HomeMy WebLinkAboutItem 6.1 - 1690 Schaefer Ranch Lot 70
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STAFF REPORT
CITY COUNCIL
DATE: November 21, 2017
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Schaefer Ranch Lot 70 General Plan Amendment, Conditional Use Permit
to Amend the Planned Development Zoning, Site Development Review
Permit and Lot Line Adjustment (PLPA-2017-00024)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
The City Council will consider a request by Schaefer Ranch Holdings LLC (Discovery
Builders) for entitlements to increase the size of the undeveloped lot 70 located at 7931
Ridgeline Place. 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 a General Plan
Amendment, a Conditional Use Permit to amend the Planned Development Zoning, Site
Development Review Permit, and a Lot Line Adjustment.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate and adopt the following Resolutions: 1)
Approving a General Plan Amendment for approximately 0.35 acres located within
Schaefer Ranch; 2) Approving a Conditional Use Permit for a Minor Amendment to the
Planned Development Zoning District for Schaefer Ranch; and 3) Approving a Site
Development Review Permit to Allow for Site Improvements within Schaefer Ranch.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with this request are borne by the
Applicant.
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 is owned by
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the Schaefer Ranch Geologic Hazard Abatement District (GHAD), has been dedicated
to the East Bay Regional Parks District or placed in permanent conservation
easements. All of the homes within Schaefer Ranch have been completed except for
the 18 homes in Unit 3 (at the terminus of Dublin Boulevard) and lot 70, which is the
subject of this Staff Report.
Vicinity Map
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 as
shown below. This open space area adjacent to lot 70 is currently owned by the
Schaefer Ranch GHAD. 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
Existing Configuration Proposed Configuration
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anticipates constructing their single-story “Early Californian” (Plan B1) on lot 70 in
accordance with the a pproved Site Development Review Permit for this neighborhood.
The following is a brief overview of the requested entitlements. Please refer to the
Planning Commission Staff Report (Attachment 1) for a complete analysis of the
project.
• General Plan Amendment – To change approximately 0.35 acres from
Open Space to Single-Family Residential (Attachment 2).
• Conditional Use Permit – To make a minor amendment to the
Planned Development Zoning District to change the zoning of approximately
0.35 acres f rom Open Space to Single-Family Residential and corresponding
changes to the Stage 2 Development Plan (Attachment 3).
• 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
f encing (Attachment 5).
• Lot Line Adjustment – To adjust the boundaries of lot 70 to incorporate the
0.35 acres of vacant land.
PLANNING COMMISSION REVIEW:
The Planning Commission held a Public Hearing on O ctober 24, 2017, to review the
proposed project. The Planning Commission recommended that the City Council deny
the project based on concerns about the loss of public open space; no evidence of
public benefit resulting from action; and concern that the app roval could set a precedent
for other homeowners to increase their lot size by incorporating ad jacent open space
(Attachments 7 and 8). Prior to the Planning Commission Meeting, the City received a
letter of opposition to project from the resident of Lot 7 1 located at 7928 Ridgeline Place
(Attachment 9).
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners a nd
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. A copy of
this Staff Report has been provided to the Applicant.
ENVIRONMENTAL REVIEW:
The impacts of the Schaefer Ranch project were analyzed in an environmental impact
report that was certif ied 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
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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.
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 the Schaefer
Ranch project, and the subsequent addendums.
ATTACHMENTS:
1. Planning Commission Staff Report dated October 24, 2017 without attachments
2. City Council Resolution Approving a General Plan Amendment for Approximately
0.35 acres Located within Schaefer Ranch
3. City Council Resolution Approving a Conditional Use Permit for a Minor Amendment
to the Planned Development Zoning District
4. Exhibit A to Attachment 3
5. City Council Resolution Approving a Site Development Review Permit to Allow for
Site Improvements within Schaefer Ranch
6. Exhibit A to Attachment 5
7. Draft Planning Commission Minutes dated October 24, 2017
8. Planning Commission Resolution 17-11 Recommending that the City Council Deny
the Project
9. Letter of Opposition from the Resident at 7928 Ridgeline Place
STAFF REPORT
PLANNING COMMISSION
DATE: October 24, 2017
TO: Planning Commission
SUBJECT: Schaefer Ranch Lot 70 General Plan Amendment, Conditional Use Permit to
amend the Planned Development Zoning, Site Development Review Permit and
Lot Line Adjustment (PLPA-2017-00024)
Report prepared by Martha Battaglia, Associate Planner
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.
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
Planning for the Schaefer Ranch project area was initially addressed in the W estern
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 (Resolutio n 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 f or 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 Schaef er 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:
• 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
f rom 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.
AN ALYSIS:
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
f rom 6,792 square feet to approximately 22,195 square feet, or 0.51 acres. The
proposed lot size is within the PD Single -Family Residential land use designation (.9 – 6
dwelling units per acre).
5.1
EXIST ING LAND USE PROPOSED L AND USE
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 f rom PD-Open Space to PD-Single-Family Residential to ensure
consistency with the proposed General Plan land use designation. In addition,
corresponding modif ications 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 conf iguration.
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 f or 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; theref ore, 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 f eet 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 neighb or 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
Revie w 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.
Lot Line Adjustment
If the proposed project is approved, the Applican t 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 t o be in conformance, the LLA will be
approved by the Community Development Director.
CONSISTENCY WITH GENERAL PL AN & ZONING ORDINANCE:
The proposed amendment to the General Plan and Planned Development Zoning
reflect land uses that are compatible with the existing neighborhood character. The
5.1
proposed project will not result in any additional residential units within Schaefer Ranch.
The minor amendments to the Planned Development zoning and Site Development
Revie w are consistent with the requested land use amendments. The proposed project
has been reviewed for conformance with the Community Design and Sustainability
Element of the General Plan. The project has been designed to be compatible with
adjacent and surrounding development.
REVIEW BY APPLICAB LE DEP ARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public W orks 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 a nd
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 t he
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 certif ied 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.
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.
ATT ACHMENTS:
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 2 Draft City Council Resolution Approving a Conditional Use Permit
5.1
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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 3 Draft City Council Resolution Approving a Site Development Review
Permit
3b. Exhibit A to Draft City Council Resolution Approving a Site Development Review
Permit
4. Letter from Resident at 7928 Ridgeline Place
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RESOLUTION NO. xx - 17
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING A GENERAL PLAN AMENDMENT FOR APPROXIMATELY
0.35 ACRES LOCATED WITHIN 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 and 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, consistent with California Government Code Section 65352.3, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. 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
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WHEREAS, on October 24, 2017, the Planning Commission adopted Resolution 17-11
(incorporated herein by reference) recommending that the City Council deny the project
approvals which include the General Plan Amendment, Conditional U se Permit to amend the
Planned Development Zoning Stage 2 Development Plan and Site Development Review Permit
for Schaefer Ranch Lot 70 based on the following: 1) Loss of public open space; 2) no evidence
of public benefit resulting from action; and 3) Co ncern that the approval could set a precedent
for other homeowners to increase their lot size by incorporating adjacent open space; and
WHEREAS, on November 21, 2017, the City Council held a properly noticed public
hearing to consider 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 November 21, 2017, and incorporated herein by
reference described and analyzed the project for the City Council and recommended approval of
the General Plan amendment for the Project; and
WHEREAS, the City Council did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth prior to
taking any action on the project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council hereby approves the proposed
amendment to the General Plan to change the land use designation of 0.35 acres from Open
Space to Single-Family Residential and amend the Land Use Map (Figure 1-1) based on
findings that the amendments are in the public interest and that the General Plan as so
amended will remain internally consistent.
Existing Land Uses Proposed Land Uses
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PASSED, APPROVED, AND ADOPTED this 21st day of November, 2017 by the
following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________________
Mayor
ATTEST:
_______________________________________
City Clerk
G:\PA\2017\PLPA-2017-00024 Schaefer Ranch Lot 70 GPA, PD Amendment, SDR & LLA\CC Hearing 11.21.17\CC Attchmnts\Att 2 City
Council Resolution Approving a General Plan Amendment for approximately 0.35 acres located within Schaefer Ranch.doc
` 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 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 17-11
(incorporated herein by reference) recommending that the City Council deny the project
approvals which include the General Plan Amendment, Conditional Use Permit to amend the
Planned Development Zoning Stage 2 Development Plan and Site Development Review Permit
for Schaefer Ranch Lot 70 based on the following: 1) Loss of public open space; 2) no evidence
of public benefit resulting from action; and 3) Concern that the approval could set a preceden t
for other homeowners to increase their lot size by incorporating adjacent open space; and
WHEREAS, on November 21, 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 November 21, 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 and
considered all said reports, recommendations, and testimony hereinabove set forth prior to
taking any action on the project.
WHEREAS, on November 21, 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 working 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 wit hin 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
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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)
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 use 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 ado pted 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.
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PASSED, APPROVED, AND ADOPTED this 21st day of November, 2017 by the
following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________________
Mayor
ATTEST:
_______________________________________
City Clerk
G:\PA\2017\PLPA-2017-00024 Schaefer Ranch Lot 70 GPA, PD Amendment, SDR & LLA\CC Hearing 11.21.17\CC Attchmnts\Att 3. City
Council Resolution Approving a Conditional Use Permit for a minor amendment to the Planned Development Zoning District.doc
TRACT 6765 - SCHAEFER RANCH
1 inch = ft.
( IN FEET )
GRAPHIC SCALE
LEGEND
ABBREVIATIONS
RIDGELINE
PLACE
7931 RIDGELINE PLACE
LOT 70
PLAN B1- 3,155 SF
LOT SF - 21,016 SF
NOTES:
LANDSCAPE AREA :3,012 SF
LOT COVERAGE:18.8%
GROUND FLOOR AREA: 3,952 SF APN: 941-2834-34
Page 1 of 11
RESOLUTION NO. xx-17
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING A SITE DEVELOPMENT REVIEW PERMIT TO ALLOW FOR SITE IMPROVEMENTS
WITHIN 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 Amen dment 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 Permit, and
approval of a Lot Line Adjustme nt 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 Site Development Review Permit includes improvements to lot 70 and the
adjacent open space parcel. The improvements include a 12’ wide all-weather access, landscaping
and changes to the fence locations; 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 applicant proposes to construct and landscape a 12-foot-wide access
roadway, front yard landscaping, and fencing as shown on plans prepared by MD Fotheringham &
Associates received September 21, 2017 (attached as 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 Environmen tal 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
Page 2 of 11
WHEREAS, a Staff Report dated October 24, 2017 was submitted to the City of Dublin
Planning Commission recommending City Council approval of the Project, including the Site
Development Review; and
WHEREAS, on October 24, 2017, the Planning Commission adopted Resolution 17-11
(incorporated herein by reference) recommending that the City Council deny the project approvals
which include the General Plan Amendment, Conditional Use Permit to amend the Planned
Development Zoning Stage 2 Development Plan and Site Development Review Permit for Schaefer
Ranch Lot 70 based on the following: 1) Loss of public open space; 2) no evidence of public benefit
resulting from action; and 3) Concern that the approval could set a precedent for other hom eowners
to increase their lot size by incorporating adjacent open space; and
WHEREAS, a Staff Report dated November 21, 2017 and incorporated herein by reference,
described and analyzed the Project, including the proposed Site Development Review Permit, for the
City Council; and
WHEREAS, on November 21, 2017, the City Council held a duly noticed public hearing on the
Project at which time all interested parties had the opportunity to be heard ; and
WHEREAS, the City Council did hear and use its independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth before approving the Project.
WHEREAS, following the public hearing, the City Council adopted Resolution xx-17 approving
an amendment to the General Plan and adopted Resolution xx-17 approving a Conditional Use Permit
to approve a minor Amendment to the Planned Development Zoning District. The above resolutions
are incorporated herein by reference and are available for review at City Hall during normal busi ness
hours; and
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made
a part of this resolution.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding the proposed Site Development Review for
improvements to lot 70 and the adjacent Open Space parcel.
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because: 1)
the project will be consistent with the architectural character and scale of development in
the area; 2) the project is consistent with the General Plan land use designations of Single-
Family Residential; and 3) the project complies with the development standards established
in the Planned Development ordinance for the Project.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible with the intended use, proposed subdivision, and the surrounding properties.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and
the lot in which the project is proposed because: 1) the project completes the established
Page 3 of 11
neighborhood as originally intended; and 2) the project will contribute to housing
opportunities as a complement to the surrounding neighborhoods.
D. The subject site is suitable for the type and intensity of the approved development because:
1) the Project development envelope is tailored to protect the hillsides which are
designated for open space and provide proper drainage; 2) the Project will implement all
applicable prior adopted mitigation measures; and 3) the project site is fully served by
public services and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because : 1) the Project
is required to comply with all previously adopted mitigation measures designed to ensure
slope stability; 2) grading on the site will ensure that the site drains away from any
structures and complies with the Regional Water Quality Control Board requirements.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing uses in the area.
G. Landscape considerations, including the location, type, size, color, textu re and coverage of
plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because: 1)
the proposed landscape palate is consistent with the su rrounding properties; 2)
landscaping is being added adjacent to the GHAD access road; and 3) the project will
conform to the Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) project site is served by existing roadways and
no changes are proposed; 2) bicyclists and pedestrians will retain property circulation
through the surrounding homes; and 3) the project will provide access to the adjacent
GHAD parcel.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site
Development Review Permit for site improvements within Schaefer Ranch lot 70 and on the adjacent
Open Space parcel. The improvements include a 12-foot-wide roadway, landscaping and fencing as
shown on plans prepared by MD Fotheringham & Associates received September 21, 2017, attached
as Exhibit A, and subject to the conditions included below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F]
Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore
Dublin Disposal, [CO] Alameda County Department of Environmental Health, [Zone 7], Alameda
County Flood Control and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley
Transit Authority, [CHS], California Department of Health Services.
Page 4 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
GENERAL – SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval is for Schaefer
Ranch lot 70 and adjacent GHAD access area, PLPA-2017-00024.
The improvements include a 12’ wide all weather road to provide
access to the adjacent GHAD parcel, landscaping of the access
area and front yard of lot 70 and fencing. This Site Development
Review shall generally conform to the project plans submitted by
Apex Civil Engineering & Land Surveying dated September 28,
2017 and the project plans submitted by MD Fotheringham
Landscape Architects dated September 21, 2017, on file in the
Community Development Department, and other plans, text, and
diagrams relating to this application, unless modified by the
Conditions of Approval contained herein. This approval is subject to
approval of the companion General Plan Amendment and related
Conditional Use Permit to amend the Planned Development Zoning.
PL On-going
2. Permit Expiration. Approval of this Site Development Review
Permit shall be valid for one year from the effective date.
Construction shall commence within one (1) year of Permit approval
or the Permit shall lapse and become null and void. If there is a
dispute as to whether the Permit has expired, the City may hold a
noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation
proceedings in appropriate circumstances. If a Permit expires, a
new application must be made and processed according to the
requirements of this Ordinance.
PL One Year After
Effective Date
3. Time Extension. The original approving decision-maker may,
upon the Applicant’s written request for an extension of approval
prior to expiration, upon the determination that all Conditions of
Approval remain adequate and all applicable findings of approval
will continue to be met, grant an extension of the approval for a
period not to exceed six (6) months. All time extension requests
shall be noticed and a public hearing shall be held before the
original hearing body.
PL Prior to
Expiration Date
4. Compliance. The Applicant/Property Owner shall operate this use
in compliance with the Conditions of Approval of this Site
Development Review, the approved plans and the regulations
established in the Zoning Ordinance and Grading Ordinance and all
building and fire codes in effect at the time of building permit . Any
violation of the terms or conditions specified may be subject to
enforcement action.
PL, PW On-going
5. Revocation of Permit. The Site Development Review approval
shall be revocable for cause in accordance with Section 8.96.020.I
of the Dublin Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to citation.
PL On-going
6. Requirements and Standard Conditions. The Applicant/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department, Dublin
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental Health, Dublin
San Ramon Services District and the California Department of
Various Building Permit
Issuance
Page 5 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Health Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any improvements
related to this project, the Developer shall supply written statements
from each such agency or department to the Planning Division,
indicating that all applicable conditions required have been or will
be met.
7. Required Permits. 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 Wildlife, Army Corps of Engineers,
Regional Water Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
PW Building Permit
Issuance
8. Fees. Applicant/Developer shall pay all applicable fees in effect at
the time of building permit issuance, 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, Fire Facilities
Impact fees, Alameda County Flood and Water Conservation
District (Zone 7) Flood Control and Water Connection fees; or any
other fee that may be adopted and applicable.
Various Building Permit
Issuance
9. Indemnification. The Applicant/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 extent
such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law;
provided, however, that the Applicant/ Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying the Applicant/Developer of any said claim, action,
or proceeding and the City's full cooperation in the defense of such
actions or proceedings.
ADM On-going
10. Clarification of Conditions. In the event that there needs to be
clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to the
Applicant/Developer without going to a public hearing. The Director
of Community Development and the City Engineer also have the
authority to make minor modifications to these conditions without
going to a public hearing in order for the Applicant/Developer to
fulfill needed improvements or mitigations resulting from impacts to
this project.
Various On-going
11. 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 site.
PL On-going
12. Modifications. Modifications or changes to this Site Development
Review approval may be considered by the Community
Development Director if the modifications or changes proposed
comply with Section 8.104.100 of the Zoning Ordinance.
PL On-going
Page 6 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
13. Security Requirements. The Applicant/Developer shall comply
with all applicable City of Dublin Non-Residential Security
requirements.
PL Building Permit
Issuance &
On-going
LANDSCAPING
14. Final Landscape and Irrigation Plan. A Final Landscape and
Irrigation Plan prepared and stamped by a State licensed landscape
architect or registered engineer shall be submitted for review and
approval by the Community Development Director.
PL Building Permit
Issuance
15. Root Barriers and Tree Staking. The landscape plans shall
provide details showing root barriers for street trees and tree
staking will be installed which meet current City specifications.
PL Building Permit
Issuance
16. Plant Clearances. All trees planted shall meet the following
clearances:
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 20’ from
either side of a streetlight.
PL Building Permit
Issuance
17. Irrigation System Warranty. The Applicant/Developer shall
warranty the irrigation system and planting for a period of one year
from the date of installation. The Applicant/Developer shall submit
for the Dublin Community Development Department approval, a
landscape maintenance plan for the Common Area landscape
including a reasonable estimate of expenses for the first five years.
PL Building Permit
Issuance
18. Shrubs. All shrubs shall be continuously maintained including
pruning and regular watering. If at any time the shrubs throughout
the project site are damaged, missing, dead or dying, these shrubs
shall be immediately replaced with the same species to the
reasonable satisfaction of the Community Development Director.
PL On-going
19. Trees. The property owner shall continually maintain all trees
shown on the approved Landscape Plans including replacing dead
or dying trees with the same species, pruning and regular watering
of the trees. Within five years and every five years thereafter, all
trees which are to be installed in conjunction with this project shall
show normal growth to the reasonable satisfaction of the
Community Development Director. If the trees have not shown
normal growth, the property owner shall replace the trees to the
reasonable satisfaction of the Community Development Director.
PL On-going
20. Water Efficient Landscaping Ordinance. Water Efficient
Landscaping Regulations. The Applicant/Developer shall meet
all requirements of the City of Dublin's Water-Efficient Landscaping
Regulations, Section 8.88 of the Dublin Municipal Code. The
Applicant/Developer shall submit written documentation to the
Community Development Director (in the form of a Landscape
Documentation Package and other required documents) that the
development conforms to the City’s Water Efficient Landscaping
Ordinance.
PL Occupancy
Page 7 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
BUILDING & SAFETY
21. Building Codes and Ordinances. All project construction shall
conform to all building codes and ordinances in effect at the time of
building permit.
B Through
Completion
22. Retaining Walls. All retaining walls over 30 inches in height and in
a walkway shall be provided with guardrails. All retaining walls with
a surcharge or 36 inches without a surcharge shall obtain permits
and inspections from the Building & Safety Division.
B Through
Completion
23. 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 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.
B Building Permit
Issuance
24. 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 Building Permit
Issuance
25. Air Conditioning Units. Air conditioning units and ventilation ducts
shall be screened from public review 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 PD text.
B Occupancy
26. Temporary Fencing. Temporary construction fencing shall be
installed along the perimeter of all exterior work under construction.
B Through
Completion
27. Addressing.
a. Addresses will be required on the front of the dwelling.
b. Address signage shall be provided as per the Dublin
Residential Security Code.
c. Exterior address numbers shall be backlight and be posted
in such a way that they may be seen from the street.
B Prior to
Occupancy
28. 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
29. 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 Building Permit
Issuance
Page 8 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
30. Green Building. Prior to final, the project shall submit a completed
checklist with appropriate verification that all Green Building Code
requirements have been installed.
Homeowner Manual – if Applicant takes advantage of this point the
Manual shall be submitted to the Green Building Official for review
or a third party reviewer with the results submitted to the City.
Landscape plans shall be submitted to the Green Building Official
for review.
Developer may choose self-certification or certification by a third
party as permitted by the Dublin Municipal Code. Applicant shall
inform the Green Building Official of method of certification prior to
release of the first permit in each subdivision / neighborhood.
B Building Permit
Issuance
31. 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 plan check on the site plan and
roof plan. This condition of approval will be waived if the project
meets the exceptions provided in the CA Energy Code.
B Through
Completion
32. Wildlife Management. The project is located in a W ildfire
Management area and shall meet those additional code
requirements.
B Through
Completion
PUBLIC WORKS – GENERAL
33. Clarifications and Changes to the Conditions. In the event that
there needs to be clarification to these Conditions of Approval, the
Directors of Community Development and Public Works have the
authority to clarify the intent of these Conditions of Approval to the
Applicant/Developer by a written document signed by the Directors
of Community Development and Public Works and placed in the
project file. The Directors also have the authority to make minor
modifications to these conditions without going to a public hearing
in order for the Applicant to fulfill needed improvements or
mitigations resulting from impacts of this project.
PW Approval of
Improvement
Plans
34. Standard Public Works Conditions of Approval.
Applicant/Developer shall comply with all applicable City of Dublin
Public Works Standard Conditions of Approval. In the event of a
conflict between the Public Works Standard Conditions of Approval
and these Conditions, these Conditions shall prevail.
PW Approval of
Improvement
Plans
35. Damage/Repairs. Applicant/Developer shall be responsible for the
repair of any damaged pavement, curb & gutter, sidewalk, or other
public street facility resulting from construction activities associated
with development of the project.
PW Occupancy
36. Site Plan. On-site improvements shall be designed in accordance
with the approved site plan, entitled “7931 Ridgeline Place Lot 70
(Plan B1 3,010 SF) Tract 6765 – Schaefer Ranch” by Apex Civil
Engineering & Land Surveying (dated September 28, 2017, and
landscape plans entitled “Schaefer Ranch Lot 70” by MD
Fotheringham Landscape Architects dated September 21, 2017,
and these Conditions of Approval.
The following notes shall be added to the plans:
a. Add a “CALL BEFORE YOU DIG! Contact Underground Service
Alert (USA) at 1-800-227-2600 at least 2 working days before
PW Building Permit
Issuance
Page 9 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
excavating.”
b. Unless otherwise noted on the plans, finished ground surfaces
shall be graded to drain the finished site properly within 10-feet
of any building foundation with a slope of 5% away from any
building or structure. All exterior hardscape within 10-feet of a
building foundation shall be installed with a 2% minimum slope
away from any building or structure. Drainage swales shall be a
1.5% minimum slope. All graded slopes shall have a maximum
slope of 3H to 1V (33%), unless shown otherwise on the plans.
c. Lot grading shall conform at the property lines and shall not
slope toward property lines in a manner which would cause
storm water to flow onto neighboring property. Historic drainage
patterns shall not be altered in a manner to cause drainage
problems to neighboring property.
d. New rainwater downspouts shall direct runoff to a landscaped
area or as recommended by the Soils Engineer. Downspouts
may be connected to a pop-up drainage emitter in the
landscaped area or may drain to splash blocks or cobblestones
that direct water away from the building.
e. Contractor to field verify existing drainage. If the existing
drainage system is damaged during excavation, contractor shall
repair and/or reroute drainage system and connect to existing
drainage facility as necessary.
f. Existing public improvements that are damaged by the project
construction shall be repaired or replaced. Existing damaged
public improvements within the project limits shall be repaired or
replaced, even if the damaged occurred prior to the start of
construction.
37. Grading/Sitework Permit. The Applicant /Developer shall obtain
a Grading/Sitework Permit from Public Works Department for all
site improvement or grading work.
The Grading/Sitework Permit will be based on the final approved
set of Civil plans and will not be issued until all plan check
comments have been resolved.
A copy of the Grading/Sitework Permit application may be found
on the City’s website at:
http://www.ci.dublin.ca.us/DocumentCenter/View/12218
The Applicant will also be responsible for any adopted increases to
the fee amount or additional fees for inspection of the work.
PW Issuance of
Grading/
Sitework Permit
& During
Construction
38. Storm Drain Easement. A 10-foot wide Storm Drain Easement that
follows the alignment of the existing 18” Storm Drain line within the
proposed lot 70 parcel has been previously recorded. Landscaping
improvements and other hardscape improvements may be
permitted over the Storm Drain Easement with City Engineer
approval.
PW Building Permit
Issuance
39. GHAD Parcel Access. A 12-foot wide all-weather surface access
road with a structural section designed to support HS20 loading and
4-foot wide landscaping on either side of the access road will be
provided to the GHAD parcel will be provided in the 20-foot wide
strip located between lot 70 and lot 71.
a. A 10-foot wide driveway approach that meets current ADA
requirement shall be constructed at the beginning of the GHAD
PW Building Permit
Issuance
Page 10 of 11
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Access on Ridgeline Place.
b. 16-foot wide gate shall be installed into the existing barbed-wire
fencing at the western terminus of the access road.
PUBLIC WORKS – CONSTRUCTION
40. Erosion Control During Construction. Applicant/Developer shall
include an Erosion and Sediment Control Plan with the Grading and
Improvement plans for review and approval by the City
Engineer/Public Works Director. Said plan shall be designed,
implemented, and continually maintained pursuant to the City’s
NPDES permit between October 1st and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise directed by the
City Engineer/Public Works Director.
PW Issuance of
Grading/
Sitework Permit
& During
Construction
41. Construction Hours. Construction and grading operations shall be
limited to weekdays (Monday through Friday) and non-City holidays
between the hours of 7:30 a.m. and 5:00 p.m. The Applicant
Developer may request permission to work on Saturdays and/or
holidays between the hours of 8:30 am and 5:00 pm by submitting a
request form to the City Engineer no later than 5:00 pm the prior
Wednesday. Overtime inspection rates will apply for Saturday
and/or holiday work.
PW During
Construction
42. Temporary Fencing. Temporary Construction fencing shall be
installed along perimeter of all work under construction to separate
the construction operation from the public. 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 City Engineer/Public Works Director.
PW During
Construction &
Occupancy
43. Construction Noise Management Plan. Applicant/Developer shall
prepare a Construction Noise Management Plan, to be approved by
the City Engineer and Community Development Director that
identifies measures to be taken to minimize construction noise on
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 included in
project plans and specifications.
PW During
Construction &
Grading Activities
Page 11 of 11
PASSED, APPROVED, AND ADOPTED this 21st day of November, 2017 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
G:\PA\2017\PLPA-2017-00024 Schaefer Ranch Lot 70 GPA, PD Amendment, SDR & LLA\CC Hearing 11.21.17\CC Attchmnts\Att 5. City Council
Resolution Approving a Site Developmet Review Permit to allow for site improvements within Schaefer Ranch.doc
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WIRE; EXTEND INTO
SURROUNDING PLANRNG
AREAS MIN. 12 INCHES;
STAKE IN PLACE
� LAW N SOD
:::.,: ^Y: '. .:' - .::`:<^::."•r:- •::.; AMENDED TOPSOIL
III °IIII °IIII °IIII °IIII °IIII °IIII pii 4 "THICK N
= IIII = IIII = IIII =IIII = IIII = IIII -11 =1I �- SUBGRADE TO esq
=1111_III JIII -111L -IIII= IIII = IIII =IIIL AT FINE GRADING _
GOPHER - RESISTANT LAWN INSTALLATION
NTS
ALTERNATING
LAP PATTERN
4 ZX4 CAP
�W/ 2" DADO
OVERLAP
P
]ALTERNATING)
4X9 POSTS m
8.0 C'
4
1X1 CLEAT -ONE
ONLY
2X4 BOTTOM RAIL
Il ? 8
8 "DIA. BY 2'DEEP
9 GC -1
O P
T S-1 O
PSE SECTION
' 1
NOTES:
ORNAY '
I E
EXCEPT ALONG DUBLIN BLVD AND ALONG OPEN SPACE PARCELS.
N M
M S
SHALL BE USED.
3. IN SIDE YARD CONDITION ALL FENCES SHALL BE MINIMUM 5'-e" FROM SIDEWALKS.
4. POSTS AND KICK BOARDS TO BE 4 X 4 X e' PRESSURE TREATED FIR, CEDARTONE COLOR
' 5
5. ALL OTHER WOOD MEMBERS SHALL BE CONSTRUCTION COMMON REDWOOD.
6. ALL NAILS AND FASTENERS SHALL BE HOT - DIPPED GALVANIZED.
7.S STAPLES WILL NOT BE ALLOWED.
LAWN GOOD NEIGHBOR FENCE
(535 SF) ` I / 1/2., = 1' _ U„
B RIpp ROAR'
II AVP-
STREET TREE REFER TO
.MASTER FENCING PLAN.
SHEET 171, (TYP)
STORM DRAIN LINE
EASEMENT
LAYOUT & PLANTING PLAN
2 PLANTING NOTES
0 10 20 1. REFER TO THIS SHEET FOR PLANTING LEGEND.AND Ll AND L2 FOR NOTES AND DETAILS
2. CONTRACTOR SHALL NOT USE THE SAME SHRUB IN ADJACENT LOTS
3. GROUNDCOVER SHALL BE PLANTED AMIN OF 1B" FRDM BACK OF CITY WALK
FEET 4. HEADER SHALL ADJACENT LOTS
5. ONLY ONE I1) ACCENT TREE NEEDS TO BE INSTALLED IF DRIVEWAYS ARE PARTED.
PLANTING LEGEND
Symbol Botanical Common Size I Maximum Water
Name Name Dia. Needs
Tress
T-1 Cercis canadensis'Forest Pansy' Eastern Redbud 15 Gal. 15'0" Low
Shrubs
S-1 Lavandula a. 'Hidcote' (E) English Lavender 1 Gal. Ile, Low
S-2 Pdtosporum t. 'Creme De Mint' (E) Dwarf Mock Orange 1 Gal. T01' Low
S-3 Rhaphfolepis I. 'Enchantress' (E) Indian Hawthorn 5 Gal. 47 Low
S-4 Grevillea X'Noell' (E) Noell Grevillea 5 Gal. 510" Low
S-5 Westringia rosmarinformis (E) Coast Rosemary 5 Gal. 610" Low
S - 6 Xylosma c. "Compsctum' (E) Compact Shiny Xylosma 5 Gal. TO" Low
Ground Covers
GC - 1 Myoporum p. 'Putah Creek' (E) Putah Creek Myoporum 1 Gal. 27 Low
E = Evergreen, D = Deciduous
Source for ont water use is the WUCOLS database 2014 version.
co
RESIDENTIAL METAL FENCING:
STRUCTURE SIZES TO MATCH EXISTING FENCEAT
EXISTING SCHAEFER RANCH;
POSTS, RAILS AND PICKETS TO BE
TUBULAR STEEL; PRIME, AND PAINT
-0" MIN. L MATTE BLACK TO MATCH EXISTING
T -0„
GATE
(Where appli -bla) 6'1
C, CL
S
NOTES:
1. TUBULAR -
R ETAL NON - COMBUSTIBLE FENCE SHALL BE INSTALLED Iy
( ) I
ADJACENT C RESIDENTIAL STRUCTURES AND EXTEND A MINIMUM OF FIVE (5) FEET
FROM STRUCTURE.
2. INSTALL IN ALL SITUATIONS WHERE PRIVACY FENCES ATTACH TO HOUSES.
INCLUDE A 3 FOOT WIDE GATE AT SIDE YARDS ACCESS LOCATIONS WHERE GATES
OCCUR.
�1 TUBULAR METAL VIEW FENCE
1 ' �.= 1. -U.,
"DEEP ROOT": PANEL TYPE RB 24 -2;
B FT LONG BY 2 FT. WIDE OR
APPROVED EQUAL.
FINISH GRADE BEFORE
BARK MULCH
ROOT
BALL
EDGE OF
PLANT
PIT
B' OR LESS
ROOT BARRIER DETAIL
NTS
® 1 "' 2"ABOVE'FINISH
2" - 3" HIGH WATERING E
AT EDGE OF RDOTBALL,
MAINTAIN DURING
MANTENANCE PERIOD
THEN WIDEN TO EDGE r
PLANT PIT.
MIN. 12" EXCAVATED 8
TAMPED NATIVE SOILS;
COMPACT ONLY TO
AVOID PLANT SETTLING,
MULCH LAYER PER
NOTESISPECS' KEEP
MULCH MIN. 3' FROM
ROOT CROWN.
BACKFILL PER
SOILS FERTILITY
REPORT.
NUI ES:
1. FOR GROUND COVER AREAS. ROTOTILL AMENDMENTS AS RECOMMENDED BY SOILS
REPORT TO W DEPTH AFTER CROSS - RIPPING SUBGRADE TO 12" DEPTH.
2. SIDES AND BOTTOM OF PLANT PIT SHALL BE SCARIFIED BEFORE PLANTING.
3. ADD AGRIFORM PLANT TABLETS OR APPROVED EQUAL AT MANUFACTURER'S
RATES, 1f3 DOWN FROM TOP OF BACKFILL,
SHRUB PLANTING DETAIL
NTS
12.5 GA. 2X4" STABLE ME
W/ 18 GA. TOP WIRE TYP.
2X4 TOP-"
RAIL
BOTTOM
RAIL
FINISH GRADE
NOTES:
1. WIRE ME
2. FENCE S
3. WOVEN'
4. POSTS S
5. POSTS E
ANI
6. END ANE
PO:
7. FENCE 8
e. INTEHME
NOTES:
L. PLACE STAKES PLUMB SAS SHOWN IN STAKE LOCATION PLAN.
2. TREES SHALL NOT BE ROOT - BOUND. CAREFULLY SCARIFY Ro OT13ALL BEFORE
PLANTING.
3. ELIMINATE WATER BASIN WHEN TREES ARE PLANTED IN LAWN.
4. USE WOOD STAKES FOR 15 GALLON AND 244NGH BO %TREES ONLY. USE GUYING DETAIL FOR
LARGER TREES 'P ER OWNER)
5. TREE PIT SHALL BE 3 TO 5 TIMES DIAMETER OF ROOT BALL IN CLAY SOILS OR
HARDPAN CONDITIONS.
6, TREE PIT PERCOLATION TESTS SHALL BE PERFORMED IN CLAY SOILS OR HARDPAN
CONDITIONS. SEE PLANTING NOTE q9, COVER SHEET FOR TEST PARAMETERS.
7, SEE ADDITIONAL NOTES AND SPECIFICATIONS WHICH MAY APPLY TO THIS DETAIL.
TREE
PIT PREVAILING
THE WIND
STAKE
STAKE LOCATION PLAN
141NCH CORDED RUBBER
TIE ATTACHED TO STAKE
WITH GALVANIZED NAILS.
21NCH DIA. X 9 FOOT LONG
LODGE POLE PINE STAKE -
LGCATE OUTSIDE RDOTBALL-
IN STALL ROOT CHOWN
1 INCH ABOVE FINISH GRADE
IN BASIN. _
MULCH LAYER PER E
NOTES/SPECS. KEEP
MULCH MIN.3" FROM LL
ROOTCROW1
41NCH HIGH TEMPORARY 'o
WATERING BASIN @ EDGE FINISH
OF BACKFILL MIX. GRAD
EXCAVATED 8 TAMPED
NATIVE SOILS AT PIT EDGE.
EDGE OF TREE PIT z
BACKFILL SOIL MIX PER t
SPECS OR SOILS FERTILITY '$
REPORT.
COMPACT SOIL UNDER ROOT BALL
TO ELIMINATE SETTLING.
2 TIMES
GRAVEL DRAIN SUMP TO BE e" DIA. B ROUT BALL
"'DEEP. USE DRAIN ROCK. INSTALL IN
LOW CORNER OF PIT AS NEEDED.
SEE NOTE p8.
TREE INSTALLATION DETAIL
NTS
fl?' (r D.C. TYP.
2X6 CAP
IIa 1 11111111111111111111111111111111111111111111111111111111111 1111
111111071111 IIIIIIIIi1111111111111111111111111111111111111111111N11111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 IIIIII111111
Ililllltlllll IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIII 111111111111
1111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 1111111111111
1111111111111 11111111111111111111111111111111111111111111111111111111111 1111111111111
11111111111111 11111111111111111111111111111111111111111111111111111111111 1111111111111, .
11111111111111 Illlllllllllllllllllllllllllllllllllltlltlltlllllllllitllll 111111111111 °,
�nnumm� lunnuununmwmuumnuununnnuunnn nnmmnil
11111111111111 1111111111111111111111111111 1111111111111111111111111111111 11111111111111
IIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIItItINN1111111I111 11111111111111.
.............. 11111111111111111111111111111111111111111111111111111111111 111111111111111
2X4 TOP RAIL
-'BE
MESH
-0X4 POSTS
0' O.C.
2X4 BUTTOM
RAIL
FINISH _y
GRADE
-I! ELEVAIIUN "TO SECTION
E TO BE USED ALONG REAR PROPERTY LINES ADJACENT TO OPEN SPACE, BUT NOT ABUTTING OPEN SPACE TRAIL
LUDE CORNERS, BRACES AND GATES AS NECESSARY.
,LL BE 1972 -2 -12.5 (STABLE MESH) 121/2 GAUGE, CLASS 3 GALVANIZED W/ 16 GAUGE TOP WIRE.
4. 4 PRESSURE - TREATED FIR, CEDARTONE COLOR IN 8 -FOOT LENGTHS.
INSTALLED 10 FOOT ON CENTER, CLOSER IF CONDITIONS REQUIRE, AND SHALL BE PLACED IN A MIN. 8" DIAMETER, 24" DEEP AUGERED HOLE
3E SET IN CONCRETE.
I POSTASSEMBLIES: HORIZONTAL WOOD CORNER BRACES AND CRISSCROSS TRUSS RODS SHALL BE PROVIDED ATALLL END AND CORNER
LE POINTS IN THE FENCING F OR MORE THAN 15 DEGREES SHALL RE
QUIRE A BRACED AND TRUSSED CORNER POST ASSEMBLY,
IDJACENT TO GATES: FENCE PANELS DIRECTLY ADJACENT TO GATES SHALL HAVE HORIZONTAL BRACES AND CRISS- CROSSED TRUSS RODS.
IACING OF LINE POSTS: AT 321) FOOT MAXIMUM INTERVALS. TANGENT SECTIONS OF OPEN SPACE FENCE SHALL IS BRACED WITH PULL POST
o Eo �vl COST ASSEMBLIES SHALL INCLUDE A HORIZONTAL WOOD BRACE BETWEEN CONSECUTIVE POLES AND CRISS - CROSSED TRUSS
R. ALL WOOD MEMBERS TO BE MINIMUM 2- ACTUAL THICK]
10. WOOD OTHER THAN POSTS TO BE CONSTRUCTION CE
11. ALL METAL HARDWARE TO HAVE HOT DIPPED GALVANI;
%A WIRE MESH VIEW FENCE
2 % 1 /2„ _ 1,- 0„
M D FOITHERINCHAM
Ll 11 L1 Ll
H H H H
LANDSCAPE ARCHITECTS
171x1 North 11 -dway, Sufic 3911
Walnut [:reck,rA 9q S'N.
Teleph'me: !I25- 93!1- a7'_12
Fn R: 915.919 -11247
rmait: mdiamdk,nc�ringbam.wm
I.i.cna Suvnp
OY,PNDS(A
'YTF �c
OF C ALIC0
Conwh.n
P ,pd
Schaefer Ranch
LOT 70
Dublin, CA
['lirnr
Discovery Builders, Inc.
4061 Pon Chicago Hwy, Suilo H
Concord, CA 94520
Sheer Tillc
LAYOUT &
PLANTING PLAN
NOT USED FOR CONSTRUCTION
Sc"Ic
SEE PLAN
Bcaip,ud By
BH
Dmae By
BH
Che !,W By
MDF
Re m.n Nn
I.., D"IC Pr jnd Slnd O"Ic
916/17 AUGUST 2017
poj_ ID
1723
SLcrt No.
L -2
PLANTING LEGEND
Symbol Botanical Common Size I Maximum Water
Name Name Dia. Needs
Tress
T-1 Cercis canadensis'Forest Pansy' Eastern Redbud 15 Gal. 15'0" Low
Shrubs
S-1 Lavandula a. 'Hidcote' (E) English Lavender 1 Gal. Ile, Low
S-2 Pdtosporum t. 'Creme De Mint' (E) Dwarf Mock Orange 1 Gal. T01' Low
S-3 Rhaphfolepis I. 'Enchantress' (E) Indian Hawthorn 5 Gal. 47 Low
S-4 Grevillea X'Noell' (E) Noell Grevillea 5 Gal. 510" Low
S-5 Westringia rosmarinformis (E) Coast Rosemary 5 Gal. 610" Low
S - 6 Xylosma c. "Compsctum' (E) Compact Shiny Xylosma 5 Gal. TO" Low
Ground Covers
GC - 1 Myoporum p. 'Putah Creek' (E) Putah Creek Myoporum 1 Gal. 27 Low
E = Evergreen, D = Deciduous
Source for ont water use is the WUCOLS database 2014 version.
co
RESIDENTIAL METAL FENCING:
STRUCTURE SIZES TO MATCH EXISTING FENCEAT
EXISTING SCHAEFER RANCH;
POSTS, RAILS AND PICKETS TO BE
TUBULAR STEEL; PRIME, AND PAINT
-0" MIN. L MATTE BLACK TO MATCH EXISTING
T -0„
GATE
(Where appli -bla) 6'1
C, CL
S
NOTES:
1. TUBULAR -
R ETAL NON - COMBUSTIBLE FENCE SHALL BE INSTALLED Iy
( ) I
ADJACENT C RESIDENTIAL STRUCTURES AND EXTEND A MINIMUM OF FIVE (5) FEET
FROM STRUCTURE.
2. INSTALL IN ALL SITUATIONS WHERE PRIVACY FENCES ATTACH TO HOUSES.
INCLUDE A 3 FOOT WIDE GATE AT SIDE YARDS ACCESS LOCATIONS WHERE GATES
OCCUR.
�1 TUBULAR METAL VIEW FENCE
1 ' �.= 1. -U.,
"DEEP ROOT": PANEL TYPE RB 24 -2;
B FT LONG BY 2 FT. WIDE OR
APPROVED EQUAL.
FINISH GRADE BEFORE
BARK MULCH
ROOT
BALL
EDGE OF
PLANT
PIT
B' OR LESS
ROOT BARRIER DETAIL
NTS
® 1 "' 2"ABOVE'FINISH
2" - 3" HIGH WATERING E
AT EDGE OF RDOTBALL,
MAINTAIN DURING
MANTENANCE PERIOD
THEN WIDEN TO EDGE r
PLANT PIT.
MIN. 12" EXCAVATED 8
TAMPED NATIVE SOILS;
COMPACT ONLY TO
AVOID PLANT SETTLING,
MULCH LAYER PER
NOTESISPECS' KEEP
MULCH MIN. 3' FROM
ROOT CROWN.
BACKFILL PER
SOILS FERTILITY
REPORT.
NUI ES:
1. FOR GROUND COVER AREAS. ROTOTILL AMENDMENTS AS RECOMMENDED BY SOILS
REPORT TO W DEPTH AFTER CROSS - RIPPING SUBGRADE TO 12" DEPTH.
2. SIDES AND BOTTOM OF PLANT PIT SHALL BE SCARIFIED BEFORE PLANTING.
3. ADD AGRIFORM PLANT TABLETS OR APPROVED EQUAL AT MANUFACTURER'S
RATES, 1f3 DOWN FROM TOP OF BACKFILL,
SHRUB PLANTING DETAIL
NTS
12.5 GA. 2X4" STABLE ME
W/ 18 GA. TOP WIRE TYP.
2X4 TOP-"
RAIL
BOTTOM
RAIL
FINISH GRADE
NOTES:
1. WIRE ME
2. FENCE S
3. WOVEN'
4. POSTS S
5. POSTS E
ANI
6. END ANE
PO:
7. FENCE 8
e. INTEHME
NOTES:
L. PLACE STAKES PLUMB SAS SHOWN IN STAKE LOCATION PLAN.
2. TREES SHALL NOT BE ROOT - BOUND. CAREFULLY SCARIFY Ro OT13ALL BEFORE
PLANTING.
3. ELIMINATE WATER BASIN WHEN TREES ARE PLANTED IN LAWN.
4. USE WOOD STAKES FOR 15 GALLON AND 244NGH BO %TREES ONLY. USE GUYING DETAIL FOR
LARGER TREES 'P ER OWNER)
5. TREE PIT SHALL BE 3 TO 5 TIMES DIAMETER OF ROOT BALL IN CLAY SOILS OR
HARDPAN CONDITIONS.
6, TREE PIT PERCOLATION TESTS SHALL BE PERFORMED IN CLAY SOILS OR HARDPAN
CONDITIONS. SEE PLANTING NOTE q9, COVER SHEET FOR TEST PARAMETERS.
7, SEE ADDITIONAL NOTES AND SPECIFICATIONS WHICH MAY APPLY TO THIS DETAIL.
TREE
PIT PREVAILING
THE WIND
STAKE
STAKE LOCATION PLAN
141NCH CORDED RUBBER
TIE ATTACHED TO STAKE
WITH GALVANIZED NAILS.
21NCH DIA. X 9 FOOT LONG
LODGE POLE PINE STAKE -
LGCATE OUTSIDE RDOTBALL-
IN STALL ROOT CHOWN
1 INCH ABOVE FINISH GRADE
IN BASIN. _
MULCH LAYER PER E
NOTES/SPECS. KEEP
MULCH MIN.3" FROM LL
ROOTCROW1
41NCH HIGH TEMPORARY 'o
WATERING BASIN @ EDGE FINISH
OF BACKFILL MIX. GRAD
EXCAVATED 8 TAMPED
NATIVE SOILS AT PIT EDGE.
EDGE OF TREE PIT z
BACKFILL SOIL MIX PER t
SPECS OR SOILS FERTILITY '$
REPORT.
COMPACT SOIL UNDER ROOT BALL
TO ELIMINATE SETTLING.
2 TIMES
GRAVEL DRAIN SUMP TO BE e" DIA. B ROUT BALL
"'DEEP. USE DRAIN ROCK. INSTALL IN
LOW CORNER OF PIT AS NEEDED.
SEE NOTE p8.
TREE INSTALLATION DETAIL
NTS
fl?' (r D.C. TYP.
2X6 CAP
IIa 1 11111111111111111111111111111111111111111111111111111111111 1111
111111071111 IIIIIIIIi1111111111111111111111111111111111111111111N11111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 IIIIII111111
Ililllltlllll IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIII 111111111111
1111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 1111111111111
1111111111111 11111111111111111111111111111111111111111111111111111111111 1111111111111
11111111111111 11111111111111111111111111111111111111111111111111111111111 1111111111111, .
11111111111111 Illlllllllllllllllllllllllllllllllllltlltlltlllllllllitllll 111111111111 °,
�nnumm� lunnuununmwmuumnuununnnuunnn nnmmnil
11111111111111 1111111111111111111111111111 1111111111111111111111111111111 11111111111111
IIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIItItINN1111111I111 11111111111111.
.............. 11111111111111111111111111111111111111111111111111111111111 111111111111111
2X4 TOP RAIL
-'BE
MESH
-0X4 POSTS
0' O.C.
2X4 BUTTOM
RAIL
FINISH _y
GRADE
-I! ELEVAIIUN "TO SECTION
E TO BE USED ALONG REAR PROPERTY LINES ADJACENT TO OPEN SPACE, BUT NOT ABUTTING OPEN SPACE TRAIL
LUDE CORNERS, BRACES AND GATES AS NECESSARY.
,LL BE 1972 -2 -12.5 (STABLE MESH) 121/2 GAUGE, CLASS 3 GALVANIZED W/ 16 GAUGE TOP WIRE.
4. 4 PRESSURE - TREATED FIR, CEDARTONE COLOR IN 8 -FOOT LENGTHS.
INSTALLED 10 FOOT ON CENTER, CLOSER IF CONDITIONS REQUIRE, AND SHALL BE PLACED IN A MIN. 8" DIAMETER, 24" DEEP AUGERED HOLE
3E SET IN CONCRETE.
I POSTASSEMBLIES: HORIZONTAL WOOD CORNER BRACES AND CRISSCROSS TRUSS RODS SHALL BE PROVIDED ATALLL END AND CORNER
LE POINTS IN THE FENCING F OR MORE THAN 15 DEGREES SHALL RE
QUIRE A BRACED AND TRUSSED CORNER POST ASSEMBLY,
IDJACENT TO GATES: FENCE PANELS DIRECTLY ADJACENT TO GATES SHALL HAVE HORIZONTAL BRACES AND CRISS- CROSSED TRUSS RODS.
IACING OF LINE POSTS: AT 321) FOOT MAXIMUM INTERVALS. TANGENT SECTIONS OF OPEN SPACE FENCE SHALL IS BRACED WITH PULL POST
o Eo �vl COST ASSEMBLIES SHALL INCLUDE A HORIZONTAL WOOD BRACE BETWEEN CONSECUTIVE POLES AND CRISS - CROSSED TRUSS
R. ALL WOOD MEMBERS TO BE MINIMUM 2- ACTUAL THICK]
10. WOOD OTHER THAN POSTS TO BE CONSTRUCTION CE
11. ALL METAL HARDWARE TO HAVE HOT DIPPED GALVANI;
%A WIRE MESH VIEW FENCE
2 % 1 /2„ _ 1,- 0„
M D FOITHERINCHAM
Ll 11 L1 Ll
H H H H
LANDSCAPE ARCHITECTS
171x1 North 11 -dway, Sufic 3911
Walnut [:reck,rA 9q S'N.
Teleph'me: !I25- 93!1- a7'_12
Fn R: 915.919 -11247
rmait: mdiamdk,nc�ringbam.wm
I.i.cna Suvnp
OY,PNDS(A
'YTF �c
OF C ALIC0
Conwh.n
P ,pd
Schaefer Ranch
LOT 70
Dublin, CA
['lirnr
Discovery Builders, Inc.
4061 Pon Chicago Hwy, Suilo H
Concord, CA 94520
Sheer Tillc
LAYOUT &
PLANTING PLAN
NOT USED FOR CONSTRUCTION
Sc"Ic
SEE PLAN
Bcaip,ud By
BH
Dmae By
BH
Che !,W By
MDF
Re m.n Nn
I.., D"IC Pr jnd Slnd O"Ic
916/17 AUGUST 2017
poj_ ID
1723
SLcrt No.
L -2
co
RESIDENTIAL METAL FENCING:
STRUCTURE SIZES TO MATCH EXISTING FENCEAT
EXISTING SCHAEFER RANCH;
POSTS, RAILS AND PICKETS TO BE
TUBULAR STEEL; PRIME, AND PAINT
-0" MIN. L MATTE BLACK TO MATCH EXISTING
T -0„
GATE
(Where appli -bla) 6'1
C, CL
S
NOTES:
1. TUBULAR -
R ETAL NON - COMBUSTIBLE FENCE SHALL BE INSTALLED Iy
( ) I
ADJACENT C RESIDENTIAL STRUCTURES AND EXTEND A MINIMUM OF FIVE (5) FEET
FROM STRUCTURE.
2. INSTALL IN ALL SITUATIONS WHERE PRIVACY FENCES ATTACH TO HOUSES.
INCLUDE A 3 FOOT WIDE GATE AT SIDE YARDS ACCESS LOCATIONS WHERE GATES
OCCUR.
�1 TUBULAR METAL VIEW FENCE
1 ' �.= 1. -U.,
"DEEP ROOT": PANEL TYPE RB 24 -2;
B FT LONG BY 2 FT. WIDE OR
APPROVED EQUAL.
FINISH GRADE BEFORE
BARK MULCH
ROOT
BALL
EDGE OF
PLANT
PIT
B' OR LESS
ROOT BARRIER DETAIL
NTS
® 1 "' 2"ABOVE'FINISH
2" - 3" HIGH WATERING E
AT EDGE OF RDOTBALL,
MAINTAIN DURING
MANTENANCE PERIOD
THEN WIDEN TO EDGE r
PLANT PIT.
MIN. 12" EXCAVATED 8
TAMPED NATIVE SOILS;
COMPACT ONLY TO
AVOID PLANT SETTLING,
MULCH LAYER PER
NOTESISPECS' KEEP
MULCH MIN. 3' FROM
ROOT CROWN.
BACKFILL PER
SOILS FERTILITY
REPORT.
NUI ES:
1. FOR GROUND COVER AREAS. ROTOTILL AMENDMENTS AS RECOMMENDED BY SOILS
REPORT TO W DEPTH AFTER CROSS - RIPPING SUBGRADE TO 12" DEPTH.
2. SIDES AND BOTTOM OF PLANT PIT SHALL BE SCARIFIED BEFORE PLANTING.
3. ADD AGRIFORM PLANT TABLETS OR APPROVED EQUAL AT MANUFACTURER'S
RATES, 1f3 DOWN FROM TOP OF BACKFILL,
SHRUB PLANTING DETAIL
NTS
12.5 GA. 2X4" STABLE ME
W/ 18 GA. TOP WIRE TYP.
2X4 TOP-"
RAIL
BOTTOM
RAIL
FINISH GRADE
NOTES:
1. WIRE ME
2. FENCE S
3. WOVEN'
4. POSTS S
5. POSTS E
ANI
6. END ANE
PO:
7. FENCE 8
e. INTEHME
NOTES:
L. PLACE STAKES PLUMB SAS SHOWN IN STAKE LOCATION PLAN.
2. TREES SHALL NOT BE ROOT - BOUND. CAREFULLY SCARIFY Ro OT13ALL BEFORE
PLANTING.
3. ELIMINATE WATER BASIN WHEN TREES ARE PLANTED IN LAWN.
4. USE WOOD STAKES FOR 15 GALLON AND 244NGH BO %TREES ONLY. USE GUYING DETAIL FOR
LARGER TREES 'P ER OWNER)
5. TREE PIT SHALL BE 3 TO 5 TIMES DIAMETER OF ROOT BALL IN CLAY SOILS OR
HARDPAN CONDITIONS.
6, TREE PIT PERCOLATION TESTS SHALL BE PERFORMED IN CLAY SOILS OR HARDPAN
CONDITIONS. SEE PLANTING NOTE q9, COVER SHEET FOR TEST PARAMETERS.
7, SEE ADDITIONAL NOTES AND SPECIFICATIONS WHICH MAY APPLY TO THIS DETAIL.
TREE
PIT PREVAILING
THE WIND
STAKE
STAKE LOCATION PLAN
141NCH CORDED RUBBER
TIE ATTACHED TO STAKE
WITH GALVANIZED NAILS.
21NCH DIA. X 9 FOOT LONG
LODGE POLE PINE STAKE -
LGCATE OUTSIDE RDOTBALL-
IN STALL ROOT CHOWN
1 INCH ABOVE FINISH GRADE
IN BASIN. _
MULCH LAYER PER E
NOTES/SPECS. KEEP
MULCH MIN.3" FROM LL
ROOTCROW1
41NCH HIGH TEMPORARY 'o
WATERING BASIN @ EDGE FINISH
OF BACKFILL MIX. GRAD
EXCAVATED 8 TAMPED
NATIVE SOILS AT PIT EDGE.
EDGE OF TREE PIT z
BACKFILL SOIL MIX PER t
SPECS OR SOILS FERTILITY '$
REPORT.
COMPACT SOIL UNDER ROOT BALL
TO ELIMINATE SETTLING.
2 TIMES
GRAVEL DRAIN SUMP TO BE e" DIA. B ROUT BALL
"'DEEP. USE DRAIN ROCK. INSTALL IN
LOW CORNER OF PIT AS NEEDED.
SEE NOTE p8.
TREE INSTALLATION DETAIL
NTS
fl?' (r D.C. TYP.
2X6 CAP
IIa 1 11111111111111111111111111111111111111111111111111111111111 1111
111111071111 IIIIIIIIi1111111111111111111111111111111111111111111N11111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 IIIIII111111
Ililllltlllll IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIII 111111111111
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.............. 11111111111111111111111111111111111111111111111111111111111 111111111111111
2X4 TOP RAIL
-'BE
MESH
-0X4 POSTS
0' O.C.
2X4 BUTTOM
RAIL
FINISH _y
GRADE
-I! ELEVAIIUN "TO SECTION
E TO BE USED ALONG REAR PROPERTY LINES ADJACENT TO OPEN SPACE, BUT NOT ABUTTING OPEN SPACE TRAIL
LUDE CORNERS, BRACES AND GATES AS NECESSARY.
,LL BE 1972 -2 -12.5 (STABLE MESH) 121/2 GAUGE, CLASS 3 GALVANIZED W/ 16 GAUGE TOP WIRE.
4. 4 PRESSURE - TREATED FIR, CEDARTONE COLOR IN 8 -FOOT LENGTHS.
INSTALLED 10 FOOT ON CENTER, CLOSER IF CONDITIONS REQUIRE, AND SHALL BE PLACED IN A MIN. 8" DIAMETER, 24" DEEP AUGERED HOLE
3E SET IN CONCRETE.
I POSTASSEMBLIES: HORIZONTAL WOOD CORNER BRACES AND CRISSCROSS TRUSS RODS SHALL BE PROVIDED ATALLL END AND CORNER
LE POINTS IN THE FENCING F OR MORE THAN 15 DEGREES SHALL RE
QUIRE A BRACED AND TRUSSED CORNER POST ASSEMBLY,
IDJACENT TO GATES: FENCE PANELS DIRECTLY ADJACENT TO GATES SHALL HAVE HORIZONTAL BRACES AND CRISS- CROSSED TRUSS RODS.
IACING OF LINE POSTS: AT 321) FOOT MAXIMUM INTERVALS. TANGENT SECTIONS OF OPEN SPACE FENCE SHALL IS BRACED WITH PULL POST
o Eo �vl COST ASSEMBLIES SHALL INCLUDE A HORIZONTAL WOOD BRACE BETWEEN CONSECUTIVE POLES AND CRISS - CROSSED TRUSS
R. ALL WOOD MEMBERS TO BE MINIMUM 2- ACTUAL THICK]
10. WOOD OTHER THAN POSTS TO BE CONSTRUCTION CE
11. ALL METAL HARDWARE TO HAVE HOT DIPPED GALVANI;
%A WIRE MESH VIEW FENCE
2 % 1 /2„ _ 1,- 0„
M D FOITHERINCHAM
Ll 11 L1 Ll
H H H H
LANDSCAPE ARCHITECTS
171x1 North 11 -dway, Sufic 3911
Walnut [:reck,rA 9q S'N.
Teleph'me: !I25- 93!1- a7'_12
Fn R: 915.919 -11247
rmait: mdiamdk,nc�ringbam.wm
I.i.cna Suvnp
OY,PNDS(A
'YTF �c
OF C ALIC0
Conwh.n
P ,pd
Schaefer Ranch
LOT 70
Dublin, CA
['lirnr
Discovery Builders, Inc.
4061 Pon Chicago Hwy, Suilo H
Concord, CA 94520
Sheer Tillc
LAYOUT &
PLANTING PLAN
NOT USED FOR CONSTRUCTION
Sc"Ic
SEE PLAN
Bcaip,ud By
BH
Dmae By
BH
Che !,W By
MDF
Re m.n Nn
I.., D"IC Pr jnd Slnd O"Ic
916/17 AUGUST 2017
poj_ ID
1723
SLcrt No.
L -2
S
NOTES:
1. TUBULAR -
R ETAL NON - COMBUSTIBLE FENCE SHALL BE INSTALLED Iy
( ) I
ADJACENT C RESIDENTIAL STRUCTURES AND EXTEND A MINIMUM OF FIVE (5) FEET
FROM STRUCTURE.
2. INSTALL IN ALL SITUATIONS WHERE PRIVACY FENCES ATTACH TO HOUSES.
INCLUDE A 3 FOOT WIDE GATE AT SIDE YARDS ACCESS LOCATIONS WHERE GATES
OCCUR.
�1 TUBULAR METAL VIEW FENCE
1 ' �.= 1. -U.,
"DEEP ROOT": PANEL TYPE RB 24 -2;
B FT LONG BY 2 FT. WIDE OR
APPROVED EQUAL.
FINISH GRADE BEFORE
BARK MULCH
ROOT
BALL
EDGE OF
PLANT
PIT
B' OR LESS
ROOT BARRIER DETAIL
NTS
® 1 "' 2"ABOVE'FINISH
2" - 3" HIGH WATERING E
AT EDGE OF RDOTBALL,
MAINTAIN DURING
MANTENANCE PERIOD
THEN WIDEN TO EDGE r
PLANT PIT.
MIN. 12" EXCAVATED 8
TAMPED NATIVE SOILS;
COMPACT ONLY TO
AVOID PLANT SETTLING,
MULCH LAYER PER
NOTESISPECS' KEEP
MULCH MIN. 3' FROM
ROOT CROWN.
BACKFILL PER
SOILS FERTILITY
REPORT.
NUI ES:
1. FOR GROUND COVER AREAS. ROTOTILL AMENDMENTS AS RECOMMENDED BY SOILS
REPORT TO W DEPTH AFTER CROSS - RIPPING SUBGRADE TO 12" DEPTH.
2. SIDES AND BOTTOM OF PLANT PIT SHALL BE SCARIFIED BEFORE PLANTING.
3. ADD AGRIFORM PLANT TABLETS OR APPROVED EQUAL AT MANUFACTURER'S
RATES, 1f3 DOWN FROM TOP OF BACKFILL,
SHRUB PLANTING DETAIL
NTS
12.5 GA. 2X4" STABLE ME
W/ 18 GA. TOP WIRE TYP.
2X4 TOP-"
RAIL
BOTTOM
RAIL
FINISH GRADE
NOTES:
1. WIRE ME
2. FENCE S
3. WOVEN'
4. POSTS S
5. POSTS E
ANI
6. END ANE
PO:
7. FENCE 8
e. INTEHME
NOTES:
L. PLACE STAKES PLUMB SAS SHOWN IN STAKE LOCATION PLAN.
2. TREES SHALL NOT BE ROOT - BOUND. CAREFULLY SCARIFY Ro OT13ALL BEFORE
PLANTING.
3. ELIMINATE WATER BASIN WHEN TREES ARE PLANTED IN LAWN.
4. USE WOOD STAKES FOR 15 GALLON AND 244NGH BO %TREES ONLY. USE GUYING DETAIL FOR
LARGER TREES 'P ER OWNER)
5. TREE PIT SHALL BE 3 TO 5 TIMES DIAMETER OF ROOT BALL IN CLAY SOILS OR
HARDPAN CONDITIONS.
6, TREE PIT PERCOLATION TESTS SHALL BE PERFORMED IN CLAY SOILS OR HARDPAN
CONDITIONS. SEE PLANTING NOTE q9, COVER SHEET FOR TEST PARAMETERS.
7, SEE ADDITIONAL NOTES AND SPECIFICATIONS WHICH MAY APPLY TO THIS DETAIL.
TREE
PIT PREVAILING
THE WIND
STAKE
STAKE LOCATION PLAN
141NCH CORDED RUBBER
TIE ATTACHED TO STAKE
WITH GALVANIZED NAILS.
21NCH DIA. X 9 FOOT LONG
LODGE POLE PINE STAKE -
LGCATE OUTSIDE RDOTBALL-
IN STALL ROOT CHOWN
1 INCH ABOVE FINISH GRADE
IN BASIN. _
MULCH LAYER PER E
NOTES/SPECS. KEEP
MULCH MIN.3" FROM LL
ROOTCROW1
41NCH HIGH TEMPORARY 'o
WATERING BASIN @ EDGE FINISH
OF BACKFILL MIX. GRAD
EXCAVATED 8 TAMPED
NATIVE SOILS AT PIT EDGE.
EDGE OF TREE PIT z
BACKFILL SOIL MIX PER t
SPECS OR SOILS FERTILITY '$
REPORT.
COMPACT SOIL UNDER ROOT BALL
TO ELIMINATE SETTLING.
2 TIMES
GRAVEL DRAIN SUMP TO BE e" DIA. B ROUT BALL
"'DEEP. USE DRAIN ROCK. INSTALL IN
LOW CORNER OF PIT AS NEEDED.
SEE NOTE p8.
TREE INSTALLATION DETAIL
NTS
fl?' (r D.C. TYP.
2X6 CAP
IIa 1 11111111111111111111111111111111111111111111111111111111111 1111
111111071111 IIIIIIIIi1111111111111111111111111111111111111111111N11111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 111111111111
111111111111 11111111111111111111111111111111111111111111111111111111111 IIIIII111111
Ililllltlllll IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIII 111111111111
1111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 1111111111111
1111111111111 11111111111111111111111111111111111111111111111111111111111 1111111111111
11111111111111 11111111111111111111111111111111111111111111111111111111111 1111111111111, .
11111111111111 Illlllllllllllllllllllllllllllllllllltlltlltlllllllllitllll 111111111111 °,
�nnumm� lunnuununmwmuumnuununnnuunnn nnmmnil
11111111111111 1111111111111111111111111111 1111111111111111111111111111111 11111111111111
IIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIItItINN1111111I111 11111111111111.
.............. 11111111111111111111111111111111111111111111111111111111111 111111111111111
2X4 TOP RAIL
-'BE
MESH
-0X4 POSTS
0' O.C.
2X4 BUTTOM
RAIL
FINISH _y
GRADE
-I! ELEVAIIUN "TO SECTION
E TO BE USED ALONG REAR PROPERTY LINES ADJACENT TO OPEN SPACE, BUT NOT ABUTTING OPEN SPACE TRAIL
LUDE CORNERS, BRACES AND GATES AS NECESSARY.
,LL BE 1972 -2 -12.5 (STABLE MESH) 121/2 GAUGE, CLASS 3 GALVANIZED W/ 16 GAUGE TOP WIRE.
4. 4 PRESSURE - TREATED FIR, CEDARTONE COLOR IN 8 -FOOT LENGTHS.
INSTALLED 10 FOOT ON CENTER, CLOSER IF CONDITIONS REQUIRE, AND SHALL BE PLACED IN A MIN. 8" DIAMETER, 24" DEEP AUGERED HOLE
3E SET IN CONCRETE.
I POSTASSEMBLIES: HORIZONTAL WOOD CORNER BRACES AND CRISSCROSS TRUSS RODS SHALL BE PROVIDED ATALLL END AND CORNER
LE POINTS IN THE FENCING F OR MORE THAN 15 DEGREES SHALL RE
QUIRE A BRACED AND TRUSSED CORNER POST ASSEMBLY,
IDJACENT TO GATES: FENCE PANELS DIRECTLY ADJACENT TO GATES SHALL HAVE HORIZONTAL BRACES AND CRISS- CROSSED TRUSS RODS.
IACING OF LINE POSTS: AT 321) FOOT MAXIMUM INTERVALS. TANGENT SECTIONS OF OPEN SPACE FENCE SHALL IS BRACED WITH PULL POST
o Eo �vl COST ASSEMBLIES SHALL INCLUDE A HORIZONTAL WOOD BRACE BETWEEN CONSECUTIVE POLES AND CRISS - CROSSED TRUSS
R. ALL WOOD MEMBERS TO BE MINIMUM 2- ACTUAL THICK]
10. WOOD OTHER THAN POSTS TO BE CONSTRUCTION CE
11. ALL METAL HARDWARE TO HAVE HOT DIPPED GALVANI;
%A WIRE MESH VIEW FENCE
2 % 1 /2„ _ 1,- 0„
M D FOITHERINCHAM
Ll 11 L1 Ll
H H H H
LANDSCAPE ARCHITECTS
171x1 North 11 -dway, Sufic 3911
Walnut [:reck,rA 9q S'N.
Teleph'me: !I25- 93!1- a7'_12
Fn R: 915.919 -11247
rmait: mdiamdk,nc�ringbam.wm
I.i.cna Suvnp
OY,PNDS(A
'YTF �c
OF C ALIC0
Conwh.n
P ,pd
Schaefer Ranch
LOT 70
Dublin, CA
['lirnr
Discovery Builders, Inc.
4061 Pon Chicago Hwy, Suilo H
Concord, CA 94520
Sheer Tillc
LAYOUT &
PLANTING PLAN
NOT USED FOR CONSTRUCTION
Sc"Ic
SEE PLAN
Bcaip,ud By
BH
Dmae By
BH
Che !,W By
MDF
Re m.n Nn
I.., D"IC Pr jnd Slnd O"Ic
916/17 AUGUST 2017
poj_ ID
1723
SLcrt No.
L -2
2X4 TOP RAIL
-'BE
MESH
-0X4 POSTS
0' O.C.
2X4 BUTTOM
RAIL
FINISH _y
GRADE
-I! ELEVAIIUN "TO SECTION
E TO BE USED ALONG REAR PROPERTY LINES ADJACENT TO OPEN SPACE, BUT NOT ABUTTING OPEN SPACE TRAIL
LUDE CORNERS, BRACES AND GATES AS NECESSARY.
,LL BE 1972 -2 -12.5 (STABLE MESH) 121/2 GAUGE, CLASS 3 GALVANIZED W/ 16 GAUGE TOP WIRE.
4. 4 PRESSURE - TREATED FIR, CEDARTONE COLOR IN 8 -FOOT LENGTHS.
INSTALLED 10 FOOT ON CENTER, CLOSER IF CONDITIONS REQUIRE, AND SHALL BE PLACED IN A MIN. 8" DIAMETER, 24" DEEP AUGERED HOLE
3E SET IN CONCRETE.
I POSTASSEMBLIES: HORIZONTAL WOOD CORNER BRACES AND CRISSCROSS TRUSS RODS SHALL BE PROVIDED ATALLL END AND CORNER
LE POINTS IN THE FENCING F OR MORE THAN 15 DEGREES SHALL RE
QUIRE A BRACED AND TRUSSED CORNER POST ASSEMBLY,
IDJACENT TO GATES: FENCE PANELS DIRECTLY ADJACENT TO GATES SHALL HAVE HORIZONTAL BRACES AND CRISS- CROSSED TRUSS RODS.
IACING OF LINE POSTS: AT 321) FOOT MAXIMUM INTERVALS. TANGENT SECTIONS OF OPEN SPACE FENCE SHALL IS BRACED WITH PULL POST
o Eo �vl COST ASSEMBLIES SHALL INCLUDE A HORIZONTAL WOOD BRACE BETWEEN CONSECUTIVE POLES AND CRISS - CROSSED TRUSS
R. ALL WOOD MEMBERS TO BE MINIMUM 2- ACTUAL THICK]
10. WOOD OTHER THAN POSTS TO BE CONSTRUCTION CE
11. ALL METAL HARDWARE TO HAVE HOT DIPPED GALVANI;
%A WIRE MESH VIEW FENCE
2 % 1 /2„ _ 1,- 0„
M D FOITHERINCHAM
Ll 11 L1 Ll
H H H H
LANDSCAPE ARCHITECTS
171x1 North 11 -dway, Sufic 3911
Walnut [:reck,rA 9q S'N.
Teleph'me: !I25- 93!1- a7'_12
Fn R: 915.919 -11247
rmait: mdiamdk,nc�ringbam.wm
I.i.cna Suvnp
OY,PNDS(A
'YTF �c
OF C ALIC0
Conwh.n
P ,pd
Schaefer Ranch
LOT 70
Dublin, CA
['lirnr
Discovery Builders, Inc.
4061 Pon Chicago Hwy, Suilo H
Concord, CA 94520
Sheer Tillc
LAYOUT &
PLANTING PLAN
NOT USED FOR CONSTRUCTION
Sc"Ic
SEE PLAN
Bcaip,ud By
BH
Dmae By
BH
Che !,W By
MDF
Re m.n Nn
I.., D"IC Pr jnd Slnd O"Ic
916/17 AUGUST 2017
poj_ ID
1723
SLcrt No.
L -2
PLANNING COMMISSION MINUTES
Tuesday, October 24, 2017
Planning Commission October 24, 2017
Regular Meeting Page | 1
A Regular Meeting of the Dublin Planning Commission was held on Tuesday, October
24, 2017, in the City Council Chamber. The meeting was called to order at 7:00 PM., by
Commission Vice Chair Bhuthimethee.
1. Call to Order and Pledge of Allegiance
At tendee Name Title Status
Scott Mittan Commission Chair Absent
T ara Bhuthim ethee Commission Vice Chair Present
Am it Kothari Planning Comm issioner Present
Sam ir Qureshi Planning Comm issioner Present
Stephen W right Planning Comm issioner Present
2. Oral Communications
2.1. Public Comment
No public comments were made.
3. Consent Calendar
3.1. Approve the Minutes of the September 26, 2017 Planning Commission
Meeting.
RESULT: ADOPTED [UNANIMOUS]
MOVED BY: Stephen Wright, Planning Commissioner
SECOND: Samir Qureshi, Planning Commissioner
AYES: Bhuthimethee, Kothari, Qureshi, Wright
ABSENT: Scott Mittan, Commission Chair
3. Written Communication - None.
Planning Commission October 24, 2017
Regular Meeting Page | 2
4. Public Hearing
5.1. Schaefer Ranch Lot 70 General Plan Amendment, Conditional Use Permit
to amend the Planned Development Zoning, Site Development Review
Permit and Lot Line Adjustment (PLPA-2017-00024)
Martha Battaglia, Associate Planner, made a presentation and responded to
questions posed by the Commission.
Commission Vice Chair Bhuthimethee opened the public h earing.
Noelle Ortland, Applicant Representative from Discovery Builders, made a
presentation and responded to questions posed by the Commission.
Commission Chair Bhuthimethee closed the public hearing.
The Planning Commission provided comments on the p roject. The
Commissioners expressed concern about the loss of public open space, no
evidence of a community benefit resulting from this action, and concern that an
approval could set a precedent for other homeowners to increase their lot size by
incorporating adjacent open space.
On motion of Commissioner Wright, Seconded by Commissioner Qureshi, and by
unanimous vote (Commissioner Chair Mittan being absent), the Commission
adopted:
RESOLUTION NO. 17 - 11
RECOMMENDING THAT THE CITY COUNCIL DENY THE PROPOSED GENERAL
PLAN AMENDMENT, CONDITIONAL USE PERMIT AND SITE DEVELOPMENT
REVIEW PERMIT FOR SCHAEFER RANCH LOT 70
(APN 941-2834-034 & A PORTION OF APN 941-2832-026)
PLPA-2017-00024
5. Unfinished Business - None.
6. New Business - None.
8. Other Business – Brief information only reports from City Council and/or Staff,
including committee reports and reports by City Council related to meetings attended at
City expense (AB1234).
Planning Commission October 24, 2017
Regular Meeting Page | 3
Jeff Baker, Assistant Community Development Director, informed the
Commission that the next Planning Commission Meeting will be held on
November 14, 2017.
9. Adjournment
The meeting was adjourned by Commission Vice Chair Bhuthimethee at 7:49
p.m.
Respectfully submitted,
Planning Commission Chair
ATTEST:
Jeff Baker
Assistant Community Development Director
RESOLUTION NO. 17 - 11
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL DENY THE PROPOSED GENERAL PLAN
AMENDMENT, CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW PERMIT
FOR SCHAEFER RANCH LOT 70
(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 Permit,
and staff level 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, a Planning Commission Staff Report, dated October 24, 2017 and
incorporated herein by reference, described and analyzed the; and
WHEREAS, the Planning Commission reviewed the Staff Report at a noticed public
hearing on October 24, 2017, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, the Planning Commission did hear and use its independent judgement and
considered all said reports, recommendations, and testimony hereinabove set for th prior to
making a recommendation on the project; and
WHEREAS, projects that are denied are exempt from environmental review pursuant to
Section 15061 (b)(4) of the California Environmental Quality Act; and
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and
made part of this resolution; and
BE IT FURTHER RESOLVED that the Dublin Planning Commission hereby recommends
that the City Council deny the project approvals which include the General Plan Amendment,
Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan
and Site Development Review Permit for Schaefer Ranch Lot 70 based on the following: 1) Loss
of public open space; 2) no evidence of public benefit resulting from action; and 3) Concern that
Page 2 of 2
the approval could set a precedent for other homeowners to increase their lot size by
incorporating adjacent open space.
PASSED, APPROVED AND ADOPTED this 24th day of October 2017 by the following vote:
AYES: Bhuthimethee, Kothari, Qureshi, Wright
NOES:
ABSENT: Mittan
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\PC Reso Rec Denial Schaefer
Lot 70.DOC
Martha Battaglia
From: Mark Mcloughlin <mcloughm @gmail.com>
Sent: Tuesday, October 17, 2017 6:58 PM
To: Martha Battaglia
Subject: Schaefer Ranch Lot 70 (PLPA- 2017 - 00024)
Hello Martha,
My name is Mark Mcloughlin and I own the property next to the lot in the subject line (Schaefer Ranch Lot
70 (PLPA- 2017 - 00024)).
There is a Public Hearing scheduled for Tuesday, Oct 24th 2017. I will not be able to attend but wish to raise an
issue - objecting to part of the increase in the lot size.
We purchased our house (lot 71 as depicted in the posting) with the understanding that lot 70 will not change.
We value the open space to the left of our home. We often have our children and other children play both
outside and in that open space. We also regard that space to allow a nice space between our home in Lot 71 and
that of Lot 70. Therefore, I do not want the lot 70 increased into the open space next to my house.
Can you please pass along my objection and confirm receipt of this email. Please let me know what happens
next in this regard if possible.
Regards,
Mark Mcloughlin - (650- 255 -8507)
7928 Ridgeline PI,
Dublin,
CA, 94568