HomeMy WebLinkAbout5.1 Schaefer Ranch Lot 70
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STAFF REPORT
PLANNING COMMISSION
EXECUTIVE SUMMARY:
The Applicant, Schaefer Ranch Holdings LLC (Discovery Builders) is requesting
approval to increase the size of the undeveloped lot 70 (7931 Ridgeline Place) by
approximately 0.35 acres. The proposal is to convert 0.35 acres of adjacent land
currently designated as open space to Single-Family Residential. Lot 70 is planned to
continue to have only one single-family home. The application includes amendments to
the General Plan, Planned Development Zoning and Site Development Review Permit,
and a Lot Line Adjustment.
STAFF RECOMMENDATION:
Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt the
following Resolutions: a) Recommending that the City Council approve a General Plan
Amendment for approximately 0.35 acres located within Schaefer Ranch; b)
Recommending that the City Council approve a Conditional Use Permit for a minor
amendment to the Planned Development Zoning District (Ordinance No. 11 -06) for
Schaefer Ranch; and c) Recommending that the City Council approve the Site
Development Review Permit to allow for site improvements within Schaefer Ranch
including a 12 foot wide roadway, landscaping and fencing.
PROJECT DESCRIPTION:
Schaefer Ranch is an area of approximately 500 acres located generally at the westerly
boundary of the city limits north of the Interstate 580 and south of the unincorporated
area of Alameda County, near the intersection of Schaefer Ranch Road and Dublin
Boulevard as shown on the vicinity map below. Schaefer Ranch is generally bounded
by hillside open space to the north, east and west, some of which has been dedicated to
the East Bay Regional Parks District or placed in permanent conservation easements.
Vicinity Map
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Planning for the Schaefer Ranch project area was initially addressed in the Western
Extended Planning Area Amendment to the General Plan adopted in 1992 and
annexation to the City in 1996. The original Schaefer Ranch project approvals
anticipated 474 single-family homes.
The area has gone through a series of amendments and refinements since the initial
approvals. In 2006, Planned Development Zoning with a Stage 2 Development Plan
(Ordinance No. 11-06) and Site Development Review (Resolution No. 06 -17) were
approved including the layout and site plan for four neighborhoods.
In 2008, portions of Schaefer Ranch located south of Dublin Boulevard were amended,
revising the Development Regulations and reconfiguring the subdivision. Subsequently
in 2016, Schaefer Ranch Unit 3, located at the western terminus of Dublin Boulevard,
was amended to allow 18 single-family detached homes. The resulting approvals for
Schaefer Ranch now allow 418 homes. All of these homes have been constructed
except for the 18 homes in Unit 3 and lot 70, which is the subject of this Staff Report.
Current Request
Discovery Builders is requesting approval to increase the size of undeveloped lot 70
(located at 7931 Ridgeline Place) by 0.35 acres. The proposal is to convert 0.35 acres
of adjacent land currently designated as Open Space to Single-Family Residential. The
open space areas adjacent to lot 70 are owned by the Schaefer Ranch Geologic Hazard
Abatement District (GHAD), including the 0.35 acres that is proposed to be combined
with lot 70. If the proposed project is approved, the Applicant will acquire the land from
the Schaefer Ranch GHAD and combine it with lot 70.
Lot 70 would continue to include only one single-family residence. The Applicant
anticipates constructing the Early Californian (Plan B1) on lot 70 per the approved SDR.
The current request for the proposed project includes the following entitlements:
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General Plan Amendment – To change approximately 0.35 acres from Open
Space to Single-Family Residential (0.9 to 6 units per acre).
Conditional Use Permit – To make a minor amendment to the Planned
Development Zoning District to change the zoning of approximately 0.35 acres
from Open Space to Single-Family Residential and corresponding changes to the
Stage 2 Development Plan.
Site Development Review – To allow improvements to the project site and
adjacent open space parcel, which include creating and landscaping a 12’ wide
all weather access, front yard landscaping, and constructing rear yard fencing.
Lot Line Adjustment – To adjust the boundaries of lot 70 to incorporate the 0.35
acres of vacant land.
ANALYSIS:
General Plan Amendment
The Applicant proposes to amend the General Plan to change the land use designation
of approximately 0.35 acres from Open Space to Single -Family Residential in order to
increase the size of lot 70. Lot 70 would continue to be allowed to have only one single -
family home. The proposed General Plan Amendment would increase the area of lot 70
from 6,792 square feet to approximately 22,195 square feet, or 0.51 acres. T he
proposed lot size is within the PD Single-Family Residential land use designation (.9 – 6
dwelling units per acre).
EXISTING LAND USE PROPOSED LAND USE
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A Resolution recommending City Council approval of a General Plan Amendment as
proposed is included as Attachment 1 with the draft City Council Resolution included as
Exhibit A.
Conditional Use Permit – PD Amendment
The Applicant proposes to change the Planned Development Zoning (Ordinance 11-06)
of the 0.35 acres from PD-Open Space to PD-Single-Family Residential to ensure
consistency with the proposed General Plan land use designation. In addition,
corresponding modifications to the Stage 2 Development Plan, including the Site Plan,
Fencing Master Plan, and Front Yard Plan are proposed to be consistent with the
change in parcel configuration.
Minor amendments to PD zoning, such as those proposed for this project, may be
approved by means of a Conditional Use Permit if it can be found that the amendment
substantially complies with and does not materially change the provisions or intent of the
Planned Development Zoning. The Applicant is requesting approval of a Conditional
Use Permit for the proposed amendments to the Planned Development Zoning District.
A Resolution recommending that the City Council approve the amendments to the
Planned Development Zoning District is included as Attachment 2 with the draft City
Council Resolution included as Exhibit A.
Site Development Review
As proposed, lot 70 will have an expanded front yard and backyard landscape areas.
Front yard landscaping will be installed by Discovery Builders when the single -family
residence is constructed. The approved landscape plan for this neighborhood included
approved plantings for typical lots. The reconfigured lot 70 does not match any of the
typical lots; therefore, the Applicant has prepared a landscape plan for lot 70 as part of
the amended SDR. The landscaping proposed for the front yard is consistent with the
plant palate previously approved for this neighborhood in the original SDR.
The Schaefer Ranch GHAD reviewed the proposed project and is requiring an access
road adjacent GHAD parcel. The access road will be 12 feet wide of all -weather surface
with 4 feet of landscaping on each side. A 20-foot wide strip located between lot 70 and
lot 71 will be maintained to provide access to the GHAD parcel. A Condition of Approval
requires the Applicant to construct a 12-foot wide all-weather surface access road and
four feet of landscaping on both sides of this access road. The plants that will be
installed adjacent to the access road include Coast Rosemary and Indian Hawthorn,
which is consistent with the existing plant palate for Neighborhood B.
The fences for lot 70 will match the previously approved good neighbor fence between
the private property and a view fences between private property and open space areas.
The location of the fences will be changed to be consistent with the revised lot 70
configuration.
A Resolution recommending that the City Council approve the Site Development
Review is included as Attachment 3 with the draft City Council Resolution attached as
Exhibit A. The landscape plan is attached to the City Council Resolution.
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Lot Line Adjustment
If the proposed project is approved, the Applicant will file an application for a Lot Line
Adjustment (LLA) with the Community Development Director. The LLA will be reviewed
for conformance with City regulations, including the Subdivision Map Act, General Plan
and zoning as amended. If the LLA is found to be in conformance, the LLA wi ll be
approved by the Community Development Director.
CONSISTENCY WITH GENERAL PLAN & ZONING ORDINANCE:
The proposed amendment to the General Plan and Planned Development Zoning
reflect land uses that are compatible with the existing neighborhood charac ter. The
proposed project will not result in any additional residential units within Schaefer Ranch.
The minor amendments to the Planned Development zoning and Site Development
Review are consistent with the requested land use amendments. The proposed pro ject
has been reviewed for conformance with the Community Design and Sustainability
Element of the General Plan. The project has been designed to be compatible with
adjacent and surrounding development.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin
San Ramon Services District reviewed the project to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of
Approval from these departments and agencies are included in the Resolution
approving Site Development Review (Attachment 3, Exhibit A).
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the proposed project. A public notice also was published in
the East Bay Times and posted at several locations throughout the City. The letter is
included as Attachment 4. A copy of this Staff Report has been provided to the
Applicant.
The City received a letter in opposition of the project from the resident at 7928 Ridgeline
Place (lot 71).
ENVIRONMENTAL REVIEW:
The impacts of the Schaefer Ranch project were analyzed in an environmental impact
report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan
Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the
“Schaefer Ranch EIR” or “1996 EIR”) and subsequent addendums approved in 2008
and 2016. The EIR assumed 474 dwelling units.
The addendum approved by the City Council in 2016 anticipated the Schaefer Ranch
Unit 3 project as well as the proposed General Plan Amendment to convert the subject
0.35 acres of Open Space to Single-Family Residential to increase the area of lot 70.
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No further environmental document is needed because the environmental impacts of
this project were fully addressed and within the scope of the Final EIR for Schaefer
Ranch project, and the subsequent addendums.
ATTACHMENTS:
1. Planning Commission Resolution Recommending City Council Approval of a General
Plan Amendment
1a. Exhibit A to Att 1 Draft City Council Resolution Approving a General Plan
Amendment
2. Planning Commission Resolution Recommending City Council Approval of a
Conditional Use Permit
2a. Exhibit A to Att 3 Draft City Council Resolution Approving a Conditional Use Permit
2b. Exhibit A to Draft City Council Resolution Approving a Conditional Use Permit
3. Planning Commission Resolution Recommending City Council Approval of a Site
Development Review Permit
3a. Exhibit A to Att 6 Draft City Council Resolution Approving a Site Developmet Review
Permit
3b. Exhibit A to Draft City Council Resolution Approving a Site Development Review
Permit
4. Letter from Resident at 7928 Ridgeline Place
RESOLUTION NO. 17-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF AMENDMENTS TO DUBLIN ZONING
ORDINANCE CHAPTER 8.92 (WIRELESS COMMUNIC ATION FACILITIES, CHAPTER 8.36
(DEVELOPMENT REGULATIONS) AND CHAPTER 8.104 (SITE DEVELOPMENT REVIEW)
EFFECTIVE CITY-WIDE
PLPA-2014-00064
WHEREAS, On February 22, 2013 the Federal government adopted the Middle Class
Tax Relief and Job Creation Act of 2012 (Act), which provides that state or local governments
may not deny, and shall approve, any request for collocation, removal, or replacement of
transmission equipment on an existing wireless tower or base station, provided the action do es
not substantially change the physical dimensions of the tower or base station;
WHEREAS, Dublin Zoning Ordinance Chapter 8.92 (Wireless Communication Facilities)
provides a uniform and comprehensive set of standards for the development and installation of
wireless communication facilities to protect and promote public health, safety, community
welfare and aesthetic qualities in the City; and
WHEREAS, Zoning Ordinance amendments are necessary to comply with federal and
State law and clarify the regulations for wireless communication facilities; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, Pursuant to the CEQA, Staff is recommending that the project be found
exempt in accordance with CEQA Guidelines Section 15061(b)(3) because it can be seen with
certainty that the amendments to Title 8 of the Dublin Municipal Code (Zoning Ordinance) will
not have a significant effect on the environment. In accordance with Section 15378(b)(5) of the
CEQA Guidelines because the proposed action is not a project under. Pursuant to the FCC,
changes to an existing telecommunications facility, that comply with Section 6409(a) of the Act,
are considered minor changes and amending the Zoning Ordinance to comply with this Federal
law would not impact the environment. As such, the proposed Zoning Ordinance Amendment is
not subject to CEQA; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending City Council approval of the proposed Zoning Ordinance Amendments; and
WHEREAS, the Planning Commission held a public hearing on the proposed Zoning
Ordinance Amendments on September 26, 2017; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the proposed ordinance.
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NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
recommend that the City Council adopt the Zoning Ordinance amendments attached hereto as
Exhibit A and incorporated herein by reference.
PASSED, APPROVED AND ADOPTED this 26th day of September, 2017 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
ORDINANCE NO. XX-17
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
AMENDING CHAPTERS 8.92, 8.36, AND 8.104 OF THE DUBLIN MUNICIPAL CODE
RELATING TO DEVELOPMENT OF WIRELESS COMMUNICATIONS FACILITIES
The City Council of the City of Dublin does hereby ordain as follows:
Section 1. Chapter 8.92 (Wireless Communications Facilities) of the Dublin
Municipal Code is hereby amended to read as follows:
“8.92.010 Purpose.
The purpose of this Chapter is to provide a uniform and comprehensive set of standards for the
development and installation of wireless communication facilities and related facilities. These
standards cover the siting, designing and permitting of wireless communication facilities.
8.92.020 Intent.
The intent of the regulations contained herein is to protect and promote public health, safety,
community welfare and to:
A. Protect the visual character of the City from the potential adverse effects of wireless
communication facilities development and wireless communication f acility installation;
B. Ensure against the creation of visual blight within or along the City’s scenic corridors and
ridgelines;
C. Ensure that wireless communication facilities, to the maximum extent possible, are located
in areas where the adverse impacts on the community are minimal;
D. Ensure that wireless communication facilities, which include equipment cabinets and
shelters, are configured in a way that minimizes the adverse visual impact of the facilities;
E. Retain local responsibility for management of the use of the public right-of-way;
F. Enhance the ability of the provider of wireless communication services to provide such
services to the community quickly, effectively and efficiently;
G. Ensure that a competitive and broad range of wireless communication services and high
quality wireless communication service infrastructure are provided to serve the business
community;
H. Encourage collocation when it will decrease visual impacts and discourage collocation
when it will increase negative visual impacts, to the extent allowed by state and federal law; and
I. Establish a process for obtaining necessary permits for wireless communication facilities
while at the same time ensuring compliance with applicable zoning, building, and safety
requirements under this code.
8.92.030 Definitions.
For the purposes of this Chapter, unless otherwise apparent from the context, the definitions
below shall apply. Where any of the definitions in this Chapter may conflict with definitions in
Chapter 8.08 of the Dublin Zoning Ordinance, the definitions in this Chapter shall prevail for
purposes of this Chapter.
A. Antenna. The term antenna shall mean any system of wires, poles, panels, rods, reflecting
disc, or similar devices used for the transmission or reception of electromagnetic waves (or
radio frequency signals) when such system is either external to or attached to the exterior of a
structure, ground-mounted, or is portable or movable. “Antenna” includes devices having active
elements extending in any direction, and directional beam-type arrays having elements carried
by and disposed from a generally horizontal boom that may be mounted upon and rotated
through a vertical mast or tower interconnecting the boom and antenna support, all of which
elements are deemed to be a part of the antenna.
B. Base Station. The term base station includes any structure other than a tower that supports
or houses equipment in a fixed location that enables Federal Communications Commission
(FCC)-licensed or authorized wireless communications between user equipment and a
communications network. As an illustration and not a limitation, the FCC's definition refers to
any structure that actually supports wireless equipment even though it was not originally
intended for that purpose. Examples include, but are not limited to, wireless facilities mounted
on buildings, utility poles and transmission towers, light standards or traffic signals. A structure
without wireless equipment replaced with a new structure designed to bear the additional weight
of wireless equipment constitutes a “Base Station”.
C. Collocation. The term collocation shall mean the mounting of a wireless communication
facility on or integrated within the same tower or structure as an existing, authorized wireless
communication facility.
D. Fully- Concealed Facility. The term fully-concealed facility refers to wireless communication
facilities which are designed and constructed to blend in with the surrounding environment so
that the antenna and related equipment are not readily visible. Examples include a cupola on a
building, water tank, artificial tree, rocks and a utility pole where all antenna and related
equipment are internally mounted or underground.
E. Height. The term height shall mean the distance measured from ground level to the highest
point on the wireless communication facility, including an antenna or piece of equipment
attached thereto. In the case of “crank-up” or other similar towers whose height can be adjusted,
the height of the tower shall be the maximum height to which it is capable of being raised.
F. Owner or Operator. The term owner or operator shall mean the person, entity or agency
primarily responsible for installation and maintenance of the wireless communication facility,
which may or may not be the same person or entity which is the owner of the property on which
the facility is located.
G. Public Right-of-Way. The term public right-of-way shall mean and include all public
streets and easements, now and hereafter owned by the City or other public entity, but only to
the extent of the City or public entity’s right, title, interest or authority to grant a license to occupy
and use such streets and easements for wireless communication facilities.
H. Radio Frequency (RF). The term radio frequency (RF) shall mean electromagnetic energy
with wave lengths between the audio range and the light range.
I. Readily Visible. The term readily visible means that an object can be seen from street level
by a person with normal vision, and distinguished as an antenna or related equipment of a
wireless communication facility, due to the fact that it is not fully-concealed, stands out as a
prominent feature of the landscape, protrudes above or out from the structure ridgeline, or is
otherwise not sufficiently camouflaged or designed to be compatible with the appurtenant
architecture or building materials.
J. Related Equipment. The term related equipment shall mean all equipment ancillary to the
transmission and reception of voice and data via radio frequencies. Such equipment may
include, but is not limited to, cable conduit and connectors, equipment pads, equipment
shelters, cabinets, buildings and access ladders.
K. Structure Ridgeline. The term structure ridgeline shall mean the line along the top of an
existing roof or top of a structure, including existing parapets, penthouses, or mechanical
equipment screens.
L. Tower. The term tower shall mean a mast, pole, monopole, lattice tower, or other structure
erected on the ground or on a structure designed and primarily used to support antennas. A
ground or building mounted mast greater than 15 feet tall and 6 inches in diameter supporting
one or more antenna, dishes, arrays, etc., shall be considered a wireless communications
tower.
M. Wireless Communication Facilities. The term wireless communication facilities shall
mean a facility that transmits and/or receives electromagnetic signals, including antennas,
microwave dishes, parabolic antennas, directional antennas and other types of equipment for
the transmission or reception of such signals, towers or similar structures supporting the
equipment, equipment buildings, shelters, cabinets, parking area and other accessory
development.
N. Section 6409(a). The term Section 6409(a) refers to Section 6409(a) of the Middle Class
Tax Relief and Job Creation Act of 2012, codified as 47 U.S.C. section 1455(a), as may be
amended or interpreted in judicial or administrative decisions or implementing regulations.
O. Section 6409(a) Modification. The term Section 6409(a) Modification means a collocation,
modification, or replacement of transmission equipment at an existing wireless tower or base
station that does not result in a substantial change in the physical dimensions of the existing
wireless tower or base station pursuant to Section 6409(a).
P. Substantial Change. The term substantial change for the purposes of a Section 6409(a)
Modification shall mean:
1. For wireless towers outside the public right-of-way, a substantial change occurs when
the proposed collocation or modification:
a. Increases the overall height more than ten (10) percent or the height of one
additional antenna array not to exceed twenty (20) feet (whichever is greater); or
b. Increases the width more than twenty feet (20) from the edge of the tower or
the width of the tower at the level of the appurtenance (whichever is greater); or
c. Involves the installation of more than the standard number of equipment
cabinets for the technology involved, not to exceed four (4); or
d. Involves excavation outside of the current boundaries of the leased or owned
property surrounding the tower, including any access or utility easements
currently related to the site.
2. For wireless towers within the public right-of-way and for all base stations, a
substantial change occurs when the proposed collocation or modification:
a. Increases the overall height more than ten (10) percent or ten (10) feet
(whichever is greater); or
b. Increases the width more than six (6) feet from the edge of the tower or base
station; or
c. Involves the installation of any new ground-mounted equipment cabinets that
are ten percent (10%) larger in height or volume than any existing ground
mounted equipment cabinets; or
d. Involves the installation of any new equipment cabinets on the ground when
there are no existing ground-mounted equipment cabinets; or
e. Involves excavation outside the area in proximity to the structure and other
transmission equipment already deployed on the ground.
3. For all proposed collocations and modifications, a substantial change occurs when:
a. The proposed collocation or modification would defeat the concealment
elements of the tower or base station; or
b. The proposed collocation or modification violates a prior condition of approval,
provided however that the collocation need not comply with any prior condition of
approval that is determined to be inconsistent with the thresholds for a
substantial change described in this section.
The thresholds and conditions for a "substantial change" described in this section
are mutually exclusive—the violation of any individual threshold or condition
results in a substantial change. The height and width thresholds for a substantial
change described in this section are cumulative for each individual wireless tower
or base station. The cumulative limit is measured from the physical dimensions of
the original structure for base stations and all sites in the public rights-of-way,
and from the smallest physical dimensions that existed on or after February 22,
2012, for wireless towers on private property.
8.92.040 Exemptions.
The following wireless communication facilities are exempt from the standards of this Chapter,
but shall fully comply with other applicable requirements of the municipal code including, but not
limited to, adopted building, electrical, plumbing, mechanical, and fire codes:
A. Antennas designed to receive video programming signals from direct broadcast satellite
(DBS) services, multi-channel multipoint distribution providers (MMDS), or television broadcast
stations (TVBS), provided that all of the following conditions are met:
1. The antenna measures 39 inches (one meter) or less in diameter within residential
districts; or 78 inches (two meters) or less in diameter within commercial and industrial
zoning districts;
2. If the antenna is mounted on a mast, the mast must measure less than twelve (12)
feet in height;
3. The antenna does not pose a threat to public safety, including, but not limited to,
minimum separation from power lines, compliance with electrical and fire code
requirements, and secure installation, as determined by the Building Official;
4. The antenna is not located on a site or building with historical significance, as
demonstrated by inclusion on any list of historical sites officially adopted by any local,
state, or federal governmental body;
5. To the extent feasible, the antenna is installed in a location where it is not readily
visible from the public right-of-way.
B. Amateur radio antennas that do not exceed the maximum building height for the zoning
district in which it is located by more than 25 feet. If an antenna is installed on the roof of the
building, the height of the antenna shall be inclusive of the building height.
C. Public communication facilities, including personal wireless services, used and maintained
by the City, or any fire district, school district, hospital, ambulance service, governmental
agency, or similar public use.
D. Minor repair and regular maintenance of an existing wireless telecommunication facility that
does not increase the number, height, size, or appearance of the antennas or ancillary related
equipment as previously approved by the City.
E. All wireless communication facilities in the public right-of-way. Wireless communication
facilities in the public right-of-way shall be subject to a Personal Wireless Facilities Services
Permit as set forth in Chapter 7.04 of the Dublin Municipal Code, which sets forth the particular
terms and provisions under which the approval to occupy and use the public rights-of-way of the
City will be granted if occupancy of the public rights-of-way is desired or required.
F. Any “co-location facility” that meets the requirements of California Government Code Section
65850.6.
8.92.050 Permitting Procedure.
A Site Development Review pursuant to Chapter 8.104 shall be required for all new or modified
wireless communication facilities, unless otherwise noted in this Chapter.
8.92.060 Application Requirements.
A. New Wireless Communication Facilities. The following application materials are
required for new wireless communication facilities:
1. Plans. Complete and accurate plans, fully-dimensioned and drawn to scale, which
include the following items.
a. A depiction of all existing and proposed utility runs and points of contact.
b. A depiction of the leased or licensed area of the site with all rights-of-way and
easements for access and utilities labeled in plan view.
c. Plan view and all elevations of a scaled depiction of the maximum permitted
increase to towers, base stations and other support structures as authorized
by Section 6409(a) of the 2012 Middle Class Tax Relief Act. The proposed
project shall be used as the baseline for new facilities and the existing facility
used as the baseline for modifications.
2. Authorization. A statement from property owner authorizing application.
3. Description of Services. A description of the services that the applicant proposes to
offer or provide in conjunction with the proposed sites.
4. Definition of Service Area. Definition of the service area needed for coverage or
capacity of a wireless communication facility and service area maps and information
showing that the proposed facility would provide the needed coverage or capacity.
5. Alternative Site Analysis. Alternative site analysis and map showing all alternate
sites, including all collocation opportunities within one-half mile, that were analyzed in the
wireless communication service provider’s site selection process and any additional sites
as required by the Community Development Director from which the needed coverage
could also be provided, indicating the zoning for all such sites. The analysis shall address
the potential for collocation at an existing or new site.
6. Visual Analysis. Photo simulations of the proposed project including a map depicting
where the photos were taken. The visual impact analysis may require photo overlays,
scaled models, renderings, or mockups as determined appropriate by the Community
Development Director.
7. Noise Analysis. Noise impact analysis information for the proposed wireless
communication facility including, but not limited to, equipment, such as air conditioning
units and back-up generators. A manufacturer’s specification sheet may be provided in
lieu of a noise impact analysis, if determined appropriate by the Community Development
Director.
8. RF Emissions. Written documentation demonstrating that emissions from the
proposed wireless communications facility are within the limits set by the FCC. The
document shall include both the actual levels as they exist currently and the cumulative
levels for the proposed facility and all other facilities in the vicinity.
9. Landscape Plan. Where applicable, the applicant shall submit a plan depicting
existing surrounding landscaping, proposed landscaping, a landscape protection plan for
construction and a maintenance plan (including an irrigation plan).
10. Other Information. The applicant shall submit any other relevant information as
required by the Community Development Director.
B. Modifications to Existing Wireless Communication Facilities. The following application
materials are required for modifications to all existing wireless communication facilities except
Section 6409(a) Modifications:
1. Plans. Complete and accurate plans, full-dimensioned and drawn to scale, which
include the following items.
a. A depiction of all existing and proposed utility runs and points of contact.
b. A depiction of the leased or licensed area of the site with all rights-of-way and
easements for access and utilities labeled in plain view.
2. Prior Permits. True and correct copies of all previously obtained land use approvals,
including all required conditions of approval.
3. Noise Analysis. Noise impact analysis for the proposed wireless communication
facility including, but not limited to, equipment, such as air conditioning units and back-
up generators. A manufacturer’s specification sheet may be provided in lieu of a noise
impact analysis, if determined appropriate by the Community Development Director.
4. RF Emissions. Written documentation demonstrating that emissions from the
proposed wireless communications facility are within the limits set by the FCC. The
document shall include both the actual levels as they exist currently and the cumulative
levels for the proposed facility and all other facilities in the vicinity.
5. Other Information. The applicant shall submit any other relevant information as
required by the Community Development Director.
8.92.070 Section 6409(a) Modification.
Except as expressly modified by this section, an application for a Section 6409(a) Modification
shall be subject to the provisions of this Chapter.
A. Application Materials. Notwithstanding Section 8.92.060 (Application Requirements), the
following application materials are required for Section 6409(a) Modifications:
1. A site plan and elevation drawings for the facility as existing and as proposed with all
height and width measurements explicitly stated. The plans must include plan views and
all four elevations that depict the physical dimensions of the existing facility as it existed
on February 22, 2012 or as approved if constructed after February 22, 2012.
2. A description of all construction that will be performed in connection with the
proposed modification, including, but not limited to, the location of any excavations or
deployments.
3. A written statement that explains in plain factual detail whether and how Section
6409(a) and applicable implementing regulations require approval of the proposed
Section 6409(a) Modification. A complete written narrative analysis shall state the
applicable standard and all facts that would allow the city to conclude the standard has
been met. Bare conclusions without factual support shall not constitute a complete
written analysis. As part of the written statement the applicant shall include: (i) whether
and how the support structure qualifies as an existing tower or existing base station; and
(ii) whether and how the proposed Section 6409(a) Modification does not cause a
substantial change in height, width, excavation, equipment cabinets, concealment, or
permit compliance.
4. True, correct and complete copies of all permits and other regulatory approvals,
including without limitation any conditions of approval, issued in connection with the
tower or base station to be collocated on or modified.
B. Review and Required Findings. Notwithstanding the provisions of 8.92.050
(Permitting Procedures) and 8.92.080 (Development Standards and Regulations), the
Community Development Director shall approve or deny a request for a Section 6409(a)
Modification in accordance with this section and applicable federal law or regulations. The
Community Development Director shall approve an application for a Section 6409(a)
Modification if he or she makes the following findings:
1. The proposed modification does not cause a substantial change in the existing tower
or base station and otherwise fully qualifies as a Section 6409(a) Modification under
applicable law;
2. The existing tower or base station was permitted with all required regulatory
approvals required at the time of construction; and
3. The proposed modification does not violate any legally enforceable standard or permit
condition reasonably related to public health and safety, including, but not limited to,
building, structural, electrical, and safety codes.
A proposed modification to a wireless communication facility that does not qualify as a Section
6409(a) Modification shall be denied and will instead be subject to the requirements set forth in
this Chapter for the specific type of wireless communication facility proposed.
C. Other. Nothing in this section prevents the city from imposing other lawful conditions on
the approval of a Section 6409(a) Modification including, but not limited to, conditions consistent
with obligations imposed on the initial installation. Nothing in this section shall be construed to
waive or limit the city’s proprietary right to control the use of its real or personal property for
telecommunications purposes.
8.92.080 Development Standards and Regulations.
A. Residential Districts. Wireless communication facilities are prohibited on private property in
all residential zoning districts and comparable Planned Development zoning districts except as
indicated in Section 8.92.040.
B. Location Criteria. All wireless communication facilities shall be located so as to minimize
their visibility. The following measures shall be implemented:
1. No wireless communication facilities shall be installed on an exposed ridgeline, or at
a location readily visible from I-580, I-680, or scenic corridor identified in the Eastern
Dublin Scenic Corridor Policy, or on property designated Parks/Recreation, Open Space,
or Stream Corridor on the Dublin General Plan, unless it blends with the surrounding
existing natural and artificial environment in such a manner as to not be readily visible,
and a finding is made that no other location is technically feasible and complies with
those policy documents;
2. No facility may be located within the front setback, along major street frontages where
it will be readily visible or between the face of a building and a public street, bikeway or
park, except for approved facade-mounted equipment or facilities located on existing
structures;
3. No towers shall be installed closer than one half mile from any existing tower unless
technologically required (technical evidence must be submitted to the Community
Development Director showing a clear need for this facility, and the infeasibility of
collocating it on an existing site), or visually preferable (i.e. fully-concealed facility that
blends with the surrounding existing natural and artificial environment;
4. Each facility shall be operated in such a manner so as to minimize any possible
disruption caused by noise. Backup generators shall only be operated during periods of
power outages, and shall not be tested on weekends or holidays, or between the hours
of 8:00 p.m. and 7:00 a.m. on weekday nights. At no time shall equipment noise from
any source exceed an exterior noise level of 60 dB at the property line. If the facility is
located within one hundred (100) feet of a residential use, noise attenuation measures
shall be included to reduce noise levels to a level of 50 dBA measured at the property
line.
5. All towers shall be set back at least twenty percent (20%) of the tower height from all
property lines, and at least one hundred (100) feet from any public trail, park, or outdoor
recreation area, unless it is a fully-concealed facility that blends with the surrounding
existing natural and artificial environment.
C. Design Review Criteria. In addition to all other requirements set forth in this Chapter, all
wireless communication facilities shall meet the following design requirements:
1. Minimizing Visual Impact. All wireless communication facilities shall incorporate
appropriate techniques to camouflage, disguise and/or blend them into the surrounding
environment. Wireless communication facilities shall be in scale and designed to blend
with the existing natural or built surroundings and existing supporting structures. The City
shall have the authority to require special design features for the wireless communication
facilities in areas of particular sensitivity (e.g. proximity to historic or aesthetically
significant structures, views and/or community features).
Based on potential aesthetic impact, the order of preference for facility type is: (1)
Collocation sites, when such siting minimizes adverse effects related to land use
compatibility, visual resources, public safety, and other environmental factors, (2)
building-mounted (façade or roof) facilities, (3) ground-mounted facilities and (4) a new
tower.
2. Paint and Finish Materials. Wireless communication facilities including the
antennas and related equipment shall be constructed out of non-reflective materials,
painted and/or textured to match the existing support structure and painted to blend with
their surroundings.
3. Related Equipment. All equipment shelters or cabinets must be concealed from
public view or made compatible with the architecture of surrounding structures or placed
underground. Support equipment pads, cabinets, shelters and buildings require
architectural, landscape, color, or other camouflage treatment to minimize visual impacts.
4. Lightning Arrestors and Beacon Lights. Lightning arrestors and beacon lights
shall not be included in the design of facilities unless required by the FAA. Lightning
arrestors and beacons shall be included when calculating the height of facilities such as
towers.
5. Height. The maximum height of a wireless communication facility shall be equal to
the height limit for the district in which it is located. An exception to the height limit may be
approved based on a visual analysis demonstrating that views of the facility are
minimized or are substantially screened, and on an engineering analysis justifying the
height of the proposed facility and demonstrating that a lower height is not feasible.
6. Lighting. Wireless communication facilities shall not be artificially lighted, unless
required by the FAA or other applicable authority and designed to ensure the least
disturbance to the surrounding views.
7. Satellite Dish/Parabolic Antennas - Ground-Mounted. Satellite dish or parabolic
antennas that are ground-mounted shall be situated as close to the ground as possible to
reduce visual impact without compromising their function. No such antenna shall be
located in any front yard, nor in a corner side yard unless the antenna is screened from
pedestrian-level view. No such antenna exceeding 39 inches in diameter shall be located
within a required setback unless approved through a Site Development Review
application upon a showing that no reasonable alternative location is available.
8. Roof Setbacks. Roof-mounted antennas shall be constructed at the minimum height
possible to serve the operator’s service area. Roof mounted antennas shall be designed
to minimize their visibility and blend with the surroundings. Placing roof mounted
antennas in direct line with significant view corridors shall be avoided.
8.92.090 Removal of Abandoned Facilities.
Any wireless communication facilities that are not operated for a continuous period of twelve
(12) months shall be considered abandoned, and the owner of such facilities or the owner of the
property upon which the facilities are located shall remove the same within ninety (90) days of
receipt of notice from the Community Development Director notifying the owners of the removal
requirement. If such facilities are not removed within the ninety (90) days, the Community
Development Director may cause the antenna or tower to be removed at the expense of the
owners of the facilities and the property. If there are two (2) or more users of a single tower, the
tower shall not be deemed abandoned and shall not be subject to these provisions until all users
have abandoned the facility.”
Section 2. Subsection 8.36.110.C.3.c (Utility and Communication Facilities) of the
Dublin Municipal Code is hereby amended to read as follows:
“c. Utility and communications facilities. Except as otherwise provided in Chapter 8.92,
Wireless Communication Facilities Regulations, individual radio and television receiving
antennas, wireless communication facilities, satellite dishes, transmission and distribution
poles and towers for public utilities are not subject to the height limits of this Chapter. See
Chapter 8.92 Wireless Communication Facilities regarding development regulations and land
use approvals for those facilities.”
Section 3. Subsection 8.104.020.I (Site Development Review) of the Dublin
Municipal Code is hereby added to read as follows:
“I. Minor modifications to Wireless Communications Facilities. Minor modifications
to existing wireless communication facilities that involve no physical change visible from
the public right-of-way.”
Section 4. Subsections 8.104.030.A.4 and 8.104.030.A.5 (Site Development
Review) of the Dublin Municipal Code are hereby amended to read as follows:
“4. Modifications to Wireless Communications Facilities. Modifications to existing
wireless communication facilities that involve changes to the appearance where the
change is in substantial conformance with an approved Site Development Review and
Section 6409(a) Modifications as defined in Chapter 8.92. These facilities are also
subject to the provisions of Chapter 8.92, Wireless Communication Facilities.”
5. Other Improvements. All other improvements determined by the Community
Development Director to be minor in nature and requiring review.”
Section 5. Section 8.104.040.A.12 (Site Development Review) of the Dublin
Municipal Code is hereby amended to read as follows:
“12. Wireless Communications Facilities. All new wireless communication facilities
and modifications to wireless communication facilities that are not in conformance with
an approved Site Development Review. These facilities are also subject to the
provisions of Chapter 8.92, Wireless Communication Facilities.”
Section 6. Severability. If any section, subsection, subdivision, paragraph,
sentence, clause or phrase of this Ordinance, or its application to any person or circumstance,
is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not
affect the validity or enforceability of the remaining sections, subsections, subdivisions,
paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other
person or circumstance. The City Council of the City of Dublin hereby declares that it would
have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase
hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions,
paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.
Section 7. Effective Date. This ordinance shall take effect thirty (30) days after its
adoption.
Section 8. Posting. The City Clerk of the City of Dublin shall cause this Ordinance to
be posted in at least three (3) public places in the City of Dublin in accordance with Section
36933 of the Government Code of the State of California.
PASSED, APPROVED AND ADOPTED this ___ day of _____, 2017, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Mayor
ATTEST:
___________________________________
City Clerk
RESOLUTION NO. 17- xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A CONDITIONAL USE PERMIT
FOR A MINOR AMENDMENT TO THE PLANNED DEVELOPMENT
ZONING DISTRICT (ORDINANCE NO. 11-06) FOR SCHAEFER RANCH
(APN 941-2834-034 & A PORTION OF APN 941-2832-026)
PLPA-2017-00024
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
to increase the size of undeveloped lot 70 (located at 7931 Ridgeline Place) by approximately
0.35 acres. The Applicant is requesting approval of a General Plan Amendment to change the
land use designation on approximately 0.35 acres located on Parcel U a nd I of Tract 6755
adjacent to lot 70 from Open Space to Single-Family Residential (0.9-6.0 units/acre); and
WHEREAS, the application also includes a companion Conditional Use Permit to amend
the Planned Development zoning (Ordinance No. 11 -06) and Site Development Review, and
approval of a Lot Line Adjustment to modify the boundaries of lot 70 to incorporate the subject
0.35 acres. The proposed development applications are collectively known as the “Project”; and
WHEREAS, the Project site is located within the Schaefer Ranch Development in the
Western Extended Planning Area near the intersection of Dublin Boulevard and Schaefer Ranch
Road; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The impacts of the
Schaefer Ranch project were analyzed in an Environmental Impact Report that was certified by
the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact
Report, State Clearinghouse No. 95033070 (the “Schaefer Ranch EIR” or “1996 EIR”) and in
subsequent Addendums in 2008 and 2016; and
WHEREAS, in 2016, the City Council approved an Addendum to the 1996 EIR for
properties in Unit 3 and a 1.14 acre area at the end of Ridgeline Place (Unit 1), which included
the 0.35 acres proposed to be combined with lot 70 .The 2016 Addendum was approved by the
City Council on June 7, 2016; and
WHEREAS, no further environmental document is needed because the environmental
impacts of this project were fully addressed and within the scope of the Final EIR and
subsequent Addendums prepared for the Schaefer Ranch project; and
WHEREAS, on October 24 2017, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed General Plan Amendment, at which time
all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated October 24, 2017, and incorporated herein by
reference, described and analyzed the Project, including the Conditional Use Permit, for the
Planning Commission; and
2 of 2
WHEREAS, the Planning Commission did hear and use its independent judg ement and
considered all said reports, recommendations, and testimony hereinabove set forth prior to
making its recommendation on the project; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt a Resolution approving the Conditional Use Permit for a minor amendment to the
Planned Development Zoning District (Ordinance No. 11-06) for Schaefer Ranch which
resolution is attached as Exhibit A and incorporated herein by reference .
PASSED, APPROVED AND ADOPTED this 24th day of October 2017 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:\PA\2017\PLPA-2017-00024 Schaefer Ranch Lot 70 GPA, PD Amendment, SDR & LLA\PC Hearing.10.24.17\Att 2 PC Reso CUP.docx
` Page 1 of 4
RESOLUTION NO. xx - 17
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING A CONDITIONAL USE PERMIT FOR A MINOR AMENDMENT TO THE
PLANNED DEVELOPMENT ZONING DISTRICT (PD 06-031) FOR SCHAEFER RANCH
(APN 941-2834-034 & A PORTION OF APN 941-2832-026)
PLPA-2017-00024
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
to increase the size of undeveloped lot 70 (located at 7931 Ridgeline Place) by approximately
0.35 acres. The Applicant is requesting approval of a General Plan Amendment to change the
land use designation on approximately 0.35 acres located on Parcel U a nd I of Tract 6755
adjacent to lot 70 from Open Space to Single-Family Residential (0.9-6.0 units/acre); and
WHEREAS, the application also includes a companion Conditional Use Permit to amend
the Planned Development zoning (Ordinance No. 11-06) and Site Development Review, and
approval of a Lot Line Adjustment to modify the boundaries of lot 70 to incorporate the subject
0.35 acres. The proposed development applications are collectively known as the “Project”; and
WHEREAS, the Project site is located within the Schaefer Ranch Development in the
Western Extended Planning Area near the intersection of Dublin Boulevard and Schaefer Ranch
Road; and
WHEREAS, the proposal to amend the Planned Development Zoning Stage 2
Development Plan includes changing the zoning of the subject 0.35 acre area from PD -Open
Space to PD-Single-Family Residential, and corresponding changes to the Overall Site Plan
(Sheet S.2), Neighborhood B Site Plan (Sheet SB.11), Fencing Master Plan (Sheet LB.2) and
Cul-de-sac Enlargement (Sheet LB.4) as shown in Exhibit A; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The impacts of the
Schaefer Ranch project were analyzed in an Environmental Impact R eport that was certified by
the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact
Report, State Clearinghouse No. 95033070 (the “Schaefer Ranch EIR” or “1996 EIR”) and in
subsequent Addendums in 2008 and 2016; and
WHEREAS, in 2016, the City Council approved an Addendum to the 1996 EIR for
properties in Unit 3 and a 1.14 acre area at the end of Ridgeline Place (Unit 1), which included
the 0.35 acres proposed to be combined with lot 70 .The 2016 Addendum was approved by the
City Council on June 7, 2016; and
WHEREAS, no further environmental document is needed because the environmental
impacts of this project were fully addressed and within the scope of the Final EIR and
subsequent Addendums prepared for the Schaefer Ranch project; and
` Page 2 of 4
WHEREAS, on October 24, 2017, the Planning Commission adopted Resolution 17-xx
(incorporated herein by reference) recommending that the City Council approve the Conditional
Use Permit to amend the Planned Development Zoning for Schaefer Ranch (PD 06-031); and
WHEREAS, on ________, 2017 the City Council held a properly noticed public hearing to
consider the Project, including the proposed Conditional Use Permit, at which time all interested
parties had the opportunity to be heard; and
WHEREAS, a Staff Report dated ________, 2017 and incorporated herein by reference
described and analyzed the project for the City Council and recommended approval of the
Conditional Use Permit for the Project; and
WHEREAS, the City Council did hear and use their independent judgment a nd
considered all said reports, recommendations, and testimony hereinabove set forth prior to
taking any action on the project.
WHEREAS, on __________, 2017, following a public hearing the City Council adopted
Resolution xx-17 approving a General Plan Amendment to change the land use designation of
approximately 0.35 acres located on Parcel U and I of Tract 6755 adjacent to lot 70 from Open
Space to Single-Family Residential; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT the City Council does hereby find, regarding the
Conditional Use Permit for minor amendment to the Planned Development Stage 2
Development Plan that:
A. The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity in that 1) the proposed project would
increase the area of lot 70 from 6,792 square feet to approximately 22,195 square
feet, which is within the Single-Family Residential land use designation; and 2) the
proposed project is allowed under the permitted use for the site as PD Single -Family
residential as outlined in Ordinance No. 11-06.
B. It will not adversely affect the health or safety of persons residing or wor king in the
vicinity, or be detrimental to the public health, safety and welfare in that 1) the
proposed development will meet all of the standards within the PD-Single-Family
Residential zoning district; 2) lot 70 is planned to continue to only have one single-
family home; and 3) access will continue to be maintained to the parcels by the
Schaefer Ranch Geologic Hazard Abatement District.
C. The proposed amendment will not be injurious to property or improvements in the
neighborhood in that: 1) the proposed development will meet all of the standards
within the PD-Single-Family Residential Zoning District; and 2) the project includes a
roadway to provide access to the adjacent Schaefer Ranch Geologic Hazard
Abatement District parcel.
D. The proposed amendment will allow adequate provisions for public access, water,
sanitation, and public utilities to ensure that the proposed use and related structure(s)
` Page 3 of 4
will not be detrimental to the public health, safety, and welfare in that: 1) all
infrastructure needed to serve the project site has already been constructed; and 2)
access will continue to be maintained to the parcels by the Schaefer Ranch Geologic
Hazard Abatement District.
E. The subject site is physically suitable for the type, density and intensity of the u se and
related structures being proposed in that: 1) the proposed modifications to the
Planned Development Zoning District do not change the residential use, physical
character, or intensity of development approved by PA 06-031; and 2) lot 70 will
continue to have one single-family residence that is consistent with the surrounding
neighborhood.
F. The proposed amendment will not be contrary to the specific intent clauses,
development regulations, or performance standards established for PA 06-031 and
Related Planned Development Plan in that: 1) the project will meet the intent and be
subject to the development regulations and the performance standards adopted with
the Stage 2 Planned Development zoning ordinance (Ordinance 11-06).
G. The proposed amendment is consistent with the Dublin General Plan and with any
applicable Specific Plans in that: 1) the proposed project would increase the area of
lot 70 from 6,792 square feet to approximately 22,195 square feet, which is consistent
with the Single-Family Residential land use designation.
H. In accordance with Chapter 8.32.080, a finding is hereby made that the requested
amendment substantially complies with and does not materially change the provisions
or intent of the adopted Planned Development Zoning District Ordinance for the site.
BE IT FURTHER RESOLVED, that the Dublin City Council does hereby approve the
Conditional Use Permit for a minor amendment to the Planned Development Zoning District
(Ordinance 11-06) Stage 2 Development Plan for Schaefer Ranch to change the zoning of the
subject 0.35 acre area from PD-Open Space to PD-Single Family Residential, and
corresponding changes to the Overall Site Plan (Sheet S.2), Neighborhood B Site Plan (Sheet
SB.11), Fencing Master Plan (Sheet LB.2) and Cul-de-sac Enlargement (Sheet LB.4) as shown
in Exhibit A of this Resolution.
PASSED, APPROVED, AND ADOPTED this _____day of _________ 2017 by the
following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
` Page 4 of 4
________________________________________
Mayor
ATTEST:
_______________________________________
City Clerk
G:\PA\2017\PLPA-2017-00024 Schaefer Ranch Lot 70 GPA, PD Amendment, SDR & LLA\PC Hearing.10.24.17\Exhibit A to Att 2 CCReso
CUP.doc
1 of 3
RESOLUTION NO. 17-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF A PLANNED
DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2
DEVELOPMENT PLANS FOR THE WANMEI PROPERTIES, INC. PROJECT
LOCATED AT
6237 TASSAJARA ROAD
(APN 985-0072-002-00)
PLPA-2015-00023
WHEREAS, the Applicant, Wanmei Properties, Inc. proposes to develop 19
single-family detached homes on 2.648 acres of land at 6237 Tassajara Road within the
Eastern Dublin Specific Plan area; and
WHEREAS, the requested approvals include a Planned Development Rezone
with Stage 1 and Stage 2 Development Plans, Vesting Tentative Map and Site
Development Review; and
WHEREAS, the proposed development and requested approvals are collectively
known as the “Project”; and
WHEREAS, the Project site consists of a single parcel located at 6237 Tassajara
Road that is 2.648 acres in size (APN 985-00072-002-00); and
WHEREAS, the site is developed with a single family dwelling and the property
has been historically utilized by various landscape contracting businesses ; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the
State Guidelines and City Environmental Regulations, require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared;
and
WHEREAS, development of the Project site was addressed in the Eastern Dublin
General Plan Amendment and Specific Plan Environmental Impact Report (SCH No.
91103064) which was certified by the Dublin City Council on May 10, 1993 (Resolution
51-93) (“Eastern Dublin EIR”); and
WHEREAS, since the Eastern Dublin EIR has been certified for the Project, the
City prepared a modified Initial Study dated March 2016 to determine whether
supplemental environmental review was required due to new or substantially more
severe environmental impacts from those already addressed in the Eastern Dublin EIR
or other CEQA standards for supplemental review; and
ATTACHMENT 1
2 of 3
WHEREAS, upon completion of the modified Initial Study it was determined that
most of the significant effects of the Project: 1) have been adequately analyzed the
Easter Dublin EIR pursuant to applicable legal standards; and, 2) have been avoided or
mitigated pursuant to the Eastern Dublin EIR including mitigation measures in that EIR.
For those impacts that presented new or substantially more severe impacts that those
contained in the Eastern Dublin EIR or met other standards for supplemental review
under CEQA, a supplemental Mitigated Negative Declaration was prepared to analyze
those effects ; and
WHEREAS, the Initial Study/Supplemental Mitigated Negative Declaration
(MND) was circulated for public review from March 17, 2016 to April 18, 2016; and
WHEREAS, following release of the MND for public review the City discovered
new information pertaining to a golden eagle nest located approximately 200 -feet east
of the project site which was not known to be present at the time MND was prepared;
and
WHEREAS, after receiving public comment the City prepared a revised MND
and recirculated the document for public review from October 22, 2016 to November 22,
2016; and
WHEREAS, the City of Dublin received a number of comment letters during both
public review periods that have been incorporated into the Response to Environmental
Comments dated June 2017; and
WHEREAS, a Staff Report, dated June 27, 2017 and incorporated herein by
reference, described and analyzed the Project including the MND for the Planning
Commission; and
WHEREAS, on June 13, 2017 and June 27, 2017 the Planning Commission held
properly noticed public hearings on the Project at which time all interested parties had
the opportunity to be heard; and
WHEREAS, on June 27, 2017, the Planning Commission adopted Resolution 17-
XX recommending that the City Council approve the MND for the Project, which
Resolution is incorporated herein by reference and is available for review at Dublin City
Hall during normal business hours; and
WHEREAS, the Planning Commission reviewed and considered the Initial
Study/Mitigated Negative Declaration and all reports, recommendations and testimony
prior to making its recommendations on the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and
correct and made a part of this Resolution.
3 of 3
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does
hereby recommend that the City Council adopt an Ordinance approving a Planned
Development Rezone with Stage 1 and Stage 2 Development Plans which draft
Ordinance (attached as Exhibit A and incorporated herein by reference). The Planning
Commission recommendation is based on the Staff Report analysis and
recommendation and on the findings set forth in the attached draft Ordinance.
PASSED, APPROVED AND ADOPTED this 27th day of June 2017 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
1 of 10
ORDINANCE NO. xx – 17
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1
AND STAGE 2 DEVELOPMENT PLANS FOR THE WANMEI PROPERTIES, INC.
PROJECT LOCATED AT 6237 TASSAJARA ROAD (APN 985-0072-002-00)
PLPA-2015-00023
The City Council of the City of Dublin does ordain as follows:
SECTION 1: RECITALS
A. The Applicant, Wanmei Properties, Inc. proposes to develop 19 single-family
detached homes on 2.648 acres of land at 6237 Tassajara Road within the Eastern
Dublin Specific Plan area. The requested approvals include a Planned
Development Rezone with Stage 1 and Stage 2 Development Plans, Vesting
Tentative Map and Site Development Review. The proposed development and
requested approvals are collectively known as the “Project”.
B. The Project site consists of a single parcel located at 6237 Tassajara Road that
is 2.648 acres in size (APN 985-00072-002-00). The site is developed with a single
family dwelling and the property has been historically utilized by various landscape
contracting businesses.
C. California Environmental Quality Act (CEQA), together with the State Guidelines
and City Environmental Regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared.
D. Development of the Project site was addressed in the Eastern Dublin General
Plan Amendment and Specific Plan Environmental Impact Report (SCH No.
91103064) which was certified by the Dublin City Council on May 10, 1993
(Resolution 51-93) (“Eastern Dublin EIR”).
E. Since the Eastern Dublin EIR had been certified for the Project, the City prepared
a modified Initial Study dated March 2016 to determine whether supplemental
environmental review was required due to new or substantially more severe
environmental impacts already addressed in the Eastern Dublin EIR or other CEQA
standards for supplemental review.
F. Upon completion of the modified Initial Study it was determined that most of the
significant effects of the Project: 1) have been adequately analyzed in the Eastern
Dublin EIR pursuant to applicable legal standards; and, 2) have been avoided or
mitigated pursuant to the Eastern Dublin EIR including mitigation measures in that
EIR. For those impacts that presented new or substantially more severe impacts
EXHIBIT A TO
ATTACHMENT 1
2 of 10
than those contained in the Eastern Dublin EIR or met other standards for
supplemental review under CEQA, a supplemental Mitigated Negative Declaration
was prepared to analyze those effects.
G. The Initial Study/ Supplemental Mitigated Negative Declaration (MND) was
circulated for public review from March 17, 2016 to April 18, 2016.
H. Following release of the MND for public review the City discovered new
information pertaining to a golden eagle nest located approximately 200-feet east of
the project site which was not known to be present at the time the MND was
prepared. After receiving public comment the City prepared a revised MND and
recirculated the document for public review from October 22, 2016 to November 22,
2016. The City of Dublin received a number of comment letters during both public
review periods that have been incorporated into the Response to Environmental
Comments dated June 2017.
I. Following public hearings on June 13, 2017 and June 27, 2017 the Planning
Commission adopted Resolution 17-XX recommending City Council approval of the
MND for the Project, Resolution 17-XX recommending City Council approval of the
Planned Development Rezone with Stage 1 and Stage 2 Development Plans,
Resolution 17-XX recommending City Council approval of the Vesting Tentative
Map and Site Development Review, which Resolutions are incorporated herein by
reference and are available for review at Dublin City Hall during normal business
hours.
J. A Staff Report dated ______, 2017 and incorporated herein by reference,
described and analyzed the Project, including the Planned Development Rezone
and related Stage 1 and Stage 2 Development Plans for the City Council.
K. On ______, 2017, the City Council held a properly noticed public hearing on the
Project including the proposed Planned Development Rezoning and related Stage
1 and Stage 2 Development Plans, at which time all interested parties had the
opportunity to be heard.
L. On ______, 2017, the City Council adopted Resolution XX-17 approving the
MND for the Project, which Resolution is incorporated herein by reference and
available for review at Dublin City Hall during normal business hours.
M. On ______, 2017, the City Council adopted Resolution XX-17 approving the
Vesting Tentative Map and Site Development Review, which Resolution is
incorporated herein by reference and available for review at Dublin City Hall during
normal business hours, and said approval is contingent upon City Council adoption
of this Ordinance.
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N. The City Council considered the CEQA MND and all above-referenced reports,
recommendations and testimony and adopted the MND prior to taking action on the
Project.
SECTION 2: FINDINGS
A. Pursuant to Section 8.120.050 A and B of the Dublin Municipal Code, the City
Council finds as follows:
1. The proposed Planned Development Rezone with Stage 1 and Stage 2
Development Plans will be harmonious and compatible with existing and
potential development in the surrounding area in that the Project implements
the Medium Density Residential land use designation planned for in the General
Plan and Eastern Dublin Specific Plan and accomplishes redevelopment of the
existing rural homesite as set forth in the Planned Development Prezone
(Ordinance 24-00). The proposed Rezone is compatible with other Medium
Density Residential land uses along Tassajara Road and will complete a
segment of the Tassajara Road widening as well as other frontage
improvements consistent with development to the north and south of the Project
site.
2. The Project site is physically suitable for the type and intensity of the zoning
district being proposed in that the General Plan and the Eastern Dublin Specific
Plan have planned for Medium Density Residential (6.1-14.0 dwelling units per
acre) on the project site since adoption of the Specific Plan. The Project
proposes a development that would be 7.2 dwelling units per acre which is
consistent with the character and density of other residential land uses along
Tassajara Road. The project site conditions are documented in the Initial
Study/Supplemental Mitigated Negative Declaration and no site conditions were
identified that would present an impediment to development of the Project for
the intended purposes. There are no major physical or topographic constraints
as the site is generally flat and has been developed as a rural homesite with
various landscape contracting businesses for many years.
3. The proposed Planned Development Rezone with Stage 1 and Stage 2
Development Plans will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety
and welfare in that the Project is consistent with other Medium Density
Residential uses along Tassajara Road; the Project will adhere to all required
mitigation measures set forth in the Initial Study/Supplemental Mitigated
Negative Declaration; and, the Project will comply with all development
regulations and standards set forth in the Stage 1 and Stage 2 Development
Plans and all conditions of approval imposed on the Vesting Tentative Map and
Site Development Review.
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4. The proposed Planned Development Rezone with Stage 1 and Stage 2
Development Plans is consistent with the Dublin General Plan and the Eastern
Dublin Specific Plan in that the Project proposes the development of 19 single-
family detached homes at a density of 7.2 dwelling units per acre which is
consistent with the Medium Density Residential (6.1-14.0 dwelling units per
acre) land use designation for the site. The project includes an exception to the
100-foot biological setback set forth in the Eastern Dublin Comprehensive
Stream Restoration Program and the 20-foot watercourse setback set forth in
DMC Chapter 7.20. These exceptions are based on the fact that the adjacent
creek tributary has been completely restored including bank stabilization and
revegetation; the adjacent tributary accommodates 100-year flood flows; an
existing wildlife barrier and the proposed block wall that will also serve as a
secondary wildlife barrier will effectively preclude migration of special status
species onto the project site; all development will occur on-site within the
existing disturbed footprint of the property; and, all on-site stormwater runoff will
be contained and treated on-site before entering the City’s storm drain network.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council
finds as follows:
1. The proposed Planned Development Zoning District meets the purpose and
intent of Chapter 8.32 in that, it creates development standards tailored to the
Project site and consistent with the Medium Density Residential land use
designation; it provides maximum flexibility and diversification in the
development of the property taking into consideration the irregular shape of the
parcel and the environmental sensitives of surrounding open space areas such
as the adjacent tributary; it maintains consistency with, and implements the
provisions of, the General Plan and Eastern Dublin Specific Plan land use
designation of Medium Density Residential; it protects the integrity and
character of surrounding uses in that it is consistent with other medium density
residential projects along Tassajara Road and the site layout takes into
consideration the environmental sensitives of surrounding open space areas
such as the adjacent tributary but locating structures as far as practical from the
wildlife corridor; it encourages the efficient use of the project site by utilizing a
small lot single family concept with minimal private landscaping while providing
passive use common areas adjacent to the open space corridors to the east
and south; it provides for effective development of public facilities and services
to the site; includes design features that result in a development that is
compatible with surrounding uses; and, allows for creative and imaginative
design that promotes amenities beyond those expected in conventional
developments.
2. Development under the Stage 1 and Stage 2 Development Plans would be
harmonious and compatible with existing and future development in the
surrounding area in that the Project implements the Medium Density Residential
land use designation planned for in the General Plan and Eastern Dublin
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Specific Plan and accomplishes redevelopment of the existing rural homesite as
set forth in the Planned Development Prezone (Ordinance 24-00). The
proposed Rezone is compatible with other Medium Density Residential land
uses along Tassajara Road and will complete a segment of the Tassajara Road
widening as well as other frontage improvements consistent with properties to
the north and south of the Project site.
C. Pursuant to the California Environmental Quality Act, the City Council adopted a
Supplemental Mitigated Negative Declaration for the Project including the Planned
Development Rezone with related Stage 1 and Stage 2 Development Plans by
Resolution XX-17 on ______, 2017 which Resolution is herein incorporated by
reference.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32 of the Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the Wanmei Properties, Inc. property at 6237 Tassajara
Road (APN 985-0072-002-00) from Planned Development (Ord. 24-00) to Planned
Development (Ord. XX-17).
A map of the rezoning area is shown below:
SECTION 4: APPROVAL OF A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement and maintenance of the
Property are set forth in the following Stage 1 and Stage 2 Development Plan for
the Project area which is hereby approved. This approval supersedes the Planned
Development Prezone previously approved in Ordinance 24-00. Any amendments
to the Stage 1 and/or Stage 2 Development Plan shall be in accordance with
Section 8.32.080 of the Dublin Municipal Code or its successors.
PROJECT
SITE
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The following Stage 1 and Stage 2 Development Plans meet all the requirements
for Stage 1 and Stage 2 Development Plans as set forth in Chapter 8.32 of the
Dublin Zoning Ordinance.
Stage 1 Development Plan
1. Statement of Proposed Uses.
PD-Residential. The following uses are permitted in the PD-Residential:
a. Single Family Dwelling
b. Home Occupations, in accordance with Chapter 8.64 of the Dublin
Zoning Ordinance
c. Cottage Food Operations, in accordance with Chapter 8.65 of the Dublin
Zoning Ordinance
d. Family Day Care Home-Small, in accordance with the Dublin Zoning
Ordinance
e. Family Day Care Home-Large, in accordance with Chapter 8.66 of the
Dublin Zoning Ordinance
f. Second Units, in accordance with Chapter 8.80 of the Dublin Zoning
Ordinance
g. Other similar and related uses as determined by the Community
Development Director
PD-Open Space. The following uses are permitted in the PD-Open Space:
a. Passive recreation including an open meadow, natural path and a picnic
area
b. Bioretention
c. Other similar and related uses as determined by the Community
Development Director
2. Stage 1 Site Plan.
Site Boundary
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3. Site Area and Proposed Densities.
a. Site Area: 2.648 acres
b. Proposed Density: 7.2 dwelling units per acre
c. Maximum Number of Units: 19
4. Phasing Plan. The project shall be developed in a single phase.
5. Master Neighborhood Landscaping Plan.
6. General Plan and Eastern Dublin Specific Plan Consistency. The project is
consistent with the General Plan and Eastern Dublin Specific Plan land use
designation of Medium Density Residential which permits residential
development within a density range of 6.1-14.0 dwelling units per acre.
7. Inclusionary Zoning Regulations. The project is not subject to the
Inclusionary Zoning Regulations (Chapter 8.68) for the provision of affordable
housing because the Regulations only apply to new residential development
projects of 20 units are more.
8. Aerial Photo.
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Stage 2 Development Plan
1. Statement of Compatibility with Stage 1 Development Plan. This Stage 2
Development Plan is consistent with the provisions of the Stage 1 Development
Plan.
2. Statement of Proposed Uses. Same as Stage 1 Development Plan
3. Stage 2 Site Plan. Same as Stage 1 Development Plan
4. Site Area and Proposed Densities. Same as Stage 1 Development Plan
5. Development Regulations.(A)
Lot Guidelines
Min. Lot Width 40'
Min. Lot Depth 50'
Max. Stories 2 Stories
Max. Building Height 30'
Max. Lot Coverage 55%
Min. Usable Rear Yard(B) 250 SF Flat Area with a Minimum Clear
Depth of 10'
Setbacks(C)
Principal Building
Min. Front Yard(D)(E) 10' (to Living Area or Garage)
Min. Rear Yard(F) 5' Minimum with a 10' Average
Min. Side Yard(G) 4'
Min. Driveway Depth 18' (if used towards guest parking)
Accessory Structures(H)
Parking
Parking 2 spaces per dwelling, enclosed in a
garage (I)
Guest Parking 2 spaces per dwelling, uncovered (J)
Footnotes:
(A) Unless otherwise noted, all terms shall be defined by Title 8 of the Dublin Municipal Code.
(B) The optional California Room is permitted to encroach into the flat useable rear yard area.
(C) Setbacks are measured from the property line.
(D) Front Yard Encroachments: Items typical of a residential nature such as entry stairs, railings,
and Entry Features (pursuant to Dublin Municipal Code Chapter 8.40) may encroach into the
Front Yard setback a maximum of 3-feet. Roof overhangs, cornices, eaves, canopies may
encroach a maximum of 2½ feet. Air conditioning units are prohibited in the front yard. All
utilities are to be screened from public view to the maximum extent possible via walls, plantings,
enclosures, roof placements, etc.
(E) Minimum Front Yard Setback for Lot 8 is 5'.
(F) Rear Yard Encroachments:
1. Roof overhangs, cornices, eaves and canopies may extend into the required setback a
maximum of 2½ feet provided that no such feature shall be permitted within 3-feet of the
Rear Lot Line.
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2. Accessory Structures may encroach into rear yard setbacks in accordance with Footnote H
below.
(G) Side Yard Encroachments:
1. Roof overhangs, cornices, eaves and canopies may extend into the required setback a
maximum of 2½ feet provided that no such feature shall be permitted within 3-feet of the
Side Lot Line.
2. Accessory Structures may encroach into side yard setbacks in accordance with Footnote H
below.
3. Air Conditioning units are prohibited in the Side Yard. An exception may be granted by the
Community Development Director for side yards that are not adjacent to another single
family lot and a minimum 3-foot wide path of travel can be provided around the air
conditioning unit.
(H) Accessory Structures shall be governed by Dublin Municipal Code Chapter 8.40 EXCEPT as
follows:
1. Detached Accessory Structures in the side and/or rear yards shall be subject to the
following:
a. Minimum 3-foot side yard setback.
b. No required rear yard setback.
c. Maximum 10-feet in height.
d. Maximum area of 120 square feet.
e. Exempt from Lot Coverage regulations.
f. May be located within the required flat, useable rear yard space.
2. Attached Accessory Structures shall be considered part of the principal structure and
shall be subject to Principal Building setbacks and Lot Coverage requirements.
(I) A minimum unobstructed inside dimension of 20-feet by 20-feet shall be maintained for a private
two-car garage. Conversion of garages to living space is not permitted.
(J) Residential driveways with a minimum depth of 18-feet and a minimum width of 16-feet may be
counted towards the number of required uncovered guest parking spaces. On-street guest
parking spaces shall maintain a minimum dimension of 9-feet wide by 20-feet deep. The
depth of the space may be reduced in accordance with the Dublin Zoning Ordinance.
6. Architectural Standards. The architectural character of the project draws
inspiration from a variety of sources such as rural vernacular, bay area modern
and prairie estate houses and is conceptually as follows:
7. Preliminary Landscape Plan. Same as Stage 1 Development Plan
8. Other Zoning Regulations. Except as specifically modified by the Stage 1 and
Stage 2 Development Plans, all development within this Planned Development
Zoning District shall be subject to the regulations of the R-1 (Single Family
Residential) Zoning District and any other applicable provision of Title 8 of the
Dublin Municipal Code.
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SECTION 5: POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 39633
of the Government Code of the State of California.
SECTION 6: EFFECTIVE DATE
This Ordinance shall take effect and be in force thirty (30) days following its
adoption.
PASSED, APPROVED, AND ADOPTED BY the City Council of the City
of Dublin on this ________, 2017, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
___________________________________
City Clerk
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RESOLUTION NO. 17-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF A VESTING TENTATIVE
MAP AND SITE DEVELOPMENT REVIEW FOR THE WANMEI PROPERTIES,
INC. PROJECT LOCATED AT 6237 TASSAJARA ROAD (APN 985-0072-002-00)
PLPA-2015-00023
WHEREAS, the Applicant, Wanmei Properties, Inc. proposes to develop 19
single-family detached homes on 2.648 acres of land at 6237 Tassajara Road within the
Eastern Dublin Specific Plan area; and
WHEREAS, the requested approvals include a Planned Development Rezone
with Stage 1 and Stage 2 Development Plans, Vesting Tentative Map and Site
Development Review; and
WHEREAS, the proposed development and requested approvals are collectively
known as the “Project”; and
WHEREAS, the Project site consists of a single parcel located at 6237 Tassajara
Road that is 2.648 acres in size (APN 985-00072-002-00); and
WHEREAS, the site is developed with a single family dwelling and the property
has been historically utilized by various landscape contracting businesses; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the
State Guidelines and City Environmental Regulations, require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared;
and
WHEREAS, development of the Project site was addressed in the Eastern Dublin
General Plan Amendment and Specific Plan Environmental Impact Report (SCH No.
91103064) which was certified by the Dublin City Council on May 10, 1993 (Resolution
51-93) (“Eastern Dublin EIR”); and
WHEREAS, since the Eastern Dublin EIR had been certified for the Project, the
City prepared a modified Initial Study dated March 2016 to determine whether
supplemental environmental review was required due to new or substantially more
severe environmental impacts already addressed in the Eastern Dublin EIR or other
CEQA standards for supplemental review; and
WHEREAS, upon completion of the modified Initial Study it was determined that
most of the significant effects of the Project: 1) have been adequately analyzed in the
Eastern Dublin EIR pursuant to applicable legal standards; and, 2) have been avoided
ATTACHMENT 2
2 of 3
or mitigated pursuant to the Eastern Dublin EIR including mitigation measures in that
EIR. For those impacts that presented new or substantially more severe impacts than
those contained in the Eastern Dublin EIR or met other standards for supplemental
review under CEQA, a supplemental Mitigated Negative Declaration was prepared to
analyze those effects; and
WHEREAS, the Initial Study/ Supplemental Mitigated Negative Declaration
(MND) was circulated for public review from March 17, 2016 to April 18, 2016; and
WHEREAS, following release of the MND for public review the City discovered
new information pertaining to a golden eagle nest located approximately 200 -feet east
of the project site which was not known to be present at the time the MND Declaration
was prepared; and
WHEREAS, after receiving public comment the City prepared a revised MND
and recirculated the document for public review from October 22, 2016 to November 22,
2016; and
WHEREAS, the City of Dublin received a number of comment letters during both
public review periods that have been incorporated into the Response to Environmental
Comments dated June 2017; and
WHEREAS, a Staff Report, dated June 27, 2017 and incorporated herein by
reference, described and analyzed the Project including the MND for the Planning
Commission; and
WHEREAS, on June 13, 2017 and June 27, 2017 the Planning Commission held
properly noticed public hearings on the Project at which time all interested parties had
the opportunity to be heard; and
WHEREAS, on June 27, 2017, the Planning Commission adopted Resolution 17-
XX recommending that the City Council approve the MND for the Project, which
Resolution is incorporated herein by reference and is available for review at Dublin City
Hall during normal business hours; and
WHEREAS, on June 27, 2017, the Planning Commission adopted Resolution 17-
XX recommending that the City Council approve the Planned Development Rezone with
Stage 1 and Stage 2 Development Plans for the Project, which Resolution is
incorporated herein by reference and is available for review at Dublin City Hall during
normal business hours; and
WHEREAS, the Planning Commission reviewed and considered the MND and all
reports, recommendations and testimony prior to making its recommendations on the
Project.
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NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and
correct and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does
hereby recommend that the City Council adopt a Resolution approving a Vesting
Tentative Map and Site Development Review which draft Resolution is attached as
Exhibit A and incorporated herein by reference. The Planning Commission
recommendation is based on the Staff Report analysis and recommendation and on the
findings set forth in the attached draft Resolution.
PASSED, APPROVED AND ADOPTED this 27th day of June 2017 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
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RESOLUTION NO. XX - 17
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING A VESTING TENTATIVE MAP AND SITE DEVELOPMENT
REVIEW FOR THE WANMEI PROPERTIES, INC. PROJECT LOCATED AT 6237
TASSAJARA ROAD (APN 985-0072-002-00)
PLPA-2015-00023
WHEREAS, the Applicant, Wanmei Properties, Inc. proposes to develop 19
single-family detached homes on 2.648 acres of land at 6237 Tassajara Road within the
Eastern Dublin Specific Plan area; and
WHEREAS, the requested approvals include a Planned Development Rezone
with Stage 1 and Stage 2 Development Plans, Vesting Tentative Map and Site
Development Review; and
WHEREAS, the proposed development and requested approvals are collectively
known as the “Project”; and
WHEREAS, the Project site consists of a single parcel located at 6237 Tassajara
Road that is 2.648 acres in size (APN 985-00072-002-00); and
WHEREAS, the site is developed with a single family dwelling and the property
has been historically utilized by various landscape contracting businesses; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the
State Guidelines and City Environmental Regulations, require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared;
and
WHEREAS, development of the Project site was addressed in the Eastern Dublin
General Plan Amendment and Specific Plan Environmental Impact Report (SCH No.
91103064) which was certified by the Dublin City Council on May 10, 1993 (Resolution
51-93) (“Eastern Dublin EIR”); and
WHEREAS, since the Eastern Dublin EIR had been certified for the Project, the
City prepared a modified Initial Study dated March 2016 to determine whether
supplemental environmental review was required due to new or sub stantially more
severe environmental impacts already addressed in the Eastern Dublin EIR or other
CEQA standards for supplemental review; and
WHEREAS, upon completion of the modified Initial Study it was determined that
most of the significant effects of the Project: 1) have been adequately analyzed in the
Eastern Dublin EIR pursuant to applicable legal standards; and, 2) have been avoided
EXHIBIT A TO
ATTACHMENT 2
2 of 45
or mitigated pursuant to the Eastern Dublin EIR including mitigation measures in that
EIR. For those impacts that presented new or substantially more severe impacts than
those contained in the Eastern Dublin EIR or met other standards for supplemental
review under CEQA, a supplemental Mitigated Negative Declaration was prepared to
analyze those effects; and
WHEREAS, the Initial Study/Supplemental Mitigated Negative Declaration
(MND) was circulated for public review from March 17, 2016 to April 18, 2016; and
WHEREAS, following release of the MND for public review the City discovered
new information pertaining to a golden eagle nest located approximately 200-feet east
of the project site which was not known to be present at the time the Initial
Study/Mitigated Negative Declaration was prepared; and
WHEREAS, after receiving public comment the City prepared a revised MND
and recirculated the document for public review from October 22, 2016 to November 22,
2016; and
WHEREAS, the City of Dublin received a number of comment letters during both
public review periods that have been incorporated into the Response to Environm ental
Comments dated June 2017; and
WHEREAS, a Staff Report, dated June 27, 2017 and incorporated herein by
reference, was submitted to the Planning Commission recommending that the City
Council adopt a Resolution approving the Vesting Tentative Map and Site Development
Review; and
WHEREAS, on June 13, 2017 and June 27, 2017 the Planning Commission
held properly noticed public hearings on the Project, including the MND, at which time
all interested parties had the opportunity to be heard and adopted Re solution 17-XX,
incorporated herein by reference, recommending that the City Council adopt the Vesting
Tentative Map and Site Development Review; and
WHEREAS, on _____, 2017, the City Council held a properly noticed public
hearing on the Project, including the MND, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, a Staff Report, dated _____, 2017 and incorporated herein by
reference, was submitted to the City Council recommending approval of the Vesting
Tentative Map and Site Development Review; and
WHEREAS, the City Council did review and consider the MND (including
comments received and responses to comments), all said reports, recommendations
and testimony and used its independent judgement prior to taking action on the Project;
and
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WHEREAS, the Vesting Tentative Map and Site Development Review, and all of
the documents incorporated herein by reference, are available for review in the
Community Development Department at Dublin City Hall during normal business hours .
The location and custodian of the Vesting Tentative Map and Site Development Review
and other documents that constitute the record of proceedings for the Project is the City
of Dublin Community Development Department, 100 Civic Plaza, Dublin, CA 94568, f ile
reference PLPA-2015-00023.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and
correct and are made a part of this Resolution.
BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby
make the following findings and determinations regarding the Vesting Tentative Map:
A. The proposed Vesting Tentative Tract Map 8299 subdivision map together with
the provisions for its design and improvement is consistent with the General Plan
and any applicable specific plan in that: 1) the proposed Map creates 19 lots for
the development of one single family dwelling per lot and is consistent with the
density range permitted under the General Plan and Eastern Dublin Specific Plan
for medium density residential land uses; 2) the proposed Map includes
provisions for infrastructure and services that will support the development; and,
3) the proposed Map includes frontage improvements that will complete the
widening of Tassajara Road consistent with properties to the north and south of
the Project site.
B. The subdivision site is physically suitable for the type and proposed density of
development in that: 1) the site is generally flat and the proposed Project will be
developed within the existing disturbed footprint of the site; and, 2) the si te
design has been integrated with the layout and topography of the property
including the placement of future residential dwellings as far as practical from the
adjacent creek tributary.
C. The tentative tract map is consistent with the intent of applicable subdivision
design, or improvements of the tentative tract map are consistent with the city’s
general plan any applicable specific plan in that : 1) the proposed Map creates 19
lots for the development of one single family dwelling per lot and is consisten t
with the density range permitted under the General Plan and Eastern Dublin
Specific Plan for medium density residential land uses; 2) the proposed Map
includes provisions for infrastructure and services that will support the
development; and, 3) the proposed Map includes frontage improvements that will
complete the widening of Tassajara Road consistent with properties to the north
and south of the Project site.
D. The subdivision design and proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their
habitat in that: 1) an Initial Study/Supplemental Mitigated Negative Declaration
4 of 45
has been prepared for the Project and all Mitigation Measures of the Eastern
Dublin General Plan Amendment and Specific Plan EIR as well as Mitigation
Measures contained in the Project level Initial Study/Supplemental Mitigated
Negative Declaration will be implemented in conjunction with the Project ; and, 2)
development of the Project site will occur within the existing disturbed footprint of
the property.
E. The design of the subdivision or type of improvements will not cause serious
public health concerns in that: 1) the proposed Map subdivides an existing parcel
for the development of 19 single family lots with one dwelling per lot consistent
with the Medium Density Residential land use designation set forth in the
General Plan and Eastern Dublin Specific Plan; and, 2) the design and
improvements will be constructed in accordance with all local regulations and
ordinances.
F. The design of the subdivision or type of improvements will n ot conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision; or alternate easements are provided pursuant to
Government Code Section 66474(g) in that: 1) the Project site does not contain
an existing easements that would either grant the public access through, or use
of, the property.
G. The design or improvements of the tentative map are consistent with the city’s
general plan and any applicable specific plan in that: 1) the proposed Map
creates 19 lots for the development of one single family dwelling per lot and is
consistent with the density range permitted under the General Plan and Eastern
Dublin Specific Plan for medium density residential land uses; 2) the proposed
Map includes provisions for infrastructure and services that will support the
development; and, 3) the proposed Map includes frontage improvements that will
complete the widening of Tassajara Road cons istent with properties to the north
and south of the Project site.
H. The subdivision is designed to provide for future passive or natural heating or
cooling opportunities in that: 1) the proposed Map provides for the creation of 19
single family lots that are arranged in an east-west configuration which provides
the majority of the homes with southern exposure.
I. The tentative tract map, including design and improvement, shall comply with all
the applicable provisions and requirements of the zoning ordinance, the latest
municipal stormwater permit issued to the city by the Regional Water Quality
Control Board, this title, any other ordinance of the city and the Subdivision M ap
Act.
BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby
make the following findings and determinations regarding the Site Development Review:
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A. The proposal is consistent with the purposes of DMC Chapter 8.104, with the
General Plan and with any applicable Specific Plans and design guidelines in
that: 1) the Project is well designed and compatible with surrounding properties;
2) the Project is consistent with the regulations and standards of a medium
density residential development; 3) the Project has been designed in accordance
with the General Plan and Eastern Dublin Specific Plan; and, 4) the Project will
provide adequate circulation for automobiles, pedestrians and bicyclists.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in
that: 1) the Project contributes to orderly, attractive, and harmonious site and
structural development compatible with the intended use, proposed subdivision
and the surrounding properties; 2) the Project provides a quality architectural and
landscape design to complement existing and planned uses in the area; and, 3)
the Project complies with the development regulations set forth in the Zoning
Ordinance, where applicable, and with the related Planned Development Zoning
District including the Stage 1 and Stage 2 Development Plans for the Project site.
C. The design of the project is appropriate to the City, the vicinity, surrounding
properties and the lot in which the project is proposed in that: 1) the size and
mass of the proposed residential dwellings are consistent with other medium
density residential developments in the vicinity; and, 2) the Project will contribute
to housing opportunities as anticipated in the General Plan Housing Element and
Eastern Dublin Specific Plan.
D. The subject site is physically suitable for the type and intensity of the approved
development in that: 1) the Project site is 2.648 acres in size, is generally flat and
is proposed to be developed with 19 single family dwellings; 2) the Project
provides medium density residential development in an area planned for
residential uses; 3) the Project is consistent with the related Planned
Development Zoning District for the Project site; and, 4) the Project site will be
fully served by a network of infrastructure including roadways, services and
facilities.
E. Impacts to existing slopes and topographic features are addressed in that: 1) the
Project site is completely disturbed, generally flat and does not contain any major
topographic features; and, 2) slight grade differentials between the Project site
and Quarry Lane School to the north will be addr essed, if necessary, with low
retaining walls.
F. Architectural considerations including the character, scale and quality of the
design, site layout, the architectural relationship with the site and other buildings,
screening of unsightly uses, lighting, building materials and colors and similar
elements result in a project that is harmonious with its surroundings and
compatible with other development in the vicinity in that: 1) the Project provides a
quality architectural and landscape design to complement existing and planned
uses in the area; 2) the proposed single family dwellings reflect the architectural
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styles and development standards for similar residential neighborhoods in the
vicinity; and, 3) the colors and materials proposed compliment the archite ctural
styles and are compatible with similar developments in the vicinity.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into
the project to ensure visual relief, adequate screening and an attractive
environment for the public in that: 1) the Project site will be attractively
landscaped with a variety of trees, shrubs and ground covers; 2) open space
areas for passive use will be landscaped to provide an attractive environment for
residents to observe the adjacent creek tributary; 3) the Project will comply with
sustainable landscape practices and the City’s Water Efficient Landscape
Ordinance; and, 4) the Project frontage will be fully improved and landscaped to
provide an attractive environment from Tassajara Road.
H. The site has been adequately designed to ensure proper circulation for bicyclists,
pedestrians and automobiles in that: 1) all infrastructure including, streets,
sidewalks and street lighting will be constructed in accordance with the General
Plan, Eastern Dublin Specific Plan and all applicable local ordinances and
regulations; and, 2) development of the Project will conform to the improvement
standards allowing residents safe and efficient use of these facilities.
BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby
approve the Vesting Tentative Map and Site Development Review for the Wanmei
Properties, Inc. project at 6237 Tassajara Road, subject to the following conditions of
approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with as indicated
in the table below (see column When Required, Prior to) and shall be subject to
Planning Division review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of
approval: [PL] Planning; [B] Building; [PW] Public Works; [ADM] Administration/City
Attorney; [F] Dublin Fire Prevention; and, [DSR] Dublin Sa n Ramon Services District.
NO. CONDITIONS OF APPROVAL Responsibl
e Dept./
Agency
When
Required/
Prior to:
Source
GENERAL
1. Approval. This Vesting Tentative Map and Site
Development Review approval is for the
construction of 19 single family detached homes
at 6237 Tassajara Road (PLPA-2015-00023). This
approval shall be as generally depicted and
indicated on the plans prepared by Dahlin
PL Planning
7 of 45
Group, Reed Associates and Greenwood &
Moore, Inc. dated December 16, 2015 and date
stamp received June 1, 2017 (Exhibit A), the
color and material board date stamp received
June 1, 2017 (Exhibit B) and other plans, text
and diagrams related to this approval, stamped
approved and on file in the Community
Development Department, except as modified
by the following Conditions of Approval.
This Vesting Tentative Map and Site
Development Review approval is contingent
upon adoption of the related Mitigated
Negative Declaration and Planned Development
Zoning for the project.
2. Effective Date. This Vesting Tentative Map and
Site Development Review approval becomes
effective concurrently with the effective date of
the related Ordinance adopting the Planned
Development Zoning for the project.
PL
3. Permit Expiration.
Site Development Review: Construction or use
shall commence within one (1) year of the
effective date of the approval or the approval
shall lapse and become null and void.
Vesting Tentative Map: The Vesting Tentative
Maps shall have that life determined by the
Subdivision Map Act, including but not limited
to Section 66452.6
PL 1 year from
approval
DMC
8.96.020.
D
4. Time Extension. The original approving
decision-maker may grant a time extension of
approval for a period not to exceed six (6)
months pursuant to DMC 8.96.020.E.
PL 1 year from
approval
DMC
8.96.020.
E
5. Modifications. The Community Development
Director may consider modifications or changes
to this approval pursuant to DMC 8.104.
PL On-going DMC
8.104
6. Revocation. This approval shall be revocable for
cause in accordance with Section 8.96.020.I of
the Dublin Zoning Ordinance.
PL On-going DMC
8.96.020.I
7. Requirements and Standard Conditions. The
Applicant/ Developer shall comply with all
applicable requirements and standard
conditions of the following: City of Dublin
Various Issuance of
building
permits or
installation
Various
8 of 45
Building Division, Dublin Fire Prevention Bureau,
Dublin Public Works Department, Dublin Police
Services, Dublin San Ramon Services District,
Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority,
Alameda County Public and Environmental
Health, and the California Department of Health
Services. Prior to issuance of building permits or
the installation of any improvements related to
this project, the Applicant/Developer shall
supply written statements from each applicable
department or agency to the Planning Division,
indicating that all conditions required have been
or will be met.
of
improvemen
ts
8. Fees. Applicant/Developer shall pay all
applicable fees in effect, including, but not
limited to, Planning fees; Building fees; Traffic
Impact Fees; TVTC fees; Dublin San Ramon
Services District fees; Public Facilities fees;
Dublin Unified School District School Impact
fees (per agreement between Developer and
School District); Fire Facilities Impact fees; Noise
Mitigation fees; Inclusionary Housing In-Lieu
fees; Alameda County Flood and Water
Conservation District (Zone 7) Drainage and
Water Connection fees; and/or, any other fee
that may be adopted and applicable.
Various Issuance of
building
permits
Various
9. Indemnification. The Developer shall defend,
indemnify, and hold harmless the City of Dublin
and its agents, officers, and employees from any
claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator or any other department,
committee, or agency of the City to the exten t
such actions are brought within the time period
required by Government Code Section 66499.37
or other applicable law; provided, however, that
the Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Developer of any said
ADM On-going Admin/Ci
ty
Attorney
9 of 45
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
10. Clarifications to the Conditions of Approval. In
the event there needs to be clarification to
these Conditions of Approval, the Community
Development Director has the authority to
clarify the intent of these Conditions of
Approval to the Applicant without going to a
public hearing. The Community Development
Director also has the authority to make minor
modifications to these Conditions of Approval
without going to a public hearing in order for
the Applicant to fulfill needed improvements or
mitigations resulting from impacts to this
project.
PL On-going Planning
11. Controlling Activities. The Applicant/Developer
shall control all activities on the project site so
as not to create a nuisance to
existing/surrounding businesses and/or
residences.
PL Through
construction
and on-going
Planning
12. Clean-up. The Applicant/Developer shall be
responsible for clean-up and disposal of project
related trash to maintain a safe, clean, and
litter-free project site.
PL Through
construction
Planning
13. Property Maintenance. The
Applicant/Developer and property owner shall
be responsible for maintaining the project site
in a clean and litter free condition during
construction and through completion. In
accordance with the City of Dublin Residential
Property Maintenance Ordinance the
Applicant/Property Owner shall maintain the
site and all structures thereon in good condition
at all times and shall keep the site clear of
weeds, trash, junk, and debris and graffiti
vandalism on a regular and continuous basis.
PL On-going DMC
5.64.040
14. Noise/Nuisances. The Applicant/Developer shall
control all activities on the project site so as not
to create unusual or unnecessary noise which
annoys or disturbs or injures or endangers the
health, repose, peace or safety of any
reasonable person of normal sensitivity present
PL On-going DMC
5.28
10 of 45
in the area.
15. Accessory/Temporary Structures and Uses. A
Temporary Use Permit is required for all
construction trailers, construction equipment
storage yards, security trailers and storage
containers used during construction.
PL Placement
on-site
DMC
8.108
16. Equipment Screening. All electrical and/or
mechanical equipment shall be screened from
public view. Any roof-mounted equipment shall
be completely screened from view by materials
architecturally compatible with the building and
to the satisfaction of the Community
Development Director. The Building Permit
plans shall show the location of all equipment
and screening for review and approval by the
Community Development Director.
PL Issuance of
building
permits
Planning
17. Air Conditioning Units. Air conditioning units on
interior lots shall be placed at the rear of the
home (outside of the side yard) and a minimum
of 3-feet of clear access shall be maintained
around the unit. The Community Development
Director may allow less than 3-feet clear if no
other feasible location can be provided and
both side yards are equipped with gates for
access to the rear of the home. Lots 1, 16 and
17 may place the air conditioning unit in the
side yard that is not adjacent to another home.
Final placement of all air conditioning units shall
be subject to review and approval by the
Community Development Director.
PL Issuance of
building
permits
Planning
18. Mitigation Monitoring and Reporting Program.
The Applicant/ Developer shall comply with the
Mitigation Monitoring and Reporting Program
adopted by City Council Resolution XX-17 as
part of the Initial Study / Supplemental
Mitigated Negative Declaration.
PL On-going Planning
SITE DEVELOPMENT REVIEW
19. Mitigation Monitoring Program. The Developer
shall comply with the Mitigated Negative
Declaration and Mitigation Monitoring and
Reporting Program and any subsequent or prior
environmental documents pertaining to this
project including all mitigation measures, action
PL Permit
Issuance and
On-going
Planning
11 of 45
programs, and implementation measures on file
with the Community Development Department.
20. Tentative Map Conditions of Approval. All
applicable Tentative Map Conditions of
Approval shall apply to this Site Development
Review.
PL Permit
Issuance and
On-going
Planning
21. Glare/Reflective Finishes. The use of reflective
finishes on building exteriors is prohibited. In
order to control the effects of glare, reflective
glass is prohibited on all east-facing windows.
PL Permit
Issuance and
On-going
Planning
22. Light and Glare. Lighting is required over
exterior entrances/doors. Exterior lighting used
after daylight hours shall be adequate to
provide for security needs. All exterior building
and site lighting fixtures shall be directed
downwards and not onto adjacent properties;
all light sources shall be shielded from direct off-
site viewing.
PL Permit
Issuance and
On-going
Planning
23. Satellite Dishes. Prior to the issuance of Building
Permits, the Developer's Architect shall prepare
a plan for review and approval by the Director
of Community Development and the Building
Official that provides a consistent and
unobtrusive location for the placement of
individual satellite dishes on individual units.
Individual conduit will be run from the
individual residential unit to the location on the
building to limit the amount of exposed cable
required to activate any satellite dish. It is
preferred that where chimneys exist, that the
mounting of the dish be incorporated into the
chimney.
The Covenants Conditions and Restrictions
(CC&R's) shall contain language stating that the
individual units contain conduit and central
locations for satellite dish connections and
failure to use those conduits and locations (if
the resident has or wants a satellite dish) will
constitute a violation of those CC&R's. The
penalty for that violation shall be specified.
Additionally, prior to the issuance of building
permits for any neighborhood, the developer
shall prepare a disclosure statement, to be
PL Issuance of
building
permits
Planning
12 of 45
reviewed by the Community Development
Director, and signed by every first time home
purchaser indicating that utilizing this dedicated
conduit and central mounting location is a
requirement if a satellite dish is installed.
24. Sound Attenuation. Prior to the issuance of
building permits for any building where sound
attenuation is required, plans shall be submitted
for review and approval of the Community
Development Director that indicate compliance
with recommendations contained in the
acoustical report for the exterior noise
attenuation as applied by the City of Dublin
General Plan Noise Element. Said Plans shall
indicate design continuity with the original
approval for any barriers required for exterior
noise attenuation and should be designed to
blend with the approved architecture and to be
unobtrusive.
PL Issuance of
building
permits
Planning
25. Herpetological Barrier. The secondary
herpetological barrier shall have a 4-foot
concrete base with 2-feet of decorative steel on
top for a total height of 6-feet. The secondary
barrier shall be in addition to the existing barrier
located along the southern property line. The
secondary barrier shall also be extended along
the eastern property line to fully preclude
special status species from migrating onto the
project site. The final design shall be generally
consistent with the preliminary design shown
on Sheet L3.0 (Landscape Fence and Amenities
Details) of the project plans. Modifications to
the proposed barrier may be reviewed and
approved by the Community Development
Director through a Site Development Review
Waiver.
PL Issuance of
building
permits and
through
completion
Planning
26. Permanent Signage. This Site Development
Review approval includes approval of a
neighborhood identification sign on the
community wall near the main entrance to the
project. The location and final design shall be
generally consistent with the preliminary design
shown on Sheet A.17 (Soundwall and Details) of
the project plans. The Applicant/Developer shall
PL On-going DMC 8.84
13 of 45
obtain a Zoning Clearance and, if applicable,
building permits, prior to installation of the sign.
CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED)
27. Residential Security Requirements. The
property owner and/or their designee shall
comply with the City of Dublin Residential
Security Requirements.
PL, B Permit
Issuance and
On-going
DMC
7.34.160
28. Security During Construction.
a) Fencing: The perimeter of the
construction site shall be fenced and
locked at all times when workers are not
present. All construction activities shall
be confined to within the fenced area.
Construction materials and/or
equipment shall not be operated or
stored outside of the fenced area or
within the public right-of-way unless
approved in advance by the Public
Works Director.
b) Address Sign: A temporary address sign
of sufficient size and color contrast to be
seen during night time hours with
existing street lighting is to be posted on
the perimeter street adjacent to
construction activities.
c) Emergency Contact: Prior to any phase
of construction, Applicant/Developer will
file with the Dublin Police Department
an Emergency Contact Business Card
that will provide 24-hour phone contact
numbers of persons responsible for the
construction site.
d) Materials & Tools: Good security
practices shall be followed with respect
to storage of building materials and too ls
at the construction site.
e) Security Lighting & Patrols: Security
lighting and patrols shall be employed as
necessary.
PL, B, PW During
construction
and through
completion
Planning
29. Lighting Levels. The Applicant/Developer shall
prepare a photometric plan to the satisfaction
of the City Engineer, Community Development
Director and Dublin Police Services. Exterior
lighting shall be provided along the roadway
PL Permit
Issuance and
On-going
Planning
14 of 45
and parking areas as well as residential
dwellings, and shall be of a design and
placement so as not to cause glare on adjoining
properties or to vehicular traffic. Lighting used
after daylight hours shall be adequate to
provide for security needs. The photometric
plan shall show light measurements for the
entire project site including any light spillover
onto adjacent properties.
30. Landscaping. Landscaping shall be kept at a
minimal height and fullness giving patrol officers
and the general public surveillance capabilities
of the area.
PL Permit
Issuance and
On-going
Planning
31. Graffiti. The site shall be kept clear of graffiti
vandalism on a regular and continuous basis.
Graffiti resistant materials shall be used
including but not limited to graffiti resistant
paints for the structures and graffiti resistant
film for windows or glass.
PL Permit
Issuance and
On-going
DMC
5.68
PLANNING DIVISION - LANDSCAPING
32. Final Landscape and Irrigation Plans. Final
Landscape and Irrigation Plans shall be prepared
and stamped by a State licensed landscape
architect or registered engineer and shall be
submitted for review and approval by the City
Engineer (public Right-of-Way landscaping) and
the Community Development Director (on-site
landscaping).
Plans Coordination. The Final Landscape and
Irrigation Plans shall be coordinated with the
Civil Improvement Plans, Joint Trench Plans, and
Street Lighting Plans. All said Plans shall be
submitted for review on the same size sheet
and plotted at the same drawing scale for
consistency, improved legibility and
interdisciplinary coordination.
Utility Placement and Coordination. Utilities
shall be coordinated with proposed tree
locations to eliminate conflicts between trees
and utilities. Typical utility plans shall be
submitted for each house type to serve as a
guide during the preparation of final grading,
PL, PW Issuance of
building
permits
Planning
15 of 45
planting and utility plans. Utilities may have to
be relocated in order to provide the required
separation between trees and utilities. The
Applicant shall submit a final tree/utility
coordination plan as part of the construction
document review process to demonstrate that
this condition has been satisfied.
The final Landscape and Irrigation Plans shall be
approved by the Community Development
Director and the Public Works Director, or their
designees. Plans shall be generally consistent
with the preliminary landscape plan prepared
by Reed Associates Landscape Architecture,
with an issue date of 12-16-15 and consisting of
Sheets L1.0, L1.1, L1.2, L2.0, and L3.0, except as
modified by the Conditions of Approval
contained herein or as required by the
Community Development Director.
33. Final Planting and Irrigation Design. The final
planting and irrigation design shall:
a. Utilize plant material that will be capable
of healthy growth within the given range
of soil and climate.
b. Provide landscape screening that is of a
height and density so that it provides a
positive visual impact within three years
from the time of planting.
c. Provide that 75% of the proposed trees
on the site are a minimum of 24 inch box
in size, and at least 50% of the proposed
shrubs on the site are a minimum of 5
gallons in size.
d. Provide concrete paving for all walkways
providing access to homes and guest
parking; provide concrete curbing at the
edges of all planters and paving surfaces,
where appropriate.
e. That all cut and fill slopes conform to the
master vesting tentative map and
conditions detailed in the Site
Development Review approval.
f. That all cut-and-fill slopes graded and
not constructed by September 1, of any
PL Issuance of
building
permits
Planning
16 of 45
given year, are hydroseeded with
perennial or native grasses and flowers,
and that stockpiles of loose soil existing
on that date are hydroseeded in a similar
manner.
g. Specify that the area under the drip line
of all existing oaks, walnuts, etc., which
are to be saved are fenced during
construction and grading operations and
no activity is permitted under them that
will cause soil compaction or damage to
the tree, if applicable.
h. Include a warranty from the owners
and/or contractors to warrant all trees,
shrubs and ground cover and the
irrigation system for one year from the
date of project acceptance by the City.
i. That a permanent maintenance
agreement on all landscaping will be
required from the owner insuring regular
irrigation, fertilization and weed
abatement, if applicable.
j. Staff will work with the Applicant during
the Final Landscape and Irrigation Plan
review to identify an appropriate
location for the six (48” box) oak trees.
34. Tree Preservation.
The location, details and requirements
for Tree Protection Fencing shall be
included as part of the civil grading
and/or demolition plans.
Tree preservation techniques, and
guarantees, shall be reviewed and
approved by the Community
Development Director prior to the
issuance of a demolition and/or grading
permit.
Developer shall retain the services of a
certified arborist to supervise any
necessary pruning of the existing 36”
DBH Oak Tree that extends over the
south property line. Construction
pruning shall be completed before Tree
Protection Fencing is installed.
PL, PW Issuance of
demolition
and/or
grading
permit
Planning
17 of 45
Tree Protection Fencing shall be installed
before demolition and grading work.
Tree Protection Fencing shall be
maintained in place until acceptance of
the project.
35. Water Efficient Landscaping Regulations. Final
landscape and irrigation plans shall comply with
the Water-Efficient Landscaping Regulations.
PL Issuance of
building
permits
DMC 8.88
36. Bio-Retention Areas. The design of bio-
retention areas shall be enhanced to create an
open space landscape feature that is attractive,
conserves water, and requires minimal
maintenance.
PL Issuance of
building
permits
Planning
37. Tree Clearances. The following clearances shall
be used as a guideline for the planting of trees.
Minor deviations may be approved by the
Community Development Director based on
specific site conditions.
a. 6' from the face of building walls or roof
eaves
b. 7’ from fire hydrants, storm drains,
sanitary sewers and/or gas lines
c. 5' from top of wing of driveways,
mailboxes, water, telephone and/or
electrical mains
d. 15' from stop signs, street or curb sign
returns
e. 20' from either side of a streetlight
PL Issuance of
building
permits
Planning
38. Irrigation System Warranty. Developer shall
warranty the irrigation system and planting for a
period of one year from the date of installation.
Developer shall submit a landscape
maintenance plan for Common Area
landscaping including a reasonable estimate of
expenses for the first five years for approval by
the Community Development Director.
PL Issuance of
building
permits
Planning
39. Walls, Fences and Mailboxes. Developer shall
include final plans and details for all site walls,
fencing, lighting and amenities including site
signage, benches, tables and mailboxes with the
final landscape and irrigation plans. Specifically,
the Applicant shall submit “shop drawings” for
the soundwall/project wall, retaining walls, the
PL Issuance of
building
permits
Planning
18 of 45
herpetological low wall and railing for review
and approval prior to approval of the
construction documents. Mailboxes base (post)
shall be upgraded to be a decorative base.
Mailbox locations shall be integrated within the
landscape and shall comply with USPS
requirements. Colors of site furnishings and
amenities shall be coordinated.
40. Sustainable Landscape Practices. The landscape
design shall demonstrate compliance with
sustainable landscape practices as detailed in
the Bay-Friendly Landscape Guidelines by
earning a minimum of 60 points or more on the
Bay-Friendly scorecard, meeting 9 of the 9
required practices and specifying that 75% of
the non-turf planting only requires occasional,
little or no shearing or summer water once
established. Final selection and placement of
trees, shrubs and ground cover plants shall
ensure compliance with this requirement.
Herbaceous plants shall be used along walks to
reduce maintenance and the visibility of the
sheared branches of woody ground cover
plants. Planters for medium sized trees shall be
a minimum of six feet wide. Small trees or
shrubs shall be selected for planting areas less
than six feet wide.
PL Issuance of
building
permits
Planning
41. Copies of Approved Plans. The Applicant shall
provide the Planning Division with two full size
copies; one ½ sized copy; and, one electronic
copy of the approved landscape and irrigation
plans.
PL Issuance of
building
permits
Planning
42. Standard Plant Material, Irrigation and
Maintenance Agreement. The
Applicant/Developer shall complete and submit
to the Dublin Planning Division the Standard
Plant Material, Irrigation and Maintenance
Agreement.
PL Issuance of
building
permits
Planning
43. Root Barriers and Tree Staking. The landscape
plans shall include root barrier and tree staking
details.
PL Issuance of
building
permits
Planning
BUILDING DIVISION
44. Building Codes and Ordinances. All project B Through Building
19 of 45
construction shall conform to all building codes
and ordinances in effect at the time of building
permit.
Completion
45. Retaining Walls. All retaining walls over 30
inches in height and in a walkway shall be
provided with guardrails. All retaining walls over
36 inches in height without a surcharge or any
retaining wall with a surcharge shall obtain
permits and inspections from the Building &
Safety Division. See the Dublin Municipal Code
for the complete exception.
B Through
Completion
Building
46. Phased Occupancy Plan. If occupancy is
requested to occur in phases, then all physical
improvements within each phase shall be
required to be completed prior to occupancy of
any buildings within that phase except for items
specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items,
approved by the Department of Community
Development. The Phased Occupancy Plan shall
be submitted to the Directors of Community
Development and Public Works for review and
approval a minimum of 45 days prior to the
request for occupancy of any building covered
by said Phased Occupancy Plan. Any phasing
shall provide for adequate vehicular access to all
parcels in each phase, and shall substantially
conform to the intent and purpose of the
subdivision approval. No individual building
shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all
reasonable expected services and amenities,
and separated from remaining additional
construction activity. Subject to approval of the
Director of Community Development, the
completion of landscaping may be deferred due
to inclement weather with the posting of a bond
for the value of the deferred landscaping and
associated improvements.
B Occupancy of
any affected
building
Building
47. Building Permits. To apply for building permits,
Applicant/Developer shall submit five (5) sets of
construction plans to the Building & Safety
Division for plan check. Each set of plans shall
have attached an annotated copy of these
B Issuance of
Building
Permits
Building
20 of 45
Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval
will or have been complied with. Construction
plans will not be accepted without the
annotated resolutions attached to each set of
plans. Applicant/Developer will be responsible
for obtaining the approvals of all participation
non-City agencies prior to the issuance of
building permits.
48. Construction Drawings. Construction plans shall
be fully dimensioned (including building
elevations) accurately drawn (depicting all
existing and proposed conditions on site), and
prepared and signed by a California licensed
Architect or Engineer. All structural calculations
shall be prepared and signed by a California
licensed Architect or Engineer. The site plan,
landscape plan and details shall be consistent
with each other.
B Issuance of
building
permits
Building
49. Air Conditioning Units. Air conditioning units
and ventilation ducts shall be screened from
public view with materials compatible to the
main building and shall not be roof mounted.
Units shall be permanently installed on concrete
pads or other non-movable materials approved
by the Chief Building Official and Director of
Community Development. Air conditioning units
shall be located such that each dwelling unit has
one side yard with an unobstructed width of not
less than 36 inches. Air conditioning units shall
be located in accordance with the Planned
Development Zoning text and these conditions
of approval.
B Occupancy of
Unit
Building
50. Temporary Fencing. Temporary Construction
fencing shall be installed along the perimeter of
all work under construction.
B Through
Completion
Building
51. Addressing
a) Provide a site plan with the City of
Dublin’s address grid overlaid on the
plans (1 to 30 scale). Highlight all
exterior door openings on plans (front,
rear, garage, etc.). The site plan shall
include a single large format page
showing the entire project and individual
B
a) Prior to
release of
addresses
Building
21 of 45
sheets for each neighborhood. 3 copies
on full size sheets and 5 copies reduced
sheets.
b) Provide plan for display of addresses.
The Building Official shall approve plan
prior to issuance of the first building
permit. (Prior to permitting)
c) Address signage shall be provided as per
the Dublin Residential Security Code.
d) Exterior address numbers shall be
backlight and be posted in such a way
that they may be seen from the street.
e) Driveways servicing more than one (1)
individual dwelling unit shall have a
minimum of 4 inch high identificat ion
numbers, noting the range of unit
numbers placed at the entrance to each
driveway at a height between 36 and 42
inches above grade. The light source
shall be provided with an uninterruptible
AC power source or controlled only by
photoelectric device.
b) Prior to
permitting
c) Occupancy
of any Unit
d) Permit
issuance, and
through
completion
e) Prior to
permit
issuance, and
through
completion
52. Engineer Observation. The Engineer of record
shall be retained to provide observation services
for all components of the lateral and vertical
design of the building, including nailing, hold-
downs, straps, shear, roof diaphragm and
structural frame of building. A written report
shall be submitted to the City Inspector prior to
scheduling the final frame inspection.
B Scheduling
the final
frame
inspection
Building
53. Foundation. Geotechnical Engineer for the soils
report shall review and approve the foundation
design. A letter shall be submitted to the
Building Division on the approval.
B Permit
issuance
Building
54. Copies of Approved Plans. Applicant shall
provide the Building Division with 2 reduced
(1/2 size) copies of the City of Dublin stamped
approved plan.
B 30 days after
permit and
each revision
issuance
Building
55. Cool Roofs. Flat roof areas shall have their
roofing material coated with light colored gravel
or painted with light colored or reflective
B Through
Completion
Building
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material designed for Cool Roofs.
56. Solar Zone – CA Energy Code. Show the location
of the Solar Zone on the site plan. Detail the
orientation of the Solar Zone. This information
shall be shown in the master plan check on the
overall site plan, the individual roof plans and
the plot plans. This condition of approval will be
waived if the project meets the exceptions
provided in the CA Energy Code.
B Through
Completion
Building
57. Wildfire Management. Provide in the master
drawing set, a sheet detailing which lots are
adjacent to open space and subject to the
Wildfire Management provisions of the code.
Add a note to the plot plan that for each lot that
is subject to wildfire management.
B Through
Completion
Building
58. Accessible Parking. The required number of
parking stalls, the design and location of the
accessible parking stalls shall be as required by
the CA Building Code.
B Through
Completion
Building
59. Recreation Centers. Building permits are
required for all recreation centers, swimming
pools, spas, and associated amenities and are
required to meet the accessibility and building
codes. Pool and Deck area shall be considered
conceptual in nature only, items such as exiting
and permit requirements shall be reviewed
during the permitting process.
B Through
Completion
Building
60. Options. Selected options that affect the square
footage of the dwellings shall be listed on the
building permit application. Selected options
that affect the footprint of the dwelling shall be
shown on the plot plan
B Through
Completion
Building
FIRE PREVENTION BUREAU
61. Fire Access During Construction.
a) Fire Access. Access roads, turnarounds,
pullouts and fire operation areas are Fire
Lanes and shall be maintained clear and
free of obstructions, including the
parking of vehicles.
b) Entrances. Entrances to job sites shall
not be blocked, including after hours,
other than by approved gates/barriers
that provide for emergency access.
F Through
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c) Site Utilities. Site utilities that would
require the access road to be dug up or
made impassible shall be installed prior
to combustible construction
commencing.
d) Entrance flare, angle of departure,
width, turning radii, grades, turnaround,
vertical clearances, road surface,
bridges/crossings, gates/key-switch, and
within required 150-feet distance to Fire
Lane.
e) Personnel Access. Approved route to
furthermost portion of exterior wall.
Route width, slope, surface, obstructions
must be considered.
f) Fire access is required to be approved
all-weather access. Show on the plans
the location of the all-weather access
and a description of the construction.
Access road must be designed to support
the imposed loads of fire apparatus.
62. Dublin Municipal Code.
a) 5.08.130 Fire Apparatus Access Roads.
Section 503.1 amended by adding
Section 503.1.2.1. The minimum number
of access roads serving residential
development(s) shall be based upon the
number of dwelling units served and
shall be as follows:
1-25 units – One public or private
access road.
The maximum length of a single access
road shall be no greater than 1,000 feet.
The length may be modified for special
circumstances in accordance with
Section 103.1.2.
b) 5.08.140 Specifications. Section 503.2.3
is amended by adding Section 503.2.3.1.
Fire and Emergency Access Roads
approved for construction sites shall be
designed to meet the requirements of
Section 503.2. The approved all-weather
surface shall be considered as first lift of
asphalt and the access shall be approved
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and on-going
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by the Department of Public Works prior
to commencement of combustible
storage or any construction on the site.
Fire apparatus roadways shall 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”
Fire apparatus roadways must extend to
within 150 feet of the most remote first
floor exterior wall of any building (CFC
2007, Section 503.1.1).
The maximum grade for a fire apparatus
roadway is 12% (CFC 2007, Section
503.2.7).
Fire apparatus roadways in excess of 150
feet in length must make provisions for
approved apparatus turnarounds (CFC
2007, Section 503.2.5).
PUBLIC WORKS DEPARTMENT
63. Ownership and Maintenance of Improvements.
Prior to approval of the first Final Map, the
Developer shall submit an “Ownership and
Maintenance” exhibit indicating the areas
maintained by the City of Dublin and the
Homeowner’s Association. The “Ownership and
Maintenance” exhibit shall be subject to review
and approval by the City Engineer.
PW Final Map
and Ongoing
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64. Landscape Features within Public Right of Way.
The Developer shall enter into an “Agreement
for Long Term Encroachments” with the City to
allow the Homeowner’s Association to maintain
the curb & gutter, sidewalk, landscape and
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decorative features within public Right of Way
including frontage landscaping, decorative
pavements and special features (i.e., walls,
portals, benches, etc.) as generally shown on
the Site Development Review package. The
Agreement shall identify the ownership of the
special features and maintenance
responsibilities. The Homeowner’s Association
will be responsible for maintaining the surface
of all decorative pavements including
restoration required as the result of utility
repairs.
65. Covenants, Conditions and Restrictions
(CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to
govern use and maintenance of the landscape
features, decorative pavement and other
features within the public right of way
contained in the Agreement for Long Term
Encroachments; all open space and common
area landscaping; and all stormwater treatment
measures. Said declaration shall set forth the
Association name, bylaws, rules and regulations.
The CC&Rs shall also contain a provision that
prohibits the amendment of those provisions of
the CC&Rs requested by City without the City’s
approval. The CC&Rs shall ensure that there is
adequate provision for the maintenance, in
good repair and on a regular basis, of all private
streets, alleyways and motor courts;
landscaping & irrigation; decorative pavements;
median islands; fences; walls; drainage and
stormwater treatment features; lighting; signs
and other related improvements. The CC&Rs
shall also contain all other items required by
these conditions. The Developer shall submit a
copy of the CC&R document to the City for
review and approval.
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66. Tassajara Road Frontage Improvements. The
Developer shall install complete roadway and
utility improvements along the project’s
Tassajara Road frontage as shown on the
tentative map, with modifications as necessary
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to conform to the four lane ultimate precise
alignment currently being prepared by the City
of Dublin. Minor variations to the typical curb-
to-curb and right-of-way widths as shown on
the final adopted four lane precise plan may be
permitted along the project frontage as
determined by the City Engineer.
Required roadway and utility improvements for
the widening of Tassajara Road along the
project’s frontage shall include, but are not
limited to: installation of pavement (minimum
half-street width, or further as necessary for
smooth transition), curb, gutter, sidewalk,
driveway or street-type connection at private
street intersection, drainage improvements,
stormwater treatment measures, street trees,
landscaping, irrigation, street lights, utility
relocations, signing and striping.
Pavement removal, conforms and transitions
will be required as necessary to conform to
existing improvements in Tassajara Road, as
determined by the City Engineer. In addition,
the installation of a maximum 16’ wide raised or
striped median and the re-striping of the
existing southbound drop lane transition on the
west side of Tassajara Road shall be required, as
determined by the City Engineer.
Applicable Tassajara Road improvement costs
shall be credited appropriately against the
project’s Eastern Dublin Traffic Impact Fee
(EDTIF) in an amount not to exceed the costs
included in the 2010 EDTIF Update or
subsequent updates.
67. Tassajara Road Improvement (Between
Shadow Hill Drive and Existing Bridge).
Developer shall install new pavement section,
striping, drainage and any other unfinished
improvements within the area. These
improvement cost shall be credited
appropriately against the project’s Traffic
Impact Fee.
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68. Public Service Easements (PSE). A 5’ Public
Service Easement(s) shall be dedicated along
the project’s Tassajara Road to allow for the
proper placement of public utility vaults, boxes,
appurtenances or similar items behind the back-
of-sidewalk. Private improvements such as
fences, gates or trellises shall not be located
within the public service easements.
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Works
69. Private Streets. The Developer shall establish
private street access rights and install complete
street improvements for the proposed private
streets and alley ways within the development
as shown on the Tentative Map.
PW Final Map Public
Works
70. Improvements adjacent to Drainage
Conservation Area and Creek. Developer shall
construct all improvements within the property
boundary and shall not encroachment into the
adjacent creek or conservation area.
PW First Final
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71. Intersection Sight Distance. On-street parking
shall be restricted within the triangles created
by the Safe Stopping Sight Distance zones
(Visibility Zones) at the project entrance. In
addition, all landscaping and architectural
features shall be no more than 30-inches tall
inside the Visibility Zones at the project
entrances. The Visibility Zones shall be
determined by the traffic analysis. The traffic
analysis shall be reviewed and approved by the
Traffic Engineer.
PW First Final
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72. Private street and common area subdivision
improvements. Common area improvements,
private streets, private alleys and all other
subdivision improvements owned or maintained
by the homeowners’ owners association are
subject to review and approval by the City
Engineer prior to Final Map approval and shall
be included in the Tract Improvement
Agreement. Such improvements include, but are
not limited to: curb & gutter, pavement areas,
sidewalks, access ramps & driveways; enhanced
street paving; parking spaces; street lights
(wired underground) and appurtenances;
drainage facilities; utilities; landscape and
irrigation facilities; open space landscaping;
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stormwater treatment facilities; striping and
signage; and fire hydrants.
73. Private Street and Sidewalk Improvements.
The private sidewalk internal to the project shall
be minimum width of four feet (4’) and a foot
by five foot (5’x5’) “turnaround” areas shall be
provided at intervals of no less than two
hundred feet (200’).
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74. Private Street Easements. Public Utility
Easements (PUE), Sanitary Sewer Easements
(SSE) and Water Line Easements (WLE) shall be
established over all private streets within the
subdivisions. The PUE, SSE and WLE dedication
statements on the Final Map are to recite that
the easements are available for, but not limited
to, the installation, access and maintenance of
sanitary and storm sewers, water, electrical and
communication facilities. Project entry
monument signs and walls shall not be located
within these easements.
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75. Private Street Easements. The Developer shall
dedicate Emergency Vehicle Access Easements
(EVAE) over the clear pavement width of all
private streets and alleys. Easement geometry
shall be subject to the approval of the City
Engineer and Fire Marshall.
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76. Monuments. Final Maps shall include private
street monuments to be set in all private
streets. Private street monuments shall be set at
all intersections and as determined by the City
Engineer.
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77. Curb Ramps. Curb ramp layouts are not
approved at this time. The number, location and
layout of all curb ramps shall be reviewed and
approved by the City Engineer with the
Improvement Plans associated with each Final
Map. All pedestrian ramps shall be designed and
constructed to provide direct access to marked
or unmarked crosswalks. Each pedestrian ramp
shall be oriented such that it is aligned and
parallel to the marked or unmarked crosswalk it
is intended to serve. Pedestrian ramps serving
more than one marked or unmarked crosswalk
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shall not be provided, unless specifically
approved by the City Engineer.
78. Stormwater Management. The provided
Stormwater Management Plan, Sheet C5.0 of
the Tentative Map, prepared by Greenwood &
Moore Inc. dated 12/16/2015 is approved in
concept only, except as noted below. The final
Stormwater Management Plan is subject to City
Engineer approval prior to approval of the Tract
Improvement Plans. Approval is subject to the
developer providing the necessary plans,
details, and calculations that demonstrate the
plan complies with the standards issued by the
San Francisco Bay Regional Water Quality
Control Board.
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79. Trash Capture. The project Stormwater
Management Plan shall incorporate trash
capture measures such as inlet filters or
hydrodynamic separator units to address the
requirements of Provision C.10 of the Regional
Water Quality Control Board (RWQCB)
Municipal Regional Permit (MRP) to the
satisfaction of the City Engineer.
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80. Storm Water Treatment Measures
Maintenance Agreement. Developer shall enter
into an Agreement with the City of Dublin that
guarantees the property owner’s perpetual
maintenance obligation for all stormwater
treatment measures installed as part of the
project. Said Agreement is required pursuant to
Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2009-
0074. Said permit requires the City to provide
verification and assurance that all treatment
devices will be properly operated and
maintained. The Agreement shall be recorded
against the property and shall run with the land.
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81. Stormwater Source Control. “No Dumping
Drains to Bay” storm drain medallions per City
Standard Detail CD-704 shall be placed on all
public and private storm drain inlets.
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Works
82. Utilities. All new utility service connections,
including electrical and communications, shall
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be installed underground. Electrical
transformers shall be installed in underground
vaults within an appropriate utility easement or
public service easement.
going
83. Landscape Plans. Developer shall submit design
development Landscape Plans with the first plan
check for the street improvement plans and
final map for each respective tract. The
Landscape Plans shall show details, sections and
supplemental information as necessary for
design coordination of the various civil design
features and elements including utility location
to the satisfaction of the City Engineer.
Complete Landscape Plans shall be concurrently
approved with the Tract Improvement
Agreement and Final Map.
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84. Street Light and Joint Trench Plans. Streetlight
Plans and Joint Trench Plans shall be submitted
with the first plan check for the street
improvement plans and final map for each
respective tract. The final streetlight plan and
joint trench plan shall be completed prior to
Final Map approval for each respective
subdivision.
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85. Geotechnical Report. The Developer shall
submit a design level geotechnical investigation
report defining and delineating any seismic
hazard. The report shall be prepared in
accordance with guidelines published by the
State of California. The report is subject to
review and approval by a City selected peer
review consultant prior to the approval of the
Final map. The applicant shall pay all costs
related to the required peer review. The
recommendations of those geotechnical reports
shall be incorporated into the project plans
subject to the approval of the City Engineer.
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86. Soils Report. The Developer shall submit a
detailed soils report prepared by a qualified
engineer, registered with the State of California.
The required report shall include
recommendations regarding pavement sections
for all project streets including all perimeter
streets and internal public/private streets.
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Grading operations shall be in accordance with
recommendations contained in the required
soils report and grading shall be supervised by
an engineer registered in the State of California
to do such work.
87. Geotechnical Engineer Review and Approval.
The Project Geotechnical Engineer shall be
retained to review all final grading plans and
specifications. The Project Geotechnical
Engineer shall approve all grading plans prior to
City approval and issuance of grading permits.
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88. Grading. The disposal site and haul truck route
for any off-haul dirt materials shall be subject to
the review and approval by the City Engineer
prior to the approval the improvement plans or
issuance of a Grading Permit. If the Developer
does not own the parcel on which the proposed
disposal site is located, the Developer shall
provide the City with a Letter of Consent, signed
by the current owner, approving the placement
of off-haul material on their parcel. A grading
plan may be required for the placement of the
off-haul material.
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89. Dust Control/Street Sweeping. The Developer
shall provide adequate dust control measures at
all times during the grading and hauling
operations. All trucks hauling export and import
materials shall be provided with tarp cover at all
times. Spillage of haul materials and mud-
tracking on the haul routes shall be prevented
at all times. Developer shall be responsible for
sweeping of streets within, surrounding and
adjacent to the project if it is determined that
the tracking or accumulation of material on the
streets is due to its construction activities.
PW On-going Public
Works
90. Underground Obstructions. Prior to demolition,
excavation and grading on any portion of the
project site, all underground obstructions (i.e.,
debris, septic tanks, fuel tanks, barrels, chemical
waste) shall be identified and removed pursuant
to Federal, State and local regulations and
subject to the review and approval by the City.
Excavations shall be properly backfilled using
structural fill, subject to the review and
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approval of the City Engineer.
91. Resource Agency Permits. Prior to the start of
any grading of the site as necessary, permits
shall be obtained from the US Army Corps of
Engineers, the San Francisco Bay Regional Water
Quality Control Board, the State of California
Department of Fish and Game, and the US Fish
and Wildlife Service for the grading or alteration
of wetland areas within the site, if applicable.
The project shall be modified as needed to
respond to the conditions of the permits.
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92. Tassajara Road Bus Shelter. The Developer shall
construct a bus shelter along the Tassajara Road
frontage of the adjoining Quarry Lane School
property to the north of the project site. The
bus shelter shall be located north of the Quarry
Lane School driveway, adjacent to the existing
bus stop pullout, and within the existing
landscape area behind the sidewalk. The final
location of the bus shelter shall be approved by
LAVTA and the City Engineer. The bus shelter
shall have solar panel scalability for future
needs for any DC voltage signage in the bus
shelter. The Developer shall pay the cost of
procuring and installing the bus shelter.
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93. Signal Interconnect. The Developer shall extend
the existing Signal Interconnect along Tassajara
Road from the existing termination point at
Quarry Lane Traffic Signal cabinet to the
southerly limit of this project. The Conduit will
be extended and installed as part of the
frontage improvements on Tassajara Road.
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94. DO NOT BLOCK Pavement Markings. The
Developer shall install the DO NOT BLOCK
pavement Markings on Tassajara Road at the
project entrance driveway. The final design of
the markings shall be approved by the City
Traffic Engineer.
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PUBLIC WORKS – STANDARD CONDITIONS OF APPROVAL
95. Developer shall comply with the City of Dublin
Public Works Standard Conditions of Approval
contained below (“Standard Condition”) unless
specifically modified by Project Specific
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Conditions of Approval above.
96. Developer shall comply with the Subdivision
Map Act, the City of Dublin Subdivision, and
Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building
permit. All public improvements constructed by
Developer and to be dedicated to the City are
hereby identified as “public works” under Labor
Code section 1771. Accordingly, Developer, in
constructing such improvements, shall comply
with the Prevailing Wage Law (Labor Code.
Sects. 1720 and following).
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97. If there are conflicts between the Tentative Map
approval and the SDR approval pertaining to
mapping or public improvements the Tentative
Map shall take precedent.
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AGREEMENTS AND BONDS
98. Developer shall enter into a Tract Improvement
Agreement with the City for all public
improvements including any required offsite
storm drainage or roadway improvements that
are needed to serve the Tract that have not
been bonded with another Tract Improvement
Agreement.
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99. Developer shall provide performance (100%),
and labor & material (100%) securities to
guarantee the tract improvements, approved by
the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the
Final Map. (Note: Upon acceptance of the
improvements, the performance security may
be replaced with a maintenance bond that is
25% of the value of the performance security.)
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FEES
100. Developer shall dedicate parkland or pay in-lieu
fees in the amounts and at the times set forth in
City of Dublin Resolution No. 60-99, or in any
resolution revising these amounts and as
implemented by the Administrative Guidelines
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adopted by Resolution 195-99.
PERMITS
101. Developer shall obtain an Encroachment Permit
from the Public Works Department for all
construction activity within the public right-of-
way of any street where the City has accepted
the improvements. The encroachment permit
may require surety for slurry seal and restriping.
At the discretion of the City Engineer an
encroachment for work specifically included in
an Improvement Agreement may not be
required.
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102. Developer shall obtain a Grading/Sitework
Permit from the Public Works Department for
all grading and private site improvements that
serves more than one lot or residential
condominium unit.
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103. Developer shall obtain all permits required by
other agencies including, but not limited to
Alameda County Flood Control and Water
Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the
permits to the Public Works Department.
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SUBMITTALS
104. All submittals of plans and Final Maps shall
comply with the requirements of the “City of
Dublin Public Works Department Improvement
Plan Submittal Requirements”, and the “City of
Dublin Improvement Plan Review Check List”.
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105. Developer will be responsible for submittals and
reviews to obtain the approvals of all
participating non-City agencies. The Alameda
County Fire Department and the Dublin San
Ramon Services District shall approve and sign
the Improvement Plans.
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106. Developer shall submit a Geotechnical Report,
which includes street pavement sections and
grading recommendations.
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107. Developer shall provide the Public Works
Department a digital vectorized file of the
“master” files for the project when the Final
Map has been approved. Digital raster copies
are not acceptable. The digital vectorized files
shall be in AutoCAD 14 or higher drawing
format. Drawing units shall be decimal with the
precision of the Final Map. All objects and
entities in layers shall be colored by layer and
named in English. All submitted drawings shall
use the Global Coordinate System of USA,
California, NAD 83 California State Plane, Zone
III, and U.S. foot.
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FINAL MAP
108. The Final Map shall be substantially in
accordance with the Tentative Map approved
with this application, unless otherwise modified
by these conditions. Multiple final maps may be
filed in phases, provided that each phase is
consistent with the tentative map, that phasing
progresses in an orderly and logical manner and
adequate infrastructure is installed with each
phase to serve that phase as a stand-alone
project that is not dependent upon future
phasing for infrastructure.
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109. All rights-of-way and easement dedications
required by the Tentative Map shall be shown
on the Final Map.
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110. Any phasing of the final mapping or
improvements of a Tentative Map is subject to
the approval and conditions of the City
Engineer.
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111. Street names shall be assigned to each
public/private street pursuant to Municipal
Code Chapter 7.08. The approved street names
shall be indicated on the Final Map.
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112. The Final Map shall include the street
monuments to be set in all public streets.
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and Installed
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of
Improvemen
ts
EASEMENTS
113. Developer shall obtain abandonment from all
applicable public agencies of existing easements
and right of ways within the development that
will no longer be used.
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114. Developer shall acquire easements, and/or
obtain rights-of-entry from the adjacent
property owners for any improvements on their
property. The easements and/or rights-of-entry
shall be in writing and copies furnished to the
City Engineer.
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GRADING
115. A detailed Erosion Control Plan shall be included
with the Grading Plan approval. The plan shall
include detailed design, location, and
maintenance criteria of all erosion and
sedimentation control measures.
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116. A detailed Erosion Control Plan shall be included
with the Grading Plan approval. The plan shall
include detailed design, location, and
maintenance criteria of all erosion and
sedimentation control measures.
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117. Tiebacks or structural fabric for retaining walls
shall not cross property lines, or shall be located
a minimum of 2’ below the finished grade of the
upper lot.
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IMPROVEMENTS
118. The public improvements shall be constructed
generally as shown on the Tentative Map
and/or Site Development Review. However, the
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approval of the Tentative Map and/or Site
Development Review is not an approval of the
specific design of the drainage, sanitary sewer,
water, and street improvements.
Start of
Construction,
and On-going
119. All public improvements shall conform to the
City of Dublin Standard Plans and design
requirements and as approved by the City
Engineer.
PW Approval of
Improvemen
t Plans or
Start of
Construction,
and On-going
Public
Works
120. Public streets shall be at a minimum 1% slope
with minimum gutter flow of 0.7% around
bumpouts. Private streets and alleys shall be at
minimum 0.5% slope.
PW Approval of
Improvemen
t Plans or
Start of
Construction,
and On-going
Public
Works
121. Curb Returns on arterial and collector streets
shall be 40-foot radius, all internal public streets
curb returns shall be minimum 30-foot radius
(36-foot with bump outs) and private
streets/alleys shall be a minimum 20-foot
radius, or as approved by the City Engineer.
Curb ramp locations and design shall conform to
the most current Title 24 and Americans with
Disabilities Act requirements and as approved
by the City Traffic Engineer.
PW Approval of
Improvemen
t Plans or
Start of
Construction,
and On-going
Public
Works
122. Any decorative pavers/paving installed within
City right-of-way shall be done to the
satisfaction of the City Engineer. Where
decorative paving is installed at signalized
intersections, pre-formed traffic signal loops
shall be put under the decorative pavement.
Decorative pavements shall not interfere with
the placement of traffic control devices,
including pavement markings. All turn lane
stripes, stop bars and crosswalks shall be
delineated with concrete bands or color pavers
to the satisfaction of the City Engineer.
Maintenance costs of the decorative paving
shall be the responsibility of the Homeowners
Association
PW Approval of
Improvemen
t Plans or
Start of
Construction,
and On-going
Public
Works
123. Developer shall install all traffic signs and
pavement marking as required by the City
PW Occupancy of
Units or
Public
Works
38 of 45
Engineer. Acceptance
of
Improvemen
ts
124. Street light standards and luminaries shall be
designed and installed per approval of the City
Engineer. The maximum voltage drop for
streetlights is 5%.
PW Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
125. Developer shall construct all potable and
recycled water and sanitary sewer facilities
required to serve the project in accordance with
DSRSD master plans, standards, specifications
and requirements.
PW Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
126. Fire hydrant locations shall be approved by the
Alameda County Fire Department. A raised
reflector blue traffic marker shall be installed in
the street opposite each hydrant.
PW Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
127. Developer shall furnish and install street name
signs for the project to the satisfaction of the
City Engineer.
PW Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
128. Developer shall construct gas, electric, cable TV
and communication improvements within the
fronting streets and as necessary to serve the
project and the future adjacent parcels as
approved by the City Engineer and the various
Public Utility agencies.
PW Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
129. All electrical, gas, telephone, and Cable TV
utilities, shall be underground in accordance
with the City policies and ordinances. All utilities
shall be located and provided within public
utility easements and sized to meet utility
company standards.
PW Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
130. All utility vaults, boxes and structures, unless
specifically approved otherwise by the City
Engineer, shall be underground and placed in
PW Occupancy of
Units or
Acceptance
Public
Works
39 of 45
landscape areas and screened from public view.
Prior to Joint Trench Plan approval, landscape
drawings shall be submitted to the City showing
the location of all utility vaults, boxes and
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be signed
by the City Engineer prior to construction of the
joint trench improvements.
of
Improvemen
ts
131. Developer shall construct bus stops and shelters
at the locations designated and approved by the
LAVTA and the City Engineer. The Developer
shall pay the cost of procuring and installing
these improvements.
PW Prior to
Occupancy of
Units or
Acceptance
of
Improvemen
ts
Public
Works
CONSTRUCTION
132. The Erosion Control Plan shall be implemented
between October 15th and April 15th unless
otherwise allowed in writing by the City
Engineer. The Developer will be responsible for
maintaining erosion and sediment control
measures for one year following the City’s
acceptance of the subdivision improvements.
PW On-going as
Needed
Public
Works
133. If archaeological materials are encountered
during construction, construction within 100
feet of these materials shall be halted until a
professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or
the Society of Professional Archaeology (SOPA)
has had an opportunity to evaluate the
significance of the find and suggest appropriate
mitigation measures.
PW On-going as
Needed
Public
Works
134. Construction activities, including the
maintenance and warming of equipment, shall
be limited to Monday through Friday, and non-
City holidays, between the hours of 7:30 a.m.
and 5:30 p.m. except as otherwise approved by
the City Engineer. Extended hours or Saturday
work will be considered by the City Engineer on
a case-by-case basis.
PW On-going as
Needed
Public
Works
135. Developer shall prepare a construction noise
management plan that identifies measures to
be taken to minimize construction noise on
PW Start of
Construction
Implementati
Public
Works
40 of 45
surrounding developed properties. The plan
shall include hours of construction operation,
use of mufflers on construction equipment,
speed limit for construction traffic, haul routes
and identify a noise monitor. Specific noise
management measures shall be provided prior
to project construction.
on On-going
as Needed
136. Developer shall prepare a plan for construction
traffic interface with public traffic on any
existing public street. Construction traffic and
parking may be subject to specific requirements
by the City Engineer.
PW Start of
Construction;
Implementati
on On-going
as Needed
Public
Works
137. Developer shall be responsible for controlling
any rodent, mosquito, or other pest problem
due to construction activities.
PW On-going Public
Works
138. Developer shall be responsible for watering or
other dust-palliative measures to control dust as
conditions warrant or as directed by the City
Engineer.
PW Start of
Construction;
Implementati
on On-going
as Needed
Public
Works
139. Developer shall provide the Public Works
Department with a letter from a registered civil
engineer or surveyor stating that the building
pads have been graded to within 0.1 feet of the
grades shown on the approved Grading Plans,
and that the top & toe of banks and retaining
walls are at the locations shown on the
approved Grading Plans.
PW Issuance of
Building
Permits or
Acceptance
of
Improvemen
ts
Public
Works
NPDES
140. Prior to any clearing or grading, Developer shall
provide the City evidence that a Notice of Intent
(NOI) has been sent to the California State
Water Resources Control Board per the
requirements of the NPDES. A copy of the Storm
Water Pollution Prevention Plan (SWPPP) shall
be provided to the Public Works Departmen t
and be kept at the construction site.
PW Start of Any
Construction
Activities
Public
Works
141. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management
Practices (BMPs) appropriate to the project
construction activities. The SWPPP shall include
the erosion control measures in accordance
with the regulations outlined in the most
PW SWPPP to be
Prepared
Prior to
Approval of
Improvemen
t Plans;
Public
Works
41 of 45
current version of the ABAG Erosion and
Sediment Control Handbook or State
Construction Best Management Practices
Handbook. The Developer is responsible f or
ensuring that all contractors implement all
storm water pollution prevention measures in
the SWPPP.
Implementati
on Prior to
Start of
Construction
and On-going
as Needed
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
142. Prior to issuance of any building permit,
complete improvement plans shall be submitted
to DSRSD that conform to the requirements of
the Dublin San Ramon Services District Code, the
DSRSD “Standard Procedures, Specifications and
Drawings for Design and Installation of Water
and Wastewater Facilities”, all applicable DSRSD
Master Plans and all DSRSD policies.
DSR Issuance of
any building
permit
DSRSD
143. All mains shall be sized to provide sufficient
capacity to accommodate future flow demands
in addition to each development project's
demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master
planning.
DSR DSRSD
144. Sewers shall be designed to operate by gravity
flow to DSRSD’s existing sanitary sewer system.
Pumping of sewage is discouraged and may
only be allowed under extreme circumstances
following a case by case review with DSRSD
staff. Any pumping station will require specif ic
review and approval by DSRSD of preliminary
design reports, design criteria, and final plans
and specifications. The DSRSD reserves the
right to require payment of present worth 20
year maintenance costs as well as other
conditions within a separate agreement with
the applicant for any project that requires a
pumping station.
DSR DSRSD
145. Domestic and fire protection waterline systems
for Tracts or Commercial Developments shall be
designed to be looped or interconnected to
avoid dead end sections in accordance with
requirements of the DSRSD Standard
Specifications and sound engineering practice.
DSR DSRSD
146. DSRSD policy requires public water and sewer DSR DSRSD
42 of 45
lines to be located in public streets rather than
in off-street locations to the fullest extent
possible. If unavoidable, then public sewer or
water easements must be established over the
alignment of each public sewer or water line in
an off -street or private street location to
provide access for future maintenance and/or
replacement.
147. Prior to approval by the City of a grading permit
or a site development permit, the locations and
widths of all proposed easement dedications for
water and sewer lines shall be submitted to and
approved by DSRSD.
DSR Approval of a
grading
permit or
site
development
permit
DSRSD
148. All easement dedications for DSRSD facilities
shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on
the Final Map.
DSR Final Map
approval
DSRSD
149. Prior to approval by the City for Recordation,
the Final Map shall be submitted to and
approved by DSRSD for easement locations,
widths, and restrictions.
DSR Final Map
approval
DSRSD
150. Prior to issuance by the City of any Building
Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first,
all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a
wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
DSR Issuance of
any building
permit or
construction
permit
DSRSD
151. Prior to issuance by the City of any Building
Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first,
all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing
of improvement plans shall contain a signature
block for the District Engineer indicating
approval of the sanitary sewer or water facilities
shown. Prior to approval by the District
Engineer, the applicant shall pay all required
DSRSD fees, and provide an engineer’s estimate
of construction costs for the sewer and water
DSR Issuance of
any building
permit or
construction
permit
DSRSD
43 of 45
systems, a performance bond, a one-year
maintenance bond, and a comprehensive
general liability insurance policy in the amounts
and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for
final improvement drawing review by DSRSD
before signature by the District Engineer.
152. No sewer line or waterline construction shall
be permitted unless the proper utility
construction permit has been issued by DSRSD.
A construction permit will only be issued after
all fees have been paid.
DSR DSRSD
153. The applicant shall hold DSRSD, its Board of
Directors, commissions, employees, and agents
of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines
resulting from the construction and completion
of the project.
DSR On-going DSRSD
154. Improvement plans shall include recycled water
improvements as required by DSRSD. Services
for landscape irrigation shall connect to recycled
water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and
conform to the requirements therein.
DSR DSRSD
155. Above ground backflow prevention
devices/double detector check valves shall be
installed on fire protection systems connected to
the DSRSD water main. The applicant shall
collaborate with the Fire Department and with
DSRSD to size and configure its fire system.
The applicant shall minimize the number of
backflow prevention devices/double detector
check valves installed on its fire protection
system. The applicant shall minimize the visual
impact of the backflow prevention
devices/double detector check valves through
strategic placement and landscaping.
DSR DSRSD
156. Development plans will not be approved until
landscape plans are submitted and approved.
DSR Issuance of
building
permit
DSRSD
157. Grading for construction shall be done with
recycled water.
DSR Through
completion
DSRSD
158. Temporary potable irrigation meters in areas DSR DSRSD
44 of 45
with recycled water service shall only be
allowed for cross-connection and coverage
testing for a maximum of 14 calendar days.
159. Where the narrow width of a proposed alley or
cul-de-sac would make the standard spacing
between water mains and sewer mains
unworkable, the developer must request an
exemption from DSRSD’s standard spacing
requirements between mains. Such an
exemption may be granted, but only if:
1) The spacing between the sewer and
water main is the maximum width
possible using the proposed width of the
alley.
2) In no case is the spacing between the
sewer and water main less than five (5)
feet measured edge to edge.
3) The vertical separation between the
water line and the sewer line is at least
one (1) foot with the sewer line deeper
than the water line.
4) The material for the water line is Class
200 pressure rated PVC water pipe (DR
14 per AWWA C900-97 & C905-97) and
the material for the sewer main is PVC
pipe using bell and spigot joints using
rubber gaskets meeting the
requirements of ASTM D3034, SDR26,
cell classification 12454-B or 12454-C.
Developer should be aware that the exemption
is not guaranteed to be granted, but may be
granted if all special provisions for the narrow
alleyway are followed.
DSR DSRSD
160. To more accurately determine how much sewer
capacity should be allocated to this project,
applicant shall submit to the District a one-year
interior water consumption history of a similar
establishment.
DSR DSRSD
161. The project is located within the District
Recycled Water Use Zone (Ord. 301), which
calls for installation of recycled water irrigation
systems to allow for the future use of recycled
water for approved landscape irrigation
demands. Recycled water will be available as
DSR DSRSD
45 of 45
described in the DSRSD Water Master Plan
Update, December 2005. Unless specifically
exempted by the District Engineer, compliance
with Ordinance 301, as may be amended or
superseded, is required. Applicant must submit
landscape irrigation plans to DSRSD. All
irrigation facilities shall be in compliance with
District’s “Recycled Water Use Guidelines” and
Dept. of Health Services requirements for
recycled water irrigation design.
PASSED, APPROVED AND ADOPTED this ____ day of ____, 2017, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
_________________________________
City Clerk