined at this stage. The
overall size, product type, architectural character, embellishments, and building materials of homes shall
be essentially of equivalent quality and design character as described in the design guidelines and
concept plans and associated exhibits. Additional standards and conditions shall apply to this
development, as listed in the CONDITIONS OF APPROVAL section below.
BE IT FURTltER RESOLVED that the Dublin City Council hereby adopts PA 96-039 Dublin Ranch
Areas B-E PD Rezone subject to the conditions listed below:
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, [13] Building, [P] Parks and Community Services, [PO] police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, [FI Fire [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 Areas B-E PD Rezone (PA 96-039) 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~ Minor
modifications to the PD development concept may be allowed without requiring an amended PD
Rezone approval. The Community Development Director shall determine conformance or non-
conformance and appropriate processing procedures for modif36ng 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 require a new PD Rezone. A subsequent PD rezone may address only applicable portions
of the area covered by this PD Rezone. [PL]
Except as may be specifically provided for within these General Provisions for PA 96-039, 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:
o
In addition to the applicable standards mentioned above, the following additional standards shall apply
to development of Dublin Ranch Areas B-E:
Design of individual product types, lotting patterns, and circulation system are subject to further
review at the time of tentative map and 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. The actual development configuration and number of units for each neighborhood
development may vary, and shall be subject to City approval. [PL, PO, F]
On lots with sideyard setbacks of less than 5', special provisions of the house design shall be
required to address concerns with accessibility, privacy and window placement, accessory
equipment and locations for garbage cans, allowing light into side-yards, and the overall street scene
appearance and density of the neighborhood. [PL, B]
Some new models in single-family subdivisions shall provide single story units and/or give the
appearance of single-story dements, and every effort shall be made 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]
do
All front yards and common areas in conventional single-family residential subdivisions shall be
landscaped by the initial builder prior to issuance of occupancy. Installation of landscaping for
other residential projects shall be addressed in the Site Development Review approval for each
project. [PL]
eo
Common area landscaping shall be required in all attached unit residential developments in entry
areas, common areas, and in yard areas between structures and driveways/streets. The use of
special paving materials is encouraged in private shared drive aisles or courtyard areas. [PL]
To avoid the appearance of a "walled community", homes should be oriented toward and take
access from 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 PD design guidelines and be subject to further review at the time of
Site Development Review for the subdivision(s)[PL]
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 also ensure adequate slope angle and area to facilitate
revegetation of slopes and to avoid large, unsightly retaining walls wherever possible. [PL, PW]
ho
In addition to the height limits listed in the matrix of development standards contained in the design
guidelines apprOved with this LUDP, the maximum building height for any part of a structure in the
Medium-High Density land use subarea shall not extend above the natural ridgeline of the
foreground low-lying hills as seen from existing scenic corridors, in compliance with the Eastern
Dublin Specific Plan, Section 6.3.4, Visual Resources. [PL, BI
Project subareas developed with multi-family units shall provide private recreational facilities for
use by that project's residents (for example, pool and cabana club areas). Detached units at
densities higher than 10 units per acre are encouraged to provide such amenities in the project as
well. [PL]
In order to optimize use and provision of open space in the project, development near the
intermittent stream/open space corridor should be encouraged to orient front or side yards toward
the stream corridor. Wherever practical, backyards shall not be located adjacent to the intermittent
stream corfidor[PL]
ko
Buffers between incompatible uses or different product types shall be provided where necessary,
utilizing methods including but not limited to distance separation, slope breaks, and landscaping.
[Pill
Screening measures such as perimeter landscaping and berms may be required in Higher-density
Residential areas, and in Commercial and Campus Office areas, where needed to provide a visual
buffer for parking areas. [PL]
Based upon the concept plans and analysis submitted with the project application, adequate space
for needed parking can be provided the Medium High, and High Density Residential areas.
However, at the time of Site Development Review, parking location, circulation, and access will
undergo more detailed review by the City staff. If size or use of proposed development changes
significantly from the concepts illustrated with this proposal, parking needs will be reassessed to
ensure adequate land area is available for the facilities and the necessary parking. [PL, PW, F]
no
The Declaration of Covenants, Conditions and Restrictions) CC&R's of one or more Dublin Ranch
homeowners associations shall be submitted with the Tentative Map and/or Site Development
Review application, and shall be subject to review and approval of the Community Development
Director and City Attorney prior to recordation of the Final Subdivision Map, or prior to Site
Development Review approval (see also Condition #16). [PL, ADM]
GRADING
The development is subject to applicable grading and visual impact guidelines of the Eastern Dublin
Specific Plan, EIR, and Dublin General Plan. The approval of PA 96-039 includes a preliminary grading
plan which has been determined to generally comply with applicable policies of the Eastern Dublin
Specific Plan and mitigation measures of the General Plan and 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 developments shall be submitted which incorporate sensitive grading techniques in order to
achieve grading more refined than the conceptual grading plan subject to City approval, prior to
approval of any grading permit or tentative map. Grading done prior to tentative map approval is at
developers risk. [PL, PW]
Graded slopes and slope breaks shall be recontoured to resemble the existing natural landforms in the
immediate area, shall be revegetated, and designed to soften or naturalize the look of cut slopes.
Extensive areas of flat pad grading should be avoided. Building pads should be graded individually or
stepped wherever possible. Building design shall conform to the natural land form as much as possible.
.Grades for cut-and-fill slopes should be 3:1 or flatter, whenever possible. Grading on slopes between
development areas shall use sensitive grading techniques. 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 addressing visual impacts of these slope areas. Grading for the project shall not extend
beyond the subject development area or into Open Space areas except for remedial purposes only.
Prior to approval of tentative subdivision maps, a revised and more detailed grading scheme shall be
submitted to illustrate the proposed condition of slopes at ail interface areas between this project and
adjacent properties, especially along the western edge of the property. This grading scheme shall
illustrate both the long-term developed condition, and the interim condition (prior to development
occurring on the adjacent property). Such grading schemes shall require comparison to available
development plans for adjacent properties. Plans shall be of adequate level of detail for a determination
by the City that any safety and visual concerns will be addressed. This interface grading scheme shall
include, but not be limited to the following information: grading necessary for roadways shown on the
LUDP, including grading necessary for construction of Fallon Road and for necessary roadways along
the project boundaries; grading necessary to provide useable Community Park and Neighborhood
Square sites; maximum allowable slopes for temporary graded slopes, matching daylight lines to the
existing contours; and safety and aesthetics measures to be taken in the event that construction occurs
on the subject property and not the adjacent property, or grading is begun but not completed to final
stage. The location, intensity, and timing of development adjacent to these interface areas may be
affected or delayed until the grading issues are addressed to the City's satisfaction. [PL, PW]
A detailed grading scheme for the extension of Fallon Road in Area D shall be submitted for review and
approval prior approval of the tentative map and development agreement required for this project by
the Eastern Dublin Specific Plan. The proposed grading in this area shall be modified to address visual,
safety, and access concerns with the proposed 25' high fill, the proposed culvert stream crossing, and
the size and developability of the remaining parcels. (see also related condition in Public Works
Department memo attached as Exhibit B-l) [PL, PW]
DEVELOPMENT AGREEMENT
10.
The Dublin Ranch Areas B-E project proponent and the City of Dublin shall enter into a Developmen~'
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, public facilities impact fees,
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.
A noise study shall be required with applications for the initial Tentative Maps (creating individual lots),
Site Development Review, or building permit (whichever comes first) which shall identify areas in
which residential uses will be located within a 60 dB or greater noise level contour and shall propose
attenuation of exterior noise levels to meet City standards. The noise study shall also identify measures
to be used to control, interior noise levels to acceptable limits. Noise attenuation measures may include
greater setback distances, land berms, soundwalls, build orientation, building construction measures or
a combination of these, and may require additional space for buffers. ~In some areas, if it is determined
An example of an undesirable noise attenuation measure might be a requirement to construct a 12-foot high
sound, vail 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.
10
upon refinement of development plans that the necessary noise attenuation measures are not possible or
would be undesirable based upon the proposed land use plan, greater setbacks distances may be
required and the intensity of the residential units may be affected, in order to avoid an unmitigated
significant impact. These studies and appropriate attenuation measures are required to be incorporated
into the development to demonstrate compliance with the Program EIR noise mitigation
recommendations, as well as to address new concerns if the noise environment changes or new impacts
occur. * [PL, BI
VISUAL IMPACTS/SCENIC CORRIDOR POLICIES
12.
Development in designated scenic corridor areas shall Comply with the requirements of the Dublin
Scenic Corridor Policies and Standards. The conceptual plotting plans/visual studies submitted with the
application for Areas B-E PD Rezone demonstrate the general appropriateness of land uses and
development standards included with the LUDP/DPDP. Compliance with the General Plan and
Specific Plan is contingent upon continued monitoring to address visual impacts throughout subsequent
application processing and development phases. At the time of review for individual tentative maps and
Site Development Review, 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.
A detailed landscape plan shall be submitted for City review prior to approval of any 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 areas. [PL]
LANDSCAPE/OPEN SPACE/TRAILS
14.
As part of Final Map approval, the dedication for ownership of the intermittent stream corridor, 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 intermittent stream corridor shall be subject to Site Development Review approval. [P,
PL, PW]
15.
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 stream/open space corridor improvements
shall comply with the Specific Plan requkements and shall be submitted with Tentative Map and/or Site
Development Review applications for the project, whichever is submitted first. A minimum 25 foot
building setback from the intermittent stream/open space corridors 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. [PL]
11
16.
17.
18.
19.
A Community Homeowners Association shall be created for areas which contain residential
neighborhoods, and other areas with community improvements within Dublin Ranch and a Declarati~
of Covenants, Conditions and Restrictions ("Declaration") will be prepared and recorded. The
Declaration will require that the Community Homeowners Association will manage and maintain site
improvements as established by the Development Agreement required by the EDSP, including but not
limited to:' the open space, including the intermittent stream/open space corridor and trails and
foreground hill areas within Area B; community and neighborhood entries, landscaping, parkway areas,
monumentation, water features, lighting, signage, walls and fences, landscaping, street trees, street
signs, walks, and street furniture. The Declaration will establish easements and other rights-of-way
necessary for the Community Association to fulfill its responsibilities. The Declaration will spec'fly that,
as it pertains to the maintenance of site improvements described in 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]
In order to optimize use and provision of open space in the project, 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 strong,
encouraged include greenbelts, parkways, landscaped perimeter areas and 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 and Community Services, Planning and Public Works
Departments, at the time of subdivision map and Site Development Review. Designs shall comply with
the Dublin Parks & Recreation Master Plan. [PL, PO, F, PW, P]
Appropriate all weather surface for vehicular access to open space, various trail systems and some
residential areas, as shown on EXhibit A, shall be provided and maintained on a continuous basis, to the
satisfaction of the Fire Chief, Public Works Director and Community Development Director. Trials
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]
All graded cut and fill slope areas shall be revegetated as described in Policy 6-22 of the Eastern Dublin
Specific Plan, subject to Site Development Review approval. Interface slopes between developed
areas, or in common areas, shall be landscaped to the approval of the City, with special consideration
given to use of sustainable and attractive landscaping. Plant materials shall comply with applicable
standards of the City's Wildfire Management Plan. Meadow grasses may not be acceptable in these
areas. [PL, PW]
12
BLrILDING
20.
All project construction shall conform to all building codes and ordinances in effect at the time of
building permit. 03]
PARKS AND RECREATION
21.
The applicant shall comply with the City's Dublin Municipal Code, Chapter 9.28 Dedication of Land for
Park and Recreation 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 Final Map approval. Additional details regarding park
dedication shall be addressed in the development agreement for Areas B-E. [P, PW, PL]
22.
Responsibilities for park construction will be addressed by the City's Park Implementation Plan. The
applicant has expressed a desire to design and construct park facilities with project development in
Dublin Ranch. The City will consider the applicant's request to improve parks and receive credit for
those improvements. Additional details regarding park dedication and construction shall be addressed
in the development agreement for Areas B-E. [P, PW, PL]
23.
The design, size and facilities needed for the Community Park shall be subject to the determination of
the City's Parks and Community Services Department, pursuant to the Park Implementation Plan.
Medium Density Housing shall be an approved alternate land use for the portion of the Community
Park illustrated on the LUDP with a" *** ", and residential development may be proposed for this area
if it is determined by the City that the land is not needed for use as a Community Park. The location
and arrangement of the stream/open space corridor and collector road shall be subject to City review
once the design, size and facility needs of the Community Park are determined.
BIOLOGICAL RESOURCES
24.
The applicant shall comply with all Eastern Dublin Specific Plan EIK 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 verify the presence
of sensitive species. A biologist shall prepare the survey which shall be subject to Planning Department
review and approval). 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 conditions of the Public Works Department.
Development shall comply with conditions of approval 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 Director
13
26.
Installation of Roadways, Public Improvements and Infrastructure shall be completed by developer as
shown in proposed plan, or as modified by the requirements of the phasing plan, development ~
agreements, traffic study, City, or service-providers' Improvement Plans. 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 approval of the affected City Departments. The
DeVelopment Agreement is required prior to approval of any tentative maps. [PL, PW, Al)M]
27.
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]
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
28.
Where decorative paving is installed in public streets, pre-formed traffic signal loops and other utilitie,
shall be used under the decorative paving. Where possible, irrigation laterals shall not be placed unde~
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 application submittal and
shall be subject to the review and approval of the Public Works Director. [PW, Al)M}
39.
Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative fights 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]
30.
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
Dkector's review and approval. [PW]
14
FIRE
31.
32.
33.
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 (standard) conditions contained in the memorandum from the Dublin Fire Prevention
Department, 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 be coordinated with the circulation Plan required by
Public Works to show access to projects for Fire Service, 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, width, number
of access points to development, and off-site improvements, shall be reviewed and finalized to City's
acceptance prior to approval of first tentative map.
"Fke 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 number and location of fire roads required for
the Areas B-E project shall be reviewed as part of the vicinity plan noted above, and prior to approval
of the first tentative map.
ao
A Fire Apparatus Access Road shall have a paved surface capable of supporting the imposed
load ora 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. Fke Apparatus Access Roads shall be
provided to all structures/buildings, unless alternate means of fire protection is provided, subject
to approval of the City and Alameda County Fire Department (City of Dublin's Fire
Service/Prevention provider).
Fire Roads/Trails shall be a minimum of 12' wide with a vertical clearance of 13'6". An
additional 4' dear 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 all wildland
interface/open space areas and other public areas where necessary, subject to approval of the
City and Alameda County Fire Department (City of Dublin's Fire Service/Prevention provider).
Additional fire access road width shall be provided at entry points, curves, and/or connecting
points, as necessary for emergency apparatus operations.
Signs shall be posted on all fire roads/trails stating ''FIRE ROAD ACCESS POINT - KEEP
CLEAR".
15
34.
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 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 Areas B-E project. [F, PL,
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 Service Easements per requirements of the City of Dublin and/or public
utility companies as necessary to serve this Areas B-E 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 "will 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 Tentative Map
and/or Site Development Review 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 Tentative Map and/or Site Development Review
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. NPDES: Developer shall comply with the requirements of the NPDES program. [PW]
41.
The applicant shall comply with ail 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 constmction shall comply with DSRSD's requirements. [DSR, PW]
16
The project shall comply with the DSRSD Ordinance #276, establishing Recycled Water Use Zone 1 in
Eastem Dublin. A recycled water distribution system for the landscaping within the project area 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 requirem~ts. [PW, Zone 7, DSR]
All on- and off-site potable and recycled water and wastewater fac'fi/ties 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
fac'tiMes shall be in conformance with the DSRSD Standard Specifications and Drawings. [B, PW, DSR]
43.
The applicant shall provide a "will-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 Phase I project can be served by
DSRSD for water and sewer prior to occupancy, lB, PW]
MISCELLANEOUS EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENT FINAL Eli[
MITIGATION MEASURES
44. The applicant shall comply with the City's grading ordinance. [PW]
45. The applicant shall comply with the City's solid waste management and recycling requirements. [ADM]
46.
The applicant shall comply with all apphcable 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]
MISCELLANEOUS CONDITIONS
47.
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 ofthe
Eastern Dublin Specific Plan.
PASSED, APPROVED AND ADOPTED this 18th day of November, 1997.
AYES:
NOES: None
ABSENT: None
ABSTAIN: None
K2/G/ll-18,97/r~s~2-b~o~ity C ler~
g/pa96-O39/CCRESPDB
Councilmembers Barnes, Burton, Howard, Lockhart and Mayor Houston
17
Dublin Ranch, Areas B - E Development Plan
Public World.. Recommended Conditions of ApprovaI
October _~, 1997
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 15, 1997 or as modified in future 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 development.
In conjunction with each Tentative Map for the project and the Development A~eement,
an updated traffic study shall be submitted. If a Master Tentative Map is submitted, the
requirement for this study shall be determined by the Director of Public Works. The
waffle 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. The traffic
study shall demonstrate the adequacy of the proposed street system and the need for a
second north-south collector street. If found necessary by the Director of Public Works, a
traffic study shall be submitted with each subsequent Tentative Map and further updated
to reflect actual traffic conditions and any projects w/th approved zoning 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 A~eement. 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 first Final Map of that phase. Improvements shall be desigued,
right-of-way acquisition and improvements guaranteed prior to filing the Final Map
associated with the improvements. Improvements shall be installed as specified in the
Tract Developer Ag-reement for the Final Map.
In order to plan for and construct the extension of Fallon Road across Area A, across
Area D and to an ultimate connection w/th Tassajara Road, the City Mil require the
following from the Developer: tn conjunction with the fn:st Tentative Map, the developer
shall submit an ali~m'anent and conceptual ~ading plan for the roadway ex-tension. With
the recordation of the Final Map that creates the Area D parcel, right-of-way and
adequate slope easements shall be dedicated for Fallon Road across the Area D property
to the current northernmost prOperty line. The Fading of Fallon Road across Area D
shall be accomplished with the grading of the adjacent portion of Area A, as required by
the Area A Conditions of Approval. Construction of the Fallon Road street
improvements (as required by the Conditions of Approval for Area A) from the
northernmost intersection of Fallon, across the Area D parcel and terminating at the
current northernmost property line shall be perf0nned with the last phase of development
of Area A.
6)
7)
8)
9)
4)
5)
The design shall conform' to the City of Dublin Standard Conditions of Approval or
modifications of.them, the City of Dublin Standard Plans, and the Subdivision Map Act.
The precise alignment for all roadways is subject to change based upon the preliminary
nature of the plans submitted to the City for review and plan line studies currently being
developed by the City. The final design for the cross section of roadways shall be per the
Approved Specific Plan for Eastern Dublin.
The County of Alameda Ordinance, Section 902.2.1. requires that developments having
more than 75 units shall have "A minimum of two public or private access roads" and a
maximum of 75 units without a second access. The primary access to Area B shall be
using City streets. Access from the freeway over an improved Fallon Road as the second
access point to Area B is acceptable if the primary access is over City streets. Access
solely from Fallon Road via 1-580 is not acceptable.
In conjunction with each Tentative Map and the Development Agreement, the developer
shall submit a fn-e services circulation plan for the project as required by the Director of
· Public Works, indicating how the Alameda County Fire Department access requirements
will be met. 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. The
plan shall address the alignment and typical section for the extension of Fallon Road from
1-580 to the north boundary of Phases B-C.
The offset intersections of the north-south collector street shall be eliminated in favor of a
four-way intersection or the separation shall be in conformance with applicable traffic
studies, City Standards and to the approval of the Director of Public Works.
The developer shall submit a preliminary drainage plan for the project in conjunction
with each Tentative Map and the Development A~eement as required by the Director of
Public Works. If a Master Tentative Map is submitted, the requirement for this plan shall
be determined by the Director of Public Works. The study shall address downstream
impacts, including the need for off-site easements, and shall be tied to the proposed
phasing for the project.
Sidewalks shall be required on both sides of all public streets. Sidewalk requirements on
private streets shall be determined at the Tentative Map or Site Development Review.
The fn'st Tentative Map shall show the location of a park-and-fide lot near the I-
580/Fallon Road interchange, in conformance with the Specific Plan.
]o)
With each Tentative Map the Developer shall shsw typical street sections as required by
the Director of Public Works. Street sections will be subject to review and approval by
the City when the map is submitted.
g:\develop\dubranch~sp¢oapdb
Date: October 10, 1997
To: Tasha Fluston asso. Planner
From: Russell Reid Fire Inspector
Subject: Dublin Ranch Area A and Area B,E t-u'e department conditions
The following are standards ,conditions and comments to be introduced in the requi~%ment for the
Dublin Ranch Project.
CONIMERCL42L
1 .DSRSD standard steamer tS-pc (14- ~" and 1-2- ~" outlet)fire hydrant(s) are required. (UFC
1994, Sec 903.2.)
2. NOTE ON FIELD PLA.N: Identify the fn-e hydrant locations by installing reflective "blue
dot" markers adjacent to the hydrant 6 inches off center from the middle of the street. (U-FC
1994, Sec. 901.4.3c as amended).
'3.Pro,fide access to open space and f~re trails that may be obstructed by the new development.
(DFC 1994).
4.Fire apparatus roadways must ex-tend to xaSthin 150 ft. of the most remote fn-st floor exterior
w-all of any building. (DFC t 994). ~-
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 w/de
shall be posted with si_mas 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". The subject si_mas
shall be designed as per the .4_lameda County Fire Department ~_m~ild lines. (F 1994, Sec.
902.2.2.1).
6.Fire apparatus roadways must be capable of suppoxing the imposed weight of fire apparatus
and must be provided with an all weather driving surface. Only paved surfaces are considered to
b~ all weather driving surfaces. (1994, Sec. 902.2.2.2).
7.The maximum ~ade for a f~re apparatus roadway is 20% except for the following
conditions:Grooved concrete or rough asphalt oYer 15% ~ade. (Sec. 902.2.2.2).
8.Fire apparatus roadways in excess of 150 feet in leng'th must make provisions for approved
apparatus turnarounds, or alternate means of f~re protection (UFC 1994, Sec. 902.2.2.3).
9. NOTE ON FIELD PLAN: ....
Fire apparatus roadways must be installed, and fi. re hydrants in service, prior to the ~
commencement of combustible flaming:
10. ?pdo COM NCE N-r OF F o, coN-r^cr 55tz
COUNTY FIRE DEPARTMENT, CZT¥ OF DUBLIN, FLP, E PREVENTION DIVISION, TO
SCI~DLrLE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (UTC 1994,
ool.4) no
l 1. NOTE ON FIELD PLAN:
Pro~dcle a weed abatement program before, during and after construction for vegetation ~,ithin_
00 feet fi-om combustible' 6onstmction and 30 feet fi-om the street and property Iines. (UTC
994, Sec. I 103.2.4.) fl 1
12.Temporary access roads at construction sites may be permitted in accordance v, ith .Art/cie 8;
U~'C 1994; however, permission for temporary access roads must be by Fire Department perm.i!
Ct.rFC 1994, Section 8704.2, EXCEPTION).
13. P~5or to the issuance of a Building Permit, a fi.ill set of building plan.~ must be submitted Io
the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for review and
approval. (UFC 1994,. Sec.. 901.2.2, 1001.3) zq3
14. Prior to the issuance of a Building Permit, proposed plans must be submitted: to the
Alameda Coup, ty Fire Depm'-tment, Dublin, for review and approval. (UBC/CBC 1994, Sec.
I0~.3.2 & UBC I001.3 & 901.2.2). fl4
15. NOTE ON FEELD PLAN:
.43i construction equipment/mackineu/deviccs with internal combustion engines shalbbe
equippcd w/th approved spark an-estors wkile operating in tkis project area. ~'i 6
18. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a
position as ~o be ptairdy visible and legible fi-om ~e street or road fi-onting the prope~,. Said
numbers shall contrast with their back=o-round. Individual suite numbers shall b~ permanently
posted on the main entrance doors of tenant spaces. (UFC 1994, See. 901.4.4).
17. NOTE ON FI_ELD PLAN:
J_frear outside doors '~o tenant spaces are installed., they shall include the installation of numerica
address numbers co~esponding to addressing located on ~e irom of the building. CUTC 1994,
Sec. 901.4.4).
18. Axay/all new street names and addressing shall be submitted for approval to the
Administrative Mapping Division of the .Alameda County Fire Depm"maen% Ci~ of
Prevention Division. (U'FC 1994, 901.4)
19..~y/all gates across Fire Department access ways shall have a minimum 12 foot clear,
.... *.~+~,~,~t lh~e~r width and a clear vertical hMght of 13 f~et 6 inches. All locking devices
shall provide for Fire Department emergency access..All gate plans shall be approved by the i
Prevention Division.prior to construction. (ITFC t994, Sec. 902.2.4 & 902.2.2.1) f27
20. Bridges: Maximum live loads shall be clearly posted at bridge entrance(s). Minimum Iiv¢
standards are as follows:
21. Private bridge serving not over two R-3 occupancies =40,000 pounds and 12 foot Clear wit
with rnirtimum 13 feet 6 inches clear vertical height.
Private bridge serving over two lK-3 occupancies - 40,000 pounds and minimum 20 foot cIear
width. ALl public bridges - mhzLmum 20 foot clear width and minimum g0,000 pounds live lot
UFC, Sec 902.2.4.2 Alameda County Fire Department Ordinance #I-95) ...
22. The minimum number of access roads serving residential development(s) shall be based on
the number of dwelIing .unite served and shall be as follows:
1-25 units, one public access road.
26-74 un/ts, one public access road and one eme~ency vehicle access (EVA) road.
75+ units, at least two public access roads. (U'FC 1994, Sec. 902.2. I)
23. Bui_ldings 35 feet and over in height above natural _~orade, the required access roadway shall
be a minimum of 26 feet in width and shall be positioned parallel ~o at least one entire side
building, and shall be located within a m~nlruu.m of 15 feet and a maximum of 25 feet fi.om the
building. (UFC 1994, Sec. 902..2.2.1 EXCEPTION, para,apb 2) /31
24. Adjacent to fire hydrants, access roadways shall be a minimum of 28 feet in width for aI lea
20 feet in both directions from the fire hydrant (LrFC 1994, Sec. 902.2.2.1 EXCEPTION,
pm-a~aph 2)
25. An approved automatic fire sprinkler system shall be installed throughout, g33
2~. Plans, specifications, equipment lists and calculations for the required sprinkler system mm
bs submitted to the Alameda County Fire Deparl:ment, City of Dublin, Fire Prevention Divisior
for rev/ew and approval prior to installation. A separate plan rexiew fee will be collected upon
review of these plans. CLJFC, !994, Sec. I001.4)
27. Prior to installation, plans and sp~cificafiop~s for the under~ound fire service line must be
submitted to the Alameda County Fire Depa_rmn:nt, City of Dublin, Fire Prevention Division,
review and approval. (UFC, 1994, Sec. 100t.4)
28. Prior lo installation of the ceiling or any other concealment of overhead p~ping, contact
Alameda County Fire D~r)m'-'a:nent to schedule an inspection of the overhead sp~-inkler piping.
(DFC, !,°94, Sec. 1001.4)
HOURS NOTICE IS REQUIRED FOlK .ALL ~SPECTIONS
29. lKesidential Automatic Fire ~' -~' , ' ~ .
z.×[mmnshmg S~rinkler Systems are required as follows: City
Dublin: Over 5,000 sq.ft; CiD' of Dublin: O,cupancies located more than 1.5 miles from a fn
station as measured in a stra/ght ihae.
30. Spff_nkler systems sen,ing more than 1 O0 heads shall be morJtored by an approved central
station, U.L. listed and certificated for fire alarm monitoring. A copy of the U.L. listing ~ ~
provided to the Alameda County Fire Department, City of Dublin, Fire Prevention Division,
prior to scheduling the final test system. ('[J'PC, 1994, Sec. 1003.3 as amended), f40
31. The 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 of a m~in drain 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.
32. An underground fire'~e~ice system shall be subject to field inspection, jaydrostatic pressun
tested (200 psi mSn. for 2 hrs.) and flushed prior to being buffed or connected to the overhead
spfinkJer system. (no exceptions)0q'PPA-13, 1989, Sec. 1-10.1; 1-10.2; 1-I1.1.1; 1-11.2)
34. Overhead sprkflcler systems including any riser shall be subject to field inspection and a
hydrostatic pressure test (200 psi m~n. for 2 hrs.) prior to concealment. (No exceptions) ~rFpA
13, 1989, Sec. 1-10.1; 1-10.2; 1-11.2)
35. A_I1 system control valves shall be provided with their appropriate label (metal), and securel
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. An approved automatic fire alarm system is required. Plans, specifications and other
information pertinent to the system must be submitted to the Deparmaent for review and approv
prior to installation. A separate plan review fee w/Il be collected upon review of these plans.
Guidelines for plap_s submittal are attached. (ART. 10, UFC 1994, Sec. 1001.3)
3 7. An approved manual fire ala.ma system is required. Plans, specifications and other
~nr%rmation pertinent to the system must be submitted to the Department for review and approv
pr/or to ~nstaltation. A separate plan rev/ew fee v,511 be collected upon review of these plans.
Guidelines for pla~ submittal are attached. (Art. I0; UFC t994, Sec. 1001.3)
3 8. Au a.~r)roved manual a.nd automatic fire Mm-Tn system is required. Plans, specifications and
other in~%rmation pertinent to the system must be submitted to the Department for review and
approval prior to ir~stallation. A separate plan review fee will be collected ur>on review oft.hess
pla.us. Guidelines for plan su'r>mii~r~xl are m~rached. (Art 10, UFC, I994, Sec. 1001.3)
39. The number and location of audible devices shown on the pt~n, appear to be adequata,
however, final acceptance of the system is contingent upon successful tesr/~ag at the t/me of fin~
~o verify audibiliD~. Additional devices may be required at that time.
40. The required fire alarm system must be mordtored by an approved central system, U.~st,'
and ce,~kficated for fire alm-m morfi'tmq_ug. A copy of the U.L. listing must be provided to the
Department prior ~o schedu!kug -in~ final test of the system.
41. Prior to occupancy, the'Department m~t ~ess a final test Final test v~I! include
Yerificadon of monitoring. 24 HOURS NOTICE IS REQUIRZD FOR. ALL TESTS OR.
i'NS?EC/qONS
42. Ail commercial type cooking equipment must be protected by an approved automatic fire
extLuguishing system (hood and duct). ~'FC, 1994, 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 plan review fee wffll be
collected upon review of these plans. (UFC, 1994, Sec. 1001.4)
44. Provide at least one 2A~ 10BC portable fire extinguisher for each 6000 sck. fl:. of floor area.
T~veI distance to an extin~m.dsher shall not exceed 75 feet of travel distance ~[ud shall not be
between floors. CtIFC, 1994, Sec. 1002.1)
45. Provide specific address including any pertinent suite, space or room numbers. (UFC, I994,
Sec. 901.4.4)
46. FEE FOR TI]IS REVIEW Plan review fees are payable prior to review of plans. TI-rE
AP?LIC.ANT IS RESPONSIBLE FOP,. PAh:~T OF TIqlS FEE TO TIlE ALA3Xd[EDA
COUN-i'Y FIR~ DEPAKTMiENT, CITY OF DUBLIN, FIRE PREVENTION. PAYMENrI' OF
FIRE IMPACT FEES SHOI~D BE MADE PRIOR TO OBTA32<rING PERMITS.
47. A Knox Box key lock system is required { } is not required { } for the building.
Applications are available at the Alameda CounW Fire Department, Fire Prevention Dixdsion,
100 Civic Pl~'~, Dub/in, CA 94568. Please return the completed application wdth the building
plans wh_~n you submit for a perm]t or prior to final inspection for occupancy. (Section 10.203
DFC). z
48. Fire hydrants in commercial and/or indusnhal areas or in residential areas comprised
p~q_mar/ly of condominiums, townhouses or apartments, shall be spaced every 300 feet Fire
hyde-ants may be required to be placed at closer inte~ats to conform to street intersections or
unusual street curva~%u-es.
49. Divided street shall have hydrants on both sides of the street and shall, where applicable, be
/_nstatled in alternate or staggered positions so that hydrants wiI1 not be directly across fi.om each
other. Spacing criteria shall be main ~tained on each side of the street Hydrants in median sWips
are no~ pe~--mittect
APARTMENTS/CONDOMi'NIUMS
1. DSRSD standard steamer type (14-'/l" and I-2~%" outlet)f~re 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 off center from the middle of the street. (IJFC 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. (UFC 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 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 sn-eet as follows: "NO
STOPPING FIRE LANE - CVC 22500.1". (F 1994, Sec. 902.2.2.1).
Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus and must
be provided with an ali weather driving surface. Only r~aved surfaces are considered to be all weather
dr/ving surfaces. (1994, See. 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 apparatus roadways in excess of 150 feet in ]engc~h must make provisions for approved apparatus
turnarounds. (UFC 1994, Sec. 902_0.2.3).
NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed, and fn-e hydrants in service, prior to the commencement of
combustible framing:
PR/OR TO THE COMMENCEMENT OF FRAMING, CONTACT THE ALAMEDA COLrNTY FIRE
DEPARTMENT, CITY OF DUBLIN, FIRE PREVENTION DIVISION, TO SCHEDULE AN
INSPECTION OF ROADWAYS AND FIRE HYDP,_4NTS. (UFC 1994, SEC. 1001.4)
NOTE ON FIELD PLAN:
Provide a weed abatement pro__m-am before, during and after construction for vegetation within 100 feet
from combustible construction and 30 feet from the street and property lines. (IJFC 1994, Sec.
1103.2.4.)
] 0. 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).
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.
(LIFC 1994, Sec.. 901.2.2, 1001.3)
12. ?riot to the issuance o£a Building Pin"mit, proposed pi'm'~s must be submined: zo the Alameda CounL'y
Fire Depa,~menr, Dublin, for review and approval, fUBCJCBC l ,°P4, See. t 06.3.2 & UBC 100 ] .3 &
901.2.2).
13. NOTE ON FIELD PLAN: -.
All construction equipment/machinery/devices with inmmal combustion engines shall be equipped wkh
approved spark arrestors while operating in this project area.
t4. If deVelopment inteffac~ with wildland or open space ar=zs, a separate landscape plan for vegetation
fuel modification and/or buffer zone(s) featuring fire resistive and drouf~ht tolerant varieties is required to
be submitted and approved by th~ Alameda County Fire Department, City of Dublin, Fire Prevention
Division, prior ~o issuance of grading ~d building permits. Th~ zone(s) should b: shown/d~ignated ~s
separat~ ]er~ered lots.
The plan shall include dedicator e~ements for ~mergency and mainttnance acc~s to these zo'fies. Tn=
maintenance, in_~e~erui _ry, for the zones and emergency/maintenance acc~s ways shall be zssi_*_n=d to a
homeowner's ~sociation or other approved ag=ut.
These responsibilities shall be disclosed to property owner(s) by ,*'ay of' deed restrictions and/or covenana,
conditions and restrictions. (1991 NFPA Std. 299).
NOTE ON FIELD PLAN:
Ifyard fencing is to be installed, it shall be of non-combustible construction at any/a//interfaces with
wildlan~open space access:
16. NOT_= ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to
b: plainly visible and legible from the street or road fronting the property. Said numb=rs shall :onnv. st
with th=ir background. Individual suite numb=rs shall be permanently posted on the main entrance doors
of tenant spaces. (UFC 1994, Sec. 901.4.4).
17. For homes consuwuct=d of type V-NR under 3600 sq.fn, a minimum of 1000 gpm fire flow at a
minimum 20 psi for a two hour dumfon shall be standard.
For homes consume-ted ofwpe V-NR 3600 sq.~ and under 4800 sq.P~., a minimum i 750 gpm fire flow at a
minimum 20 psi for a ~-wo hour duration shall be st~mdard.
For homes from 4800 sq.~- to 6200 sq.ft., a minimum of 2000 gpm at 20 psi for two hour duration shall
standard.
All homes over 5000 sq.~= wilt have an approved residential amomatic fire extinguishing sprinkler system
(in addition to required fire flows) installed.
18. NOTE ON FIELD PLAN:
Approved spark arresm,'-s shall be in~alled on =ach chimney/fiu~vent used for fir, Nates and hearing
zppiDances in which solid or liquid ~el is us=cl. (UFC 1994, 110,o.7)
19. NOTE ON FIELD PLAN:
Approved smoke detectors) shall b~_ insmf!ed asr-ording ~o curt=hr UBC standards. O-JBC 1.°94,
1210)
20. Any/all new se=et names ~nd addressing shall be submitted for approval to the Administ-ath, c
Mapping Division of the Alameda County Fire Dupe,win, enr. Ciw of Dublin, Fire Prevention Division.
(UFC 1 oo4.. : 901.4)
2 I. Any/all gates across Fire Department access ways shall have a minimum I2 Foot clear, unobstructed
lin:ar width and a clear vertical height of 13 feet 6 inches. All Iocking devices shall provide for Fire
Department emergency access. All gate plans shall be approved by the Fire Prevention Division prior to
construction. (UFC 199,1, Sec. 9022]~ & 9022.2. I)
22. A driveway acc:ss seN, ins one dwellin~structure shall have a minimum _12 foot unobstructed linear
width, providing all portions of the first floor are within 150 feet of the required standard 20 foot minimum
ar'teSS FOe d'.
A driveway access serving two dwellinffstructures shall have a minimum 12 foot unobstructed linear
width.
A drh'eway access serving three or mo/e.dwellin~structures shall have a minimum 20 foot unob~.tructed
iinear width.
All driveway aocess shall meet Fire Depamnent standards for distance, '-',"
~-L-nt loads, turn radius, grades,
nd vertical cle~,-an:e. Approved turnarounds shall be required £or distances over 150 feet from approved
access roads. Other mitigations shall/may be required in addition to those listed. (UFC 1994, Sec. 9022 ~
---mended)
23. The minimum number of access roads serving residential development(s) shall be based on the number
of dwelling unks served and shall be as follows:
a. t-25 u,,:ks, one public access road.
b. 26-74 units, one public access road and one emergency vehicle access (EVA) road.
c. 75+ units, at l~t two public access roads. (UFC 1994, Se-". 902~.1)
24. For buildings 35 feet and over in height above nam,ml grade, the required acc:ess roadway shall be a
minimum of 26 feet in width and shall be positioned p~.-allel to ar le~t on: entire side of the building, and
s~nll be located within a minimum of 15 feet and a maximum of 25 feet from the building. (UFC 19.o4,
Se:. 902..2_2.1 EXCEPTION, pm"~gmph 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 from the fire hydrant. (UFC 1994, Sec. 902_2~. 1 EXCEPTION, pm-agraph 2)
2~. Plans, specifications, equipment lists and calculations for the required sprinkler system must be
submkred to r. he Alameda Coun~ Fire Department, City of Dubiin, Fir: Prevention Division, for revi=w
nd approval prior to installation. A separam plan review fee will be collected upon review of th=se plans.
O ~
(UFC. t, 9-, Sec. 1001.4)
27. Prior to insrallation, plans and specifications for the underground fire service line must be submi~ed to
'the Alameda Count, Fire Depa~ =--~nent, City oFDubiin, Fire Prevention Division, for review and approval
(UFC, 1994, Se:. 1001.4)
2S. Prior to installarion of the ceiling or any other concealment of overhead pioing, contact Alameda
County Fire Depm'-anent to schedule ~ insp=srion of~: or:th=ad spAnkl=r piping. (UFC, 1~94, Sec.
]oo~.4)
24HOURS NOTlCE tS ~QUI~D FOR ALL ~SPECT1ONS
29. Residential Automatm Fire Extinguishing Sprinkler S),s~=ms are required as :-ollows: City of Dublin:
Over 5,000 sq.ff.; City of Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a su-'aight tin'-.
2.0. Sprinkler sys',ems serving more zh~a lO0 h:.~ds shall be monimrgd by an approved central station, U.L.
Jfs~e~ ~ c~fic~d for fire ~l~
Alameda Coun~ Fire Depa~en~ CiW of Dublin, Fire Prevention Division, prior to scheduling ~= final
rest system. (UFC. 1994, Sec. 1003.3 ~ amend:d).
3 I. ~e spr/nkl:r sysmm shall inco~o~te a landscape ira/Cation consol system ~'exptained in our Design
Guidelines for r~/denria/sprinkler systems.
32. Residential sprinkler systems using CPVC./Potybutylene pipe shall be required to adhere to the
following:
With plan submk'~, include employee Cerrifi,ate of Installer/raining in a course of
instruction on the installation ora CPVC/Polybutylene fire sprinkler system.
Each employee working on the job sire shall have his Certification Card on his'person
and available for inspection at all rimes.
l'-ne installation ora CPVC/Potybuty, lene .type fire sprinkler system shall be according to
thc manu£acmrer's recommended installation instructions.
?riot to Mx start of ins~.IIarion, ~ch installer working on the job site shall provi`4e an
example of his pip~ fi~ing to ~ D,pm~nt havingjurisdicrion; ~ test staple shall
r:a s~ple shall includ: ~= msambling ora pi=c= of pip: to a fixing.
t'-ne only cutting proc=s re:og-niz=d by thc Fire Department for usg with a
CPVC/Polyburylgng fire sprinkler systgms is a robe cutter d~igned for ptasric.
All pipe shall be dgburrgd and beveled prior to assembly.
~3. An unde~round tire sg,'-vice sysmm shall be subject to rigid inspection, hydrostatic pressure tested
(200 psi min. for2 h.,"x.) and flushed prior to being buried or connected to th: ov=?nead sprinklersysmm.
(no exceptions) CNFPA-13, 1-089, Sec. t-10.1; 1-10.2; t-11.1.1; 1-11.2)
34. Overhead sprinkler systems including an)' riser shall bg subject to ~ld inspection and a hydrostatic
pressure test O00 psi min. for 2 h~.) prior to concealment. CNa exceptions) CNFPA-13, I989, Sea. l-10. l;
1-10.2; 1-I 1~)
35. A sprinkler con=~-actor shall provide a box of spare sprinklers in accordance with Sec. 3-16.7 to be
tocatad at ~sxr location, and shall provide an owner's manual as well as a copy ot NrPA-I.>A in
azcordm'~c.e with Sec. 1-52 which shall also bg located at riser. CNFPA-I3, 1989)
36. An approved automatic fire alarm sysmm is required. Plans, specifications and other in£ormarion
pertinent tozh: sysmm must be submined to the Depm'-unenr for review and approval prior to insrzllarion.
A sgp~.--a~e plan review fee will bg coliec.:gd upon review oftbgsg plans. Guideiings for plans submit, al arc
ar, ache.4. (ART. 10, UFC 1,°94, Sec. 100t.3)
.37. An ap?roved manual fire ata~,-m system is required. Plans, soe:ifications and other info,wnation
~errinent ro the system must bg submitted to thc Depam-nent for review and approval prior to insraiiation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans subminal are
ar~arher~. (Am 10; UFC 1994, Sec. 1001.3)
38. An approved manual and amomati: fire aimn-n sysmm is required. Pla>s, specifications and off, er
info,"ma.:ion pertinent m thc system must be 5ubmiugd to thc Department for review and approval prior to
ins:dilation. A separate plan review fee will be collected upoh review of these plans. Guidelines for plan
subminal are ar, ached. (Art. I0, UFC, 1.°94, Sec. 1001.3)
_'-9. The number and location of audible devices shown on the plans appear to be adequate, however, final
· ~:ceptance of' the system is contingent upon successful testing at the time of' final to'verify audibiiiry.
Additional devices may be required at that rime.
~0. The r=qui~d fire alarm system must b-~ monitored by an approved central system, U.L. listed ~d
certificated For fire alarm monitoring. A copy of'the U.L. listing must be provided ~o the Depmm~:nt prior
~o scheduling the final test o£the system.
-I I. Smoke detsctors used in lieu of one-hour rated construction for tenant corridors in accordance with
UBC. 1994, Sec. 1005.7 shall be spac?.d in accordance with their listings and wired so that when one
sounds they all sound. A functional test'shall be mad= during inspection. This exception will only. be used
in structures prmected with an automatic sprinkler system throughout.
42. Smoke detectors used for activating automatic closing fir= ,'-at=d doors shall be approved and listed for
door release sen'k: and shall be located in accordance with Nr--PA 72-E, Sec. 0.-5 (copy art'ached).
(CBC/UBG 1.9.,. S=z. 1005.8. I).
43. Provide spezific add,ss including any pertinent suite, spaoe or room numbers. CJFC,
Elevators must conform to the provisions of Chap. 30 of the UFC 1994. The Fi~ Department s~--ong]y
r~-zommends tho: ~t feast one elevator be ora size that will az:ommodate one gumey and thr:e attendant.
45. FEE FOR THIS R_~VIEW IS:
Plan review £=:s ~e payable prior to review of plans. THE APPLICANT IS RESPONSIBLE FOR.
PAYMENT OF 'PHIS FEE TO TH.E ALAMEDA COUNTY FiRE DEPARTM. ENT, C~TY OF DUBLIN,
FIRE PtLEV~TION. PAYMENT OF FIRE IMPACT FEES sHOULD BE MADE PR/OR. TO
OBTAiZNIN G PERMITS.
4f. Fire hyd~nm shall be spa=sd every 400 linzar feet in residential ar:as comprised primarily of wail
spaced, average single family dwellings.
47. Fire hydran,z in commercial and/or indusn-ial arezs or in resificnrial areas comprised primer/fy of
zondominiums, tmvnhouses or aparrmen,z, shall be spaced eve,'3' 300 feet. Fire hyd,-a_nts may b: required
lo be plaaxd at closer intervals to conform to s~=at intersections or unusual street curvatures.
:4S. Divided sn-eet shall have hyd;-~n= on both sides oft. be sn-e,t and shall, where appikabte, be in. smiled in
'zke,-nate or staggered positions so that hydranB will not be direztly azross from each other. Spacing
:,dteria shall be maintained on each side of the street. Hyd;-an,.s in m"dian strips are not p:rrnirt=d.
RESIDENTIAL SINGLE FAMILY
1. DSRSD standard steamer Wpe (l~. '/='' and 1-2-'t=" outlet)fir= hydrant(s) are required. (UFC 1.°94, Sec
'bt
10.
I1.
12.
t4.
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).
Provide access to open space and fire trails that may be obstructed by the new development. (UFC 1994).
Fire apparatus roadways must exter/d to within 150 ft. of the most remote first floor exterior wall of any
building. (UFC 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 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. 9022.2.1).
Fire apparatus roadways must be catSable of supporting the imposed weight of f~re apparatus and must be
provided with an all weather driving surface. Only paved surfaces are considered to be all wea~[r driving
surfaces. (1994, Sec. 902.2.2.2).
The maximum grade for a f~re apparatus roadway is 20% except for the following conditions:
Grooved concrete or rougJa asphalt over I5% g'rade. (Sec. 902.2.2.2).
Fire apparatus roadways in excess of 150 feet in leng~h must make provisions for approved apparatus
rumarounds. (UFC 1994, S.c. 90 ...... ~).
NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed, and fn-e hydrants in service, prior to the commencement of
combustible flaming:
PR/OR TO THE COMMENCEMENT OF FRA.MING, CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT, CITY OF DUBLIN, FIRE PREVENT/ON DIVISION, TO SCHEDULE AN INSPECTION
OF ROADWAYS AND FIt>,.E HYDR.~NTS. (UFC 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 construction and 30 feet from the street and property lines. ('UFC 1994, Sec. 1103.2.4.) ~-
Temporary access roads at construction sites may be parmitted 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).
Prior to the issuance ora Building Permit, a full set of building plans must be submined to the Alameda County
Fire Department, City of Dublin, Fire Prevention Division, for review and approval. (UFC 1994, Sec.. 901.2.2,
1001.3)
NOTE ON FIELD PLAN:
Alt consumction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors wtaile operating in this project area.
If development interfaces with wildland or open space areas, a separate landscape plan for vegetation fuel
modification and/or burl'er zone(s) featuring f~re resistive and drought tolerant varieties is required to be
submitted and approved by the Alameda County Fire Department, City of Dublin, Fire Prevention
g:eorr,sp~blfirer, on2
Division: prior to issuance of grading and building permits. 'The zone(s) should bt shown/designated as
s:parate lenered tots.
Tn"- plan shall include dedkat.~d easements for emergency and maintenance access to th=sc zones. The
maintenance, in perpetuity, for the zofi.~s and em:re=ney/maintenance acc~'ss ways shall be assigned to a
homeowner's association or other approved agent.
Tn=se responsibilifi:s shall be disclosed to prop:try owner(s) by way of&ed restrictions and/or coven=nm,
conditions and restrictions. (1991 NFPA Std. 2,09).
t5. NOTE ON FIELD PLAN:
If yard fencing is to be installed, it shall be of non-combustible construction at any/ali interfaces with
wildland/op=n space access. ,
I6. 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 th= property. Said numbers shall conu-'-e_st
with their background. Individual suite numb:rs shall be permanently posted on the main cnn-dace doors
of tenant spaces. (UFC 1994, Sec. 901.4.4).
I7. For homes cons,,-'ructed of type V-NR under 3600 sq.ft., a minimum of 1000 =-:,-pm fire flow at a
minimum 20 psi for a nv= hour duration shall be standard.
For homes :ons~-u=ted of~3pe V-NR 3600 sq.fz, and under 4800 sq.ff-, a minimuia 17.50 gpm fire flow at a
minimum 20 psi for a r~ :, 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
standard.
All homes over 5000 sq.ft, will have an approved residential automatic fire extinguishing sprinkler systam
(in addition to required fire flows) installed.
18. NOTE ON FIELD PLAN:
Approved spark ~.n-estors shall be insmlled on each chimney/fiuMvent used for fir=play, ex and heating
appliances in which solid or liquid fuet is used. (UFC 1994, 110~.7)
!9. NOTE_ ON FIELD PLAN:
Approved smoke der=grot(s) shall be installed az=ording to current UBC szandards. (UBC 1994, Sec.
~21o)
'. 20. Any/ail new street names and addr~sing shall be submit-red for approval to the Administrative
'Mapping Division of the Alameda Counw Fire Depm-trnent, City of Dublin, Fire Prevention Division.
(UFC t 9~4, 901.4)
2I. A d,qveway aa:ess serving .one dweliing/s=--ucmre shall have a minimum I~ foot unobsu-ucmd iineav
width, providing all potions of the first floor ave within 150 feet of~: required sa=nd=rd 20 foot 3ninil-num
zzcess road.
A driveway a:ctss serving ~5'o dweliin~s~-ruzmres shall have a minimum I2 foot unobsmacted linear
wide.
A driveway acr. es~ se~ing three or more dwetiing/strucmres shall have a minimum 20 foot
iinear width.
. ~ .~=~: loads,
4 Il driveway nccess shah mee~ Fire Depar~mem standards for d~mnc~, "'~' rad[u~.
and v~ical clemency. Approved tum~ounds shzll b: required for dis:znc~s over 150 f:~t from approved
acc:s~ roa~. Other mitigations shal~may b: required in addition m ~oxe li~t=d. (UFC
amended)
The minimum number of atoms roads serving residential development(s) shall be based on the number
of dwelling .unit[ $.,-rved and shall be as follows:
a. 1-25 unk% one public access road.
b. 26-74 uni=, one public access road and one emergency vehicle access (EVA) road.
c. 75+ units, at least two public access roads. (UFC 1994, Sec. 9022.1)
23. Adjacent to tim hydrants, access roadways shall be a minimum of 2g feet in width for at least 20 Feet
in both directions from the fire hy&~..t.. (UFC I994, Sec. 90222. I EXCEPTION, paragraph 2)
24. Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City' Df Dublin:
Ox,ar 5.000 sq.~: CiD' of'Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a snraighr tine.
25. 'Fne sprinkler s),stem shall into,.--point= a landscape irrigation control system as explained in our Design
Guideiinxs for residential sprinkler systems.
2/L The water suppty information used to design this system was not provided by this Depa,-a'nent. Final
acceptance of this fire sprinkler system wilI be contingent upon successful completion of= main d,--ain test
ar the rime of final ro veri~ adequate flow and pressure. Correction or mitigation of= deficient water
supply will b: -,.he responsibiiity of the conu-actor and must be resotv=d prior ro final approval of the
installation.
27. ResitSenfial sprinkler systems using CPVC./PotybuD'iene pipe shall be required ro adhere ~o the
following:
Wiah plan submittal, include employee Ce~fizate of tnst-a'lter Training in a coarse of
ins=-uction on the ins,-allarion of= CPVC~otybuty}ene fire sprinkler system.
Each employee -*-' ~, the job size shall have his Cerrifir-ation Card on his person
· WOI l'..l ~...:, on
and available for inspection ar all timm.
The installation of= CPVC./Polyburylen-~ ~D'pe fire sprinkler s),szem shall be ac:.ording zo
the manuf'acmrer's recommended instal}orion instructions.
Prior to the s~x ofinsmllation, ~ch installer working on thejob site shall provide an
example of his pipe fining m the Depam'nent having.jurisdiction; the test sample shall be
assembled in the fi=id ar th=job site and wimessed by a Fir: Depam'nent Inspector. i--ne
test sample shall inctud: the assembling of= piece of pipe to a fitting.
i--ne only =urtin~ pro:ess recognized by the Fire Depa~ =-u-nent for use with a
CPVC./T', ot.vbu,D'len: fir: sprinkler systems is a mb: cur~:r designed for pi~tic.
All pipe shall be rleburrert and beveled prior ¢o assxmbl)'.
28. An unfierground fir: s:n'ice s.vsmm shall be sub.}est to field inspection, hydrostatic pressure res~ed
(200 ~s[ min. for 2 hmo and flushed prior zo being buried or =onnected to the overh:ad sprinkler system.
(no exceptions)(NFPA-t3, 1989, Se:. J-10.1; 1-~0.2; t-11.1.1; 1-11.2)
29. Overhead sprinkler .D'stems including an)' tis'Jr shall be subject to field inspection and a h)droszaic
pressure ~=s~ (200 psi min. for 2 hrs.) prior to contralto =n~ ~o =xc=ptlons) ~FPA- i3. i 989, Sec.
30. A sprinkler comractor shall provide a box ofsp~e sprinklers in ~cordancz with Sec. 3-J5.7 to
bcamd at riser bcafion, and shall provide ~n owner's man,al ~ well ~ a copy ofNFPA-13A in
accordance with Sec. 1-5.2 which shall also be located at riser. ~FPA-13, 19~9)
3 1. An approved automatic fir-* alarm ~'stem is required. Plans, specifications and other information
pe~inent to th." 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 plans submittal are
ar,~ched. (ART. 10, UFC 1994, Sec. 1001~3)
32. Prior to occupancy, the D;~p~r'anent must wimess a final zest. Final test will include .verification of
monitoring. 24 HOURS NOTICE IS R.EQUIP~D FOR..ALL TESTS OR FNSPE(. TION'S
33. Approved numbers or addrmses shall be placed on all new and existing buildings. T'ne address shall
be r>oskioned as to be plain/), visible and L_~bl. from fne street or road frontine the propen3'. Said
numbe~ shall conr~'zst with their background. Individual suite numbers shall be permanently posted on the
main enhance doors or Tenant spaces. (UFC: 1994, Sec. 901.4.4)
34. FEE FOR THIS REVIEW
Plan review fees are payable prior to review ofptans. THE APPLICANT tS RESPONSIBLE FOR
PAYMENT OF ii'HIS FEE TO Ii'HE ALAMEDA COU'NI--f FIRE DEPAKTME-NT. CITY OF DUBLIN,
FIP,.E PREVENT/ON. PAYMEN"T OF FIRE !MPACT FEES SHOULD BE MADE PRJOR TO
OBTAINING PERMITS.
35. Fire hydrants shall be spaced eve,-3' 400 linear feet in residential areas compr,;ed prima-i/y of well
spar. ed, average single family dwellings.
· 36. Fire hydrants in commercial and/or indusu-ial areas or in residential areas comprised primarily of
cc)ndominiums, mwnhouses or apm'-cm, en~, shall b: spar. cd eve,-y 300 feet. Fire hydrants may be required
to be pla=ed at closer inle~'a!s lo confo,,--n to street inmrseztions or unusual sweet cum,amres. %
37. Dh,ided street shall have byfi,'-an~ on both sides of the street and shall, where applicable, be installed in
akemaze or staggered positions so'~at bydranm will not be directly across from ~ch other. Spacing
criteria shall be maintained on each side oft. he street. Hydmn:5 in median s~rs '~ not pa,,--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)