HomeMy WebLinkAboutPC Reso 23-02 PLPA-2022-00018 East Ranch SDRReso. No. 23-02, Item 6.1, Adopted 3/14/2023 Page 1 of 19
RESOLUTION NO. 23-02
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE EAST RANCH PROJECT APNS 905-0002-001-01 AND 905-0002-002-00 PLPA-2022-00018
WHEREAS, the Applicant, Trumark Homes, LLC, is requesting Site Development
Review Permit approval for six neighborhoods and a landscape master plan for the streets and
other common areas as part of the East Ranch Project or the “Project.” The East Ranch Project
is a 573-unit residential project with six neighborhoods, two neighborhood parks totaling 11.5
acres, and a two-acre Public/Semi-Public site reserved for affordable housing located on Croak
Road east of Fallon Road; and
WHEREAS, the 165.5-acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01)
is located in eastern Dublin, directly east of the Jordan Ranch development and south of
Positano development, straddling the existing Croak Road; and
WHEREAS, on December 7, 2021, following the public hearing, the City Council adopted
Resolution No. 140-21, finding the East Ranch Project exempt from CEQA and approving
Vesting Tentative Tract Map No. 8563. The above Resolution is incorporated herein by
reference and is available for review at City Hall during normal business hours; and
WHEREAS, on May 3, 2022, following the public hearing, the City Council adopted
Resolution No. 40-22, approving modifications to Conditions of Approval Nos. 6 and 7 of Vesting
Tentative Tract Map No. 8563. The above Resolution is incorporated herein by reference and
is available for review at City Hall during normal business hours; and
WHEREAS, the proposed Project was submitted pursuant to the Housing Accountability
Act (HAA) (Government Code Section 65589.5) and the application indicates that it is complies
with the applicable objective standards of the General Plan and Eastern Dublin Specific Plan,
the existing Planned Development Zoning Stage 1 Development Plan (Ordinance No. 32-05
and Ordinance No. 45-08), and other policies; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects
be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, prior CEQA analysis for the Project area includes: 1) the Eastern Dublin
General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1
Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village
Supplemental EIR (2005). Collectively, these three environmental review documents are
referred to as the “EDSP EIRs;” and
WHEREAS, in compliance with CEQA, the City prepared a CEQA Analysis in Support
of Specific Plan Exemption; and
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WHEREAS, the Site Development Review Permit is found to be exempt from CEQA
15182(c), which exempts residential projects that are consistent with a specific plan for which
an EIR has been certified. The Site Development Review Permit is limited to the architectural
and landscape details for the East Ranch Project which was previously analyzed and found
exempt from CEQA and therefore, the proposed project is exempt from further CEQA review
under Government Code Section 65457 and CEQA Guidelines Section 15182(c). The Site
Development Review Permit qualifies for the exemption because it is a residential project
consistent with the Eastern Dublin Specific Plan for which an environmental impact report has
been certified after January 1, 1980. The certified EIRs and other environmental review
documents that are applicable to this project include the Eastern Dublin General Plan
Amendment and Specific Plan EIR (1993) as supplemented by the East Dublin Properties Stage
I Development Plan and Annexation Supplemental EIR (2002) and the Fallon Village
Supplemental EIR (2005) and the East Ranch CEQA Analysis in Support of Specific Plan
Exemption (November 4, 2021) (collectively, “CEQA Documents”). None of the events under
Public Resources Code Section 21166 or CEQA Guidelines Section 15162 have occurred.
There is no evidence of changed circumstances or new information since approval of Resolution
No. 140-21 that show new or substantially more severe significant impacts; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, on March 14, 2023, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the Planning Commission considered all above-referenced reports,
recommendations, and testimony to evaluate 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 of Dublin Planning Commission does
hereby make the following findings and determinations regarding the Site Development Review
Permit:
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 is compatible with the architectural character and scale of development in
the immediate area in which the proposed project is to be located which includes the
residential neighborhoods of Fallon Village; Jordan Ranch and Positano; 2) the project
is utilizing traditional building forms with durable, high-quality materials and finishes; 3)
the project includes the architecture and landscape for the residential neighborhoods
and common areas that are consistent with the Planned Development Zoning and
surrounding areas, the General Plan and Eastern Dublin Specific Plan; and 4)
Neighborhoods 1-5 and the landscape master plan comply with the objective
development standards established in Planned Development Ordinance No. 32-05 (“Low
and Medium Density Single Family Detached Small Lots”) with exception to the motor
court homes in Neighborhood 5 ,which do not have applicable objective development
standards such as height, setbacks and parking; 5) Neighborhood 6 complies with the
only objective development standard applicable to this neighborhood established in
Planned Development Ordinance No. 45-08 which pertains to yard requirements; and 6)
the General Plan and EDSP land use designations for the project site include Single-
Family Residential, Medium Density Residential, Rural Residential/Agricultural,
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Neighborhood Park, Public/Semi-Public, and Open Space. As part of the approval of
the Vesting Tentative Tract Map, minor adjustments to roadway alignments, open space
configurations, and boundaries were made consistent with the General Plan and EDSP
land use designations. Specifically, the location of the Medium Density Residential site
was shifted east, the two Neighborhood Parks have been shifted adjacent to Croak Road
to the northern and southern areas of the property, a portion of the Open Space
designation shifted east of Croak Road and the location of the Public/Semi-Public parcel
is designated. However, the gross acres for each designation remained the same. As a
result, the project is consistent with the General Plan and Eastern Dublin Specific Plan.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the project contributes to the orderly, attractive, and harmonious site and architectural
development that is compatible with the architectural style, intensity of development –
either in place or approved for future development, and context of surrounding and
adjacent properties; and 2) the project complies with all applicable objective standards
of Planned Development Ordinance No. 32-05 and No. 45-08. Although Dublin Municipal
Code Chapter 8.32 (Planned Development Zoning District) requires a Stage 2
Development Plan, the Housing Accountability Act provides that the City may not require
a rezoning where a project is otherwise compliant with all objective standards, and
therefore the City does not find the absence of a Stage 2 Development Plan to be
inconsistent with the provisions of Title 8, Zoning Ordinance.
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’s architecture and
landscape is consistent with the other developments within the Fallon Village area
including Positano and Jordan Ranch; 2) the size and mass of the proposed buildings
are consistent with these other residential developments in the immediate vicinity and in
compliance with the minimum and maximum development density/intensity permitted;
and 4) the proposed neighborhoods in conjunction with the completion of Croak Road
and Central Parkway through the project site will continue the implementation of Fallon
Village.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the Project site is physically suitable for the type and proposed density of
development is consistent with the land use designations of the General Plan Eastern
Dublin Specific Plan and the Planned Development Ordinance No. 32-05; 2) the
proposed development is consistent with the scale of other developments in the
immediate vicinity including Jordan Ranch to the west and Positano to the north; and 3)
the Project site is a hillside development and generally slopes from the north east corner
to the Croak Road and Central Parkway intersection. The denser development has been
proposed to be in the flatter areas of the site, while the more conventional single-family
homes have been located in areas that take advantage of the grade and step with the
hillside.
E. Impacts to existing slopes and topographic features are addressed because: 1) the
grading approved as part of Vesting Tentative Tract Map No. 8563 takes into
consideration the hilly terrain and will be designed to avoid excessive cuts and fills and
2) the proposed project is consistent with the approved Vesting Tentative Tract Map.
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
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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 provide a unique, agrarian-themed community consistent with the adjacent residential
communities of Jordan Ranch and Positano; 2) the structures reflect the architectural
styles and development standards within Fallon Village; 3) the materials proposed will
be high-quality and long-lasting; 4) the colors and materials proposed are appropriate to
the architectural designs proposed for the project and complementary to other buildings
in the project vicinity; 5) the architectural style and materials will be consistent and
compatible with the architectural style, colors, and materials utilized on other residential
projects in the immediate vicinity; and 6) the size and scale of the development will be
similar to the adjacent neighborhoods of Jordan Ranch and Positano in the immediate
project vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because:
1) all landscaping, streetscape enhancements, fences, and hardscape are proposed for
construction in accordance with the objective standards of Planned Development
Ordinance No. 32-05; 2) the project perimeter and interior landscaping are consistent
with other developments in the vicinity; and 3) the project will conform to the
requirements of the City’s Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because all infrastructure including streets, sidewalks, and
street lighting are proposed for construction in accordance with the project plans and
have been reviewed for safety and adequate circulation.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review Permit for the East Ranch Project with the addition of
the detached accessory dwelling unit option in Neighborhood 3, subject to the conditions
included below, and in accordance with the Project Plans, incorporated herein by reference and
attached as Exhibits A, B and C to this Resolution.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits and shall be subject to Planning Division review and approval.
The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW]
Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and
Community Services; [F] Dublin Fire Prevention; [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; and [CHS] California Department of
Health Services.
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
GENERAL
1. Approval. This Site Development Review Permit
approval is for Neighborhoods 1-6 and the landscape
master plan for East Ranch. This Site Development
Review Permit shall generally conform to the project
plans prepared by KTGY, Inc., MacKay & Somps and
Gates & Associates for Neighborhoods 1, 2 and 4
(Exhibit A), Neighborhoods, 3, 5, and 6 (Exhibit B)
and Landscape Master Plan (Exhibit C) 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.
PL On-going
2. Effective Date. This SDR approval becomes
effective 10 days after action by the Planning
Commission unless otherwise appealed to the City
Council.
PL Ongoing
3. 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 the Zoning
Ordinance.
PL One Year After
Effective Date
4. Time Extension. The Community Development
Director may, upon the Applicant’s written request for
an extension, and upon the determination that any
Conditions of Approval remain adequate to assure
the applicable findings of approval will continue to be
met, grant a time extension of approval for a period
not to exceed 12 months. The Director of Community
Development may grant a maximum of two
extensions of approval, and additional extensions
may be granted by the original decision maker in
accordance with DMC 8.96.020.E.
PL Prior to
Expiration Date
5. Compliance. Applicant/Developer shall complete the
construction/renovation in compliance with applicable
federal, State, and local regulations, the Conditions of
Approval of this Site Development Review Permit, the
approved plans, and the regulations established in
the Dublin Municipal Code. Any violation of the terms
PL On-going
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
or conditions specified may be subject to
enforcement action.
6. Revocation of Permit. The Site Development
Review Permit shall be revocable for cause in
accordance with Dublin Municipal Code Section
8.96.020.I. Any violation of the terms or conditions of
this permit shall be subject to citation.
PL On-going
7. Requirements and Standard Conditions.
Applicant/ Developer shall comply with applicable
Alameda County Fire Department, Dublin Public
Works Department, Dublin Building and Safety
Division, 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 Health
Services requirements and standard conditions. Prior
to issuance of building permits or the installation of
any improvements related to this project, the
Applicant/Developer shall supply written statements
as necessary from each such agency or department
to the Community Development Department,
indicating that all applicable conditions required have
been or will be met.
Various Building Permit
Issuance
8. Required Permits. Applicant/Developer shall obtain
all applicable 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 and Caltrans and provide copies of the permits
to the Public Works Department.
PW Building Permit
Issuance
9. 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 and Alameda County Flood
and Water Conservation District (Zone 7) Drainage
and Water Connection fees; or any other fee that may
be adopted and applicable.
Various Building Permit
Issuance
10. Hold Harmless/Indemnification. 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
ADM On-going
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
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.
11. 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
12. Modifications. Modifications or changes to this Site
Development Review Permit may be considered by
the Community Development Director, if the
modifications or changes proposed comply with
Dublin Municipal Code Section 8.104.
PL On-going
13. Mailboxes. Location subject to USPS review and
approval.
PL Approval of
Improvement
Plans
14. Signage. Exterior signage shall comply with Chapter
8.84 of the Dublin Municipal Code.
PL On-going
PLANNING DIVISION
15. Noise Abatement. Per the Salter Environmental
Noise Analysis dated September 29, 2022, the
homes shall install dual-pane windows and gasketed
exterior doors to reduce interior noise levels to the
City’s interior CNEL 45dBA criteria.
PL Issuance of
building permits
16. Public Art. The Applicant/Developer is intending to
acquire and install public art on the project site in
accordance with Chapter 8.58 of the Dublin Municipal
Code. The value of the public art component is
PL Public Art shall
be installed
prior to
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
required to equal or exceed 0.5% of the building
valuation (exclusive of land) for the project. The total
Public Art valuation is $306,916,069. All public art
installations are subject to approval of the City
Council upon recommendation by the Heritage and
Cultural Arts Commission.
Occupancy of
first structure
17. Mitigation Monitoring Program. Applicant/
Developer shall comply with CEQA Analysis in
Support of Specific Plan Exemption for East Ranch –
Final Draft dated November 4, 2021, including all
mitigation measures, action programs, and
implementation measures contained in the Eastern
Dublin General Plan Amendments and Specific Plan
EIR, East Dublin Properties SEIR and Fallon Village
SEIR.
Applicant/Developer shall provide to the Planning
Division and Public Works Department a copy of the
mitigation measures maintenance manual and
schedule for reference, including maintenance
procedures and protocols to follow after mitigation
reporting is complete.
PL, PW Approval of
Improvement
Plans and On-
going
18. Inclusionary Housing. The proposed project shall
comply with the City of Dublin Inclusionary Ordinance
by conforming to the objective standards in that
ordinance as follows unless an alternate method of
compliance is approved by City Council consistent
with the Inclusionary Zoning Regulations:
The inclusionary housing requirement is 12.5 percent
of the total number of units within the development,
which equals 72 (71.6) units and shall be satisfied as
follows:
• In-Lieu Fee: 40 percent of the total number of
units within the development (29 units) shall be
satisfied via payment of an “In-Lieu Fee” as
provided by the City’s Impact Fee Schedule.
• On-site Below Market Rate Units: 60 percent
of the total number of units within the
development (43 units) shall be developed on
site, with 40 percent of those (17 units) for low-
income households and 60 percent of those
(26 units) for moderate-income households.
• Below Market Rate Units shall be dispersed
throughout all the neighborhoods, in rough
proportion to the number of market rate units
in each neighborhood and constructed
PL Issuance of
building permits
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
concurrently with the market rate units in the
same neighborhood.
• Execution of an agreement imposing
appropriate resale controls and/or rental
restrictions on the affordable units shall be
required in accordance with DMC Chapter
8.68.
• The Applicant/Developer shall implement and
conform to all objective requirements of DMC
Chapter 8.68.
LANDSCAPE
19. A Final Landscape and Irrigation Plan prepared and
stamped by a California licensed landscape architect
or registered engineer shall be submitted for review
and approval by the Community Development
Director and shall comply with Section 8.72.030 of the
Dublin Municipal Code.
PL Landscape plan
approval and
installation
20. The Applicant shall meet all requirements of the City
of Dublin’s Water-Efficient Landscape Regulations,
Section 8.88 of the Dublin Municipal Code.
PL Landscape plan
approval and
installation
21. Plant sizes and WUCOLS designations to be
included in building permit plant schedules including
plant spacing and heights. Plants to be located
according to spread at mature growth to reduce need
for shearing and reduce green waste to landfill.
PL Landscape plan
approval and
installation
22. Utility areas shall be screened from roadways and
walkways. Landscape shall be of a height and
density so that it provides a positive visual impact
within three years from the time of planting.
PL Landscape plan
approval and
installation
23. Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as
walls) at drive aisle intersections shall not be taller
than 30 inches above the curb. Landscaping shall be
kept at a minimum height and fullness giving patrol
officers and the general public surveillance
capabilities of the area.
PL Landscape plan
approval and
installation
24. Minimum clearance of 7’ between tree trunks and fire
hydrants, storm drains, sanitary sewers and/or gas
lines to be maintained. Maintain a minimum distance
of 5’ from top of wing of driveways, mailboxes, water,
telephone and/or electrical mains. Maintain 15’ from
stop signs, street or curb sign returns and 20’ from
either side of a streetlight.
PL Landscape plan
approval and
installation
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
25. Include plants from the Diablo Firesafe Council list or
other industry-wide accepted fire-safe plant list on
plant palettes for landscape in fire prone areas.
PL Landscape plan
approval
BUILDING AND SAFETY DIVISION
26. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit
issuance.
B Through
Completion
27. 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 plans and details shall be
consistent with each other.
B Issuance of
building permits
28. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings
and specifications 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 Issuance of
Building
Permits
29. As-Built Drawings. All revisions made to the building
plans during the project shall be incorporated into an
“As Built” electronic file and submitted prior to the
issuance of the final occupancy.
B Occupancy
30. Addressing
a) Provide a site plan with the City of Dublin’s
address grid overlaid on the plans (1 to 30 scale).
Highlight all exterior door openings on plans
(front, rear, garage, etc.). The site plan shall
include a single large format page showing the
entire project, individual sheets for each
neighborhood and if tract layout is different than
the neighborhood layout, then include a separate
sheet for each tract. See address application for
additional information. Application and Plans
shall be submitted electronically, except include 3
paper copies of the overall site plan and 2 paper
B
Release of
addresses
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
copies of each neighborhood and tract (if
different).
b) Provide plan for display of addresses. The Chief
Building Official shall approve plan prior to
issuance of the first building permit. (Prior to
permitting)
c) Addresses will be required on the front of the
dwellings. Addresses are also required near the
garage door opening if the opening is not on the
same side of the dwelling as the front door.
d) Townhomes / Condos are required to have
address ranges posted on street side of the
buildings.
e) Address signage shall be provided as per the
Dublin Residential Security Code.
f) Exterior address numbers shall be backlight and
be posted in such a way that they may be seen
from the street.
g) Driveways servicing more than one (1) individual
dwelling unit shall have a minimum of 4 inch high
identification numbers, noting the range of unit
numbers placed at the entrance to each driveway
at a height between 36 and 42 inches above
grade. The light source shall be provided with an
uninterruptible AC power source or controlled only
by photoelectric device.
h) All ADU and JADU’s shall be address with the
main address and Apartment A (APT A).
i) Individual address request may be required for
each ADU or JADU that is not released with the
original address release for each tract /
neighborhood.
Prior to
building permit
issuance
Prior to
Permitting
Occupancy of
any Unit
Occupancy of
any Unit
Prior to Permit
Issuance and
Through
Completion
Prior to Permit
Issuance and
Through
Completion
Prior to
Occupancy
Prior to
permitting of
lot.
31. 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 Prior to
Scheduling the
Final Frame
Inspection
32. Foundation. Geotechnical Engineer for the soils
report shall review and approve the foundation
B Prior to Permit
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
design. A letter shall be submitted to the Building
Division on the approval.
33. Phased Occupancy Plan. If occupancy is requested
to occur in phases, then all physical improvements
within each phase shall be required to be completed
prior to occupancy of any buildings within that phase
except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items,
approved by the Department of Community Director.
The Phased Occupancy Plan shall be submitted to
the Directors of Community Development and Public
Works for review and approval a minimum of 90 days
prior to the request for occupancy of any building
covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be
occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable
expected services and amenities, and separated from
remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may be
deferred due to inclement weather with the posting of
a bond for the value of the deferred landscaping and
associated improvements.
B Prior to
Occupancy of
any Affected
Building
34. Universal Design Ordinance. As the project is in
excess of 20 single-family, duplex, and triplex units,
the design shall meet the regulations of the City’s
Universal Design per Dublin Municipal Code, Chapter
7.90. In the master plan check documents, provide
site plan showing all requested exceptions.
B Issuance of
Building
Permits
35. Retaining Walls. All retaining walls over 30 inches
in height and adjacent to a walkway shall be provided
with guardrails. All retaining walls with a surcharge
or retaining walls over 36 inches in height shall obtain
permits and inspections from the Building & Safety
Division.
B Through
Completion
36. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view
with materials compatible to the main building and
shall not be roof mounted. Units shall be permanently
installed on concrete pads or other non-movable
materials approved by the Chief Building Official and
Director of Community Development.
B Occupancy of
Building / Unit
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
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.
37. Temporary Fencing. Temporary Construction
fencing shall be installed along the perimeter of all
work under construction.
B
Through
Completion
38. Emergency Access.
Vehicle Gates. Private roads and parking areas or
structures controlled by unmanned mechanical
parking type gates shall be provided with police
emergency access by Opticom LED Emitter and
providing the gate access code for distribution to
emergency responders.
The control box for the code device shall be mounted
on a control pedestal consisting of a metal post/pipe,
which shall be installed at a height of 36 to 42 inches
to the center of the keypad and a minimum of 15 feet
(4.6m) from the entry / exit gate. It shall be located
on the driver’s side of the road or driveway and
accessible in such a manner as to not require a
person to exit their vehicle to reach it, nor to drive on
the wrong side of the road or driveway, not to require
any back-up movements in order to enter / exit the
gate.
The gates accesses devices shall be designed and
installed to allow for entry through the vehicular gate
under three different and unique situations:
a) The system is in services and under normal
operations.
b) A power failure has occurred and battery powered
convenience open systems are employed.
c) A power failure has occurred and the convenience
open system has failed (dead or low charged
battery).
Pedestrian gates. All lockable pedestrian gates to
residential neighborhoods serving six (6) or more
dwellings units shall provide for policy emergency
access utilizing an approved key switch device or
approved Knoxbox, which shall be installed in a
manner approved by the Chief Building Official.
B Prior to
occupancy and
Through the life
of the project
39. Recreation Centers. Building permits are required
for all recreation centers, swimming pools, spas, and
associated amenities, and are required to meet the
accessibility and building codes. Pool and deck areas
shall be considered conceptual in nature only; items
B Through
Completion
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Reso. No. 23-02, Item 6.1, Adopted 3/14/2023 Page 14 of 19
CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
such as exiting and permit requirements shall be
reviewed during the permitting process.
40. Options. Selected options that affect the square
footage of the dwellings shall be listed on the building
permit application and the plot plan. Selected options
that affect the footprint of the dwelling shall be shown
on the plot plan.
B Through
Completion
41. Wildfire Management. Provide in the master
drawing set, a sheet detailing which lots are adjacent
to open space and subject to the Wildfire
Management provisions of the code. Add a note to
the plot plan that for each lot that is subject to wildfire
management.
B Through
Completion
42. Construction Trailer. Due to size and nature of the
development, the applicant/developer, shall provide a
construction trailer will all hook ups for use by City
Inspection personnel during the time of construction
as determined necessary by the Building Official. In
the event that the City has their own construction
trailer, the applicant/developer shall provide a site
with appropriate hook ups in close proximity to the
project site to accommodate this trailer. The
applicant/developer shall cause the trailer to be
moved from its current location at the time necessary
as determined by the Chief Building Official at the
Applicant/Developer’s expense.
B Prior to Permit
Issuance
43. Copies of Approved Plans. Applicant shall provide
City with one paper copy of the approved plans
reduced (1/2 size) copy of the City of Dublin stamped
approved plan.
B 30 days after
permit and
each revision
issuance
44. Solar. Solar plans shall be included in the master
plan check. Proposed solar installation shall be
included in the dwelling’s main permit.
B Prior to
permitting of
each lot.
FIRE PREVENTION
45. Fire Apparatus Access Road
All fire apparatus access road shall be with an
approved all-weathered surface and capable of
supporting imposed load of 75,000 lbs.
F Approval of
Improvement
Plans
46. Fire Hydrants
Fire hydrant system design and installation shall meet
requirements of California Fire Code and Dublin San
Ramon Services District.
F Approval of
Improvement
Plans
47. New Fire Sprinkler System Requirements
In accordance with The Dublin Fire Code, fire
sprinklers shall be installed in the building. The
system shall be in accordance with the NFPA 13D,
the CA Fire Code and CA Building Code. Plans and
F Building Permit
Issuance
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Reso. No. 23-02, Item 6.1, Adopted 3/14/2023 Page 15 of 19
CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
specifications showing detailed mechanical design,
cut sheets, listing sheets and hydraulic calculations
shall be submitted to the Fire Department for approval
and permit prior to installation.
a) Sprinkler Plans. (Deferred Submittal Item).
Submit detailed mechanical drawings of all
sprinkler modifications, including cut sheets,
listing sheets and calculations to the Fire
Department for approval and permit prior to
installation.
b) All sprinkler system components shall remain in
compliance with the applicable NFPA 13D
Standard, the CA Fire Code and the CA
Building Code.
c) Fire Protection Equipment shall be identified
with approved signs constructed of durable
materials, permanently installed and readily
visible.
48. Fire Access During Construction.
a) Fire Access. Access roads, turnaround,
pullouts, and fire operation areas are fire lanes
and shall be maintained clear and free of
obstructions, including the parking of vehicles.
b) Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by
approved gates/barriers that provide for
emergency access.
c) Site Utilities. Site utilities that would require the
access road to be dug up or made impassible
shall be installed prior to construction
commencing.
d) Entrance flare, angle of departure, width,
turning radii, grades, turnaround, vertical
clearances, road surface, bridges/crossings,
gates/key-switch, within a 150-foot distance to
Fire Lane shall be maintained.
e) Personnel Access. Route width, slope, surface
and obstructions must be considered for the
approved route to furthermost portion of the
exterior wall.
f) All-weather access. Fire access is required to
be all-weather access. Show on the plans the
location of the all-weather access and a
description of the construction. Access roads
must be designed to support the imposed
loads of fire apparatus.
F During
Construction
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CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
49. Addressing. Addressing shall be illuminated or in
an illuminated area. The address characters shall be
contrasting to their background. If address is placed
on glass, the numbers shall be on the exterior of the
glass and a contrasting background placed behind
the numbers.
Building Address. The building shall be provided with
all addresses or the assigned address range so as to
be clearly visible from either direction of travel on the
street the address references. The address
characters shall not be less than 5 inches in height by
1-inch stroke. Larger sizes may be necessary
depending on the setbacks and visibility.
F Occupancy of
any building
50. FIRE SAFETY DURING CONSTRUCTION AND
DEMOLITION
a) Clearance to combustibles from temporary
heating devices shall be maintained. Devices
shall be fixed in place and protected from
damage, dislodgement or overturning in
accordance with the manufacturer’s instructions.
b) Smoking shall be prohibited except in approved
areas. Signs shall be posted “NO SMOKING” in a
conspicuous location in each structure or location
in which smoking is prohibited.
c) Combustible debris, rubbish and waste material
shall be removed from buildings at the end of
each shift of work.
d) Flammable and combustible liquid storage areas
shall be maintained clear of combustible
vegetation and waste materials.
F Ongoing during
construction
and demolition
PUBLIC WORKS DEPARTMENT
51. Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project
Specific Conditions of Approval below.
PW On-going
52. Zone 7 Impervious Surface Fees. The
Applicant/Developer shall complete a “Zone 7
Impervious Surface Fee Application” and submit an
accompanying exhibit for review by the Public Works
Department. Fees generated by this application will
be due at issuance of Building Permit.
PW Building Permit
Issuance
PUBLIC WORKS – AGREEMENTS
53. Homeowner’s Association CC&Rs language:
At a minimum, the following statements or similar
must be included in the CC&R’s:
PW
Building Permit
Issuance or
First Final Map
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Reso. No. 23-02, Item 6.1, Adopted 3/14/2023 Page 17 of 19
CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
• Stormwater Management Maintenance
Agreement. The Development is subject to
the Stormwater Management Maintenance
Agreement dated ______________________
and recorded on ______________________
as Document No.
______________________________ in the
records of Alameda County, CA. Under the
Stormwater Management Maintenance
Agreement, this Development is responsible
for ensuring that the installed stormwater
management measures remain in effective
operating condition in perpetuity.
Commencing on the date the Homeowners
Association begins operation, the Association
assumes the rights and duties of the Property
Owner as defined in the Stormwater
Management Maintenance Agreement. The
Board shall have full right, power and authority
to act on behalf of the Association, its
Members and the town home, condominium,
single-family homeowners under the
Stormwater Management Maintenance
Agreement.
• Stormwater Treatment Measure Maintenance:
The stormwater management measures
(bioretention, ponds, trash capture devices,
etc.) shall be inspected and maintained as
detailed in the Stormwater Management
Maintenance Agreement. The Association
shall maintain an inspection and maintenance
record on file made available to the City upon
request. In addition, all on-site storm drains
shall be cleaned at least annually before
commencement of the rainy season (by
October 1) of each year.
• Storm Drainage Restrictions: As part of the
original construction of the Development,
stormwater management measures were
installed within the Development in connection
with the Development’s drainage system.
Neither the Association nor any Owner shall
do any work, construct any improvement,
place any landscaping or otherwise perform
any action whatsoever which alters or
interferes with the drainage pattern for any Lot
or any portion of the Common Areas, except to
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Reso. No. 23-02, Item 6.1, Adopted 3/14/2023 Page 18 of 19
CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
the extent such alteration in drainage pattern
is approved in writing by the City of Dublin.
• Good Housekeeping: The Homeowner's
Association shall be responsible for litter
control and sweeping of all paved surfaces
within the development. All private storm drain
systems are to be cleaned immediately before
the commencement of the rainy season
(October 15).
Landscape Maintenance: Landscaping shall be
designed with an efficient irrigation system to reduce
runoff and promote surface infiltration. Landscaping
shall also be designed and maintained to minimize
the use of fertilizers, herbicides and pesticides. Each
Owner, and the Association, is encouraged to use
integrated pest management practices (less toxic
pest management) as a first step in maintaining
landscaping. Chemical pesticides and fertilizers
should be employed as a last step in managing
weeds and other pests, and shall not be applied prior
to forecast rain.
PUBLIC WORKS - SPECIAL CONDITIONS
54. ReScape California Landscape Design. All publicly
owned landscape (e.g. parks, right of way, etc.) shall
be designed and rated to meet ReScape standards.
The applicant is encouraged to design all other
landscape areas according to ReScape Landscape
standards.
PW
Building Permit
Issuance
55. Plot Plans. Applicant shall submit for review and
approval by the Public Works Department and the
Community Development Department prior to
issuance of building permits.
PW
Building Permit
Issuance
56. Signal Timing. The applicant shall pay all costs
associated with modification of signal timing at
Sunset View and Central Parkway, including
updating traffic counts to address the project’s impact
at this intersection
PL, PW
Certificate of
Occupancy for
the 250th unit
57. Driveway Slope. Driveway slopes shall not exceed
12% unless specifically approved by the City
Engineer.
PW Building Permit
Issuance
58. Fire Sprinkler. Discharge of fire sprinkler test water
shall be plumbed to the sanitary sewer or discharged
to an appropriately sized landscape area.
PW Building Permit
Issuance
59. Miscellaneous Drain or Wash Water. Condensate
from air conditioning units shall be drained to an
appropriately sized landscape area. Discharge of
PW Building Permit
Issuance
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Reso. No. 23-02, Item 6.1, Adopted 3/14/2023 Page 19 of 19
PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this
14th day of March 2023 by the following votes:
AYES: AINI, GRIER, THALBLUM, TYLER, WRIGHT
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
boiler drain lines and all wash water shall be to the
sanitary sewer. Discharge shall not be conveyed to
the storm drain system.
DocuSign Envelope ID: 3112D6D5-122E-40F3-98E1-72D017F3D0BE